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2007-07-11 WC Recorded Dev. Agreement Document #1178707
1178707 62468 Additional Certificate #:'s 62469 62473 Receipt #: 41809 DAG $126.00 DEVELOPMENT AGREEMENT 11 11 111 7178707 III�I1 Certified Filed and/or recorded on: 7/11/2007 1:55 PM 1178707 Certificate #: 62466 62467 Office of the Registrar of Titles Return to: Property Records & Taxpayer Services ECKBERG LAMMERS BRIGGS WOLFF & VIERL Washington County, MN 1809 NORTHWESTERN AVENUE SUITE 110 Kevin J Corbid, County Recorder STILLWATER MN 55082 $1 26.00 11 11 11 STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) NOTICE OF CERTIFICATION I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Planned Unit Development Permit For CSM — Lowe's Home Improvement Store @ Oak Park Commons (NAC File No 798.02 - 05.09) with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 13th day of September, 2006. ricJo son City . strator Owner: CSM Equities L.L.0 Address: 500 Washington Ave. So. Minneapolis, MN 55415 CITY OF OAK PARK HEIGHTS PLANNED UNIT DEVELOPMENT FOR CSM —LOWE'S OAK PARK COMMONS Planner's File No.: 798.02-05.09 Date Issued: July 24, 2006 Council approved November 22, 2005 Legal Description: (Washington County Geo. Codes: to be assigned) 1 1 • ri -( Lot 2, Block 1 AND Lots 1, 3, 4, 5 and 6, Block 1, OAK PARK COMMONS SITE ADDRESS: 5888 Nova Scotia Ave North (Cowes) ; 5951 (Building A) and 5901 (Building B) Norwich Ave North Present Zoning District: PUD /B -4, Limited Business District Permitted uses set forth in Ordinance 401 Section 401.301.B. I. PLANNED UNIT DEVELOPMENT PERMIT FOR: Applicants have applied for a planned unit development to allow commercial multiple buildings within the development with shared access and parking; All uses shall be subject to the following conditions and/or restrictions imposed by the City Council of the City of Oak Park Heights which are as follows: 1. A preliminary /final plat is subject to review and approval of the City Engineer and City Attorney. 2. The applicant provide a copy of the purchase agreement to establish property values for those areas subject to park dedication. Park dedication shall be paid at time of final plat. 3. A public hearing shall be held for vacation of existing right -of -way and 1 utility easements. The development agreement shall specify the amount and terns for reimbursement to the City for the vacated right-of-way. A property appraisal shall be submitted to establish fair market value of the properties that must be conveyed to the applicants. All reimbursement shall be paid to the City at the time of final plat. 4. The street design of Nova Scotia Ave. N., (formerly Novak Avenue) shall be subject to review and approval of the City Engineer, 5. The City Engineer shall comment on the traffic analysis provided by the applicant. The traffic circulation plan and required improvements shall be subject to review and approval of the City Engineer, 6, The City Council approves the following private and public trail and sidewalks for the area. Specific sidewalks /trails to be added include a. The sidewalk on the west side of Nova Scotia Ave. N., (formerly Novak Avenue) extending from 58 Street to 60 Street. b. A trail along 60 Street North connecting Norwich Avenue and Nova Scotia Ave. N., (formerly Novak Avenue) shall be required. c. A sidewalk connection between Lowe's and Wal Mart to connect the VSSA property to the south and the CSM development to the north. 7. The City Council, .finds the proposed building layout and setbacks to be adequate and approves the general site plan as proposed. only Buildings A and B of the CSI development are approved as part of this general plan of development approval. 8. Revised landscape plans and fence details shall be provided for City Council review and approval related to the screening for the south and east property lines of the Lowe's store. 9. The landscape plans shall be revised according to review and approval of the City Arborist. Revised plans shall be submitted prior to City Council review. Tree replacement payments, as calculated by the City Arborist ire the amount of $40,200.00, which shall be paid at the time of execution of this Development Agreement. 10. The grading, drainage and utility plans are subject to the review and approval of the Public Works Director, City Engineer, and the Brown's Creek Watershed District and the Middle St. Croix Watershed District. 11. The City accepts the parking ratio of one space per 237 square feet of floor area for the Lowe's store, resulting in the construction of 529 parking stalls. 12. The trash enclosures shall be relocated . or incorporated within Buildings A and B of the CSM development. The applicant shall provide designs and building materials for the enclosures. 13. All parking lot and building lighting for the development shall be compliant with the Zoning Ordinance lighting requirements. 14. Deliveries for the CSM development businesses shall be staged at off -peak hours so as not to create traffic flow issues. 15. The City Council approves the proposed building design and materials for the Lowe's store and CSM development on plans dated 10/12/05. 16. The freestanding m.onurnent sign shall not exceed 20 feet in height or include more than 100 square feet of signage area. All signage shall feature light colored text and logos with a dark background. 17. Outdoor storage and sales areas for the Lowe's store shall comply with the plans dated 10/12/05 and approved as part of this application. 18. The project developers shall continue to work with Wal Mart on establishing a cross connection at the front of the Wal Mart and Lowe's buildings. 19. The applicants shall remove the outdoor advertising sign (billboard) adjacent to 60 Street North not more than 90 days after issuance of the first building permit for the project. 20. The applicant shall be required to enter into a development agreement with the City subject to review and approval of the City Attorney and City Council. All cross easements and other easement documents required for this development shall be subject to review and approval of the City Attorney. All terms of the development improvements and payment to the City for right-of-way and park dedication shall be specified in the agreement. 21. The applicant shall bear the costs associated with the construction of Nova Scotia Ave. N., (formerly Novak Avenue N). 22. The applicant shall secure any and al.l necessary plat approvals and access /right -of-way peramits from the Minnesota Department of II. Reference Attachments: 1. December 1, 2005 Letter from Bonestroo, Rosene, Anderlik and Associates. 2. April 12, 2006, Letter from Bonestroo, Rosene, Anderlik and Associates. 3. November 4, 2005 Letter from Northwest Associated Consultants Date: By Date: 6 1" - ' Date: Transportation, the Brown's Creek Watershed District, and/or the Middle St. Croix Valley Water Management Organization, as may be required. IN WITNESS HEREOF, the parties have set forth their hands and seals CSM Equities L.L.0 By Print Name: David Beaudet David Catland Manager Date: e 0?y 04 By Its Its ric Johnson City Administrator Print Name: 4 Curtis E. Peter Manager MEE Bonestroo Rosene Anderiil( & Associates Engineers & Architects December 1, 2005 Mr. Eric ,Johnson City Administrator City of Oak Park Heights 141.68 Oak Park Blvd., P.O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: CSM Development Phase 1-- Oak Park Commons General Plan Review BRA File No. 55 -05 --000 Dear Eric: 2335 West Highway 36 0 St. Paul, MN 55113 Office: 651-636-4600 a Fax: 651 - 636 wwwbonestro❑ corn We have reviewed the general plans for the proposed Oak Park Commons development GSM- -Phase and the Preliminary Plat, as submitted by Alliant Engineering, Inc. Following are our comments and/or recommendations_ Sheet C--2 1.. The Pylon sign is located adjacent to the City's sanitary and water utilities. Verify location of these utilities prior to placement of the sign. Any repairs required to these utilities as a result of damage done during the sign installation will be the responsibility of the developer (See Comment 9 below). ?_ Verify that a garbage truck will be able to access the trash enclosure area for Building B. 3_ The trash enclosure for Building A. is located on the south side of the building at Norwich Avenue. At this location the garbage truck . would block traffic on the private road and possibly back up traffic on Norwich Avenue. It is recommended that the trash enclosure be relocated to another location. 