Loading...
HomeMy WebLinkAbout2006-03-02 NAC Planning MemorandumMEMORANDUM • c: Mark Vierling NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.23°1 .2555 Facsimile: 763.2 r1 .256'1 planners@nacplanning.com TO: Eric Johnson FROM: Scott Richards DATE: March 2, 2006 RE: Oak Park Heights — Auto Sales Lots, 14738 60 Street North — Amended Conditional Use Permit FILE NO: 798.02 — 06.01 Bill Rambow, representing Jacob Holdings of Stillwater LLC, has made an application for an amended conditional use permit relative to the auto sales lot at 14738 60 Street North. The request is to revise some of the conditions of approval for the conditional use permit that was issued in December 2003. The applicant has asked for amendments to these conditions in that they do not wish to make improvements given the MnDOT Highway 36 bridge plans showing a taking of that area should the project proceed. The applicant has also proposed a total redevelopment of the site as a car dealership pending the final outcome of the Highway 36 plans. A memo from the City Attorney dated January 26, 2006 addresses the original conditions of approval and those conditions that the applicant has requested changes. The Planning Commission should consider these changes at their March 9, 2006 meeting. A representative of Jacob Holdings will be there to provide additional information regarding the request. Please find the following attached information: January 25, 2006 Memo from Mark Vierling, City Attorney October 2003 Planning Report from NAC Preliminary Site Plan /Building Elevation Plan — New Automotive Facility ECKB 1- LAMMERS ATTORNEYS AT LAW January 25, 2006 Planning Commission Members c/o Eric A. Johnson City Administrator City of Oak Park Heights 14168 Oak Park Boulevard North P. O. Box 2007 Oak Park Heights, Minnesota 55082 Dear Planning Commission: Writer's Direct Dial: (651) 351 -2118 mvierling @eckberglammers.com m Jf.t c E . Re: Jacob Holdings of Stillwater, L.L. C. (Denny Hecker) Application to Amend Conditional Use Permit 09 Northwestern Avenue, Suite 110 Stillwater, Minnesota 55082 (651) 439-2878 Fax (651) 439 -2923 www.eckberglammers.com The City of Oak Park Heights issued a Conditional Use Permit to Jacob Holdings of Stillwater, L.L.C. in December of 2003 relative to the Amoco service station adjacent to the Denny Hecker dealership on the corner of Osgood and the north frontage road. The Conditional Use Permit was to allow parking on the former Amoco gas station site and the Council granted the Conditional Use Permit, but appended to it a number of conditions. Those conditions are as follows: 1. The City finds that the project is consistent with the conditional use permit criteria found in • Section 401.30.E of the Zoning Ordinance. 2. The subject property at 14738 60 Street North be combined with the main dealership property at 14702 60 Street North in compliance with Section 402, the Subdivision Ordinance. The lot combination shall be completed within 30 days following the City Council approval of the conditional use permit. 3. No repair work or servicing of vehicles shall be allowed on the subject property at 14738 60 Street North. 4. No signage shall be allowed on the subject property at 14738 60 Street North. The existing signage on the canopy shall be removed within 30 days following City Council approval of the conditional use permit. ECKBERG, LAMMERS, BRIGGS, WOLFF 3 VIERLING, PLLP Family Law 1 Divorce ® Business and Commercial Law i Criminal Law ® Personal Injury 1 Wrongful Death Estate Planning 1 Probate 0 Real Estate m Land Use Law 0 Mediation 0 Municipal Law 0 Civil Litigation X7 71 0 I!. LOOS fz---J James Lammers Robert Briggs Mark Vierling Thomas Weidner Susan Olson David Snyder Sean Stokes Laura Domagala Joshua Christensen Planning Commission City of Oak Park Heights January 25, 2006 Page 2 5. The applicant shall submit a revised site plan indicating a 10 foot driveway and parking area setback, parking areas, vehicle display areas, and access drives with concrete curb and gutter, subject to review and approval of the City Engineer. The parking lot and required Landscape improvements shall be completed no later than June 15, 2004. 