Loading...
HomeMy WebLinkAbout2003-09-04 NAC Planning ReportAttached for reference: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 656, St, Louis Park, M . 55416 Telephone: 952,5959636 Facsimile: 952+595.9337 planners@narplanning,com PLANNING REPORT TO: Eric Johnson FROM: Cynthia Putz-Yang 1 Scott Richards DATE: September 4, 2003 RE: Oak Park Heights — Menards Rezoning, Preliminary Plat, CUP Amendment, Variances and Site Plan Review FILE NO: 798.02 — 03.07 BACKGROUND The City of Oak Park Heights has received a request for rezoning, preliminary plat, conditional use permit (CUP) amendment for open and outdoor storage, variances, and site plan review to allow site and building changes at the Menards site located at the corner of 58 Street North and Krueger Lane. The existing Menards site is 11.9 acres in size and is zoned B-2, General Business District. A conditional use permit was approved for the Menards store in 1995. The applicant is proposing to add 2 IA acres of land to the site. The proposed land addition was zoned Open Space Conservation District when it was annexed by the City; therefore, rezoning to B-2 is requested. The applicant is proposing to the move the lumberyard entrance to the east side of the building, construct a new garden center area, expand the outside lumberyard area, and construct a new warehouse. Variances are being requested to allow the lumberyard entrance canopy and parking to encroach into the front yard setback from Krueger Lane and to allow expansion of a screening fence that exceeds six feet in height. Preliminary Plat Menards and Surrounding Area Phase Work Site Plan Landscape Plan Lighting Plan Exhibit F Exhibit G Exhibit H Exhibit 1 Exhibit J Exhibit K ISSUES ANALYSIS Tree Inventory Principal Building Elevations Yard Gate Canopy Floor Plan and Elevations Warehouse Floor Plan, Section, and Elevations City Engineer Memo City Engineer Memo Land Use and Zoning. The Comprehensive Plan guides the subject property for a commercial use; therefore, the proposed rezoning to B -2, General Business District, is consistent with the Comprehensive Plan. Open and outdoor storage is a conditional use in the B -2 District. Preliminary Plat. The Menards expansion shall be contingent upon the applicant submitting a revised preliminary plat and a final plat that combines the proposed expansion area with the existing Menards property. Conditional Use Permit. Within the B -2 District, open and outdoor storage, such as associated with the proposed Menards store, is allowed as a conditional use provided that: a The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E. of this Ordinance. b. Storage is screened from view from public right -of -way in compliance with Section 401.15.E of this Ordinance. c. Storage area is grassed or surfaced to control dust. d. 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. e. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Each of these conditions is discussed in greater detail below. Generally speaking, however, the submitted plans are generally in compliance with these conditions. Access. The Menards site is accessed from two existing curb cuts on Krueger Lane. The preliminary plat includes a cul -de -sac off of 58 Street North to serve future commercial development west of the Menards site. A condition of the Rainbow service station approval was that a road easement be provided across Oak Park Ponds (Rainbow site) to connect the subject site with Neal Road to the west. Bob Brackey, the 2 owner of the property to the west of Menards, has contacted the current Oak Park Ponds owner, Prudential Insurance, regarding the potential access. As of the date of