4 The p rivate east/west roads through the development are 24' wide face of curb to face of curb. It is recommended the roads are widened to provide 24' of bituminous P avement (ie 26' face - face with the ,b6.12 curb and gutter), St. Paul. S•t. Cloud.. Rochester, MN Milwaukee. WI " Chicago. IL Affirmative Act1on /Equ f ,Oppo- tunity trnpfaycr and Empfcyee Owned 5 The current plans show parking stalls perpendicular to the center private road through the development (for future phases) . With cars backing into traffic an unsafe situation develops, therefore it is strongly recommend that these parking stalls be removed or reconfigured.. ,. It is recommended that the drive aisles in the southwest comer of this phase of the development line up with the drive aisles for the Lowe's store, 7. See the attached sheet for recommendations on additional sidewalk locations. 8, Note 17 states that all retaining walls shall be modular block. Detailed design drawings and calculations for any retaining walls over 3.0 feet tall shall be submitted to the City for review and approval prior to construction. 9, Items such as parking lots, signs (pylon) and trees are located within the existing drainage e and utility easement parallel to 60 Street N. A paragraph g should be included in the Developer's Agreement stating that the Developer will be responsible for all costs necessary to repair or replace private improvements, should the City ever need to repair, replace and maintain public utilities located within the easement. Sheet C -3 The grading plan should include drainage arrows, locations of EOF, slopes, spot elevations and any areas the gutter will be tipped out for drainage. Note 17 on sheet C -2 states that all retaining walls shall be modular block. Locations of any walls should be shown on the grading plan with both top of wall and bottom . of wall elevations. Sheet C -4 1, Provide a drainage area neap and storm sewer sizing calculations for City Review. Provide result of the computer modeling for storm water runoff and ponding for the 1..5, 10 and 100 year stone events. Include Applebee's pond in this model 3. Provide the City with a copies of BCWD permit approval and any conditions. 4. Update note 1 to include the City's name. 5. In note 12 change the depth of the water main from 7,0 feet buried to 7.5 feet. gR There are several notes that pertain to a copper water service including . curb stops and corporations. The drawings show a 6" DIP service to the buildings.. � Identify areas where copper water services will be installed; otherwise these notes can be removed from the plans.. 7 The existing section of Norwich Avenue is 12" aggregate backfi Il, 8" Class 5, 2 " bituminous base, 1 %z " bituminous wear. This section should be used for the replacement at all the utility connections 8. The storm sewer outlet pipe from the pond is close to a water main tee, gate valve and hydrant. Verify there will not be a conflict with these utilities.. Sheet C-5 1 _ Detail 7- Include truncated domes with the pedestrian ramp_ 2. Detail 14-- Proposed fire hydrant shall 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. Preliminary Plat Submittal Comments 1. Verify that the Lot Numbers in the plan view match with the Lot Schedule. (For example lot 5 and lot 6 appear to be almost the same size, however the schedule shows that lot 6 is 2 % times larger that lot 5.) ? Additional right -of -way is required for the curb returns on Novak Avenue North and O Street North. 3_ The 60 Street improvements should be incorporated into this plan set. Prior to any construction on this street the City will require a copy of the MNDOT approval letter. 4. Southbound right turn lanes on Novak Avenue should be considered at all access roads, 5_ As discussed previously at site plan review meetings with the owner and his engineer, the horizontal curves on Novak Avenue North do not meet design criteria for a 30 mph road.. Longer radii are necessary which will result in revisions to the proposed roadway alignment and right-of-way, 6. Verify sight distance at the Lowe's North access (just north of the store) with soundbound traffic on Novak Avenue North. 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, ROSENE, A DERLIK & ASSOCIATES, INC. /7 afazYi Karen S. Erickson, P.E. cc: Torn Ozzello, Public Works Director Jinn Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arborist Scott Tubman, CSM Corporation Clark Wickland, Alliant Engineering, Inc, DMP, BMK, File --- Bonestroo & Associates K:155155privatelLoWCS cs i\csi phisc 1 11-29-05 Bloc UA G c 9 s • • LI I - 60.1 --- 60 GE ENT .1 R2 Q r ••• • , .• . . •• ,,,, cottSTRUCTION U1IT3 PI pRoPoM PREPPERTY ,, UNE OW.) 40 BUILDING SETBACK-- UTILITY EASEQEM EXISTING DRAINAGE--\ I MN \.. .. -- 1 r •••• EoGe4 ""--"' — • titTukm-tous . 0 0 SITE PLAN M 110t-IAL 1,1 O MRQWS(flP) !ANT F)X1U Tren mx;E1111 w/ ADA PING - 00 I 3 5 ff 22' Rb 0 C PARRING Vg MILS PT, (TYP.1 cc PEOEsTRIAN R,WP /-136th cu 2.4 GUTTER CO SIDEWAEX r 0- DICLOSUI LIGHT FIX . rf1= 1- 7) • E sucromxrE prfl Mir so _ mu% t -- 63j StYALX M - ( - n - P - 1 L .4) AR1:0-1G-563BAGK- T 1.H 36 *ON 'FLAT 62 • • • - S30.CE 450.00 •' .. , . oF 7 • 1 5 PROPOSED v7 DRAINAGE & LITILiT? r' EAsaiDtt (rrp ) ukOrs • 1„/ . .• 1 LOT LINES ' (TYP ) L 1] — sum:VE(1 Br9S ; • L - / °Mit tt 60TH STREET N. (PUBLIC) 181,60 - .•■•• ....,••••• . . . .......... ••••• .••••• ... '... ... ... ••••• 1 -ED GE Or. • : -..- il t7t Or 4 . : -•; -• 1 ..... .....,.... BITP S ,.,,_ ___ . ,',,. ,,...:._. , , ... • ,, ; .-:•.1 ..2:: - . BITULIINOU! \-- .00f1511iUdlION • '.. J.. ; .- : ' ! i .. ...1 . -, . \ 11003 DIRECTIONAL ? ., • ' , .71 . "-TRAFFIC „, ,..:1A,,-‘ : i , ARROWS (T • YP.) C-U ....• .. , C ''. ..--„.. ., ”- - -- ' - • • ,,, --- ;--DoxiiiA6E -. 6 , ,•56. - iaii - • - - -- - - • . ' • • PROPOSED / 1 DRAINAGE & UTILITY / EASEIdDIT r915 — : • • 40 BUILDING SETI3A i • 1 DETENTION PO40 . . . . . • - — 'kJ C) . I T...3 • • • - • • . ".••••••••••.4 — POND NV& 938 0 — T . " .. .. • • • • . . ....... - --- - - ..... .. - ... 191,31 •.__ PROPOSED R.o.w. (TYP.) 6`, L: EA,SEllp •••■•■•••• I.•••••••4 • .... 1 ?t " - • 0 ' . . . st _ 0 0. , I:. • • \. ...... . _ • k • ...... 0 tx? Bonestroo Rosene Anderlik& Associates. Engineers & Architects April 12, 2006 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: Lowes General Plan Revi ew BRA File No. 55-05-000 Dear Eric: General Comments. D ray i . nrl . er 2 2335 West Highway 36 ° St. Paul. MN 55113 Office: 65.1 - 636 -4600 A Fax: 651 -636 -1311 www bones trod. CDm We have reviewed the general plans for the Lowe's Store in the proposed Oak Park Commons development, as submitted by Ozark Engineering, Inc Following are our comments and /or recommendations. 1, On February 26, 2006 we had a meeting with Alliant Engineering and CSM to discuss the grading responsibilities and installation of erosion control on the entire site. Lowe's nor Ozark Engineering were present at this meeting. It was presented to us that Lowe's would be grading their site, Novak Avenue North, Norwich Avenue North and the pond. In addition, they would be installing erosion control measures for these areas_ At a later date, CSM will be submitting plans for grading the area north of the Lowe's development_ .. Lowe's will be constructing the storm sewer from the pond to the Applebee's pond, 1 WaI -Mart will be constructing an 8' wide bituminous pathway at their west property line adjacent to Lowes. (See attachment for pathway location.) This pathway is adjacent to a sidewalk along the west side of the Lowe's parking lot, With this pathway it is not necessary to construct the sidewalk, however, Lowe's needs to continue the pathway north from Wal- Mart's property line to the internal connector street, as shown on the attachment. 5t Paul. St. Cloud. Rochester. MN Milwaukee. WI Chicago. IL Affirmative Act1on /Equal Opportunity Ernproy.er aril • mplpyee Owned r1 Drawing! Number 5 1.. Bituminous removal will be required for the installation of the 24" storm sewer under Norwich Avenue Northn The e existin flared end section (FES) in the Applebee's pond should be shown as a removal item. Drawing Number 6 1, The City will assume ownership of the storm sewer from the pond to the Applebee's pond and therefore, the pipe shall be RCP. All private storm sewer can be I -11)PE. 2. A trash guard shall be placed on all flared end sections. 