6. The grading and drainage plan shall be subject to review and approval of the City Engineer. 7. The applicant shall keep open the driveway access to Osgood Avenue and the Highway 36 frontage road. 8. A landscape plan shall be submitted by the applicant, subject to review and approval of the City Arborist. 9. The applicant shall submit a revised lighting photometric plan with all site lighting subject to review and approval by the City. 10. Light shields shall be installed on the under canopy lights by January 15, 2004, 11. The applicant is requested, but not required, to replace the exterior broadcast paging system with hand held paging systems. Upon replacement of the external paging system, a hand held paging system shall be implemented at the main dealership property at 14702 60 Street North and the subject property e at 14738 60 Street North. � 12. The site plan shall designate, and the applicant shall supply, a total of four off-street parking stalls for employees and customers, at least one of which must be disability accessible on the subject property at 14738 60 Street North. 13. The building shall be inspected by the Building Official to determine if a building permit is necessary for the completed improvements. 14. Written documentation of closure is provided by the IMP CA related to the contamination issues at 14738 60 Street North. 15. Architectural lighting on the existing building at 14738 60 Street North shall be dimmed at night to a level that is acceptable to the City. 16. Forty -seven parking stalls shall be dedicated to customer and employee parking and 16 stalls shall be dedicated for service at the main dealership p P y ro ert at 14702 60 Street North. Four parking stalls shall be dedicated for customer parking at the subject site at 14738 60 Street North. One vehicle shall be allowed per designated parking stall throughout the lot. Planning Commission City of Oak Park Heights January 25, 2006 Page 3 17. The applicant shall submit a revised site plan for the main dealership property at 14702 60 Street North indicating at 10 foot driveway and parking setback with parking areas, vehicle display areas, and access drives constructed with concrete curb and gutter and landscaping, subject to review and approval of the City Engineer. The parking lot and required landscape improvements shall be completed no later than October 15, 2008. 18. All signage at the main dealership property at 14702 60 Street North shall be brought into conformance with the City's Sign Ordinance found in Section 401.15.G of the Oak Park Heights Zoning Ordinance no later than October 15, 2008. 19. All lighting, including fixtures and photometrics, at the main dealership property at 14702 60th Street North, shall be brought into conformance with the City's lighting requirements found in Section 401.15.B.7 of the Oak Park Heights Zoning Ordinance no later than October 15, 2008. As to the conditions approved, my understanding is that the applicant would like to ask the Council for some modifications to those conditions. You will note that the City and the applicant had a dispute over the permit, which the subject of a district court proceeding which is scheduled to be heard in a preliminary hearing on March 31, 2006. The applicant is proceeding at this time to obtain amendments to these various conditions set forth below and it is anticipated that if these conditions are successfully amended, that action will resolve itself. The conditions that I am aware of that are desired to be modified are as follows: A. Condition No. 5. The applicant was required to submit a revised site plan indicating 10 foot setbacks, parking area setback, parking area, vehicle display areas, and access drives with concrete curb and gutter subject to review and approval of the City Engineer. Landscaping improvements were to be completed no later than June 15, 2004. The applicant is seeking an amendment to this condition to extend out the compliance date as they do not wish to make improvements with concrete curb and gutter given the MnDOT Highway 36 bridge plans that show a taking and condemnation of the area