this report, Prudential Insurance has not responded to Mr. Brackey's inquiry. The Menards expansion will not require any new accesses and the amount of land Left to be developed in the future is not large; therefore, City staff feels comfortable with the proposed cul -de -sac from 58 Street and do not see a need for an easement to direct traffic to Neal Road. The City Engineer addresses the issue of the cul -de -sac in his memo attached in Exhibit K. Lumberyard Entrance. The required front yard (Krueger Lane) setback in the B -2 District is 40 feet. The lumberyard entrance canopy is proposed to be located approximately 28 feet from front lot line; therefore, a setback variance has been requested. The City Engineer initially had concerns about the relocation; however, the site plan has been redesigned to include adequate stacking space. City staff now view the relocation favorably provided that signage is installed to direct delivery trucks to use the north entrance on Krueger Lane, which will allow adequate truck maneuvering space. The variance may be granted based on a finding that the proposed lumberyard entrance location is the best location on the site due to physical constraints caused by the existing storm water pond, building design and location, and required truck maneuvering space. Fence. The applicant has requested a variance to extend the existing screening fence structure along the south and north ends of the outside lumberyard area. The height and design of the proposed fence is consistent with the existing fence conditions, for which a variance was previously granted. This structure serves a dual purpose in that it functions as a storage rack for materials on the interior side of the fence. Section 401.15.E.4.a of the Zoning Ordinance states that fences or walls located on or adjacent to any property line bordering a public road or street shall not exceed six feet in height. Plans submitted by the applicant indicate that the screening fence will be approximately ten feet in height along the south property line and approximately 14 feet in height adjacent to the storm water pond. The fence will be finished with 2' x 8' vertical wood siding. City staff believes that the height of the proposed screening structure is appropriate and necessary to ensure that the outdoor storage area is properly screened from adjacent uses; therefore, approval of the variance request is recommended. In order to ensure the proposed screening is effective, the applicant shall be restricted from storing materials in a manner that they extend above the height of the screening fence /storage racks. Landscaping /Screening. The applicant is proposing to transplant trees and shrubs into the areas surrounding the new construction. The proposed landscaping is consistent with the existing landscaping and serves to provide screening of structures and parking. Tree replacement and the landscape plan are subject to review and approval by the City Arborist. City Arborist comments are attached in Exhibit K. 3 Lighting. The proposed lighting plan appears to be a continuation of the existing lighting pattern. A photometric plan was submitted that illustrates zero illumination at lot lines. We recommend that lighting be required to be dimmed after 1 1 :00 p.m. Parking. A variance was approved in 1995 to allow 405 parking spaces. The current plan shows 406 existing spaces and a proposed increase of 16 spaces to 422 spaces. As many as 607 parking spaces could be required based on current parking regulations and the size of retail and warehouse floor area in the principal building. In the past, the parking supply has been very adequate; therefore, staff