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HomeMy WebLinkAbout2007-10-26 NAC Planning ReportRE: FILE NO: BACKGROUND Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: ENCLOSURE 2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplann ng.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 26, 2007 Oak Park Heights — Brackey Retail Development 1 Best Buy Planned Unit Development, 60 Street North and Krueger Lane 798.02 — 07.09 WCL Associates, Inc., representing Robert Brackey, has made application for a planned unit development, concept and general; conditional use permit; subdivision; site plan and design review; and rezoning of the subject property from 0, Open Space District to B-2, General Business District. The subject site, located at the corner of 60 Street North and Krueger Lane, is 14.83 acres. The development consists of a 30,250 square foot Best Buy store that would be considered for concept and general plan approvals as part of the planned unit development. The second phase of the development is a 20,500 square foot building and adjacent parking areas that would only be considered for concept approval at this time. The development can be completely accessed from 60 Street North and Krueger Lane. No new streets are to be constructed. Cross access with the Menards parking lot is also proposed. The subject site is currently zoned 0, Open Space. A rezoning to B-2, General Business District has been applied for and the request is consistent with the Comprehensive Plan Land Use Map designation for the property. Existing Conditions (Sheet 2) Preliminary Plat (Sheet 3) Final Plat Brackey Fourth Addition Civil Site Plan (Sheet 4) Grading, Drainage and Erosion Control Plan (Sheet 5) Sanitary Sewer and Water Main Construction (Sheet 6) Storm Sewer Construction (Sheet 7) Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: ISSUES ANALYSIS Adjacent Uses. North of Site South of Site West of Site East of Site Landscape Plan (Sheet 9) Plan Notes (Sheet 05-2) Architectural Site Plan (Sheet AS -1.0) Traffic Movements Plan (Sheet AS -1.0) PUD Phasing Plan (Sheet AS -1.1) Photometric Plan (Sheet AS -1.2) Interior Plan — Best Buy (Sheet A -O) Exterior Elevations (Sheet A -6.0) Exterior Elevations (Sheet A -6.1) Building Cross Sections (Sheets A -8, A -8 -1) Lighting Specifications Colored Building Elevations Project Narrative, October 1, 2007 Traffic Report Report of City Engineer Report of City Arborist Uses adjacent to the subject site are listed below: Present Zoning: Present Use: Present Zoning: Present Use: Present Zoning: Present Use: Present Zoning: Present Use: Stillwater Business Zoning North of Highway 36 60 Street North and Highway 361 Stillwater Business B -2, General Business District Menards o, Open Space District Wetland and Undeveloped Area B-2, General Business District Krueger Lane 1 Kohl's Proposed Project: The proposed development would feature a Best Buy store to be constructed as the first phase of this planned unit development. The 50,750 square foot building would be constructed as two separate, but adjacent buildings. The Best Buy phase would be a 30,250 square foot single tenant space. The second phase would be a 20,500 square foot space that would be constructed as demand for tenant space increases, but according to the developer, not until 2009 or later. Access to the development would be from 60 Street North, Krueger Lane, and through the Menards' parking lot. The driveway from 60 Street will require an access permit to be issued by Mn /DOT. The City will also require pedestrian access into the development from 60 Street and Krueger Lane, which has been shown on the site plan. 2 The parking lot improvements will also be phased with the development. All access points will be established with the first phase, but the building pad and parking for the second phase will remain in grass until development. The planned unit development phasing plan is shown as Exhibit 12 of this report. The Best Buy store would feature retail sales of electronic goods and the services found in similar stores. A car stereo install service is also intended as part of what is offered at this location. The access doors for the stereo install location are found on the north elevation. The Menards' pylon sign currently exists on the property owned by Mr. Brackey. The sign is considered an off -site advertising sign and is prohibited by the Zoning Ordinance. The sign will need to be removed, moved to the Menards property, or provided an actual property connection to the Menards' site. Comprehensive Plan. The Proposed Land Use Map of the Comprehensive Plan designates this area for commercial land uses. The B -2 zoning and the proposed multi - tenant retail and commercial service use is consistent with the Comprehensive Plan designation. Zoning. The property to be subdivided as Block 1, Lots 1 and 2 of Brackey 4 Addition is proposed to be rezoned from 0, Open Space to B-2, General Business District. The applicants have applied for a planned unit development concept and general plan improvements in that it will be a multi - tenant, phased project. The preliminary/final plat indicates that the property will be split into two Tots. The planned unit development would address cross access and parking utilization in the development. A conditional use permit is required to allow the car stereo install service. Minor auto repair is a listed conditional use in the B -2 District. Subdivision. A preliminary/final plat was submitted as part of this application. The plat would take Outlot A of Brackey 3rd Addition and create Block 1, Lots 1 and 2 of Brackey 4 Addition for the Best Buy / Brackey Development. A separate outlot A would be created for the remaining developable area of this property. The lot line between Lots 1 and 2 would separate the two phases of the building. Appropriate drainage and utility easements would be provided as part of the plat, subject to review and approval of the City Engineer. The park dedication for this property was already received by the City as part of the previous Brackey Addition. Street Access. Access for the development would be from Krueger Lane, 60 Street North and the Menards' parking lot. Mn /DOT would require an access permit for the 60 Street access. The Krueger Lane access is aligned with the Kohl's development to the east. The developer will have an access easement with Menards for the connection. Traffic Analysis. The applicant has provided a traffic study for the development as part of the planned unit development review. The City Engineer will provide a review of the traffic study in a separate report. 