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2010-26-10 Fully Executed CUP
CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT DAIRY QUEEN 14447 -60TH STREET NO File No.: 236.01 -10.04 Date Issued: October 26, 2010 Legal Description: (Washington County Geo. Code: 04.029.20.21.0012) See Attached Exhibit "A" Owner: Croix Oil Company 1749 Greeley Street Stillwater, MN 55082 Applicant: Gartner Restaurant Holdings 10899 Mayfield Ct No. Stillwater MN 55082 Site Address: 14447 -60TH STREET NO Present Zoning District: B -2 General Business District Permitted uses set forth in Ordinance 401 Section 401.30 I. Conditional Use Permit: As requested by the applicant has been granted the issuance of a Conditional Use Permit by the City subject to the following conditions: II. All uses shall be subject to the following conditions and/or restrictions imposed by the October 26, 2010 Resolution of the City Council (Resolution # 10- 10 -35) of the City of Oak Park Heights as follows: III. Reference Attachment: a. The reports of the City Planner October 7, 2010 and site plan approved by the City Council are annexed hereto by reference. b. Report from the Minnesota Department of Transportation September 24, 2010 c. Boundary Development Agreement IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. V. Annual review: Annual review is not imposed as a condition of this permit IN WITNESS WHEREOF, the parties have set forth their hands and seals. CITY P c _` ". • a EIGHTS Date: ( l By V `S D. 'i,r Beaudet /' ayor P 4 / r 1 a / V Date: Eric Johnson City Administrator f . Gartner F ' staurant 1 6,;, gs Date: / Z// vV/ o By ` IM% Appli If t Croix Oil Company Date: , Z /Ci / 4 By ///i Owner 2 ( Y EXHIBIT "A" LEGAL DESCRIPTION Certificate of Title No. 67062 3 e Certificate of Title No. 67062 Tntas er from No. 33714. Originally registered the PPrrttaath day of Mmeb ,1949. Registrar ornate 11, Page 6, Washmgtaa Coady. /'Sarasota. STATE or MINNEso A, = REGISTRATION = . • COUNTY OP WASHINGTON This is to certify that • I CROOC Olt. COMPANY, a Menesota Corporation I residing at P.O. Box 15. Stlevater. M•i1nesda 55082 is/are now the owner(s) of tot estate; in fee simple, of and in the following described kmd situated in the Corony of Washington andS:ate ofMismesota; the Northeast Quarter of the Northwest Quarter 4 of 1/4) of m foun (4) Tocroshi of Range 1t+entY (20) Nest, descr hed a� tY trine (29) DQ1a� o eguming e°e m at a the NQuarteottth line of 'Use said. Northeaart r 1 4 o NWl /4) tile Ttro sa llea d i Aced thirty 00) 'feet Nest tp Quarter o/ tlxntx salon Quarter line parallel to the East line of of NW a said ; • said 3 0of Quarter (NE 1/4 of NW 1/4) Lett ' eel point; on a ) 1 No a One' el to Bast ].iae tE�t red (0 0is f 3ne� a to North one n � ty , (19 0) feet t t t . ) o ) tLhe 3 a of �' subject sestticta.ms�af record. r Power ace easements Subject to the encumbrances, liens and interest noted by the memorial underwritten or endorsad hereon; and subject to the following rights oreneurabrances =baleen& as provided in Section 508.25, Mtrmesota Statutes annotated namely. i 1 Ueas, claims, or d(ghts arising or existing under tint laws orthe Coosmutiaa of the Baited States, which this 2 The Kea (Zany to appear a /record. lease property tax or spdtial a° e m"smr 3 4 so ftb: be y ea rswhenthereisactuloccupatio noftheprisesunderthelase. 4 Such rights f hig hways upaa the land. 6 � o! appcsl or tight to appear and contest the application as is allowed by this chapter. tide crazy person in under deed or cola for deed from the owner of the certificate of 7 Any omstanding catabolic: lien rights ectdoh may a drtyader socdons 514.01 to 514.17. In Witness Whereof, 1 hale hereunto subscribed my name and aftxed the seal ofnryoffice flail TteeatP-f Lite day of ,horn • 2010 . By G7trio'ineSobs ' d �Ot�',e�. e" - gitb* of and for the - Deputy Doc. o. .'L`� f" : N 1199690 y c ' Coutw of Washington 1: State ofMbmesota • RECEIVED SEP 14 205 EXHIBIT "B" PLANNERS REPORT AND SITE PLANS 4 ENCLOSURE 2 TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 7, 2010 RE: Oak Park Heights -- Dairy Queen -- 14447 60 Street North -- • Conditional Use Permit, Site Plan and Design Guidelines Review TPC FILE: 236.02 — 10.04 BACKGROUND Bill Kulesa, representing Gartner Restaurant Holdings has made application to construct a Dairy Queen at 14447 60 Street North. The property is west of the Super America at the corner of Olene Avenue North and 60 Street. The application consists of requests for a conditional use permit for a drive through and site plan /Design Guidelines review. The property has previously been a vehicle sales lot and the building on the site will be removed as part of this proposed development. The site is 56,963 square feet in size and is zoned B -2, General Business District in which restaurants are a permitted use. The drive thru and convenience food establishments are allowed through a conditional use. Site Plan and Design Guideline review are required for any redevelopment project. EXHIBITS The review is based upon the following submittals: Exhibit 1: Cover Sheet Exhibit 2: Site Plan (C2.1) Exhibit 3: Details (C2.2) Exhibit 4: Grading and Erosion Control Plan (C3.1) Exhibit 5: Utility Plan (C4.1) Exhibit 6: Tree Preservation Plan (L1.1) Exhibit 7: Landscape Plan (L2.1) Exhibit 8: Lighting Plan (E1.1) Exhibit 9: Lighting Plan Details (E1.2) Exhibit 10: Plans and Elevations (A1.0) Exhibit 11: Building /Signage Details (A1.1) Exhibit 12: Existing Conditions (C1.1) Exhibit 13: Demolition Plan (C1.2) Exhibit 14: Building Signage Exhibit 15: Site Signage (A3.3) Exhibit 16: Site Details (A1.2) Exhibit 17: Letter from MnDot — September 24, 2010 Exhibit 18: Memo from City Arborist PROJECT DESCRIPTION The proposed Dairy Queen is to be located at the corner of Olene Avenue and 60 Street, just west of the Super America. It will be a one story building of 2,164 square feet with 69 seats. There will also be an outside seating area at the front of the building. A picnic area is also provided at the rear of the site. The Dairy Queen will also provide a drive thru option. Access for the site is from 60 Street. Two access points are currently provided from 60 and these two accesses will remain. The access nearest Olene will be two way, while the exit to the east will be one way out. An area directly to the east of the Dairy Queen and west of the Super America will remain as a paved area. This was a portion of the former used car sales lot. The lot is platted as a separate parcel that is not part of the proposed Dairy Queen or the Super America site. All of these properties are under the same ownership. The paved parcel adjacent to the Super America will remain as a parking area for Super America employees and customers. It is assumed that this lot would be combined with the Super America site for future development. The parcel cannot be developed as a separate parcel in that it does not have adequate frontage on 60 Street. A ten foot grassed area will be created within the parking lot adjacent to the Dairy Queen site. It will be irrigated from the Dairy Queen system and maintained by the owner of the property. The applicant has provided draft copies of the agreement for maintenance of this grassed area. The City will require a copy of the final agreement as a condition of approval. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The Dairy Queen restaurant will be consistent with this land use designation. 2 Zoning. The property is zoned B -2 General Business District. Restaurants are a permitted use, but drive through and convenience food establishments are a listed conditional use. A review of the criteria for this project is as follows. The District requires a 40 foot front yard setback, 10 foot side yard setback and 20 foot rear yard setback. The building meets or exceeds these requirements. The building height maximum in the B -2 District is 35 feet. At its highest point, the building will be 20 feet, 6 inches. Section 401.301.E of the Zoning Ordinance lists criteria for review of drive through and convenience food establishments. All of the issues raised in those criteria have been addressed in this report. The one item that should be reviewed carefully by the Planning Commission is the first criterion that specifies compliance with the Design Guidelines. Subdivision. The property is currently in a meets and bounds description. The property owner has the option of plating it as a one lot subdivision and pay park dedication at this time, or to leave it in the current description. If left in a meets and bounds description, 10 foot utility easements along all lot lines will need to be provided to the City at this time. The applicant has indicated that the lot will not be platted at this time. Access. As indicated, the site will be accessed by 60 Street. Two curb cuts on 60th exist at this time, and the applicant has indicated the same on the site plan. Staff discussed the option of an access off of Olene Avenue, but the topography of the site made this option problematic. If the two accesses did not currently exist, the applicant would be allowed only one access from 60 Street. The access closest to Olene Avenue has been moved to the east from its current location. The location of the access points are subject to review and approval of the City Engineer. Parking. Section 401.15.F.9 of the Zoning Ordinance requires one off street parking stall for each 35 square feet of gross floor area or service and dining area and one space for each 80 square feet of kitchen and storage area. Additionally, two spaces are required for the drive - through and 180 feet of drive aisle stacking space must be included. The parking calculation for this site is as follows: 1,029 sq ft (seating /service) x.9 = 926 / 35 = 27 spaces 1,085 sq ft (kitchen /storage) x.9 = 976/ 80 = 13 spaces 2 drive through spaces = 2 spaces Total 42 spaces The site plan indicates that there are 43 parking stalls planned for the development, two of which are disability accessible. The layout as designed will meet the required number of parking stalls and disability accessible stalls. 