finds the limited increase in parking spaces to be acceptable and in proportion to the expected limited increase in parking demand due to the new warehouse and enlarged lumberyard area. The new parking on the east side of the building encroaches into the required ten -foot property line setback; therefore, a variance has been requested. Staff does not expect the proposed encroachment to have a negative impact on any property or the public. The City may find the parking arrangement acceptable due to the lack of negative impact and the hardship created by the existing site arrangement and limited options for expansion. Sig page. Signs are proposed on the new entrance gate canopy. Directional signs are allowed provided they do not exceed four square feet each. In 1998 a variance was approved to allow one "lumber yard entrance" sign that exceeded four square feet in size; therefore, the size of the "lumber yard entrance" sign currently proposed on the front of the canopy is consistent with past approvals. The sizes of the signs on the south side of the canopy are acceptable because they are located on the interior of the lumberyard and will be screened from outside view. The canopy elevation notes that all of the signs will be lighted, but does not provide details of the method of lighting. It appears that the signs do not comply with lighting requirements. If external lighting is proposed, there shall be no exposed light sources or fixtures unless decorative fixtures are utilized and the light source is fully concealed and diffused. If the sign is internally illuminated, there shall be illumination of the text only. The proposed "in" and "out" signs are directional and allowed, but must be revised because they are six square feet in size and appear to include lighting of the entire sign. One option would be to have lighted channel lettering with the canopy as a background. That option would reduce the size of the signs without reducing the size of the lettering and comply with lighting requirements. Two red flag -like banners are proposed on the lumberyard entrance gate. The sign ordinance prohibits the use of more than two banners on a property. Banners are defined as attention getting devices that resemble flags and are of a paper, cloth or plastic -like consistency. Four red flag -like banners already exist on the principal building; therefore, no additional banners are allowed. 4 Public Address System. As with the original CUP application, the City reserves the right to require the applicant to reduce the output volume of the public address system or require the implementation of a radio pager system for all employees should the proposed public address system become a public nuisance. Hours of Operation. As with the original CUP application, in order to protect adjacent uses from negative impacts resulting from increased traffic and noise, the Menards store shall be required to maintain hours of operation within the period from 8:00 a.m. to 9:00 p.m., Monday through Saturday, and 10:00 a.m. to 8:00 p.m. on Sundays. Delivery, unloading, and movement of goods and materials shall be limited to these times as well. Grading and Drainage. Grading and utility plans are subject to review and approval by the City Engineer. We recommend that slopes be graded where the screening structure and storm water pond meet to avoid any potential flooding of the lumberyard area. Storm water management is subject to review and approval by the City Engineer and Browns Creek Watershed District. The adjacent storm water pond was designed to accommodate future development of the surrounding area. Building Materials. The submitted