3 Trails /Sidewalks. The site plan indicates trail connections to the existing trail on 00 Street North and through the parking lot to Krueger Lane. A sidewalk exists on the east side of Krueger Lane. The City will need to consider whether to install a crosswalk on Krueger Lane to connect the sidewalks. As part of the Park and Trail System Plan, the Planning Commission and Parks Commission have discussed the need for additional trails in this area. Both the Planning Commission and Parks Commission have agreed that a trail is needed on the north side of 58 Street, from Krueger Lane to the Oak Park Ponds development. Additionally, they agree that a north /south connection is needed west of Menards and extending north on the west side of the existing wetland to 60 Street. As part of the planned unit development and subdivision approvals, installation of that trail would be required now with construction of the Best Buy phase of the development. The Parks Commission should comment on the sidewalk and trail plans both external to and within the proposed development. Setbacks. The B -2 District requires 40 foot front yard setbacks, 10 foot side yard, and 20 foot rear yard setbacks. The building setbacks are met with the proposed buildings of both phases. All other setbacks, including parking setbacks, are met in the plans. Parking. According to Section 401.15.F of the Zoning Ordinance, shopping centers shall provide six parking spaces for each 1,000 square feet of gross floor area. The plans indicate a total of 296 parking spaces on site, 172 spaces to be provided for Phase 1 and 109 spaces to be provided in Phase 2. The parking requirements for this development is as follows: Phase 1, Best Buy: Phase 2, Commercial Space: The plans indicate the following stalls being provided: Phase 1, Best Buy Parking Stalls Provided Proof of Parking Total Phase 1 Total Site Parking 296 parking spaces 30,250 X .9 = 27,225 ± 166 = 164 parking spaces 20,500 X .9 = 18,450 ± 166 = 111 parking spaces 275 parking spaces 182 parking spaces 5 parking spaces 172 parking spaces (of which 6 are accessible) Phase 2, Commercial Development Parking Stalls Provided 109 parking spaces (of which 5 are accessible) For Phase 1 of development, there are five parking stalls indicated on the northwest side of the building that will be designated as proof of parking. If the stalls are required in the future, the landscaped area would be removed. The second phase indicates 11 4 stalls along the entrance drive from Krueger Lane. These stalls are not required to meet the City parking standards and should be removed from the plans. All of the parking stalls and drive aisles are designed to comply with Zoning Ordinance standards. The proof of parking would be allowed, but could be ordered by the City if a problem occurs with parking. Loading Areas. The site plan indicates that the loading docks for both buildings are on the west side of both the Phase 1 and 2 building sections. The docks are totally enclosed on three sides by the building and walls. The site plan has also indicated the turning radius and truck movements for the delivery trucks. Within the loading dock area for Best Buy, an enclosure for the trash compactor is indicated on the plans. With this enclosure, the compactor will be completely screened. The applicant shall provide specifics on noise emissions from the compactor for Planning Commission review. Screening. The rear of the Best Buy and other commercial space backs up to a large wetland and developable commercial property to the west. All of the loading dock areas and trash compactor will be screened from the properties directly to the west. The openings to the loading dock areas could be seen from the south and southwest. The landscape plan addresses those issues with plantings and transplanted White Spruce from the site. The Planning Commission should comment on the proposed screening. The building will include heating, air conditioning and mechanical equipment on the roof structure. The applicant shall provide cross section diagrams indicating that the equipment will not be visible from Highway 36 and Krueger Lane. Landscape Plan. A landscape plan has been provided by the applicant. It includes landscaping around the perimeter of the entire site and the internal site of Phase 1. Additional landscaping would be added as part of a Phase 2 approval process. The City Arborist has reviewed the plans and submitted comments in a review as attached. The landscape plan is subject to review and approval of the City Arborist. Grading, Drainage and Utility Plans. Grading, drainage and utility plans have been submitted. The City Engineer has commented on these plans as found in the enclosed attachments. All grading, drainage and utility plans shall be subject to review and approval of the City Engineer. Trash Enclosure. The trash will be stored internally to the building and handled through the trash compactor area. There will be no exterior storage of materials or dumpsters allowed in the rear of the building. Lighting. The Zoning Ordinance requires lighting levels to be held at one foot candle meter reading as measured from the centerline of a street, or at 0.4 foot candles as measured at a property line of an adjacent property. There are areas adjacent to the Menards property that exceed the allowable photometric allowances. The lighting plan should be adjusted to be compliant. 5 Parking lot lighting throughout the development will be a standard shoe box fixture. Alt building light fixtures are also designed to be full cut off. All light fixtures will need to comply with the Zoning Ordinance. Building Height. The B-2 District specifies a maximum building height of 35 feet. To the highest point, the parapet of the Best Buy facade is 37 feet, four inches. The ordinance does allow parapet structures to a maximum height of 38 feet. The walls of most of the structure are at approximately 28 feet. The building complies with the Zoning Ordinance. Architectural Appearance /Design Guidelines. The proposed development is subject to the City's Design Guidelines that apply to all new commercial development in the City. The proposed buildings feature a variety of masonry types with both vertical and horizontal to break up the expanse of the facades. The building contains facade and roof articulation and variation in color and material to create a visual interest. The building colors are primary earth tones. The Best Buy building is approximately 90 percent masonry construction and 10 percent glass. The blue El FS with the yellow sign area is approximately 20 percent of the Best Buy facade but less than 5 percent of the building total. The Design Guidelines specify that less than 5 percent of the building total shall be a primary or vivid color. The approvals will be conditioned such that no other primary or vivid colors be used on the Phase 2 development. The Phase 2 development design would be reviewed with the general plan of development for that phase. A building materials sample board will be required for Planning Commission review and City Council approvals. The building will meet the standards of the Design Guidelines but Planning Commission review and City Council approval is required. signage. The signage requirements for structures in the B -2 District specify a requirement of 100 square feet of signage or 15 percent of the building facade up to 300 square feet. Each of the tenants in the building would be allowed two wall signs with a third at rear entrances for delivery doors. Exceeding the allowable area of signage is done by conditional use permit. Increasing the number of allowable signs is by variance. Three walls signs and one freestanding sign