should that Highway 36/bridge project proceed. The applicant is asking for an extension to allow the improvements relative to the concrete curb and gutter to be delayed until such time as there is a final determination from the City of Oak Park Heights with regard to Highway 3 6/bridge project/layout approval. B. Condition No. 8 required the provision of a landscaping plan for the site. A landscaping plan in a formal sense perhaps has not been submitted at this date and that too is the request from the applicant to delay the submission. C. Condition No. 14 required written documentation of closure to be provided by the MPCA related to a contamination issue at the Amoco site which was being remediated at the time of the Planning Commission City of Oak Park Heights January 25, 2006 Page 4 Conditional Use Permit application originally in 2003. That remediation and final certification of the site needs to come from the MPCA and the City needs to obtain copy of that. I trust that the applicant can submit detail on the status of that project so that that compliance issue can be dealt with. D. Condition No. 15 required that architectural lighting on the building at 14738 — 60 Street would be dimmed at night to a level that is acceptable to the City. The City Administrator is better informed on that project and I know that this relates also to the former Amoco Building site and I trust that that has been accomplished. E. Condition No. 17 required the submission of a revised site plan for the main dealership of the property, again requiring 10 foot driveway and parking setback with parking areas and drives constructed with concrete curb and gutter. The applicant will request an extension of time on this matter to coincide with the Highway 36/bridge project in the same manner as was previously set forth in this letter relative to Item Condition No. 5. P. Condition No. 18 required that all signage at the main dealership be brought into conformance with the City's sign ordinance; however, there is a compliance performance date on that to be occurring no later than October 15, 2008. G. Condition No. 19 required all lighting, lighting fixtures and photometrics at the main dealership property to be brought into conformance again with the City's zoning ordinance no later than October 15, 2008. I trust that the applicant or their representative will have a discussion of the items that they wish to have reviewed relative to this permit. The purpose of this letter is to outline the issues as this office understands them to be so that the Planning Commission can be informed and proceed with an early discussion on the topic. One of the attorneys you should yo Yours ve M. k J. Vierling MJV/ sdb pc: Eric Johnson, City Administrator office will be at that meeting to answer questions and to be available to NORTHWEST ASSOCIATED CONSULTANTS, INC. PLANNING REPORT 5776 Wayzata Boulevard, Suite 556, St, Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952-.595.9837 planners nacplanning.corn TO: Eric Johnson FROM: Scott Richards DATE: October 2, 2003 RE: FILE NO: BACKGROUND 708.02 — 03.12 Oak Park Heights --- Denny Hecker's Conversion Van Center (14738 both Street North) Conditional Use Permit Jacob Holdings of Stillwater LLC and Erickson Post Acquisition Inc. (landowner) have made application for a conditional use permit to allow the use of the former Amoco site at 14738 oath Street North as a Conversion Van Center-. The site is adjacent to the Denny Hecker's Cadillac, Pontiac, and GMC dealership on 60th Street North. A conditional use permit and variance was granted to the dealership in October of 2001 to allow the extension of the dealership to the north along Oren Avenue North. The variance was for the 10 foot parking setback requirements in that the two properties were not combined. A variance was granted in January of 2002 to allow for illuminated signs on the front facade of the dealership's building. The dealership has already occupied the site and made improvements to the building and the former gas station canopy without prior City approval. The property exists as a separate parcel. As part of this approval, the City