elevations illustrate that the garden center addition on the west side of the building and the lumberyard entrance canopy on the east side of the building are both compatible with the existing building and are acceptable. The new warehouse building will be visible from both 58 Street and the newly platted cul -de- sac; therefore, its appearance is important. The south and west sides of the proposed warehouse building will be sided with vertical wood siding that matches the screening structures. Staff recommends that the roof be a dark green or dark brown color to blend with the surroundings. The applicant shall provide elevation drawings of the south and west sides of the warehouse building and provide building material samples for Planning Commission and City Council review and approval. CONCLUSION AND RECOMMENDATION The proposed rezoning from Open Space Conservation to B -2, General Business is consistent with the Comprehensive plan and adjacent land uses. The proposed subdivision and platting of a cul -de -sac street west of the Menards site provides for future development and associated traffic. The proposed relocation of the lumberyard entrance, construction of a garden center area, expansion of outside yard area, and construction of a new warehouse are all generally consistent with the previously approved conditional use permit and variances for the site. New variances are being requested to allow the lumberyard entrance canopy and parking to encroach into the front yard setback from Krueger Lane and to allow expansion of a screening fence that exceeds six feet in height. Based on the preceding analysis, our office recommends approval of the following: A. Rezoning from Open Space Conservation to B -2, General Business District. B. Preliminary Plat to divide property and add to the existing Mendards site. 5 C. Amended conditional use permit to allow expansion of open and outdoor storage. D. Variance from 40 -foot front yard setback requirement to allow the lumberyard entrance canopy as close as 28 feet from the east property line. E. Variance from the 10-foot parking setback requirement to allow parking as close as three feet from the east property line. F. Variance from the fence height regulations to allow expansion of a 14- foot -high fence /storage rack surrounding the outdoor storage area. Approval of the amended conditional use permit and variances shall be contingent upon all the conditions of previous approvals and the following conditions: 1. The applicant must submit a revised preliminary plat and a final plat that combines the proposed expansion area with the existing Menards property. 2. Signage must be installed to direct delivery trucks to use the north entrance on Krueger Lane, which will allow adequate truck maneuvering space. 3. No materials stored or stacked in the storage yard may exceed a height of 14 feet, or be visible from outside of the storage yard. 4. Tree replacement and the landscape plan are subject to review and approval by the City Arborist. 5. All exterior site lighting must be dimmed after 11:00 p.m. 6. The "in" and "out" signs on the lumberyard entrance canopy must be revised to not exceed four square feet in area. 7. All signs on the lumberyard entrance canopy must comply with sign illumination requirements. If external lighting is proposed, there shall be no exposed Tight sources or fixtures unless decorative fixtures are utilized and the light source is fully concealed and diffused. If the sign is internally illuminated, there shall be illumination of the text only. 8. No new flag -like banners are allowed on the property; therefore, the proposed banners on the entrance gate canopy must be eliminated. 