3 Rip rap ra shall be placed at the flared end section in the Applebee's pond. 4. The Outlet Control Structure for the pond has changed- Verify with Alliant Engineering the design of the structure and the elevation/location of the flared g g FES is extended beyond the 939n00 elevation, end section, It appears the FES is extend o y Drawing Number S l . Submit revised storm sewer rational sheet with a corresponding drainage area map.. nrawirr s C-1 per As er recommendations from the Brown's Creek Watershed District, the pond has been designed with an extensive system of draintile for infiltration of storm water into the ground, If in the future this draintile/infiltration system ceases to function as designed, the 100- -year HWL elevation of the pond will be higher than the catch basin rim elevations in Novak Avenue North (Nova Scotia Avenue North. Under this scenario storm water may exit the storm strictures in Nova and flow overland into the proposed storm sewer system in 60 Scotia Avenue an P Street North Drawin s from FFE Verif y with Folz, Freeman & Erickson, Inc, that you have received the most current information on the grading and erosion control measures for the stockpiles on the Oakgreen Village development_ Plat L The plat does not show the additional roadway right of way needed on the east side on Nova Scotia Avenue North at the 60 Street North intersection.: any lease contact me at (651) If you have �an. questions or - require r��re �dditinnai information, � 604 -4788 or Dennis Pastier at (651) 604-4815, Sincerely, BONESTROO, ROSENE, ANDERLJK & ASSOCIATES, INC.. Karen S. Erickson, P.E. cc: Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vier City Attorney Kathy Widin, City Arborist Scott McGee- Ozark Engineering Clark Wicklund, Allia.nt Engineering DMP, BMK, File ----- Bonestroo & Associates K :155155privatelLoWCs csrn\csmplhase 1 4- 7- O6.doc thrld DY1-4rYVO CV 11101 'Dili 31)01S 1151/4'h •lYbk .d , e2 .110 --19(3ifi 301.5 tlOiSt4VdX3 111V11-1VM ntr•,•,..1 • P UP • ur VHJ 44.•• t) :I 1 : 1 '4 i 14 i il. ii 'I, i ! iiii/ 11 i i r, * N T :11, 'IP 1 ! 1 il 1 1 I i g i ; i ? c ar7ii; gi !i Atl 1 r 1, t li , r .)! 4i. ; :11 i 3 'Si i i 4 1 i 9 71 li 1 1 ii tg i 1 1 iiiii 4 C' I' MI i j'-'i il li : I II' i l' i 1 i ' ti i! ' I , ! ? i i'd! ;, i 1 3 q) lit i O li! i rIT i i=i If i r il 1 lqi 11 1 ii i ' T . I eil 1 . i tiL ,I 'il gt 1 i i ! I 11 i " i i 4.1 1, T 1 IP 1 i P , ! rd ; 1 !11 k !ii 4 ' ii 1 I q ! 1 ! ; P W 1 1 1 1 1 .! 0,1 ! 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T 1 ! , ' l'1; a '"4 1. 1 ' 1 6 I i i l 11 1 ii ;i ii ti r 1/r;0 111 ri ----Ili HON N3A V I 1 '- It. :I, I lit 1 Vi i.1143ii Pyhy ti; 1 ilif 1 „ 11;416 it : }; i I 1 i,P I ' 0 4111 1 ,ii,' h ; ., ill ciI 1!;' V i. iiiIii ri 11 i 01 1 5 l i ii ,4e4 Iii )i 1,1 Pi I! 1111 fil l li i til " 14 'qiii'l,; latl i! *.i 1 :il Fi rt. a pi 1 1 I ! / Pi ill il 1 1 Pi 1 1qi r?/ q; P I .$ 1 pi illi NI iii gl Vii:Ip; ‘14 gi i il il i It iti ' 1 itq 0 If. : 1, ro IN 1 U. , ii t j ‘i W '0 P.ill'i i i l P t l i 1 4 1 ii il igi I 'il Vi I N I'l ;!. bi l li% n II 1 1 111 I; Ill rn:114 iii lit pf 1 41 r '" 4 l iit 4 Ili ir al i iiii il VI 1 ,i 1 9ii M ill li /111 i fl V711g4. ! ii! a ). I, 0: J-0- E'Itele 6A I PLANNING REPORT TO: FROM: DATE: RE: FILE NO: 798.02 — 05.09 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. • .;'. '-'• • 4800 Olson Memorial Highway., Suite -202, Goicen • 41..6V:; Tel 763 Fapsimile: Eric Johnson Scott Richards November 4, 2005 • • Oak Park Heights — Village at Qak General Plan of Development 'Review — Low.e's.and Phase 1 CSM Development ENCLOSURE =• - CSM Equities LLC has•Made applicbtiofibRUD g6heral•pfa Strbet and easement vacation, preliminary/final plat, and conditionattie OrMits•for buiIding hetght:pafkin9 and sign•ge, and variance for signs to allow. the- develoOmentof litbijertybiltf1rof:60 Street North and east of Wal Mart. The subject sit is 22.36L:a'cres.aitid,c be developed adjacent to the 'proposed Novak that Will•ic.onnd 6PStreet with 58 Street. The development i8 prbpa What -Was. Business District that was rezoned B-4, LiniitdcfBUgio City akindil on July 26, 2005. The concept plan for the Lowe's and CSM•Development was approved by the City Council at their September 27, 2005 .meeting. The proposed development includes a Lowe's Home Improvement Center as the main stand alone tenant. Tile area to.th frObt(ficiffh). propo8edvitITCa'retail deyplopment:by CSM that wil,1 include a bank with drive through, a restaurant pad and three biiildiiid's''*ifffrii,iftii51'0 The general pid:n the CSM development incibildfifirthb tWb :filiAi4ehaht=buildingt-labeled. Building A and B. This is considered as Phase 1, the other freestanding pads and the third multi-tenant building would be reVreWddih,ditriotote-odsd-.-':; . • Novak Avenue would provide a separation for the pl•nned development to the east. One hundred feet of right.4of.4ww6buid '0.c.f0Vide• Odecitiat6,.b:outdvard and landscaping aF66: • '16 6 , potential resjdential development. A townhome development retO'n'thitrld by the Planning Commission but has not been by the City Council. Attached Exhibit 1. Exhibit : Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 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 : Exhibit 24: Exhibit 2 : Exhibit 26: Exhibit 27: Exhibit 28=: Exhibit 29: or reference: Existing Conditions Preliminary Prat Comprehensive Site Plan p Comprehensive Grading and Erosion Control Plan ..� Comprehensive Utility Plan Com p re.bensive Stormwater Management Plan ..; Compreensive Landscape Plan Tree Preservation Plan Novak Avenue North Plan and Profile Loge's Site Plan Loge's Demolition Plan Loge's Erosion Control Plans Loge's Grading and Drainage Plan Loge's Utility Plan Lowe ':s =.Landscape Plan Loge's Lighting Plan Loge's Pole and Building Fixtures Loge's Building Elevations Loge's Material Percentage Study ,ti Loge's Monument Signape CSM Existing Conditions Survey CSM Phase 1 Site Plan CSM Phase I 'Grading and Erosion' Control Plan CSM : Ph.asa1 Utility Plan CSM Phase I = Landscape Pi = an. CSM: Phase 1-Lighting: Plan CSM Phase 1 Building Elevations CSM Phase 1':.:Project N,arrativ.e. City Arborist's- .Memorandum ISSUES ANALYSIS Adjacent Uses,. North of Site: Present_ :Use: .: South of Site: Present Zoning: Present Use: Uses t to the .subject site are listed below :. ,. .B -4, L.ir ,ited: w usine:ss D- istrict West. of :Site: :. • Pre:s Zoning' . , _.... , Ge ` n�er sir- :us.in.ess Di �ent Use . -AS le , .Pres r.. . .Pp. ,. East of Site: Present Zoning. B-4, Limited Business District Present Use: Undeveloped Area and Xcel Substation 2 Stillwater Business Zoning north. of . Hi.ghWay 36 V) - th �treOL o h .and. H ighwy. rt 3 ._ B�4 .Limited. Bu.s.i,ne:ss. District. Undeveloped Area Pro os•ed Prdect: The : proposed development - :iOuld• feature . -a • Lpwe's Nome Improvement . Center as the primary stand alone tenant. The :store would be placed south of the Xce! power like: easement. A retail bank. with drive through, a restaurant pad, and separate -buildin s with small retail and restaurant tenants are planned to the north of the power easement near 60 atreetlHighway .36 frontage; the - retail ad=s; th'e�:: cu rrent moral :l=ari review is only: for=Buiidiri-gs A 'and B that are of h e p g p adjacent to Norwich Avenue. The access for this development to Novak Avenue and the stormWater pond would also be co'r stru•cted at this time •Co•m rehensive Plan. The city Counc il_.amended the Corefitirehe•nsive'•Plan Land Use Map as' its July 26, - ''2'005 'thoeting fo eliminate the 'Central Business District land use designation and replaced it with.'cainrnbercial land `use. The''subject= property as totally contained Within the former Central Business District. The proposed development. is consistent with the new commercial land: use designation of th:i -s pro perty. fan gin , The • Ck City Council at : its' Jul ` • 24,-200p meeting: rezoned all `of the -area: specified as •Ce•ntral Business District . ta B3-4, Lirrmited Business • District: The proposed 3 deve!•o tnent is consistent - rith n i . 8 . = strict z •of property..'A . p•la.n•ned • onif . . - a . evero.nie'nt • - retpe'sred OHO* :.s , and .pa•rki ng= • of ' th•e= - :coordinated • The development .would > e accessed from Novak Avenue North which would be constructed between 8 ,th and 6G Streets at the time of project - development: - Access provided also be provided from Norwich North to the west; - The placement of • Novak Avenue North is cori with the concept plan . for oakgr.een village,._ the proposed townhome development directly to the east. The Planning commission, at p their June 9, 2005 meeting, recommended- - 'approval of the - concept plan for the 79 unit town=home develo} ;]:+'•+�finent. The concept plan has been forwarded to the City Council for review but not placed oh a meeting agenda as per the applicants • re=quest. There is also potential for development of that area as commercial retail use. The southerly portion of the. development site (82 feet) has b taken from . the Yp property erty platted as Boutwell's Landing Outlot A. VSSA has agreed to allow a portion of this property to be incorporated into the development plans for Love's. VSSA rep resentatives have indicat•eCth they will continue to pursue a office and residential development for their property north of 58 Street. A concept plan was approved for development by VSSA in • this area but that approva! has expired: pp p development plan. 3 Subdivision. A preliminary /fnal plat i ras :submitted as part Of this application.. The plat would dedicate ri ht- of -wa `fo - r_. Nov Avenue :North and create the separate development parcels. With previous platting, the City had :required =right -of --way and easements for 58 and 59 Streets, The right -of -way that has been dedicated will need to be purchased by the developer for fair market value while the