will require the parcels to be combined. The property is zoned B -2, General Business District. Automotive dealerships are allowed as a conditional use in the B -2 District. Attached for reference: Exhibit 1: Site Survey Exhibit 2: Site Plan Exhibit 3: Sign Plans Exhibit 4: Project Narrative Exhibit 5: Exhibit 6: Exhibit 7: Photometric Plan Proposed Canopy Light Shields Memo from City Arborist ISSUES ANALYSIS Comprehensive Plana The project area is designated as commercial on the Proposed Land Use Plan. The areas designated as commercial anticipate retail, office and automotive related sales and service facilities as allowed by the respective zoning district. Zoning. The property is zoned B -2, General Business District in which open and outdoor sale of motorized vehicles is a listed conditional use. Section 401.03.E of the Zoning Ordinance lists the conditions which must be reviewed as part of a request for a new or expansion of an automotive dealership. The conditions will be reviewed later in this report. Lot Combination. The City will require the former Amoco station property at 14738 60th Street North to be combined with the existing Denny Hecker dealership at 14702 60th Street North. The sales staff for the Conversion Van Center offices out of the main building, while administrative staff for the dealership utilizes the small building on the subject site. The properties shall be administratively combined in conformance with Section 401.16.B.4.d as a condition of this approval. The combination of the lots will need to be confirmed once the property has been purchased by Jacob Holdings of Stillwater LLC. Sit Plan/Buildings. The dealership proposes to utilize the site with few changes to the parking area, building, or existing canopy. The Amoco canopy remains with new signage advertising the dealership (see Exhibit 3). Additionally, the underside of the canopy contains lighting that is not full cut off and does not comply with the light requirements of the Zoning Ordinance. The applicant has proposed adding shields to surround the fixtures and provide conformance with the Zoning Ordinance (see Exhibit 6 )s The existing building is 1,276 square feet and is located at the north edge of the property. The building is a legal non-conformity in that the northeast corner of the structure is located approximately one foot from the property line. The required side yard setback is 10 feet. No changes other than maintenance and painting have been done to the building. in addition, no signage has been placed on the structure. Sit A ccess , Two driveway accesses, one from Osgood Avenue and the other from 60th Street North, service the site. The access to Osgood Avenue has been blocked off b y the applicant with conversion vans, Additionally, site inspections have indicated that the property contains too many vehicles which significantly restricts access into and around the property. It is especially critical that emergency vehicle access be permitted throughout the site, The site plan will need to be revised to allow for vehicle parking areas with adequate area for access into and internal to the site. The survey indicates a 12 foot ingress /egress easement that has been dedicated on the west p roperty line and a portion of Willim Street that is not vacated. The easement and 2 street should be vacated if no longer needed by the property owner or to serve adjacent properties. Setbacks. The driveways /parking areas of the Amoco and now the dealership was not constructed with a 10 foot setback/landscape area. In that this is a change of land use and a conditional use permit, staff would require the site plan be revised to reflect the 10 foot setback. A landscape plan should also be prepared to indicate plantings within the 10 foot area. Considering the time of year this is being considered, the applicant should be allowed to hold over these site improvements to next year, but have them completed no later than June 15, 2004. Parking" The existing building on the subject property at 1,276 square feet requires four parking spaces for employees and customers. No service will be conducted out of this location, thus