9. The City reserves the right to require the applicant to reduce the output volume of the public address system or require the implementation of a radio pager system for all employees should the public address system become a public nuisance. 8 10. Hours of operation, including delivery, unloading, and movement of goods, shall be limited to 8 :00 a.m. to 9 :00 p.m., Monday through Saturday, and 10:00 a.m. to 8:00 p.m. on Sundays. 11. Slopes shall be graded where the screening structure and storm water pond meet to avoid any potential flooding of the lumberyard area. 12. Grading and utility plans are subject to review and approval by the City Engineer. 13. Storm water management is subject to review and approval by the City Engineer and Browns Creek Watershed District. 14. The south and west sides of the proposed warehouse building shall be sided with vertical wood siding that matches the screening structures. The roof shall be a dark green or dark brown color to blend with the surroundings. The applicant shall provide elevation drawings of the south and west sides of the warehouse building and provide building material samples for Planning Commission and City Council review and approval. ;r+ 2: F - 1 o r dr.) EE z ! .114 tl W.1 1 a l L) Lit f 4 I. - a� a It I 0 z 1 2 r � MLR 1-VVOZOG w I-- NU111OCP/ Ai3NOVIM 'A 3NY1 11303C11!?t WU* 3,V.94 ■1OS r / _ _ I I - 7.-'1f\\ -. �� r �, i 1 P%\-- , .1. - 1 1- e rn 2 , rv7 f- L..1..1 J, / i \ > / I I n - �, •_ t { :3 f =- (:3 4 1 6 ES II El ft µ �1 xhilL 0 ti.I -- () 2. C.}: C :l 0 0 fk:E 1 1 , f3 LD i)A Il- i- CI ' •1. ri (3 S. i V r e r - ----- --- --,�.-.. -�.— — f '' -- - ,4 .! till 1 „ 1.1 O 111 CI {I'd E3 0 3 I' -1 1 UV 13 i OV4.i H e 'aa •1 t 7A 241 1 9016i 3./ NOI.LKIGV S❑NOd AUVd NVO t 1 2 K.WIL r'AR 0 Lh A ;■ hi,ro.oaZoN t N01.11001/ SONOci NVO L 00- 11 4 SfirxiSwn - . Agromhannii. ..,j ea z 6 7 § a P3, ? z 0 0 5 PHASE WORK - OAK PARK HEIGHTS, MINNESOTA 11ESCRIPTION _ _ _ aa _ aa 3.14d 40 xaal 3A3ldi0O aNY t 1,1 'xaY aaYaE a3xY3au 1SIl 3nar3a 3SC1GiC721Y n3N 7130.1.33. '3118311 3.10101 A1]a>• T w.E.SNE '371434 7pV8 1311,1 3ADF3a VENIIAJA KM ON =DOVE 3S 11.130 A '37143 x7471 131111.3 1'3 DM. 'LII ,133h dS !3 AVa110rE 1X1 .10 DA 30[4 imay aNV 7[336 ...NI/. 131 a3173NNO3 3hUHdIV 'Ma 7T77 a11'YA 113rd3dS . .US /4133S '130111.1 ?b MIEEIL11 443 MY .1413+03 3117 3xrsi711 71140 -A CD 31117314117 'St ]IS 3iY]Ql3t[ X,CNY7 314'0 1113 KUM M31.XNEddS 3500NIWA AaN 111 L331082400 3313.3] N31...A.. 1C1.01a1I 3.1 . 1401111 QNV 7NIdrOSaF11r1 77YASNI 'A.N3 31119 1Y Slv.rd 1WrYd a11Y 1.301117 33.17 1r SNV Y3aV 4aYA n3H 3AYd ?1000 14001 113171121.33 31+1111.3 - '31 ern NI N31SAS 1113 DINDdS 4NV DNIIHOI1 a434N3AO 17tl1SNI 11001E MIMS TWA111 QNY 143.1 13111.3 SaN3 7 ST7dA NO Ma= 13MS TIV15r0 'MOM a311701d5 3aIS 1LUa 1i3'ANIadS 7 1fIMES dItr) DNE.1,1 '351 14311rA ] 14.1 NO 9X2 7110037.1 1. 3171.407 74IE13 N 0111060334 ,13110.1107 7.334 A. ',astir 01 telOV811433 75:IOH 3.9 41411 AdONYO 3117 1HIYd 10NY1SI 032103 101 7NDIN,1 S 01311 YSAYn713rn QNY S1,01:, 7 �b 13215 11813 7 SN2lalld '5352:al. rd 13TINd - 1 'Sd¢ ;S 31111 Y3MV2Ld 14.11 401 't miLL0 I.1 3 35(1di3bMA pgi, 4 aluig 13SL1 4fiY 3Sfk3F3 31117 11E 71U.1H711 7gYF1S .[111:0 aNY'Vy0E1 .10 3Q l'AC] "StlW4 RE1,Yd '3.[376 it+F3ia3A0 AdONVO 31117 TWISNI 3St I5 x711[ IIHY N17r0'1 'T771 3373.33 335 .3118 dI8 .aI 11Y15NI 7:0118 MU( 0311321.1 7Ni15A3 00.1 611'15 31310lfts Wed Y3MV EWA pa/ tff. ConAD Yi1S 7raN338JS a., EYIS 31383510 71Jr11 131711.3 1X16.3 '3113 ]0. 