easements can be vacated and turned back to adjacent landowners. The city .council will hold the public hearing on the easement vacations. The Planning Commission should provide a recommendation on the vacation as part of the preliminary/ final plat review. • deterrnlned a n a .a l an d the term s value= for- tho :r-.hf t- oway :v�rifl b.e by p rriarket�. - - . ; .. ,. _ � be . Park �ded�oat�o will_ need to would : be addressed in the development agreement. o o:u�nds descript'io.n: Th- at would se areas that currently in a metes and b. paid for tho .. � � • � 1 -af thy. .lat. The �i ire a City wi[�. requ be .a portion of the area .identified ass ;:Lot 1., Block -p. r y: .p - � m� by the • r - the ro ert:~. : as deter ned� � dedication of `i 0 ercent ,of the f ai markret -va.lue of ..p p Y r d p � will tablished in th e dedication amount will be es .0 purchase agreement. The park . ng. aid in =fu:ll ,at- the� of final :plat ing and recording. development contract and p . . . . ' . . . ,: .. � be Norwich Avenue Nar�h. and Street Access. Access -for the .development woul d Novak Avenue North. The plans indicate the construction of Novak Avenue North h 58 et. Based s ed u .o concept plan n a.p.p:rov.a is , the Novak between ���. Street a nd �8 Str -.e p _ widened to Too feet from -th.uth'line of t�io Avenue ,North right- of-way has been. wid e so h �h will t. The � �0 feet of rig ht�of�way vtir�ll ower :line easement south fo..58 Stree Th r . power ent to the. east. to separation and screening:for:poten:tial residential d.evelopm adequate -p . • . with WL � M.art to al:Io�v a..cro�s cnne��on at The project develo :per,continue -to. work buildings i n : s :to � rovide conven lent joint access... If a positive response is the front of the g_. p ... received from - wal Mart, =. . the site � .p. ca:n easily be amended to allow the joint access. - r traffic study fe>~the � development as part of Traffic Analysis. The applicant provided a tra y the concept plan. review. The City En ine.er will provide a review of the traffic study in a City g separate report. ,.. sidewalk, �an the wesf sid�o of Novak Trails /SidevWalks. The site plan indicates a si 58 th d Street to the northerly access rdv.e. within the Avenue North extend�ng from 60th . ��. dogs not extend to .60th Street, ; but w i be required as part of the project approvals. development. The sidewalk d e ... .f - ��n A trail should be shown along 00 Street North connecting e and Nowich: A�renu.e: North. T.he. Park and..Planing Commsions Nova k Ave nu r .� _ . - � bui .a'i. co:ections bret�reen.ldings and should also comment on need fo:r. better nn trail other e xi g I?stin and otenti su al surrounding development. .. . . as art of the utlt easement was established p Setbacks. . A 8�. faet� drainage .and . y �.- . line of the development. buildings and mint. The Haase Addition plat on the north property lin p . this Me B�4 D�str�ct r:.equ�res 40 been setback south of thiss easement area. park�ng have . } . . , . ... - The yard,. and 20 :foot re . :yard setb;acks. front and setbacks, 10 foot side :y .� foot <f yard 60th co � :I�ance with the. ordinance . . et are.= setback 40 feet , rnp _ bu��id�ngs. 'along 6D Stre ....... are .setback , ' .s frm..l!�orwich and Obvak Novak uld also.: be required :for the a A 40 foot ,setback g � .... � � � �os.ed to be setb��c�s ..��o f�etl23 A Avenues North, Buildin s ' A and B on Norwich are proposed . ven g .... .:.. ovals the Citcoucil agred to feet re ectively. As part of the cocept plan appr Y . feet, p } through he Pif the rear elevations of.the building allow a var�at�o.n of the setback: g _. ' attractive ide. =to the::develppmpnt,..,_Ni.other : and the = iandscap�ng:.pro�r�d ed .an s ?� .... .... for the buildings . .and parking ase.,met.. .. .: 4 Fencing/Screpping. The rear of the Lowe's store adjoins property that is undeveloped and owned by VSSA Formerly approved con9b0 for the VSSA property have includpd multi-story mixed commercial and restdentrg buildtngs A 20 foot to 26.7 foot landscape area with a berm, fencing, and tree plantings is proposed for the south property line. The plan clb nbUindicate any detail's of the propoeci fence including it location, materials, or height. The setback area has been increased from the concept plan submittal and should give adequate area for the berm and laxiciscaljip9. The berm is at its highest point four feet above the surrounding grade. The C4y Arborist has made comments about the landscaping plan for Lowe's and has found it to be ihadequate, especially for the areas Where screening is necessary. The applicant5,shali provide fence details and an enhanced landscape plan in general and specifically amend it to provide, adequate 'landscaping on the south pi line. The Lowe's store will include heating, air conditioning, and mechanical equipment on the roof structure. The ppplicant has indicated that the roof surface and the back of the front parapet will be v:/hite. The mechanical equipment vvill also be painted white to match. A combination, pf the berm and adequate landscaping and feticing will adequately screen the project from future development to the south. Conditions will be placed upon the approvals to assure that the plans are updated to ' provide the screening as required. Landscape Plan. Landscape plans for the CSM project and for Lowe's have been provided by the apbticapt. The City Arborist has reviewed the plans and submitted comments in a revieas atthcfied. In the meiTio, the City ArborM had few comments on the CSM portion of the development but had significant issues itftthe Lowe's •tan. The landscape plan shalt 120 revised per the comments of the City Arborist. Additionally, the south property IrridjandScape screening should be revised and enhanced subject to review and approva of the City staff and City Arbort81. Grading, Drainage attd Utility Plans; GradittO, draina0 have been sial?mittpd. The Qity. Engineer comment on any lasues with the „plpns... sitgrmwater ppr0 has been provided within the d to adtlj All grading,, drainage and . utility plans shall be subject to reVi0Vv bp of the Engineer Parking. According to Section 401.15:F of the Zdning Ordinance, shoppinc6--tehters must provide pa §paces per each 1,000 square feet of grosflo,o,r area. As part of the approvals for the_oth:er Lowe's on Fithw'ay 5, the City accepted a parking ratio of one pace per 290 square feet of gross fibOr area The current propbsat includes a slightly5rria116r,b,0,11ding Of 136,410 square febt. With'tfre '10 percent reduction in gross square fodtg'6 for calculating parking stalls, the net buildipi'OLlare footage is 125,469 square feet. The j aplilicahte havb 'Orcilicised 'a .pbrkin0 rbti6'6 space per ?37 cluare feet qf flgor area. .Th9 parking proposed, as Part Of the concept plan is 529 stalls for the Lowe's *re. This is a increase from the 621 'stalls proposed for the larger store on Highway 5. , ..� UT) � r��ials for the project, ��rill be required to onal use -. erm -as aTt.of.h e: P pp A c�nd�t�_ p � } r • ore's portion .of the development. Based - upon re uir•ements:- for.th.e L p vary from parking g . ual the previous approvals in the other Lowe's Iodation and the information on a.ot . Lowe's : store. thJring ea k reta il days, staff wo u l d ark�ng:� �spaces needed :for a �..p recommend the parking ratio .as : proposed. 7� s u a re feet of ra s�s � �a �rea: The s in the development total 48,1. q g. The other• buildings .... - 260 parkin g spaces based upon the parking requirement uirement for these structures. is 260 shopping center requirement of six space's per each 1,000 square feet of floor area em P i � of 31 parking S acesforthis. portion of`the development. The plan .�.nd�cates a total p g p ` . stalls at n.in�e feet wide, 18 feet long', with 24 The concept� plan had pro.pose_ d parking - - . , F�. h. � requires parking stlls to •be • �o feet n l�ngth. A foot drive aisles. Sction 4a� . � 5 adequate with 20 foot parking stalls. The parking lots have been 22 foot drive aisle is adeq p redesigned to meet City standards. Some •. allowing • � for a .real r�rnent of the parking rot to Some of the drive aisles exceed 24 feet ' .. - � the parking revs . i • n fr ont i the middle of one of the of Love's include a five foot sidewalk in . • parking row that would line up with a sidewalk The sidewalk could be added on that park g the CSM portion of the development. The detention and in t along the •west,side of the pond estrian access from the front of the Lowe's store into the sidewalk wou�d . allow_ ped center of the : GSM development. is rovidepi at the rear of the Love's : store. The area Loading Areas. A loading dock is p .. t = • -� adequate uate• :acess is .revided easily :etit�er and ; has a turn around radius for trucks an a q c . p to e • e plan will need to be adjusted to adequately screen the exit the site. The landscap p �_� loading dock - area .. t can be made from tine forward 'and rear of Buildings A Deliveries for the CSM project . ::. � . w ._. the parking Tats for ,s:mal. delv truck§•. Semi- B. Adequate area exists within p e ry :. 