no additional stalls are required. The site plan indicates 34 parking stalls, one disability accessible stall and three featured display stalls. As indicated, staff has recommended that the access to Osgood be reopened and a 10 foot setback be required for all of the parking and driveway areas. The applicant will be required to submit a new site /landscape plan that addresses the revised parking and access driveways. The main dealership building would require 47 stalls for customers and employees and 16 stalls for service. When both lots are combined, a total of 67 parking stalls wilt be required for customers, employees, and service. The existing parking lot and display area has space for hundreds of vehicles. Landscaping. The applicants have proposed no changes to the existing landscaped areas adjacent to the building on the subject site. As indicated, it is recommended that the driveway and parking areas be set back 10 feet and appropriately landscaped. The landscape plans shall be subject to review and approval of the City Arborist. signage. The applicant has placed signage on three facades of the existing canopy. The south facade of the canopy has a total of 102.00 square feet of signage. The other two facades have 44.37 square feet of signage each. In that the subject property is required to be combined with the main dealership building, no signage will be allowed on the canopy or the subject site. The dealership already has two pylon signs and wall signs that adequately advertise the business. The existing signs on the main dealership are over what is allowed by the Sign Ordinance. The signs that were placed on the canopy without a variance or sign permit shall be removed within 30 days of approval of the conditional use permit. Lighting. The applicant has proposed shields on the existing canopy lights to comply with the full cut off standards of the Zoning Ordinance. The photometric plan, found as Exhibit 5, only indicates the Tight from the canopy. The applicant will provide a revised photometric plan that indicates all site lighting. The lighting plans shall be required to meet all requirements of the Zoning Ordinance. 3 Grading/Drainage. The grading and drainage of the site may change as a result of the addition of setbacks and curb and gutter. The revised site and drainage plans shall be subject to the review and approval of the City Engineer. Zoning Ordinance Criteria. Section 401.30.E of the Zoning Ordinance lists criteria for review of vehicle dealerships. The review of these criteria is as follows. a. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E of this Ordinance. Comment: The lot is not abutting a residential district or residential uses. b. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.B.7 of this Ordinance. Comment: The applicant shall provide shields on the existing canopy lights. A lighting plan shall be provided by the applicant that complies with the requirements of the Zoning Ordinance. 0. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. Comment: The lot shall be reconfigured to be set back 10 feet and surrounded by concrete curbing. d. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. Comment: The existing building and canopy are similar in appearance to commercial buildings in the area. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative, or other services to the site. Comment: If adequate access is provided into and within the site, there should be no service issues. f. All islands in the parking lot shall be landscaped. Comment: There will be no parking lot islands. 4 g. A strip of not less than 10 feet shall be landscaped at the edge of all parking/ driveway areas adjacent to lot lines and the public right -of -way. Comment: The landscape area shall be required. h. Alt automobile repair activities shall be conducted 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 the service areas. Comment: There will be no repair activities on this portion of the dealership lot. 1. Facilities on a site contiguous to any residential district shall not be operated between the hours of 10:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. j Comment: The site is not contiguous to any residential district. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. Comment: The dealership should not generate significant noise that would be in violation of the Zoning Ordinance. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. Comment: The two existing access points shall remain open as suggested by the City Engineer. 1. A drainage system subject to the approval of the City shall be installed. Comment: The City Engineer shall review all drainage plans resulting from the installation of curb and gutter. m. Ali signing and informational or visual communication devices shall be minimized and shalt be in compliance with Section 401.15.G of this Ordinance. Comment: No additional signage shall be allowed on this portion of the dealership tot. n. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 5 Comment: There should be no issues with the criteria for approval of a conditional use permit found in Section 401.15.G. The Planning Commission should review the criteria in considering this application. CONCLUSION AND RECOMMENDATION Based upon on the preceding review, City staff recommends approval of the request for a conditional use permit for open and outdoor sales at 14738 00th Street North based upon the following conditions: 1. The City finds that the project is consistent with the conditional use permit criteria found in Section 40 1.30.E of the Zoning Ordinance. 2. The subject property at 14738 00th Street North be combined with the main dealership property at 14702 oath Street North in compliance with Section 402, the Subdivision Ordinance. The lot combination shall be completed within 30 days following the City Council approval of the conditional use permit. 3. No repair work or servicing of vehicles shall be allowed on the subject property at 14738 oath Street North. 4. No signage shall be allowed on the subject property at 14738 oath Street North. The existing signage on the canopy shall be removed within 30 days following City Council approval of the conditional use permit. 5. The applicant shall submit a revised site plan indicating a 10 foot driveway and parking area setback, parking areas, vehicle display areas, and access drives with concrete curb and gutter, subject to review and approval of the City Engineer. The parking lot and required landscape improvements shall be completed no later than June 15, 2004. 6. The grading and drainage plan shall be subject to review and approval of the City Engineer. 7. The applicant shall reopen the driveway access to Osgood Avenue. 8. A landscape plan shall be submitted by the applicant, subject to review and approval of the City Arborist. 9. The applicant shall submit a revised lighting photometric plan with all site lighting subject to review and approval by the City. 10. Light shields shall be installed on the under canopy fights by December 15, 2003. 6 1 1. The use of an exterior broadcast paging system shall not be used on the subject property at 14738 60th Street North or at the main dealership property at 14702 � v both Street North. 12. The site lan shall designate a total of four off- street parking stalls for employees p and customers, at least one of which must be disability accessible on the subject property at 14738 60th Street North. 13. The buildin g shall be inspected by the Building Official to determine if a building permit is necessary for the completed improvements. 14. The applicant shall research the 12 foot easement on the west property line and Willim Street right-of-way. The applicant shall be required to vacate the easements and right -of -way if required by the City Attorney. 15. Other conditions and requirements as specified by the Planning Commission, City Council, or staff. 7 ?fans ''V' e ii ...JJJJ k VIVA V ••: 11 cep. pa 4.aipaa •s v) nod 7 .4 , 4,, .'. • � 4.y i o • fn t, M. s 10 ON , • • • • • • • (( i `'off as ' uiasO� ss�'.i . r p urn i • j - .' r ` •' 77 ,�., _ • s s { F � rti• • . :i��'Ri,;S ' ; � ^ t ti„�A SC�F f�f {r P r:� r 'Yi',•: i���- ! ?7' poo8 001AJGS 4 °N -oun 1oweo p; 10$4 1 � - - '-- w 5 ` ` pa ua(.1..nua • .. )12114. IMPOS. _ Jo' " a Ur.7: spa • �� 's�e&:r�5 'cap 'y:�•npS - fi n• &ur7 - 1A ; ql ' 4.0': 1x11 '. vr1 • 60791 Zet'ag.1- ION •' 90 . '6 9 `L • • P��. " 3'��S�.t��''r 1 i r •1'y 1•i +•..I•il � ': .