3111100 A 71.10.3 4141 CIS taLS 1.30NV3 3310 'I"IVLSNI Tel. 3130,1110 1.301410 31 3 Wed 7a1t7C0.13 QOOA Ad1NY9 31110 0.03113 Y3MV @110A A. DS. 111161403 QNY 33111111.11 "WAY. SiH7Il R14+ 3.31.15 '3A 11931117 7 Ba l3 '3111.7 Y3NY 9NI.cd A3N "81/"13 KM:1,W A. T1Y1574 me 103 ".24.tOld A,30,N. 7110 1110.3/11.0.1 v.re ar. A. 36180 1431130.11.1 .03 AdOW3 3117 MI Oen 3.[1335 OA 371433 711I1 NIrH7 AwN0d?I31 Ai 1 41SM 32 CENV 111VA A3N ',MIS - 13315 3011 7 11 Daa weer) / Y321r 71QddIHS k1 }131313 N317H1tidS 7 713111133 TJ17Mia3AI1 .31.33 N3at1W3 ! 132311 9NIdd1NS .1001 INV3E 7 SMIRl0:7 3SnON N33a7 7 7H17036 JO. 7 '13315 71311433 N3ain7 / 3313.3.14.1S 17370 '1"1113 7N111IV.L..6 'NroolIVA 7 Y]A3S 1R3D.LS '57141001 WON N3.3 7 WV/03AD 11311433 N3413V0 / 131111 24IddINS 311.13 30 11171431 7141.101/ 07111 331.111 7141131X3 3ADN38 "ESD .7VL 7 97CZ /n S.M. woo., 2 DNIA.SIX3 320117147 '37XilOflalS 91411433103 9NDOVN 1311,.3 3AO431 EINY A7•144SY Y311Y 9NIddINS 3AD1t9a and 141111V3 3635 4NY 717pQ 0NI.01 3x15 DNLLSIM DN3a 31Di.z 3141 .1R 13113..1 3H1 it 71411 rinnan .M aNY cum. 3013141 v3. .0A 114102111 SON. 740 513NVd 33H33 7IhlI'k NI W3 MIN .4 AaVI 1 1 ia0.N33 N341119 / VAIV D1Eddnt. Kai 1118 3110131 PON l7Y1.21I 11317VdN07 71[1.1 XVIS 3.0.3 111104 7gDa 71dGVDl t R{GlA ►,1 A ie1.l1 IS J LLI'f ..113 LL6rilpl GrJ SY 7.117143 AeVe1.3.11 01 LQA7Ya311c7 - clan An C1 3132I7t 0 A'1a0Y3 Ff7W N1L1 9NYH83A0 .YS 1R 11VZy^ 3?'+84.41 1X10.3 'SAYZ9a 31.23 .170735 DC 7 F17Y1N07 21004 CNY Al1tYT73S '314913 QNV SA1RIl A3N3.1 13111X3 Warn:Hi Lawn .YS 1Y FRI1Y2C3dC3 axr S8tiC16 YV3f1t[Y�D 55133141 IINV 7141114.310 .►S S.7CA1 "C35ftCH313Yn 7tQ1SI7E3 H7n0>Ji1 N1V1} 9NrH1I3AD .!S lt2'�lIIlldS CllV 'Ter al tg06 411 rai�wrl 34'11pF(3a4'n � x711 111 7 �>Y 1);11311! A7FQSYFE TlYisrc aln ioaa �NYr1a3A .ts 7034 X13333 14.1335 OKUIO [3 Oi 3dld 3,,1 NIV1a .10pq .Sl 373 NE 3117 DNVHt33AD hSiv S31..11Xi:1 V 13;a STJNIIW.1 � 11.01]16 .YL M%]d miV ST�FidSV 1fL7 711031 0 35110113813 9NYH83A0 4 . lY 031337..3 D '3611114711 AS a342AD73d ESO .211 Qtri 9� Hlln .•]NW 7100. a4 �H9l3AD 3Sr111i31lVA 350'CN3 rtnr 4[31 '34111115 NQ 371433 1.1.6.3831 7141- 7+717.0 51111.3.9 TMN% '.3111111 dfl 135 '3717IE¢1 910#1413A0 10 .K ytr 1x �i ur..1...sa w - . urr�ws� s17 wwu �IS aNr s11i7n AO1139 24F4/117f3 ]H1a111 31113.3.30 CrrY S717DQ 4Y31 11Aln� TfY0S1R '710013 3sroimron .33.3 QNY 101Vd 113nDd yYnN mrY 3311011313 x3 011473ds 638 sa1DQ 3 lE>,73arn IV 11117E A1NCSYFI '32 NI 71:3QV3H TWAAaQ lTln 3141'1 Y 110 3da '5101771311 1300 7 S1EN:1 OrAH dtl ,OADd O1 t1011Vt11 '373'34111 CrrlY..wi 61411 93["3.3.3113 3E 41 3'1111407 aMY .12111 OVA, '33111} 3314 CZ7 QLE11 @111 111 J.IWI 73171 3 1014 '3Sf1 NI Sr10a17I3 QNV 11113 x7014 'JNC15I7C3 3101432E 151014327113 1iT SUM OYAIi 80.1 53NVa4 313103 8114 011.35 511133 "..110143arM1 NE 31411 ► aim AY A MN TMA 1714210.131 a 681Y7H 31 RI 3snoii 3frin 91Q1SDC3 7/11.13130.1 aa -- aaaaaaaa aa aa ...__ a EM MEN /p{ap y /y� a �p{� HANHh ht4HWWA EM FSH LIEN HHEHNH ^y qw. � a p / �6l p a H H HHHHEAFERER R {p� p,ay ap, } w } H 4i L� EESE N NH a as y p NHSE EREF 7 EE NN p ( EE a = .....gt]r7... la z 4444444 4 44 4 4444 44444 44 44 4 44 M 7�3A� dS f C"7 {'�YYYy'/y��'1 YI .+�Nr � y n N .fir 4 1 1 .a •ennr I COW °., �, II ff .+ N .O /�mC`J @P«R w UY d n .. NN NC1* Y� !+ I mT Y d /�. .0 4 r. I �N :a Yi fp P 4n w p pp Mg z 9C AV HO H 01 p t•- E9, 3.a i zap a k lk itAY ',J' r.4.04 e. .4..I_ ( l�6 y Q. Y � d'l7 Q y A.Y t7fY. Md xw wz tc Off �� 1H3i1aSV3 L 2 iP.� �6ISSIkSfri2r1 :r ?1315Ud S31V15 ti. :r; ......._..... .Ii100 3 .i 0.1q.10 S 3Sf10H3 iV/1 /13N - -J a y W [] a u N 0 vi w .r. Q � Q a;0 rya 0 r r , 0 CJ 1 1 1 1 1 1 l.7 1 c] p� a 31 li 2 PHASE WORK SITE PLAN EXG. SCR ING STRUCTURE 'E LEGEND NAME EV2S3 9NIa3Ma�d .aI3QN3 3 �vx�a, 3Cndds 3nig Oayscloo 3iddtlH+da3 DNI83MCITLI .3aid IVNIS, 3Nid wVS1VE r V3aldS 3S3NV..1 ,SS3CNId 3IJ_1 /1, R13VdND3 $f3itl1V S1' NDf13: +f�Sf38 �3NIN2SnE 3atlM[I +: TRANSPLANTED EXISTING LANDSCAPE TRANSPLANTED WHITE SPRUCE 1133S0b.11 I1 GOSA. SS.4 ONIJSIX3 9Z GE LE . 