have been prepared for Best Buy. The proposed signs and requirements are as follows: Wall Signs Freestanding Signs Allowable Sign Area 300 square feet 100 square feet Proposed Sign Area 510 square feet 75 square feet Number of Signs Allowed 3 1 Number of Signs Proposed 3 1 Two Best Buy "ticket" signs proposed, one on the front (east) facade and one on the Highway 36 (north) facade. The two signs total 492 square feet of sign area. The third sign is an informational sign for the car stereo install area. That sign is 18 square feet. 6 The freestanding sign is 20 feet in height and includes sign area consisting of 75 square feet to advertise Best Buy and a future tenant. The Best Buy sign is proposed at 44 square feet for the freestanding sign. The total Best Buy signage on site is 585 square feet or 285 square feet over what is allowed. A conditional use permit has been requested to address the additional signage. Allowing the additional sign area will have little visual impact due to the minimal percentage of overall facade area devoted to signage for this project. In support of the request, the proposed signage will have no negative impact on neighboring uses, traffic, or the provision of public services. The applicant will need to provide information on how the signs will be lit. Logos and text portions of signs are allowed to be lit. The "tag" Best Buy logo would be allowed to be lit. only the text portion of the car stereo install sign could be lit. Menard Sign. In May of 1995, the City Council approved a request for a pylon sign for Menards. The City Council approved the sign as follows: "moved to approve a 200 square foot, 30 foot high pylon sign for Menards as a condition of their previously granted conditional use permit, with the further condition that the land the sign was located on be owned by Menards." When constructed in 1995, the sign was placed on an easement area of property owned by Mr. Brackey. It is intended that a flag lot would have been created with a strip of land extending from the Menards property to the location of this sign. This was never completed. The applicant has three options in addressing this sign issue as part of the current development request: 1. Remove the Menards sign. 2. Move the Menards sign to property owned by and physically connected to Menards. 3. Subdivide Brackey 4th Addition to create a parcel of land that extends to the sign and is legally combined with the primary Menards parcel. Car Display. The site plan indicates a Geek Squad display car that will be featured on the sidewalk of the Best Buy store. The vehicle will be an operable car. The City will limit this display to one car or object at a time as part of the planned unit development approvals. Utility Lines. Chapter 1 008 of the City Code requires that utility lines as part of a subdivision of land or land development, be installed and maintained underground. The City has required this provision for other developments such as the CSM /Lowes development. The same utility line crossing in front of CSM/Lowes along 60 Street affects the Brackey /Best Buy project. A condition for utility burial will be placed as part of the planned unit development approvals and included in the development contract. Development Contract. The applicant will be required to enter into a development agreement with the City pending approval of the planned unit development. The 7 agreement shall specify the terms of the private and public improvements that will be done as part of the development process. CONCLUSION 1 RECOMMENDATIONS The proposed project is consistent with the Comprehensive Plan and will be compatible with the proposed rezoning of the property to B -2, General Business District. Based upon the preceding review, our office recommends approval of the following: • Rezoning from 0, Open Space to B -2, General Business District (Lots 1 and 2, Block 1, Brackey 4th Addition) • Planned Unit Development Concept Plan of Development (Phase 1 and 2) • Planned Unit Development General Plan of Development (Phase 1, Best Buy) • Conditional Use Permit — minor auto repair (car stereo installation) and signage allowance • Preliminary /Final Plat • Site Plan and Design Guideline Review With the following conditions: 1. The preliminary /final plat is subject to review and approval of the City Engineer and City Attorney. 2. The City Engineer shall comment on the traffic analysis provided by the applicant. The traffic circulation plan accesses and required improvements shall be subject to review and approval of the City Engineer. 3. 60 Street access shall be approved by the Minnesota Department of Transportation. A copy of the approved access permit shall be provided to the City. 4 The Planning Commission and Park Commission should comment on the private and public trail and sidewalk system for the area. The applicant shall provide a trail on the north side of 58 Street, from Krueger Lane to Oak Park Ponds and a north /south connection west of Menards and extending north on the west side of the wetland to 60 Street. The location and construction of the trail shall be subject to review and approval of the City Engineer. 5. The Planning Commission shalt comment on the landscaping and screening from the loading dock areas. 6. There shall be no outdoor storage of trash, recycling, or delivery trucks and containers. 7 The Planning Commission and City Council finds the proposed building layout and setbacks to be adequate and approves the general site plan as proposed. 8 Only Phase 1, the Best Buy store, is approved as a planned unit development general plan. 8. The City Engineer recommendations for roadway, traffic, and access and utility improvements, as outlined in the October-24, 2007 letter, shall be implemented by the applicant. 9 The grading, drainage and erosion control plan are subject to review and approval by the City Engineer and the applicable Watershed District. 10. The submitted utility plan is subject to review and approval by the City Engineer. 11. The landscape plan shall be revised to address the comments of the October 23, 2007 landscape plan review and subject to approval of the City Arborist. 12. The building materials and color samples provided by the applicant are subject to review and approval of the Planning Commission and City Council. 13. The five proof of parking stalls at the northwest corner of the building shall be constructed by the applicant if required by the City Engineer. 14. The 11 parking stalls on the concept plan for Phase 2 at the access drive to Krueger Lane shall not be permitted and shall be removed from the plan. 15. The applicant shall provide noise specifications for the trash compactor subject to approval of the city. 16. The applicant shall revise the building cross sections to clearly show the screening of the roof mechanical units. The views shall be from Krueger Lane and Highway 36. 17. The front building facade of the Phase 1 and 2 building shall be limited to a total of five (5) percent vivid or primary colors. 