7 .. and q _- • may cause issues with traffic fiovr`. Del`iVeries truck deliveries for potential restaurants m y u ld be staged i at off - epk hours so, as not to create traffic issues. she .... g .,. � C.rasth..gnclosures. The site plan indicates th : the trash enclosures for Buildings A �� .= hl . vi��il�le and promin Io�catia�r�:s 'of the eve ment are within. : hi :g y r• • . and B � :of •the c.s�. d p . Within ..: - � � � � - .. _ . .. Ise �reiocateo o•r bullt �r�th�n 'the• development -It is suggested that the enclosures .: p � all provide diagrams indicating buildings r sh p g b s so as not to be so prominent. The develope g :n<< • •nd rnateri.al.s of the trash . en_clos.ures,. • ;. :. .: .. • tt =• � -•�•.� • • �'• •and �Slv� .• � cis • ` :i have been submie for both th.e;.Low• proje Lighting, : - L�,g ht�ng plan h ., � ... . � . • ; ,. , ■ ; � ■ , l�s �o be h e�d� •Of 'a ari e• • foot •c�a ' r�iete r The o :n gin ordinanc requires light ng leve _ • .•� g • - .. � x - � . � - `�� �I e:s a s measured terl :in.e of. a . steet • at .0.4 foo can• �r- ead� :ng i a:s. measured from th.e cen . ... r o •: •. � • - � ; • • . ac � . ` • etr`ic ians for `both 'the :Lowe's at of an ad ent ro erty. Tie : photom p C�1t • a property ' � � n �-+ � � 5r , � � Std -n Rance with. that dard .and cSlUl• indicate cornp • •. .. - . �- d eve l•a n �i•l be a standar shoe box�rf ixfu • The Parkin let lightin .t hrsu:ghou t the p r. . g: - � �. � � :� s" � � protitidjh'g'belOW shi=eld The • with n.o lens the: . hey ht s ec�f�ed will need to be full cat off .. . . g p 6 the fixture will be 25 feet..Decorative .: fixtures -are proposed total height to the, top of th These fixtures can also be specified as full cut Off. The wall for the CSM development. be cut off shoe box style to 'match the parking lot fixtures. Al! fixture's for the . will b y i • need to comply with the Zoning Ordinance. ight fixtures will n � y Building Height. The specifies d he • B-4 District s ecifies a maximum building height of 35. feet. �� are limited to a 22 foot he The GSM buildings ar height limitation as part of the Wal Mart development. Buildi .: n�. B are 22� s-A and feet to the highest point on the structure: g - Most of the L owe's building is 29 feet =high. However, the peaks of two cornices are above this height. The Zoning Ordinan ce allows for cornices to rise three feet over the • :• •ever both cornices exceed this allowance. The main entrance cornice 3� feet, however, . rises to 51 feet, 7 inches and the other to 41 feet, 7 inches. section 40 1.15.c..4 allows these maximums to be exceeded by conditional use permit. Building Height Conditional Use Permit. The City Co_ur c•iI: and P lanning comrprss�on. shall consider possible • i '. • er • adverse effects of the conditional use Their judment shairbe based ° pon, but not limited to, the following factors: a. Relationship p to the s policies ecific policies and provisions of the municipal Comprehen Plan. b. The oonformit with; resent and future land uses in the area. c. The environmental issues and geographic area involved. d to or act•iall depreciate reciate the area in which it is proposed. d, Whether the use will ten y p e. The impact on character of the surrounding area. f. The demonstrated need for such use. gp ' • T rhffib g 6heration by the use in relation to capabilities of streets serving th property. h. The impact upon existing public services and facilities including parks, schools, p streets, and utilities, and the Citys- service capacity: • The proposed uses ': .conformity • with-all performance standards contained herein r. (Le., parking, loading, noise, etc.). e additional height of the cornices attempts to add visual interest by The request for the_ � . _ . � - - - .�� very e 'big b�ax• building: � oddifid variation and - articulation to the 9ade of a very' g g- The a l y ,. .,_ . ., � .� ... �, � overall mass of }, � is result in cornices that ale •scaled appropriately to t er the proposed hergh . I v � � � fructure. s= that a re� s et b a ck a The'8 -4` District allows for l'arge.:buiiding the main bu :ldtng s . e street. The L'o e s project is a use in' this district that is great d �s�a n from th p �: � e i n t of the co rn r c es• viii ll - h a ve� : n o impact by the Com rehe=nsive Plan. °The h g supported by p . . generation 'pr =the- provision o public Approval of services: on• �ur. rou nd frig � uses, traffic g the ce.ndrtional . use p ermit to allow the two cornices to exceed = the 'heig ht : is recomm ended. Architectural App - barance /Desr n Guidel �rr'es. The proposed deiveropmentIi s subject � Guidelines that apply to all new commercial development in the to the City's Design_ �l� Y . � �.;... scale : Lo cl ` we s bu Odin ls assic franchise architecture, sirnnlar in materia and City. The . - �.. r . ; .t ' t• throu hout . the count . There are no details or materials that to Lowe s stores b u r l g t ry _ _ • ... • i ,. ; • the Midwst reg' . { .. . tarn s t e site�in ok Prk Hei hts'or ion. Th& building con- re to h g 7 ' variation 'a:n in color and material to.. create visual interest fa .ode and roof art�eul.ation and .var�at} , � the The building colors are to other recent developments in area. and is si��lar � . . , � ' Less than 30 The of the' building is ` aril.. warm earth tones (salmon and beige). L p i primarily y ' the structure, Thirty-three percent are Grade 11 blue. No Grade 1 materials are in . 50 percent are Grade 111 materials (E.I.F.S. and materials (precast concrete .panels} and p metal): . is commonly found in shopping centers in The CSM. buildings feature architecture-that is y • region. The facades contain building materials Oak Park Heights and throughout the g . • ' block, and E.1. F.S. canvas awnings will hdded with a �comb�nat�on of brick, rock bl ., : The buildings have adequate parapet to each of the, door and window openings. articulation to feature entranand the .. e facades are adeq by architectural �c� s features such as columns,_ . ` required for Planning commission �review on A building materials sample board will be requ g g s QUM : m :s. The CSM buildings . e,et the standards of the esign the �Lo�e 's� and. bu�id�ng . Commission and cit cou sh.ou�d comment on the design Guidelines. The P a n n �n.g �e ern m s s s� Y deviation from the e Lowe's store and determine . if a devi and building materials of the L guidelines is appropriate. . 'tenant structures� in the B-4 District allow �� na e. The signage standards for multi � g percent of the building facade up to 100 feet. The �t �� square feet of signage or � 5 p two signs per tenant. Signs on the rear of the buildings CSM buildings w�11 be allowed g p permits are allowed by Zoning Ordinance. The signage will be evaluated with the sign perm for each individual tenant. r .. s The proposed .signs and . e , re wail; signs ns have been proposed for Lowe 's. p p T.h g requirements are as follows. Allowable Pro- posed : Number of Number of Sign Area • g Signs .Al :)owed Signs Proposed �n Area a .... 3 Wall Sig ns 300 square feet 543 square feet. s' 348.4 �qre ua proposed on the front facade. The Lo e s,, -sig n is All of the signs ire prop : ... � -.;.. tr; , s ., g . s .s uare� - feet;: and. the . indoo garden center s� n � feet; the garden center sign �S 81:56 q ,. : Y.... ' e is 'done by conditlara �� use Exceeding the l:lowabl.e area of - signag y 60.11 � , square feet. �l� xce n e g a .. ...: _ Allowing additional wable signs is . b. variance.: a permit. Increasing the numbed. of also . , g .:Y . - . have little v�suai :.im a cf due to. the minimum ' d. number of signs will h . p � � � ... sign area and m ... g ..z � 'ect :.l ..�valua��n. the req,uest, the percentage of area devoted to signage for this prof g . . • negative } i m act on su rro u n d i n� uses,, s , t�raff t c, or the proposed �s�gnage wil�lti. have �no p . . � .. r ,.: .. 1 n requiring u�r�n the variance, �s more �nformational . provision of public services. The third sign, q g . ..... . indicating lumber and or garden center. The signage will nature end �cat�ng the door for the lu m yard g # o • :th e :�carrect entrance into the ste, or actually assist the customer in , i ... . • that ermt and variance in al of the sin conditional use p Staff recommends approval g � � d. b • essentially fferin multi le services that : re often provide by .owe s� �s, essentrlEy .one .stor.e: 9. g� p � a � - . �� directional signs-for the ind _oorlumber- �yard .and .garden center are separate stores.. The, d�rect�on g � � - S e iences for customers to direct. them to two of the major services necessary conveniences � , z strict interpretation retation of the code:`: :would deprive Lowe 's offered this ane store. The str p the r cust � : omer c m bOmunication that would be avai.l:abl.e= to stores located in a multi-tenant commercial center. Development Agreement. ent. The .:a pplicant will be required to enter into a development City pending pp agreement with the Cit endin approval of the general plan. The agreement shall specify the term private p s of the rivate and public improvements that will be done as part of the development process. 