-. -�•- ..,- .� _•:•, t: .' - i , f �.�:t�fFi•:2.� - �! ::iii ;� {{3i. i V'�e tz • r•` a .i.;. r: .+7i. +v.•. • k�i �.] ";�. ' ]�i:1�:•f: u�.::+r,� °:t• A �f.sf�'e�i = �i��r'�.'�irS�if:• <• f:��f. " +:ti i�• �� �� • • 3 N• 0 1 � 1 co U Ea cc- 4. QJ "..4c . • • s,. J Pl d z 0 x< W d 0 0 V U m � � 1 d rx t 7C� `rte. QW z< r: z o o z a n. Co N W ,. m W d (n �1 P MA D NYA NO MEA 1O3 SfiUENDa0 0 A13 om :nod l0v1d 3105 0 � 1 OSGOOD AVE. _ C No1DOO 33'FW 82.77 0 cn 0 0 00 , VbOS3NRIW SM10131.0 50NYd MVO a L . Zggt 0z oD W m cID g 0 0 L Li. 0 0z 0 0 CO J n x« wQ d P. � d r 1 HEJN]33 NYA MOOSMANO3 LUMEN AMEX] :MCA Wild MS W Z oc cr ❑ <o W()cfl ' 0 0 0 cp R 0 Q () W !Z Ct C3 0 � a: m �^ 7C } W 0 0 P IL 1 _c SGOO 0 0 LU 3 W 1 ( 3 : _ k - J? >- a. 0 1 4 O u a CC 0 La w pp�,, U z 0 ca( P 5Z� Wcn0 w U ci 0 < 0 m Yios3 WIw SJLH I H MINel )mO AVE. NO1DOO "W 82.77 0 Z 5 Q < w W tY W ` z ac, w L£rZg1 M ::MOOOLON 0 "N 11 02 W 0 H LU 03 c : 2 fihr V � 2 1- a 1091■ de. tn 1, 0 02 w A .25 03 01:32p F DOO SIGNS 0 0 10 0 76 ''•44 8305 p.2 tirmi azt MJ cep tJ -EXHIBIT I rn Au a 5 03 01 :32p 3 fOO.., IGNS Cif to co) irs co io —41 7E 44 9305 po Conditional Use Permit Application For: Denny Hecker's Conversion Van Center Highway 36 & Osgood Avenue Oak Park Heights, Minnesota Introduction This request is for the granting of a conditional use permit for the open lot sales of vehicles. No repair work will be performed on this site. Background The subject site used to be a convenience store 1 gas station, consisting of a 1 ,276 square foot single story masonry building located on the north edge of the site, and a metal freestanding canopy. Existing Condition The present site is fully developed with paving up to the west and south property lines. There are two existing approaches onto the site, one off Highway 36 frontage road, and another off Osgood Avenue, which is blocked off with concrete barricades. Proposed Development The proposed development of this site is to leave all the existing site conditions as is, with the following exceptions. A. Painting the existing masonry building. B. Re-striping the existing paved area for the six (6) required parking spaces, and display areas. C. Installing new graphics on the existing canopy. L.andsca Ing Plan The existing landscaping consists of landscape areas along the north side of the site. All existing plant materials will remain. No additional landscaping is proposed. Signage Pan No additional signage is proposed, only replace graphics on the existing canopy faces. Lighting Plan No additional site lighting is proposed. Existing site lighting consists of under canopy lighting. Building Elevations No exterior or structural modifications to the existing building proposed, except for the new paint. EXHIBIT 4 ' -Stab-22-03 11:33A whi bear electric 9 TOOP1 • ..., • •--.• • fr1-11-.1 ta.‘tite-- ai I+ r 4 apeAdie 056o D PiNter 653-491691 P.02 Fr a t 0. 62 di c? e' al m itt el ,th a n o n a s aft cp c? 1. k,1 kd '1.4 • 44 41 .i. ' 1 1 ... ai• 1 ,0* !ft. cP os 0 0 o u m e e p . ,. e a . pr .,, ) 43 e a ,..,• d . e e pw e pa k, .t,4 r..4 6a w 4 1 4. Lf, iii tz en in 0) eb $7% n b. a m co c e e ,,,,, c a 0 a m e l, di ,0 d 62 c ,ii ? o a c „, da kl NI i 1,2 A. Jo- 1 0, ) .4 tx, in ko lo to t) 40 4 ip i.n a tt. 9 t o m er .... ,-.? ,..i? -La -2 .....'' ....? _... ...m a* e e e N 03 A., ed Ch sa . to ... 4i '41, ,itA ,Pa. 'Is ) i f., 1,4 e di ci e p la p p OA is e sis (4 . 0 4. , ,„„cif r di k.1 (4 • 4. lai -.4 m i...1 it ti) ',-..., . '$,.. ..29 ' t,4 6 .4 :. , ., ,,,,, a fa 4? ..4 - NJ Na , tia sA foe o t...) ..,P ,.,' 4 A. o. Lo 4 . 1 o. .45 4 ilk hs in ... 1::) 'al a d o ill 0 , t.1 d ch pd , 34 4 ..... .,.. - -. tie gs Itf 41. to .2 43 :t. ki) P a , ...., j P ,..„.,P P' a dit c) al ..e ,.&1 a a f . -- `a --- T1 v. ' ._ , J 1, 4 W 1, e ,,,,.. ..... p r: i di U . e ° & tta W* rja .4, a? up 4 4 1 ,--k in Cii • ,.... 