18. The applicant shall select one of the three options for addressing the Menards sign issue: a. Remove the Menards sign. b. Move the Menards sign to property owned by and physically connected to Menards. c. Subdivide Brackey 4th Addition to create a parcel of land that extends to the sign and is legally combined with the primary Menards parcel. 19. The car display on the Best Buy sidewalk shall be limited to one - r n or object at a time. 9 20. The utility lines along 60 Street shall be removed as required by Section 1008 of the City Code and as specified in the development contract. 21. All parking lot lighting shall be full cut off, shoe box style fixtures, with lenses that are fully shielded and that do not exceed 25 feet from ground level to the top of the fixture. 22. All building lighting shall be full cut off, shoe box fixtures with lenses that are fully shielded. There shall be no flood lighting of building facades. 23. A revised light plan with photometrics shall be submitted meeting all Zoning Ordinance light intensity requirements subject to review and approval of City staff. 24. All outdoor lighting for parking lots shall be turned off one hour after store closing, except for security lighting. The applicant shall provide a plan, subject to approval of City staff for lighting shut off. 25. All automobile installation activities shall be limited to within the principal structure and the doors to the service bays shalt be kept closed except when vehicles are being moved in or out of service areas. 26. Ali noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 27. All signs shall include illumination of only the text and logo portion of the messages. 28. Signage shall be limited to a total of three wall signs and one freestanding sign not to exceed a total of 585 square feet of sign area. 29. 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A a te fl a a0 s 6 4s i °ogO F S x kc2 i �r 61 SI3I'JI3I1 mrva }NQ h z V.1.0 �Jfl3dddll5 arm,rio} p C 'tjW 41 I t p 1111111111111111111ZASIMILLUM11111111111111111•11111.11111111MMUMARBUIMUMMINEIMIMARICILLIMUILMMEIMIBEINIMMI NOULOMLISNO3 of: I S E) F 0000 V.LOSa.91 `511101311.1,1 IDNIWOHS "MOH km..0 .cus OSO CCO Mal Pg i‹ •.Ny r•.., • • • ■ 0 111111111111MMIIIIIIIIIIIIUMINTIMIIIIM111111.1.111•1111111M1141W111/111=1111111111111=11=111 Inn 1111=1214111 IIMUSEM111111 NOLLOMISNOD ( 1, Fc' 5 . 2 MaN V.LOTANNIN 'SIII0J91,111,1 3Nri /MOH WEED MIS 4) Pi• Us' § FVM 21 5/8 12 3/4' 21 15/16' 2.8 FVR 21 5/8' 16' 25' 3.5 *r • 3- Flat-lensed fixtures meet IESNA full cutoff classification WLS LIBUTIN6 SYSTEMS DIMENSIONS ARM MOUNT POLE TOP MOUNT A I I I B A 13 A c EPA MOUNTING BRACKETS POLE TOP MOUNT BOLT ON ARM of tklri Approved By: Project Name Location: Date: • ' SPECIFICATIONS WLS LIGHTING SYSTEMS MANUFACTURING SINCE 1969 VERTICAL LAMP/FLAT GLASS LENS HOUSING The FV Series formed aluminum housing is finished to produce a clean, sharp appearance and ensures weather-tight construction. Available in 2 sizes: Medium (reduced envelope 400 Watt Lamp) and Reduced (reduced envelope 1000 Watt Lamp). LENS/GASKET 4 flat tempered glass lens is sealed to the housing with an EPDM gasket, preventing entry of moisture and insects. Combined with the vertical burn feature, the flat glass lens provides high performance lighting. TOP ACCESS Is secured by four captive stainless steel fasteners and provides ease of installation and servicing. FINISHES Each fixture is finished with a baked-on polyester powder finishing process to give the fixture an exceptionally attractive appearance. Standard finish colors include bronze, buff, black, platinum, white and green. The polyester finish withstands extreme weather changes without cracking or peeling. Consult factory for available custom colors and pinstripe decal options. REFLECTORS/DISTRIBUTION PATTERNS The FV Series fixture is available in four reflector systems and distribution patterns, all with vertical burn lamps: Type II (2), Type III (3), Type V (5), and Perimeter Forward Throw (FP). Reflectors are field-rotatable, enabling generous flexibility in distribution patterns without fixture movement. LIGHT SOURCES Designed to operate with Pulse-Start Metal Halide, Super Metal Halide, Metal Halide, Metal Halide Reduced Envelope or High Pressure Sodium. SOCKETS Porcelain mogul-base sockets with spring-reinforced contacts. BALLAST Metal Halide, Super Metal Halide, and High Pressure Sodium feature a high-power factor CWA ballast, and are designed for -20 F operation. BRACKETS Arm Mount: 5 1/2" x 2 1/2" x 12" length shipped standard. (An 8" bracket is available for single or D180 configurations, but must be ordered separately from Options column of the ordering chart.) 4 Round Pole Plate (RPP) is required for mounting to 3" - 5" round poles. (See Options in Luminaire Ordering Information.) Pole Top: Cast aluminum mounting hub conceals the wiring compartment and mounting hardware (consisting of four 11/16 aluminum rods for medium fixtures and 7/8" O.D. aluminum rods for large fixtures, and high-strength grade-five steel bolt with nylon insert and split lock washer for double locking.) P.O. Box 100519 Fort Worth, TX 76185 800.633.8711 A Fax: 817.735.4824 www.wlslighting.com cNo. listed for wet locations. HIBIT 1 DIMENSIONS F====9 20" Up & Downlight Combination lister! for wet locations. Approved By: Project Name: Location: Date: HOUSING The one -piece die - formed aluminum half - cylindrical housing is designed for downlight only, uplight only, and combination uplightldownlight applications. All mounting hardware is stainless steel or electro -zinc plated steel. WALL MOUNT A galvanized steel wall mounting plate easily mounts directly to a 4" octagonal or square junction box. An EPDM gasket is supplied to be installed between the mounting plate and junction box, sealing the junction box from entrance of water. The galvanized steel universal plate allows the fixtures to securely attach to the mounting plate, using a unique clamping device, which is locked into place with two hex head screws. The universal plate permits the fixture to be mounted in the uplighting or downlighting position. DOOR FRAME The aluminum pan style door frame mounts to the housing using two stainless steel, recessed and captive fasteners for easy access into the fixture. A one -piece extruded silicone gasket seals the door frame against the housing. The door swings open and is held in place by a wire retainer. LENS /GASKET A flat clear tempered glass downlight lens is sealed to the door with a one -piece EPDM gasket. The diffused uplight Tens utilizes a Solite® glass lens secured with multiple lens clips and a one -piece extruded silicone gasket. An optional polycarbonate Tens is available on most Compact Fluorescent fixtures. SOCKETS HID lamp holders are glazed porcelain, medium base for wattages up to 175 watts and mogul base, 4KKV pulse rated for 250 watt. The Compact Fluorescent fixtures feature a one -piece thermoplastic socket. LIGHT SOURCES The fixture is designed to operate with Pulse -Start Metal Halide, Super Metal Halide, Metal Halide, High Pressure Sodium and single or double Compact Fluorescent lamps. Lamps supplied as standard -- HID (clear, shipped installed) and Compact Fluorescent (coated, 410011, shipped in separate carton). BALLASTS /ELECTRICAL COMPONENTS Electrical components