'CONCLUSION /RECOMMENDATIONS ed project is consistent with the Comprehensive Pi-an and the B-4 Zoning The propos p � , :n rev . . ew, our th pp Based .u" on the � '�d����g :iur office recomrr�ends approval of the .��str�ct. p p reoe following: N 1 1 p PUS General Plan of Develo merit (LoW&s and Buildings A and B of the CSM Development) Street and Easement Vacation Preliminary/Final 'Plat Conditional Use Permit for Reduction in Parking Conditional Use Permit for Building Height Conditional Use 'Permit` Wall Signs Exceeding the Allowable Area tional Variance to /WOW Three Sidns With the following conditions.: ` .e ar / final [Apt . 8. to review and apprava1.ofthe City and �. A CO' . y p j ity Y Atto rh e . Y y The applicant provide a copy of th e purchase agreement to establish property �. py p . agr _ values for thlose` subject .. �to park.' ded.icatio�n.. Park . dedication shall be paid attime offinal 1plat. A. + public hearin . shall° be held for va�catton of exi right -of -w and utility .. P . ents. Th a reerrment shtall :spe•cify the- amount and terms for e a.s �/ rn p g .. F .. ,. to the City for the v acated r ight4of -way. A property=a.ppraisal shall reimbursement Y , submitted :to establish fa_ it market value of the properties. that must be be • ve ed - to the a lican=ts: All reimburse - thent 'shall• paid to the City ,.amt the con y pp time of final plat. • .desi n . of = NoV kjAveriuo' - shall be 'subject to review and a roval- of the 4. Th�e� street g � approval-of City Engineer. � � � g�ineer shall commnent oh the traffic •a.na:l�ysis provided by the b �. The City Eng .._ applicant. The -traff o: circulation �..annd required • improve-i .e sh•a.11 be subject apple p 1an to review and approval of the City 9 � should : comment- o:� .th e private and Park Commission • � The 1�1a� n�r�g�__�om m�ssion. � . ..:� p .. • � for .t e are:a. Specific .�sidewal�.s/fr.a�:ls to' be and ublic trail and sidewalk system for h a p. added include: . a. The sidewalk on the west .side of Novak Avenue North extend from 58 Street to 60 Street. • 60th connecting Norwich. Aldenue and l�io vak b. A trail along 60 Street North conne g Avenue shall be required. h the parking n .� lot � from the fro n:t� of ,1 Lowe's c. A sidewalk connection through � g store to the center of the GSM development shall be required. 7. . • - City, ci ....:finds the � prop osed building layout The Planning Commi ssion and City, .Coup 1. roves the general site plan as .proposed. and setbacks to be adequate and app � . • development merit are approved as part of this Only Buildings A and B of the GSM p y g p general . plan. of .development approval. • fence details shall be. provided for City Council Revised landscape plans and fenc the • the screening for the south property line of th review and approval related to h g Lowe's store. ' . cordin - to� . review .and approval of the 9. The landscape plans shall be revised ac g. ;. • shall be submitted prior to .City Counc�l review. Tree City Arborlst: Revised plans sha p . ted by the City Arborist, Shall be made at the replacement payments, as calcula y Y p time of final plat signing. plans are subject to the revi.e.w. and approval of �- �. The grading, : d ra tna :g e..and : utility p s .. � the public Works Director, City Engineer, and the Browns Creek. Watershed District. • e. space per 237 square feet pf.floor area . � �:. The city ac�epts� the parkin o � on p : p for th e Lowe's store, resulting ultin in the construction of 5.29 : parking stalls:.. The. trash enclosures shai be- rejocated or incorp gated within Buildings .�1 and B � ��• • �s and building The_ a.. l.h c.an t shat (.. provi d e designs of the- �S�M�. development. �h - p� or the enclosu:res.: materials- f • � for the deveio merit shall.be compliant with �3. All parking lot �hu�idtn ; g:.��ght�ng f p the Zoning Ordinance lighting requirements. • • . �bu sin:esses .shalt be staged . at ..aff-peak . Deliveries.:for :the CSM .development... ..,�. ho u r s so as not to create traffic flow issues.. - ` ' .and Cit. Cou noel shall: comet ent�:on the building design ��, :The; .1ann�r�g:= Comm�s.s�on. y ,.. . � - � . -. .... =t.he Lowe's store. a.nd CSMsdevelopnent. nd:, m�aterfa�ls= �:f o ... - � - 10 The freestanding monument sign shall not exceed 20 feet in height or include �i 6. g more than 100 square uare feet of signage area. Ali signage shall feature night colored text and logos with a dark background. 17. Outdoor storage and sales areas for the Lowe's store shall comply with the plans presented and approved as part of this application, 18. The jroect developers shall continue to work with Wal Mart on establishing a p p cross connection at the front of the Wal Mart and Lowe's buildings. 19. applicant re The a licant shall be required to enter into a development agreement with the q City subject p subject to review and approval of the City .Attorney and City Council. All cross easements and other easement documents required for this development shall be subject pp 'ect to review and approval of the City Attorney. All terms of the development improvements and payment to the City for right -of -way and park p p dedication shall be specified in the agreement. 2pp y necessary p 20. The applicant secure any and all necessarlat approvals and access /right -of- Y permits Department wa ermits from the Minnesota of Transportation, the Brown's . Creek Watershed District, and /or the Middle St. Croix Valley Water Management Organization, as may be required. 11 • . !I , . i i t! 3 Z ,,1 . . g pi 011+1 1 0 lel-. i g 1 I l ' i 1 1 1 i 1 3 l' .; I el - 1; Id 4,i. I • ,5 1 1 ' , IB , lil 1 4.0 .11 1 ,,..,! 3: 11 1 1 1 d!: 1 1 " I t i't1,111 li --• t 1 1 I. i ,1 . I Itt a -5, 1.. .::a t atRi 4 3i .., -,..-,•, 11,, j. • ; 1 ' Ali - 111 - . io- ll ,- -1 ri i i1 1 q • A I I 'TA; 1 1 ii i r,; in . 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SEQUENCE OF 'CONSTRUCTION: :PHASE 1 V tWOI E :1 1 3...t.Etta 1111111111 3N3Wcl ❑ �D N1fid M Il maul Inf71 W ClSo arnn��vr+M�rsaq��- ICadrif N.W 1W.1,...n- s,amo c.. -D 3[36 : IW40 • bTI }77CC7Yf' HW '5i.P178H }NW ?IYO 3r,. . .OH 9 5 PLEBS 11 SVHd NY]a 1Ol1NOJ NO1SO1 SIHOI3H }111Yd NVO Ea 7 5 ME ® 0 ow@ wigigililtillriMi IM Eii11111111111M1 011114114111011101 12111011110111 0111■11011111r MIAMI* l a fi rrim1 11111110111111111n w ®1 ®�®® k~ ® Lwl 111291:21® © ©EMINIWAMI®®CI a FOSIME ®AIIWA10!°10 !®WAIiFIFAEIRSEEIM®FBI 11111 Ell hh i ®e ®c> ®®IM®NH 00La] Mil ® MIA oe ®Ci�1 ©® ®®iii ISEC7 ®J®0 CIIMIE 111:1101WAIMIIIEWAIIINIFISCIESEICI tkInv.undilOcov.1. 11111 )1:111 I II y 1 a 1 i ! il I i i OW 11 il 011 h i to s !1Ng / qvil bv§hito 0, 1 x g i I 1111 '11.111111! 5,3fil 0 t 0 1 a33.0 19,040 1 '51HDIA1 NVO - 34,V1 - 1D' '15 14185 SIITIDDH 4=1 NV1d 30VNIVIIG ONY ONICIY11?, • BE 01 ON oiro Aw " '77 - gAtfi _ •41,..err _ _ _ eRimoorown.w CO i 1 , h 1 - . 1 1 - 111141 1 1 i II i il 1 ' 11. 1 - :xii . gi i l l hi Ill 1,11 1 1[1 I H will 1 - 1 111 11.1' .1 PI L L.,11,0,4 ... ., i ir .t. 1 ,,sti l pi i , I Flo p i 10111 I l [hi II 1. 1111 : 1 1 h H I II I h III ill HIP 1 li i.Ohig lit i ' IP ; !ill il ' r litili 1 111 Li! 1 I ill' hi 1 . 1 lb 1 1111.0 4 I iti in iq , 0 id 1 1 p i -111 . I. iftil I, i q1. 1' I, it i K 1 ill 1 1 pi III ;i 11 i ,1 0 i y, lh p , .,„, 1 , i p 01 g. itql-bil if il Jill l' 1 Ilia I I iii I Pr 4 i I: I PIO A 11 11 IP 'ill i' 1 'i 1 1111 le ill 1 1 11 1"11 1 1- IP ri 1 1 1 P r '1 III 11 1 r 11 ,. Ihi 1( d 1 1 I MI:JAI L A I, 11 ii 11 1.1 h .1 id HI iii, 1 Ii klid HI IL ,L EXHIBIT 13 112111•11111111111111111111 11111111111 imllui nt'M 9 Z - 111 r . tkInv.undilOcov.1. 11111 )1:111 I II y 1 a 1 i ! il I i i OW 11 il 011 h i to s !1Ng / qvil bv§hito 0, 1 x g i I 1111 '11.111111! 5,3fil 0 t 0 1 a33.0 19,040 1 '51HDIA1 NVO - 34,V1 - 1D' '15 14185 SIITIDDH 4=1 NV1d 30VNIVIIG ONY ONICIY11?, • BE 01 ON oiro Aw " '77 - gAtfi _ •41,..err _ _ _ eRimoorown.w CO i 1 , h 1 - . 1 1 - 111141 1 1 i II i il 1 ' 11. 1 - :xii . gi i l l hi Ill 1,11 1 1[1 I H will 1 - 1 111 11.1' .1 PI L L.,11,0,4 ... ., i ir .t. 1 ,,sti l pi i , I Flo p i 10111 I l [hi II 1. 1111 : 1 1 h H I II I h III ill HIP 1 li i.Ohig lit i ' IP ; !ill il ' r litili 1 111 Li! 1 I ill' hi 1 . 1 lb 1 1111.0 4 I iti in iq , 0 id 1 1 p i -111 . I. iftil I, i q1. 1' I, it i K 1 ill 1 1 pi III ;i 11 i ,1 0 i y, lh p , .,„, 1 , i p 01 g. itql-bil if il Jill l' 1 Ilia I I iii I Pr 4 i I: I PIO A 11 11 IP 'ill i' 1 'i 1 1111 le ill 1 1 11 1"11 1 1- IP ri 1 1 1 P r '1 III 11 1 r 11 ,. Ihi 1( d 1 1 I MI:JAI L A I, 11 ii 11 1.1 h .1 id HI iii, 1 Ii klid HI IL ,L EXHIBIT 13 .L.127:1 V • SNOISIII94 N 01.11 1111111111 iiiiiiiiiiir . a NMI MIN ate■ ■i MEM ■- NV1d W N O !D lrara! Ina 1 W r,U9 - ot r le smrsx riKt slre [Eoron-!1 {ae 11i1R[ams444 •aut 8u =joou bug Iwo 0 0 a S,3fi1 01 pq HJ C.11,v0 T31 W Hr °H Lyyaal t..S.Lx7UH.11,01Y0 3AA 'S'IS HISS S .LHOI3H .1(Vd )IVO NY1d untie go sgmo1 g a � rn EXHIBIT 14 !IIII1 =SEMI! 