04 1 2d i SE • I' - ONIISIX3 4 4FF30 °.''WEWi os eeo* DN]D CHAIN LINk FENCE (PROPERTY LINE 32IniOniili DNIN33243 NON 3af1L3fdIS �NFNO3it9S' NEW SCREENING STRUCTURE 1 EASEMENT LINE EXISTING WALPAC LIGHTS L'544 r�EW QOOW GLTflFF IRE YARD LIGHTS NEW f75W SOFFiT LIGHTING Mf1UN i ED �jN WAREHDUSE 1 T • I' - C) >- T 9E AVAlig1i-1 - • Ld fl LJ 1Z 0 z 0 Li] e S 1/4 A VO 417 10) —91,84XA • - Z FE 6 t: L:=1 3S€10H3eN PI A31 41 chi - 0 0 "-n-E PROPOSED EXPANSION PLAN z o rr to! i 11111111,1111111111Ultill[l Ir 222aa ©I © z 8 5 VI , 222 AgAaaaaaaa222222222aaall22aaa221aaa2sa 11221aa2a2222.11121SAAA1Jaa522.21221aa32 XG xG xc xG XG XG XG XC XG xc XG -7q 6 - n � y rn c3 a it a r. o a ° � c� u ° 3 c [7m� n tl S�a�bn¢io v � w "'rn" v co Q�£qv p..,r CrO v$� °oar+ ° u"° on ° _ on--�% hv', nmc ° "hd ° �. eet nbaP�p o�✓+W ag � � c vu° y D U 0vK7 O �53� P Mw j� N O� ❑ C H N �% n. 3� •tl 0 C ❑7oc��n °o"r �'+ :.i •G C C1 C 5,- mvUnr L� c L «❑ XG \ ' \ ' y y • P 30 \ _ �` \ CGUP � [7 XG 740.0 h -0 '34' 51.97,78 Lv rc TC � G Tc �y{� 7r45 1 N kG Xc � 'ssc N u:! 5 !vv =518.88 xc — 5'.131 TN U. Ar Noftr, STATES POntR EAG`uoir (Dow w. 255,397) G xc ggl;F". xc s'sr���cE POND N NOTE: ALL TREES SHOWN E'SFii:fCE xc GMAr * c•5;-autt xc 4fri.S2 TC G � — MANAGE EASEMENT r6 a•z; fiuc: � s s•�RT.�c� 5 89'4637" W 260,00 G „ FRUCE XG XC 6'Yf ,LiCE kC 3�:v.934.t3 ' GY HV AR 4r'iITE SPRUCE Xc XG b'SPnUCt Xc xc XG XG uE ' a i C50.00 G G am 70 3'06" 1 :72:9 a( C. -57.39 C.SRG.= 554'44' 4"1Y N • • XG 1 N fxr 1 8'S,RLC,. k0 �� �5�17T� S [k3tft 7F it35R' FS EC CC XG PO.:T,"+P T I x F °��;. XCP PS XG XG CE G L o .a. T x ,� � H 89'45'37" e-2 - 44 r �' ^TC xG TC TC �•" ��' •� G CO!iC. L3.S;H & GV TTFSt L`, EX:STtiG 8 ivATER3.E A7!{ EYdr,1 E' Ir. SWr-SiY cYt SJ !S ,924.0 .Hs N V 3YRTH r aNTllS 1 REENQ G CG:4C. GU Fi3 & WTTtpq 7 f !'•E G{tty.J!!;p115 pAT }i -_. FE ,Cr )<C€ xre of ILL } Vth dige UHT. Off: f411?- 9 3 9 eal2 9 0 1 El 0 z 0 A l ..$ .a.iG -�� 8v75 '3007 .► .tr 0 z :ooe 6 I Jnv 0 z 0 E w r.� z ❑ 7 w b J w�' w i:g 6 6 IIMMMENNION RUM 11111WAINEOLINMIll minnmannommal simmunemanntina �e =MINIM 1111111111MIELEMIIMM 11.11111NEMEMMININI MINNERWRIMMIN MINE11011110 MENOMINEE! 1 11111111111=0111111 - .._wirorMENERIMMI MIPIMM wireassera 1111110110MEMETIMOr 111.11111111nE2 11 M P #1 MEI/14May NM Main NICiltlia .0 ,08 1 MIME Min in ii Oin 1 in i Nil il ili ffi AU i ili NM iiiii •111 al111 NM m INN I 1 • wow 111 .amm 4D w a � CADliS 3Sd O. )1 VOZ (Afl1IS .Sd eC) 11 a 9Z C . 5 1111111111111111 4Sd S8 aN1P 4Sd ar�rn. F 15 w o3 Z 0 z r EF - to Scott Richards Page 1 of 1 From: "Pastier, Dennis M" <dpostler a@bonestroo.com> To: "Eric A Johnson (E- mail)" <eajohnson a©cityofoakparkheights.com >; "Scott Richards (E- mail)" <srichards a@nacplanning.com> Cc: "Judy Hoist (E- mail)" <jholst a@cityofoakparkheights.com >; "Mark Vierling (E- mail)" <mvierling a@eckberglammers.com >; "Jay Johnson (E-mail)" <jjohnson a@cityofoakparkheights.com >; "Jim Butler (E- mail)" <jbutler a@cityofoakparkheights.com >; "Julie Hultman (E- mail)" <jhultman cityofoakparkheights.com> Sent: Friday, June 20, 2003 1 2:08 PM Subject: Menard's Expansion I showed the Menard's Expansion site plan to Shelly Johnson our traffic engineer. I explained the following three traffic issues to him and noted below are his comments: (Future cul-de-sac) Access to 58th Street North -- Although the separation between the proposed access and Newberry Ave. N. is less than what would typically be required, the amount of traffic