are factorymounted in housing and prewired with voltage specific leads which extend out the back of the unit through a rubber grommet. This grommet prevents the entry of insects, dust, and moisture into the fixture. The need to open the fixture to make siring connections is eliminated, thus making installation quick and easy. UL listed HID components with high =power factor ballasts rated for -20 °F starting. Compact Fluorescent ballasts are Electronic Universal Voltage (120 -277V, 50 /60Hz) or 347V (60Hz), OF starting. Compact Fluorescent fixtures with UE (Universal Electronic) voltage are available with an optional dimming ballast for multiple types of controls such as building lighting controls and occupancy sensors. Battery back -up is available for UE voltage only. Battery back -up starting temperature is 32° F. EMERGENCY OPERATION Integral emergency battery back -up option, available on Compact Fluorescent units only, is available to ensure fixtures comply with the Life Safety Codes which require emergency lighting along the path of egress on the building's exterior so building occupants can exit safely. REFLECTORS /DISTRIBUTION PATTERNS Multiple reflector systems are available to deliver a narrow, wide or wall wash pattern. Downlight - Forward Throw (FTM, FT), Wall Wash (WW) and Type III (3) reflectors. Uplight — Wall Wash (WW). Up & Down Light Combination -- Forward Throw (FT) and Type III (3) with 1O% uplight. FINISHES Each fixture is finished with WLS's DuraGrip® polyester powder finishing process. The DuraGrip finish withstands extreme weather changes without cracking or peeling and is guaranteed for five full years. Standard colors include bronze, black, platinum plus, buff, white, green and graphite. DECAL STRIPING WLS offers optional color - coordinated decals in 9 standard colors to accent the fixture. Decals are guaranteed for 5 years against peeling, cracking or fading. WLS LIBUTINO SYSTEMS MANUFACTURING SINCE 1969 P.O. Box 100519 ' Fort Worth, TX 76185 800.633.8711 Fax: 817.735.4824 www.wlslighting,com H -V (vertical) 201/8" 8" 14 518" 1.5 H -S 201/8" 8" 14 518" 1.4 H -M 25" 8" 183/8" 2.2 H-L 29" 10' 21" 3.2 DIMENSIONS c A A 111111111. c EPA NOTE: Add to H Vertical: 31/4" for Vertical Burn Sag Glass B MOUNTING BRACKETS WALL MOUNT Approved By: Project Name: Location: Date: SPECIFICATIONS HOUSING The H Series one piece aluminum housing is designed to ensure weather -tight construction. Continuous heliarc welds at all seams produce a clean sharp appearance. The bottom access door provides ease of installation and servicing. LENS AND FRAME The standard lens is flat impact resistant tempered glass. A contoured lens is provided with the vertical lamp option. The lens door frame is attached with 2 stainless steel hinges, is equipped with a spring - loaded fastener for easy access, and closes securely on a poron gasket preventing entry of moisture and insects. FINISHES Fixtures are finished with a thermoset baked -on polyester powder finishing process to give the fixture an exceptionally attractive appearance. The polyester finish withstands extreme weather change without cracking or peeling. Standard and custom colors available. REFLECTORS /DISTRIBUTION PATTERNS Fixtures are equipped with a polished aluminum segmented reflector available in four distribution patterns with vertical or horizontal burn lamps: Type III (3), Type V (5), Perimeter Forward Throw (FP) and Automotive Forward Throw (AF). LIGHT SOURCES Designed to operate up to 1000 Watt High Pressure Sodium and Metal Halide lamps with the larger housings. The vertical burn Tamp is designed to operate up to 400 Watt Metal Halide Reduced envelope. SOCKETS Glazed porcelain mogul -base sockets feature spring - reinforced contacts. Rated to 600V. BALLAST CWA or HPF regulating auto transformers. Available in Metal Halide and High Pressure Sodium. Starting temperature is -20 F for Metal Halide and -40 F for High Pressure Sodium. Maximum wattage is 1000W. Wall Mount Bracket: A 21/2" x 5 3/8" x 6" is shipped with size H -V and H -S. H-M is shipped with an 8" arm, and H -L is shipped with a 12" arm. A 6" arm is shipped with the H -M and H -L for single and D180 configurations. A round pole plate is available for round poles. WLS LIGHTING SYSI[S MANUFACTURING SINCE 1! is P.O. Box 100519 Fort Worth, TX 76185 800,633.8711 ' Fax: 817.735.4824 www.wlslighting.com iilitEd for wct locations. Dinh. Hi MI mom! mon — nim • a •ui Iliui 11 • 0 October 1, 2007 RE: Project Narrative --- Brackey 3rd Addition Development October 1, 2007. Project site is located at the South West corner of the intersection of 50 street (frontage road for Highway 36) and Krueger Lane. The predevelopment site consists of a platted outlot of about 12 acres in size, and includes a drainage easement and stormwater pond utilized by adjoining properties for their storm water management. The existing site is located within an area designated by the City's Proposed Land Use Plan that is projected for Commercial use. The property is undeveloped and is currently zoned "0- Open Space Conservation ". The project submitted for approval proposes to develop a portion of the outlot for a multi tenant retail commercial development containing up to 50,750 square feet of tenant spaces(s) in one building, to be constructed as two separate but adjoined buildings (Building A and Building B), which may be built in phases. The development is to be zoned B -2, General Business District, or a Commercial PUD based upon B -2, if constructed in phases. As submitted, Building A will be a 30,250 square -foot single - tenant space, and if constructed in phases, part of Phase One. Building B will contain up to 20,500 square feet of tenant space(s), and if constructed in phases, part of Phase Two. The buildings, as described, may be located on separate lots with a zero building setback along the shared lot line. Post development site(s) is 7.2 acres in size and will include a portion of the drainage easement. Phase One construction will occur in 2008, but Phase Two construction is not expected to occur until 2009 or as soon thereafter as demand for the tenant space(s) will allow. Site access will be provided by means of a driveway off of 00th street and another driveway off of Krueger Lane. Truck traffic shall be enter /exit the site from the 60 street driveway. Pagel di S`. !t:.'.t }'•r 12\01 !.