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'� '� . a •�Rw�w.w�.�rrK�u a r 2 2 3 2 a 1 3 2 2 9 2 2 3- a 2 2 2 2 3 ''3 3 2: 2 7 a s 7 a 3 7 3 3 3 a 2 a .2 3. 2 3 3 3 3 3 3 • 5 3 3 e 3 3 .3 3 2 •3 3 3 9 2 3 7 3 .3 2 3 a 2 a_ 3 3 a a - 3 3 2 3' .2 2 3 9 3 3; 3 .a •a 3 3 3 2 3 3.• 3 3 3 .3 2 3 3 3 7 a 3 3 3 3 2 3 a d ; '. 2 2 a a 3 a a a 2 5 2 7 2 2 a•x 3 3 2 a 3 3 3 a 3 a 3 3 2 9 2 7 3 '2 ' .; 3 2: • .2 3- 2 • 3 3 2 2 3 7 9 2 2 a 3 3 # 2 '3 a 3 2. a a 3 3 a 3 3 3 a 2 a- •3 3 3 2 2 3 3 2 7 9 2_• a" ,_ 9' 9 3 '3 _2 a a 2 2 2 3 3 -a 3 a• a_ 3 3 a 3 3 a 7 a 3 a 3 a 3 2 2 2 a 3. 4 3 3 .3 2 2 2 2 2 2 2 2• a a 2 2. 2 - 2 3 .3 3 a .a 3. 3. 3 2 2 -3 2 3 3 2 3 3 3 a 2 . ■.rw 3 3 a 2 2 a 3 2 a 3 2 3 2 2 3 a 3 3 2 a 3 9 -2 .3 a 3 3 3 a 3 3 a d 3 2 2 3 2 2 2 2 3 3. 3 2 3 3 3- 3. 3 2 3 7 9 3 2 2 3 3 9 2 9 3 3 3 2 3 _3 a 3 3 3 3 3 a 3 a 3 2 a a 3 3 3 9 2 a 2 • 3 3 3 2 3 3 9 3 2 a 3 3 3 3 9 a 3 a 3 3 a 3 3 2 2 a . 9 •3 3 3 3 3 3 - a a s a 2.3 3 3 3 3 3 3 3 3 _J3 3 3 a a 3 2 7 a 9 a 3 3 2 3 2 3 a a a 3. 3 3. a 3 3, 3 2. •$ a 3 3..2 3 2 3 5 2..3• 3; 2 2: a 3, .2 2 a 3 a. a : •3 a. a a • - a a :3. 2 3 2. .3 s :3 .a 3 3 9 3• a - 3 3 5 3. 2 a 3 .3 9 9 2 3 3 2 3. 3 a a 3 3 3 a a 3 2 3 a 3 a 3 3 3 3 3 3 2 .3 3 3'1 a 3 3 .3 3 3 3' .1. ..•-. . .Bronze • •••• - • • • - ..- . • • . .• 2 _ •• -- ' Black" - •-• .• - : ' - - 3 . - .. - Gray- . ... • . - - ' ••• 4• -'. • White . .. .... • :-...:-.. .. . .- 1 • • •-• ,.• • _ MAGNUSQUAREO 11 F'ES Vertical Lamp .. Job - . • - . .• •;:- • • • '`.• LOWe Improvement Warehouse ' • " ata _ • • . . . . . . • • • • - • • • • I • ••• • . series . WATTAGE • 25 • • 250W-: • • . 40PW. • • 1000W (Metal Kalide on1) - SOURCE • . • . • • • 5 High-Pressure Sodium • H Metal Halide . P Pulse Start • • wr-Awaiwinviwsremt. 4444.41.wifeipktekr; et141011.§gWsticitpcz4 4 *ftia —1 • 14:7". • -374 rrini 533 hirri SERIES - . • iVladnua Sarlis MS V vertic•al Lamp • .B1 - . BP • • • BT. .• .BW •:. 5 • • .: 8 1_ charge •Iette V toB 53r:high perforthance relettof, t.*.Subitituie voltage .for (1-120142-208V;.3 • 3.• 4 or•5 inch round pole adapter • - ACCepsnries must be .ordered ieparat6 Cornrne.r4 • .•. .• • DISTRIBUTION . • . Type I* . • Type 11 - Type IV - • • Thiie-V sq...., • ••• wattage :-.• Efi-s1-146-ptetv-L, '-voltag - VOLTAGE . • 480V • • . Tri Tap (120, 2•77 • : .duadTap® (120; 2 7 7 ) ' . • StAbrniMill by: • Hm 1ijtThg, Inc., 2000 Batric Way; ChrigliatIshirtj,....V.i(bibip,. . •. . • LEKTROCOTE „PARISH • F • 1.0 nharm.k Ptiie ra I • Type H35FG . . . •• ._ • y• !vim( *'1 0 - H • • .• • —:•141R4, : - • - See back:for ..Photometrits . - tiRTL/C . . _. • . Housing • • •• • • - ,: • • • -- . Rugged, 0ne*,piepe-aluminum, forilled -a9d4velded•-fo - weath.erability.-. • • • •.•.. • Mounted to a pre-galvanized steel end supportlnhlch•ties-:into-acin--. or yoke for secure-,- •-• •• . • , . • • '•Lens 1 RoDrPearie::••• • • •• • -• • - • • poor a•setnbly--is-1 dnefheld in plac6-by-tviin-Oeu-EiRil-:6Grews A one .1.aris_if* sea ls tp-'refiector.gitirkii•p and insectS' • • • - • • •••••••.---: lektio • • •-. • • ' .• • Electr.capplied . .p. - owde.r coating . and f'rnistilialdn,ess:•• • - • : • Additional F-oatift-es• • • ' ."- - • • - : : ..•••• •••-•.• All -6ctures..sii Optical distrit;uti6im •adapters • .SAP aluminum - 06es are recommended Units and UL • listed. for use in Nbrth•ArheriCa. • •-• - .• . • • • • • . _ • , • • , • finish-- : : • •••• • .retept.acte4 • ic ' • •wi-LEI•bk -photocohrra 1 • ph - • . • _. - • • - • • aX gra]. -.819a • EXHIBIT 17 if . ...A . i ,.. „ . . - • •••-. • Architectural - Cutoff • • 1' *I • • , • ',•• ^.- . •- •• •. , • ' = •I f •• 11C;PMEM 111 ■E! 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" s.....s .. r - • • b, fN1G71f19 ■ :7; Z. c • Z. o 9 C] 4 :o XX -X. - G Q 4 tel r'a x z 5 MIN 1MM NINE u +-7 g til Q f .+ tri � H 0 co J Q 0 0O H I � � 0 w U 17 7 i4 CI] U Oitiq 3 r C 6, ,ac E . 1. a re3 •' ,t i n aJ 46 • Lj • g � alt ga V 0 U H � 0 U 0 x 0 2 O 1 aD 111 0 2 7 ui ua uJ !L1 a� BUILDING 'B PVD RETAIL DEVELOPMENT SIGNAGE CRITERIA S 7 !: t 2x e 2g4 ii i 4i 40 OT E Tor e PAM s. RE7... moan 1 ° MI 4 ii; /14 d L 0 VP ii Q d il rig rp, ii :39 4 ! h h . hh V 0 U H � 0 U 0 x 0 2 O 1 aD 111 0 2 7 ui ua uJ !L1 a� BUILDING 'B , PUD General Plan DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES Village at Oak Park eights PUD General Plan/Preliminary Pint Narrative October 12, 2005 'Infradtietiont TheNillage at Oak Heights Will be located adjacent .to Flighway,36 in Park Height's main retail Iris envisioned that aAiew retail project on this site would not only enhance the architectural character of the •area it could begin to unify the area into one cohesive city center. The added retail activity wouldstretigthen•currerit retaiI:rs in the area and. could also be a catalyst for redevelopment of the residential/commercial -a.rea at the .corner of 0-akgreen and H 36 . • This:site, will be stren. hened by high quality architecture that reinforce th'e growing =tall aiong Highway 36. Founded in 1976 and based in Minneapolis, CSM is a portfolio developer that retains ownership of all the projects we develop. This necessitates that CSM utilize high levels of finish to ensure that the development remains a strong asset for many years. The project will occupy the site of an old ,salvage yard with very little arohitectural integrity. The existing buildings on the site are vacant and in dilapidated conditiOn. This is an opportunity for the-City:of Oak ,Park Heights to help transform i an old industrial site into .a prime destination retail center Additionally it will increase the • property tax base by upgrading the property to its highest and be-st use. Site Eeli.elorafnent: Many p1ammere'disttissdd'an4 dUalyzed for-the site. The' ciordrit- id this commercial retail pfojeaiis ritiade up of orie late anchor tenant, one• retailvad(a bdrik'with.drive•thratigh):, one restatitarit- - -ilad and retail strip Made up of smallgr rtaile,r ttsrs: The .firial 14out has tibt; ya - :1) e en 'established and witilesult from :continued input -frott: the City ..atid • area -Tesidei - 1 - ,• As a result of marketing effoit CS currently -has .t corrimitmfentfroth Lowe's 'Billie Improvement Center and a signed Letter of Intent from Buffalo Wild Wings. CSM also has high level of interest from M&I Bank plus other national and local retailers and restaurants. Iiigttf.S•O•l. . boil ' ' ,Li •:. •,. ,. ,,,- • , .:,,. :, : Tile of , th' deve10,paittite 8•Ot the tone for the!:backdrop':6f the larger' anthot ietaiter. ith:_grii411.6nc 11111iti,-tOrIMAT6tAi1 . 8h0p8 surroundinigAhe site., this is:a:glace]. foi gatlit.t arttorigtbri:che8;:ottldbOr•:clitiing•pati colorful landsda.ping.:' The ';arcRi-tetturre:o.f the small shop retail will have pedestrian scale .elements such aS'makimized storefronts, canvas IBIT 28 5 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • i'1 395.700 FX: 61 395.7001 wwyv:csrhcorp.net Infrastructure; DEVELOPING REAL ESTATE FOR PEOPLE, BustNTSS & COMMUNITIES awnings, and ornamental light fixtures. The facades will use. a v-axiety o.f materiats,. colors, .arid textures to express the smaller scale identities of each tenant. Unique signage . will be encouraged, yet the size and placement will be carefully guided. Roadway A cess: `s The City of Oak Park Heights will be constructing a north/south public roadway, referred-to-as Norwich Avenue. Norwich Avenue borders the eastern boundary of the Proposed and will terminate at the South •Frontage Road on its northern :limit and at 58° Street on its southern lrxrtt. The Proposed - Project ,provide - four .primary access points -along Norwich Avenue. However., one of the four accesses will •essentially only sere delivery trucks and service vehicles. A secondary point of access will be provided via the - existin g: Novak : Avenue alignment, which s .. yp p currently serves an ac Wal-Mart and Applebee's. The P:ropos.ed Project will also provide an additional internal access on its western boundary to the existing Wal-Mart store. Although Norwich Avenue is a public roadway, its primary purpose is to facilitate-circulation within the Project Site, and to feed the development g enerated traffic to the South Frontage Road and-to 58 Street. Traffic Impacts , . - A t r a f f i c impact act .stud] has-..been completed to identi fy: potential traffic iirnpacts associated with the Proposed Project In addition, the traffic study identifies strategies for improving or mitigating-these Improvement Center Traffic Im act -Stud , dated potential : ir�.pacts . Refer to the draft Lowe's Home � Izr�p� p-�. y�� August ust .9, 2005 for additional information and details. The results of .the traffic study found the planned year 2010 construction of the Mr 1 o.T St roix River :Crossin .acid TH 3 6 Roadway rov Project :ect (MnJ1.:T : Preferred Alternative B-1) is �. .. .. g oadway ement p expected-to .aecommod- ate >the =forecast year 201.0. traffic - volumes (with the Proposed--Project). at an acceptable level of { service-. for the key-=i_nter-sections evaluated. However,. the traffie.:study also . P identifies several m tigatio . measures to help reduce the impact of _the expected .traff c operation deficiencies in the interim. Refer to the draft Horne Improvement Center Traffic op r details. act.