1 % 4 ::-.1 !;i:, t tg "41 -1 t t!1 t I. tn ....A m ia 0 41 . , ' Ci .. .tA • tsla ix 0 I N .1' ''- .C15 'M s l es b g: Ei lt tp fl ' CO 4 1'0 44 02 PI 41 0 a .4'11 63 13 1W N3 r4 7 1 t t Z gi ISS Vi e t 4111 • A. LI Ld a, iii 76 kr 14,' 2 irl b il NI ' MI L '' ,5 4 4 ' 0 ''.. 4. Pgr at 8 t: '41 al bt g s !4 4 ,a ... ,a N a • is "a NI lax Ms 14. i ma . 5 it, fe, zt t.1 O% gr s sii . mg ,o,,, 1 C? t.0 .ts 46 : • Va ?.. . , . 4 '4 t 4 N i 5 E g ,:i:: i.: ito itcl i..) 5 rcti. P °3 K4 81 is * iB 4 t 121. 0 f i g, ..,,.„ f: 1 ge L-." if it„,m. :A. Lie Cir 1 re ti , I4'4 P`' mil. 414 9 t ): ...... ..., a, P ..tt Si 4 g ;4 • to '''41 .4 '11 41 )3 W c o p 1.7 tPoi wei . I N a 6 '14 A CA 's 4 '4 c, , WI !=•2 P t S M S i _tt 6 ta d t) Fli :1 c, .0 e , ? .i? g' i). ';-. ..in > .;:. ,..:. ....„ ..,) km tri CD (.4 in b : : !.'' 1 fx i ci 6 ',I „„. l e ...LO , a a c'm l'i rA '3 \1 N O '''''‘ 41' 11 S 41 0 4 '1 ... .0 .0 .0 ,if .4 0 111 El ii) . 0) .1. P ra. l'i f. PJ t.'' f.'d ‘;■;-"' .1 n 'to cia 41 a 'gm go ''''. I gn c'a 'fil l c? F? ce # ,. 11 ,.....6 ..... 4 ,,..4.....4„....,.._ v 1 C.' ',,, CP Cl c €:)" j ,4F ..... N.. 0 r.? fi pP t,2 ?.? Ny NI' ,ta) 4 17) IX l a , '4 in kl in h c o (ID ....i t, 4 bri ik tt it c, e 8. ,:::,.. c p da .4- ,... _,.. ....- .... _.2. ... ...." . .....,.. ...„ n p LI CA JA tyk 4 tO ..... 4.* 4. ch 0; ••. Ch , o f e al 4) 42 o u e d . ,,, e ...... ..,, 2 , „f ...A c. ). c r I ds fif 44 pa LN ad . t.d 4. 491 1, .. 'a . 44 6 b 1 ... , in b 'Rn (3D -, 4, th c? e di ,,4 te „„., p . p a% a ds ,,..1? pp p ti p al et ciM C dl 5 ka del .ta A% 4.1 '''. ..:4 '....1 .., , ( 47) t > .r. C:3 d e cr 5 o. e as. e t d p ,,,,,. P e e d d d e .4 IQ 1.4 'to 4‘k ti) i.45 1 4, 4. :41. 'at l i.t i.ti 14,.. . , 0 e e:p. c'12 . e . ,,,,, pm 4 ipm m FP F1 pa FP F-1 t :..- i., i,.., )...., I.. i.z IA LA 4.4 (4 ti; tA < q. t, 4! IQ i1/45 p e ,,,i e , 0 ., cp d c? i„). ci e gi di 83 6111 ... d d i d1i I f di ii '..., ...I. 1...) Ni 4.3 ki ) i..$ i..) f ts) rsi il i'.4 1 11 d O 0 OP • di e e le c? pea ' --Tr-w . .)0Ssii V SIAVC fant Tte 7,16 xva w://oo -11-03 08:1 1A war bear' e 1 ect a C 6 291 691 P.01 3944 Hoffman Road White Bear Lake, MN 5 • i 10 e- -mail: 12art)sih'skvpoint,cam" For your information: Please see diagram below: ******************** * * * * *= * * * * * * * * * * * * * * ** * * * * * * * ** LETTER OF TESMITTAL ******************** * * * * *: * * * * * * * * * * * * * * *** * * * * * * ** TO: Bill Rambo DATE: September 11, 2003 FROM: Rick Sues3 RE: Derry Hecker's GMC & Cadillac Van Center- Oak Park Heights 24 "x24 "x6" White Shield for each of twenty -four fixtures to stop horizontal light spillq le and direct light downward Mount to steel soffit so we can still change lamps E BEAFt ELECTRIC, IN y• Telephone: 651 - 429 -09 18 Fax: 651-429-1( ?1 .r � a.. .v.c EXHIBIT 6 Scott Richards From: <kdwid i n a@com cast. net> To: "Jim Butler" <jbutler cityofoakparkheights .coma; "Julie Hultman" <jhultman a@cityofoakparkheights.com >; "Eric Johnson" <eajohnson a@cityofoakparkheights.com >; "Jay Johnson" <jjohnson a@cityofoakparkheights.com >; "Scott Richards" <srichards a©nacplanning.com> Sent: Tuesday, September 30, 2003 10:37 AM Subject: Denny Hecker's Conversion Van Center - Landscaping OPH Staff I have reviewed the plans for the Denny Hecker's Conversion Van Center at Osgood Ave. and Hwy. 36 frontage road. The plans are to retain the existing landscaping and no additional landscaping is proposed. I would recommend that some additional greenspace be created on site and that a landscape plan be submitted with other project materials for approval. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 7 Page 1oa1 9/30/2003 J n AYi r13 LC.195 10 V.11O5aNNIIN 'S1114O1314 1 Vd NVO 0 i331 i5 H109 HX ON COlii'l U DVcle 1 DVIJIMOd / Dvwin .° MODEM AMMO : O j A I11DV 3AIiOWO,11f1V M3N 111111111111111111 -1 HiZION 3f1N3AV OOOGJSO 44S qpnod v>iv} § ! 1 g ... .... 0 % Q 2 X 8 5 5 F) O W CO g � ? 1a. 426 .SS'Lti (l 1s uB1wnirsi) .aON 1nN nV t m 800L/LL/L V11 .0'115 F..1.11,501c J n * n� 40g -I sg � u 4RWIN 4 i to b'.LO5 Nt t 'S!FK31ZHH )41 Vd )WO MILLS H109 HLUON COLPL 1 n� DVD[1I�[�Od 1 DVII rl' D MJ 11 M i! ODI e'J i IN R D MINK ° YE0d All1DDV: 2nuoviO1nY hum z 0 1 z A 0 a,./to' vxO s =o'i r stro��w�a� No �a �oa� a�. =ri ccactcp�Fw��