`s'. xi;.0:: %i.f ?rC r7 ?3' ! "PL ",;ARR I II: E v ..0 EXHIBIT 2 0 WCL Associates. Inc Architecture Interiors 4931 West 35' Street Suite 200 St. Louis Park, Minnesota 55416 T..952..541 -9969 F..952..541-9554 www.wcia.com TRAFFIC REPORT FOR BEST BUY OAK PARK HEIGHTS, MINNESOTA October 2007 Prepared for: WCL Associates, Inc. 4931 West 325 Street, Suite 200 St. Louis Park, MN 55416 Phone 952-541-9969 Fax 952-541-9554 Prepared by: Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 Phone 952-937-5150 Fax 952-937-5822 EXHIBIT 2 1 BACKGROUND AND OVERVIEW This report summarizes the results of a traffic analysis conducted for a proposed Oak Park Heights Best Buy store development. The development site is located south of T.H. 36 in Oak Park Heights. The site is between 58 Street North and 60 Street North immediately to the west of Krueger Lane. Customer access to the site is planned from two driveways on Krueger Lane and one driveway on 60th Street North. Analysis was performed for the 3 access locations and the two adjacent intersections closest to the site, at Krueger Lane / 58 Street and Krueger Lane / 60 Street. The background traffic count data for this study was collected September 25, 2007. P.M. peak period eriod turnip movement counts were collected on Krueger Lane at 58 Street North and 6O Street North for this study. The existing P.M. peak hour traffic counts are shown on Figure 1. Also shown on Figure 1 are estimated counts for the 3 driveways along Krue er Lane based on a previous traffic study performed for the Kohl's store at Krueger Lane and 58 Street. In addition to traffic counts, Figure 1 shows the existing lane geometry for the study area intersections. All intersections in the study area are controlled by stop signs. EXISTING CONDITIONS Using the data summarized on Figure 1, intersection capacity analyses were conducted to determine the level of service of the critical intersection turning movement for each intersection. The results of the existing volumes stop sign capacity analyses are summarized in Table 1. Table 1 Existing P.M. Peak Hour Level of Service (1) Location Krueger Lane & oath Street Krueger Lane & 58th Street Krueger Lane & Retail North Entr. Krueger Lane & Menard's North Entr. Delay 1 LOS 12.6 / B NBL 15.70 SBL 8.8/A W B L!R 9.2 /A EBL Key: NN.N 1 X = Delay in Seconds per Vehicle 1 Level of Service (1) Delay and LOS were determined by Synchro software analysis; worst movement rating is identified This table shows that with current volumes, each of the intersections in the study area operates at an acceptable level of service (LOS) rating at "C" or better for the critical movements. Page 1 Figure 1 Existing P.M. Peak Hour Traffic Counts Page 2 '4 14100 I.T.E. Land Use Units P.M. Peak Hour Rate % In - % Out Code To 1 From East on 58 Street 10% 863 Electronics Superstore KSF 4.50 49 51 820 Shopping Center KSF 10.73 (1) 48 52 . Direction Percentage To / From West on 60 Street 10% To 1 From East on 60 Street 50% To 1 From West on 58 Street 30% To 1 From East on 58 Street 10% ANALYSIS FOR PROPOSED SITE PLAN Trip Generation The trip generation for the site was computed using the trip generation rates contained in the publication Trip Generation, 7th Edition, 2003, Institute of Transportation Engineers. The proposed development includes a Best Buy superstore of 30,248 sq. ft. and a future retail use of 20,500 sq. ft. The average trip generation rate was used for the Best Buy store, as for this ITE code, only the average rate is provided. The ITE shopping center fitted -curve equation was used for the retail land use. These rates are shown in Table 2 below. Table 3 shows the resulting gross trip generation for the development. Table 2 Trip Generation Rates (1) Rate derived from 1TE Trip Generation fitted -curve equation Table 3 Trip Generation Summary Dev. Units 30,248 I.T.E. Code 863 Land Use Electronics Superstore 820 Shopping Center 20,500 Gross Trip Generation P.M. Peak Hour In Out Total 67 69 136 106 114 173 183 220 356 Traffic Assignment The existing count data on Krueger Lane were analyzed to determine the expected direction of approach percentages. The direction of approach percentages are shown on Table 4. Table 4 Direction of Approach Percentages Page 3 The added trips are shown on Figure 2. Total development trips are shown on Figure 3, along with site driveway lane geometry. As seen on these figures, access to the Best Buy and associated retail store will be via 3 driveways: a north access onto 6o Street, a shared access with the Menard's North Entrance and a main entrance formed by adding a west leg to the intersection of Krueger Lane with the Retail North Entrance. Analysis Results A capacity analysis of the post - development traffic volumes was performed. The results are summarized on Table 5. Table 5 Post Development P.M. Peak Hour Level of Service Location Krueger Lane & 60th Street Krueger Lane & 58th Street 60th Street & Best Buy North Entr. Krueger Lane & Retail North Entr. 1 Best Buy Main Entr. Krueger Lane & Menard's North Entr. Delay 1 LOS 2007 Existing 12.618 NBL 15.70 SBL N/A 8.81 A WBL/R Full Build -Out 16.71 C NBL 21.110 SBL 9.21 A N B LIR 16.51B EBL 9.21 A 9.9 /A EBL EBL Key: NN.N 1 X = Delay in Seconds per Vehicle / Level of Service (1) Delay and LOS were determined by Synchro software analysis; worst movement rating is identified As shown in Table 5, with the addition of the Oak Park Heights Best Buy and related retail store development, all intersections will continue to operate at acceptable levels of service in the P.M. peak hour. (No analysis was conducted for the A.M. peak hour as traffic volumes during that time period are much lower than in the P.M. peak hour.) The northbound left turn at Krueger Lane / 60 Street and the southbound left at Krueger Lane 15 S Street operate at LOS "C" while the critical movements at the 3 driveways rate at LOS "B" or better. Page 4 CONCLUSIONS • The two stop sign - controlled intersections on Krueger Lane at 58 Street and at 60 Street will continue to operate at an acceptable level of service of LOS "C" in the P.M. peak hour. • The planned driveway entrances on Krueger Lane and on 60 Street are expected to operate well and without capacity problems. Adequate site access points for customers have been provided. Page 5 Figure 2 F.M. Peak Hour Added Trips Page 6 = " Figure 3 P.M. Peak Hour Total Development Traffic ~ ," re - aro s,«- � ". .~ Page 7 , *=~~ 11P at m= NW WI 1 11*Wrisarir ~ ' gi ~^ 'IF `" = � .°� _- �� . ~._ -~. ~° ' . ii. ��' . . m :1m1115`r _ ___� 'Ma __ 111.14r November 6, 2007 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P.O. Box 2007 Oak Park Heights, MN 55082-2007 Re: Best Buy Plan Review Bonestroo file No, 55-07-000 Dear Eric: We have reviewed the updated plans we recently received for the Best Buy development as submitted by WCL Associates, Inc. and Westwood Professional Services, Inc. Following are our comments and/or recommendations. Sheet 4 of 9 1. The civil site drawings, as shown on the plans by Westwood (Sheet 4 of 9), do not match the site drawings (AS-1.0). submitted by WCL Associates, Inc . The site drawings will have to be coordinated, including the notes. For example, the notes on the architectural drawings call out the typical pavement section and the civil drawings still need to complete the details for the pavement sections. 2. Concrete driveway aprons are required at the entrances at 60' Street North and at Krueger Lane North. 