=S:tudy August 9:,, 2005 for .additional information. and details. Site Utilit te • ; : _ , . . sanitary sewers from project rom this ' ect shall be routed to the north side of the site-and delivered to the . 11 12" VCP sanitary sewer on the south side of the 60 Str;eet_righ,t-o:f way. As this site is..currentlsy ZOned i Y e �. t al Business D i s�tr =.i Gt - . it is anticipated -ated� that the existing sanitary s ewer has: been sized to a 3: � a rnodate. . requirements commercial sanitary .re q u�, irements from This area and will therefore be .- sufficient to c orn _ .. e a sufficiently .deep 'to serve th:e site, �service th:is ±��ev:e�lop�n.e��. A:ltho+ugh : the: existing s nttary - sewer :�s� suff� . 5D0 Wo- shington.,Avenue South, Suite. 3000 Minneapolis, MN 55415 PH:. (612.) 395.7Q00 FX: (.6121 395.7Q01 www.csmcorp.net DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES the capacity of th6 receiving sanitary sewer facilities should be reviewed by the City with this development proposal. proposal. Trunk watermain service is available to serve the proposed site from the existing Waterrnain in the southern right-of-way of 60th Street. The watermain will be looped through the site connecting at both the intersection of Norwich Avenue and 60 Street as well as at the northern access point to Novak Avenue. The watermain will continue southerly within the Norwich Avenue right -a-way to its intersection with 58 Street where it will connect to an heisting trunk watermain. It is currently assumed, and has not yet been verified that a 'trunk watermain is located near the intersection of Norwich Avenue and 58 Street. Stormwater and Drainage : Surface water runoff from the site will be directed to an on -site pond prior to discharge off the site to the p and on the south side of the existing .Applebee's restaurant. Surface water discharges from the site will meet City and watershed requirements for rate control, volume control, and water quality. Temporary and permanent erosion control measures will be employed to meet City erosion control standards and the MP CA NPDES requirements. PRELIMINARY PLAT Lot Descriptions: The total acreage for the property is 23.05acr-es. The development will be made up of six land parcels. The designation and sizes are as follows: Lot 1 is 12.23 acres and will contain the Lowe's Home Improvement building and parking area. Lot 2 is 1.62 Acres, Lot 3 is - 1.30 acres, Lot 4 is 0.90 acres, Lot 5 is 0.96 acres and all contain small to inte rmediate sized retail /commercial buildings and parking. areas, Lot 6 is 2.44 acres and contains a retail /commercial building and parking area along with a detention pond that serves the entire 23.05 acre site. The remaining 3.59 acres of the site are dedicated as right-of-way. Vacation. of Existing Road & Utility Easements: Two road and utility easements will need to be vacated as part of the development process. Both easements are defined as part of document No. 1005324. The first is near the north side of proposed Lot 1 and was recorded as 59 Street North. 11 does not appear as though any road improverrterits have been made in this area nor does it appear that any utilities lie within the easement. The second area to be vacated is 40 feet wide and. is located near the south side of proposed Lot - 1. It does not appear that any utilities lie within this easement. Right -of -Way Dedication: It is proposed that as part of the development process, right-of-way will be dedicated along the east side of Lots 1 -6. This right-of- will be dedicated as Norwich Avenue North and will run i orth- 500 Washington Avenue Soufh, Suife 3000 Minneapolis., MN 5541'5 a PH- :.1612) .395.7000 FX: -(+ 12) 395.7001 www.csmcorp.nef DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES south from 58 Street North. to 60 Street North and will be dedicated as a 100 foot wide r ghtof a • south of the Xcei Energy property .and 8. f oot wide right -of- -way adjacent north of the : way �5' Xcei Ener gy property. Also with this project, .60 Street North, which runs east -west along the north side of the site, will have right-of-way dedicated to fit the current record right-of-way as described in plat a.. 1' r:o. a�de� eras S -ae: Summer-Winter 2005/2006 City.approvals and p,erraits /Summer 20.06 Demolition of existing buildings .and mass.. grading Spring.., . Summer./Fall 200.6 Construction 4 500 Washington Avenue South, Suite 3000. MinneopoHis, MN 55415 ' PH: (612) 395.7000 FX: (612) 395.7001 • www.csrncor-p.net - original, Me • From: kdwidiri@cuincast.net [mailtokdwidin ©comcast.netj . Sent: 'Tuesday, November 0.1, 2005 10:06 PM To: Tom Oz ello; Julie Hultman; :Dennis Postler; Eric Johnson; Jim Butler; Scott Richards; Mark Vierling Cc: jddonath @alliant inc. corn; koswald @ozarkcivil Subject: Landscape_Plans - CSM & Lowe's OPH 'Staff - I have reviewed plans •and other information submitted to me -on 11/1/05 on .behalf-of the applicants CSM and Lowe's. The tree removal and landscape plans are separate, so 1 will review them separately. 1 have the following comments regarding the landscape..plans and tree replacement requirements for these two projects: . M. 1. The plan is attractive and should enhance the development, 2. The plant species proposed are di.-se, mostly native, attractive, have few major insect and disease problems and are easy to maintain, 3. The Planting Detail is acceptable. 4. This project is removing very few trees (33 in.). 328 in. are proposed to be planted. Because they are planting more inches than they are removing, there is no additional tree replacement requirement. 5. They should be sure that no overstory trees on the south side of the property are indicated to be planted within the transmission line right- of-way at looks close on Plan L -2) Only ornamental trees Would be allowed within that easement area. Lowe's - L The plan is repetitive and not very attractive. 2. The plant species. proposed are limited, some species are not native and are Inappropriate for the site, and some species will be higher maintenance because of disease problems, 3. Amur honeysuckle is a large shrub, not a tree, and an ornamental tree such as Japanese tree lilac or flowering crab should be substituted for this. 4. Amur maple - is it a tree •or multi -trunk shrub form which is proposed? Though It has some good characteristics, this species has proven to be somewhat invasive in natural areas in Minnesota and tends to self -seed into areas where it has not been planted; Another ornamental tree should •be substituted for some of the Amur maple. • p 5. Colorado spruce often have serious fungal needlecast and canker problems after 15 yeah of age in Minnesota. "Black Hills" white spruce and /or Fraser fir should be substituted for at least half of the Colorado spruce. 6. Shrubs: which Viburnum species will be used? They are very different. Juniperus horizontalis is. one of the only shrub species included on the plan and a lot of it is proposed. - Thisis 'a an extremely low - growing .species and won't .provide much visual impact. 7. There are no overstory tree species included in the plan. The transmission line is only over a portion.of the property, Overstory. trees should- be o.k. in the south, southeast, and southwest portions of the site. Please. include some overstory species such as bicolor oak, red maple, basswood, thornless honeylocust and hackberry in the plan. 8. 1 wodld'suggest incorporating more-of-the species shown on the CSM plan Into this one so that the landscapes flow together visually. 9. There was no Planting Detail included with this plan. It is intended that the _same Planting Detail as on the CSM plan will be used? . 10. Tree removal Is estimated to be 1372 inches. The proposed caliper . . inches to be planted are 278. Therefore there is a tree replacment requirement of 1094,inches. Per the . city's Tree Preservation Ordinance, the project would . need to plant 547, 2- inch diameter trees on this site or elsewhere within the city, or pay cash in lieu 'of planting of $50. per diameter inch: 1094 x $50. L to the city's Tree Planting Fund to be used for : reforestation within ity limits. If you .have any questions 'regarding this review.or report,.please .contact me, • 'Kathy Widin Arborist City of Oak Park Heights EXHIBIT 29