potentially generated from the remaining portion of Outlot A should be low. The staggered accesses are at least offset in the right direction (i.e., traffic making left turns into each will be separated by the gap instead of overlapping as would be the case if the proposed access was east of Newberry Ave. N.). Should be o.k. as shown. Cul de sac vs. through street /drive -- A through street /drive configuration would be better than a cul de sac, however Shelly did not have a problem with the cul de sac design (again due to the small area being served by this street). Any access to the cui de sac should be a minimum of 200' from 58th Street N. * Relocated Yard Gate /Security Entrance -- Strongly recommend against the relocation to the east side of the building as shown. Not only will large delivery vehicles have difficulty making the turning movement, but the (lack of) separation for customers exiting the yard area and the main parking lot, combined with customers entering the main entrance, will cause congestion problems. Dennis M. Postler Bonestroo, Rosene, Anderlik & Associates 2335 West Highway 36, St. Paul, MN 55113 Direct: (651) 604 -4815 Office: (651) 636 -4600, x4815 Fax: (651) 636-1311 Cellular: (612) 865 -9187 E -mail: d ostler@bonest EXHIBIT J 8/21/2003 Scott Richards From: <kdwidin@comcast.net> To: "Jim Butler" <jbutler a�7cityofoakparkheights.com >; "Julie Hultman" <jhultman a@cityofoakparkheights.com >; "Eric Johnson" <eajohnson a@cityofoakparkheights.com >; "Jay Johnson" < jjohnson @cityofoakparkheights.com >; "Scott Richards" <srichards a@nacplanning.com >; "Mark Vierling" <mvierling a@7eckberglammers.com> Sent: Monday, September 01, 2003 9:39 PM Subject: Menard's Tree Inventory and Landscape Plan OPH Staff - I have reviewed the tree inventory and landscape plan for the Menard's project, visited the site and have the following comments: 1. I confirmed the tree inventory and noted that a number of the trees are in fair -poor condition and do not have good form, 2. The landscape plan shows existing landscaping and areas where evergreens currently on site will be transplanted and also areas where evergreens from the acquired property will apparently be transplanted. Not all of these trees are in good condition or form; therefore some of them would not be acceptable as landscape trees for the new project. I propose that a representative of Menard's and I walk the area and choose which trees will be transplanted. For any trees which are not acceptable as transplants to the new landscape, Menard's would need to purchase planting stock of an appropriate species and size. 3. As part of the site and plan review, I inspected the existing landscape. Some of the evergreens originally planted on the south and east sides of the existing building are dead, dying or missing. Altogether there are 6 trees which need to be replaced (these will be marked 9/2 with orange paint (stumps /locations) or flagging (trees)). These should be replaced with 8 -10 ft. 'Black Hills' white spruce. The flowering crabapple tree ('B') which is indicated to be moved to a new position in the median at the NE corner of the parking lot, is not there. A new one (2 in. diameter) should be planted. 4. In addition, all existing evergreens should be re- mulched with 4 inches of wood chip mulch from trunk out to branch spread. Vines and volunteer trees and shrubs should be removed from around and underneath existing evergreens. 5. Until it is clear how many of the trees will actually be transplanted from the acquired property to the new project, I cannot calculate the tree replacement required. Kathy Widin OPH Arborist Page 1 of 1 EXHIBIT K 9/2/2003