3. The plans call out full depth removal of the existing bituminous to the centerline of 60 Street and Krueger lane. It is not necessary to remove full depth to centerline. Full depth removal and replacement of the existing bituminous is only required for a minimum of 2 feet beyond the driveway in all directions. From that point to the centerline the bituminous wear course shall be milled and then a bituminous surface course overlay on the entire area. (Krueger Lane will require additional full depth removal for 2 feet beyond the trench required for the wet tap.) 4. A drive aisle to the north is adjacent to the Krueger Lane entrance. This aisle is too close to the entrance and will result in dangerous turning movements with incoming traffic. The aisle should be dosed. r y it I sl „takcyti:c6c6 2335 Higliwa St. Paul, MN 55113 Tel 651 Fox 651 -636-1311 wwwlmestioacom Bonestroo EXHIBIT 1 St, Paul St. Cloud Rochester Milwaukee Chicago Engineers Architects Planners City of Oak Pork Heights Page 2 Best Bury November 6, 2007 5. Architectural drawing (AS -1,0) shows a crosswalk on Krueger Lane for the sidewalk on the south side of the entrance. A pedestrian ramp will be required on both sides of Krueger Lane to connect the proposed sidewalk with the existing sidewalk. Sheet 7 of 9 1, The callouts for the inverts at STIV1H -10 do riot match the inverts shown on the detail sheet, 2. The elevation of the inlet structure in the loading dock area is 923.9 and the NW. for th.e -pond is 924.2. In the 100 year event there will be approximately 4" of ‘2 /ater in the loading dock area. Details 1. The detail for the pavement section is missing information. Traffic. 1. MnDOT has requested a right turn lane for the eastbound lane of 60' Street North. In addition, MnDOT requested to limit the access from 60t Street North to a "right in/right out" only. The plans do not currently show a right turn lane for the eastbound traffic nor do they limit the access to a "right in/right out" only. The layout of the current drawings are satisfactory to us, as a right turn lane or right in/right out only access is not currently warranted. However, MnDOT owns 60 # '' Street and therefore has ultimate approval authority. General Comment 1. The following- items need to he submitted to the City: The plans will require further review when items discussed in this letter are submitted. If you have any questions or require additional information, please contact me at (651) 604-4788 or Dennis Pastier at (651) 604- 4815.. Sincerely, BONESTROO � e Karen S. Erickson, P.E. a. Copy of the Approval letter from the Browns Creek Watershed District. b. Copy of the MNDOT permits for access and utility work in the right of way of 60 ' Street North. cc: Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vierlin - g ; City Attorney Curtis Neft, Westwood DMP, BMK, CWL2, File-- Bonestroo October 16, 2007 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P.D. Box 2007 Oak Park Heights, MN 55082 -2007 e: Best Buy Dear Eric: Sheet 4 of 9 vlew Bonestroo file No, 55-07-000 We have reviewed the plans we recently received for the Best Buy development as submitted by Westwood Professional Services, Inc. Following are our comments and/or recommendations. 1. The new driveways will require full depth removal of the existing bituminous roadways a minimum of 2 feet beyond the driveway in all directions. In addition, based on the age of the roads, milling the surface pavement and placing a surface course overlay for the entire length of the driveway will be required to the centerline of both Krueger Lane and 60t Street North. 2. All striping and signing removed on or along 60t Street North and Krueger Lane shall be restored to its original condition. 3. It is recommended that 60t Street North and Krueger Lane remain open during construction. All traffic control devices /flaggers must be in- -place prior to any work on 60t Street North and Krueger Lane. 4. All patches on 60 \street North and Krueger Lane shall be completed within 72 hours of installing utilities and /or driveway construction. 2335 Highway 36 X111 5t. Paul, MN 55113 Tel 651 - 636 -4600 Fax 651 -636 -1311 www. bonestroo. co rn EXHIZ3IT 2 2 4 1 r Bonestroo St. Paul st. Cloud Rochester Milwaukee Chicago City of Oak Park Heights Page 2 Best Buy October 16, 2007 5. The bituminous patches on 60 street North and Krueger Lane, as described above, should be hatched on the plans at the various locations. The existing section on 60 street North and Krueger Lane is as follows: 1 Bituminous wear course 1 Bituminous binder course 3" Bituminous base course 8" Class 5 12" Aggregate Backfill 6. Identify the design of the islands adjacent to the access from Krueger Lane. Are they curb and gutter or painted? Also refer to traffic comments about access to /from this parking aisle. 7. A MNDOT utility permit and a MNDOT access permit will be required for the connections at 60 Street North. Sheet5of9 1. Add the percent grades to the drainage arrows. 2. All construction traffic shall enter from Krueger Lane. 3. Provide more detailed information for temporary and permanent erosion control methods; including storm sewer inlet protection, sequencing, sedimentation basin, floating silt fence, temporary diversions, staging area, concrete washout area and erosion control notes. Sheet 6 of 9 1. At MH -1 the note states to construct the manhole over the existing 8" PVC. The label on the existing sewer calls out a 10" PVC sewer. Which one is correct? 2. Provide insulation at each watermain/storm sewer crossing. 3. Confirm that a separate domestic service for Future Building should be installed. 4. The gate valve at the 60t Street North driveway entrance appears to be in conflict with the proposed culvert. 5, Verify the proposed fire hydrants incorporate an AFC - Waterous Storz Nozzle. The hydrant pumper nozzle shall be of one -piece design, compatible with a 5" Storz hose coupling. The nozzle shall be an integral part of the fire hydrant and must be furnished by the manufacturer or authorized distributor designated by the manufacturer, Storz adapters will not be accepted. City of Oak Pork Heights Page 3 Best Buy October 16, 2007 Sheet 7 of 9 1. Provide an additional 5' of drainage and utility easement to the existing 10' easement for the existing 48" storm sewer pipe along the south property line, making it a 15' easement. 2. According to our plans, MH101 is a 48" tee section. Verify that CBMH 1 can be constructed that close to existing MH 101. In addition, verify that the 24" storm sewer can be connected to the existing 48" tee section. 3. Install trash guards on the culvert located along 60t Street North. In addition, add rip rap on the downstream end. 4. There are several rim elevations of catch basins that are at or below the HWL for the pond. (Structure 2, 3, 4, 5, 7,8, 8A, 9, 13) The loading dock area will have 1.5' of water when the pond is at the HWL. In addition, it appears that in an event greater than the 100 year storm the parking lot will have approximately 1.2' of storm water before overtopping the emergency overflow at 925.68. 5. Include on the drawings the detail for storm manhole 10. (This detail was included in the storm water calculation packet and the rim shown on the detail needs to be revised for this project.) 6. The StormTech is located under pavement and if the soils are not conducive to infiltration it is possible that 2.5' of water could be trapped in the chambers beneath the pavement. To assist in the drainage of the StormTech chambers is it possible to add aggregate drainage channels from the chambers to the pond? 7. The general notes for the storm sewer are shown on sheet 6, These notes should be shown on sheet 7 or a note should be added referring to the general notes on sheet 6. 8. Submit Rational method calculations for the storm sewer sizing. Sheet 9 of 9 1. Trees are proposed in the utility easement along the south property line. The property owner will need to enter into an agreement with the City acknowledging that when the city needs to maintain or replace the storm sewer the trees will be removed and replaced at the Owners expense. 2. Confirm whether the Future Improvements area is sod, seed, or pavement. From this drawing it appears that the drive entrance from Krueger is not to be constructed at this time and sod is being installed. Cleary identify on the plans the location of sod /seed. City of Oak Park Heights Page 4 Best Buy October 16, 2007 Traffic Comments 1. Provide separate site plan with Autoturn truck turning /routing movements to confirm curb radii are adequate and driveway widths are satisfactory. It appears that trucks will be using the north access to the back of the buildings. The radii appear able to accommodate semi - trucks although that should be confirmed, However, the path for trucks exiting is not clear. There is no turn- around, so they are forced to the south part of the site, The three options are to use the combined Menards /proposed Best Buy access to Krueger Lane, use the exclusive Best Buy access to Krueger Lane, or use the north access after traveling in front of the buildings. Each route appears to have sharp radii and awkward turns that will cause problems for semi - trucks. The path of the trucks needs to be confirmed and shown that it is able to make all the expected movements. 2. Provide 36 -foot wide access to 60t Street North. With expected small queues and satisfactory level of service for traffic on the north access, two outbound lanes (left and right turn lanes) are not necessary for now. However, a wider access 36 feet (two 18 -foot lanes) would better accommodate semi-trucks. Right turning vehicles would also be allowed to sneak by another vehicle waiting to turn left, if a 36 -foot roadway is provided, it could be re-striped as two exit lanes in the future if problems arise. 3. It would be preferred to have the south access to the shared roadway tine up with a parking aisle for Menards, if possible. Although this is a slower area with drivers expecting a variety of movements, the current layout creates unnecessary conflicts. 4. The south access to Menard's will require an ingress /egress easement between the two property owners. 5. Parking directly on and off the primary access to Kruger Lane is not recommended. If sufficient parking is available, eliminate these stalls and add a median to channel traffic and prevent direct access to the drive. 6. The curb radius for southbound Krueger Lane onto the westbound combined Best Buy / Menards access road is small. Although this is existing, right turning traffic at this corner would benefit from a larger radius similar to the radii planned for other access roads. General Comments 1. The following items need to be submitted to the City: a. Copy of the Approval letter from the Browns Creek Watershed District. b. Copy of the MNDOT permits for access and utility work in the right of way of 60th Street North. City of oak Park Heights Page 5 Best Buy October 16, 2007 The plans will require further review when items discussed in this letter are submitted. If you have any questions or require additional information, please contact me at (651) 604 -4788 or Dennis Postler at (651) 604 -4815. Sincerely, BONESTROO Karen S. Erickson, P.E. cc: Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Curtis Neft, Westwood DMP, BMK, CWL2, File — Bonestroo Julie Hultman OPH Staff I have reviewed the plans submitted for the Best Buy project regarding the tree inventory and the landscaping and have the following comments: 1. Tree Inventory (Site Visit 10/18/07) issues are not 2. Conditions for Transplanting 3. Tree Replacement Requirement 10/24/2007 Page 1 oft the parcel, N of Menard's parking lot. These trees were identified on the tree inventory as white r " rom: kdwidin@comcast.net net Sent: Tuesday, October 23, 2007 11:07 PM To: Jimmy Butler; Eric Johnson; Mark Vierling; Scott, Richards; Dennis Postler; Julie Hultman; Tom Ozzello Subject: Best Buy - Landscape Plan and Tree Replacement a. The number of trees as well as tree sizes present on the site are accurate b. The tree species are not all accurate - there are a number of Fraser fir on site, especially trees on the S end of spruce. c. Tree Condition: I would classify most trees on this site as being in "fair" condition due to some minor problems with dead/broken branches, gaps, browning needles due to drought stress and for minor with tree form. d. Transplantable Trees: All but about six trees are in good enough condition to be transplanted. Some of spruce have lower dead branches which may indicate infection with Cytospora canker. Trees which in very good condition and are not considered transplantable will be marked with orange flagging. e. Total inches of trees to be transplanted are 218 minus approximately 40 diameter inches = 178 in. a. an 85 in. diameter tree spade should be used for evergreen trees 14-18 ft. tall (per MNDOT landscape spec's.) b. trees should be moved prior to June 1st or after Sept. 1st, not during the summer c. gaps between edges of holes and root balls should be filled in before mulching d. trees should be mulched with 4 inches wood chip mulch e. trees should be watered well (root areas soaked) once per week during 1st and 2nd growing seasons, unless there is sufficient rainfall to provide adequate moisture for the trees *f. transplanted evergreen trees from this site should be guaranteed for 2 years from installation date All 218 diameter inches of trees on the site are to be removed for development. Trees will be replaced by the trees moved on site (approx. 178 diameter inches) and the trees to be provided in the landscape plan "- nprox. 182 diameter inches). These diameter inches (360) exceed the inches removed, so no additional replacement is required. *To insure that large on -site evergreens which are transplanted survive the transplanting process and recovery period, a 2 year guarantee should be provided for these trees. EXHIBIT 2 3 4. Landscape Plan a. The tree and shrub species are fine, being varied, relatively insect and disease resistant, well- suited to the site conditions and hardy in Minnesota b. The size and type of nursery stock to be used are appropriate and meet code requirements c. The plan is attractive and complements the land use. The landscaping fulfills appropriate aesthetic and screening functions 5. Planting Detail and Notes - The developer should add the following to the Planting Detail/Notes: Kathy Widin OPH Arborist 10/24/2007 a. evergreens transplanted on site to be guaranteed for 2 years from date of planting b. remove twine from base of trunks of B &B materials c. remove top rungs of wire basket, if present, before back - filling B &B materials d. cover root balls of trees and shrubs with soil before mulching Please contact me if you have any questions regarding this review. Page 2 of 2