3 =7 The parking spaces are 9 foot wide stalls with at least 22 foot driveway aisles in compliance with the Zoning Ordinance. The parking area will be completely surrounded by curb and gutter. All of the parking areas are setback from the property lines at least 10 feet in compliance with the requirements. There will be landscaped areas at the front and rear of the building as well as surrounding the parking lot and drive thru lane. Three rain gardens are provided within the parking lot and directly behind the building. Loading areas/Trash Enclosure Location. The loading access to the building will be from the parking lot and deliveries are made at the rear of the structure. The representatives of Dairy Queen have indicated that deliveries are made at off peak hours so as not to disrupt traffic flow within the site. Additionally, the delivery area will not impact the drive thru lanes. The trash enclosure is located at the rear of the site and is constructed of brick to complement the main structure. Grading /Drainage /Utilities. Grading, drainage and utility plans have been provided by the applicant. The City Engineer will provide a separate report on engineering issues. The grading, drainage and utility plans shall be subject to review and approval of the City Engineer and the Middle St. Croix Watershed District. Lighting Plans. Fixtures. The lighting plan indicates a shoe box style, full cut off light fixture mounted on a pole and base with a total height of 24 feet in compliance with the lighting requirements. All of the parking lot fixtures are adequately setback from property lines. The plans indicate the locations of the full cut off building wall mounted fixtures. Both of these fixtures are consistent with zoning requirements. The project architect should specify the color of the pole mounted and building light fixtures. Photometrics. The lighting plan is in compliance with zoning requirements for lighting intensity. The light intensity is required to be Tess than one foot candle at the centerline of adjacent streets and 0.4 foot candles at the property line. Hours. Outdoor lighting for parking lots shall be turned off one hour after closing, except for approved security lighting. Accent Lighting. The plans call for the use of an LED flexible tube accent lighting at the front and partially on the sides of the structure. The Design Guidelines do not allow building color wraps or neon as a building accent. This feature will need to be removed from the plans. Landscaping. The submitted plans indicate plantings at the front and rear of the building, and surrounding the parking lot and drive aisle. The City Arborist has provided a report on the landscaping as attached to this report. The final landscape plan is subject to the review and approval of the City Arborist. 4 • The landscape area along the east property line will abut the existing parking lot of the former used vehicle lot. The elevations of the parking lot and landscape area have been matched. As indicated, the applicant will install a 10 foot grassed area on the adjacent site as a transition to the parking lot. Mechanical Screening. The plans indicate that the parapet walls are designed to totally screen the mechanical equipment. Signage. Freestanding Sign. The Zoning Ordinance allows for one freestanding sign not exceeding 20 feet in height and 100 square feet in sign area. A freestanding sign is proposed at the front of the lot near the easterly exit. The sign is 20 feet in height, and the signage is a total of 87 square feet. A brick planter is provided at the base in compliance with the requirements. The Design Guidelines indicate that ground mounted or monument signs are preferred over pylon signs. The Planning Commission should comment on the design of the sign. It might be more attractive as a 20 foot monument sign with the three signage elements incorporated within. Wall Signage. The Zoning Ordinance allows for a total of two wall signs, each on separate facades. The proposed sign plan indicates two wall signs, one on the front facade facing 60 Street and the other facing west. On the front facade, the signage is two separate sign boxes, but in that they are only separated by a gap of six inches, staff regards them as one sign. This is consistent with past practice. Total Allowable Signage. The total square footage of signage shall not exceed 300 square feet for the site. The wall signs are a total of 82 square feet. The total signage proposed for the site is 169 square feet. The sign plans indicate the location and type of directional signs. The directional signs do not include advertising which is consistent with the requirements. The signage, including all directional signs shall be subject to review and approval of City Staff at the time of sign permit application. Sign Illumination. The Dairy Queen logo signs, Grill and Chill signs and the manual reader board is to be internally lit. The sign plans show that when the signs are illuminated at night, only the logo portion of the sign will be lit. The signs as designed should comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Design Guidelines Sustainable Guidelines. City staff has questioned the applicant on how the project has been designed to achieve at least a certain degree of sustainability. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. 5 • Architectural Guidelines. Facade. Treatments The building will have a definite base, middle and top. The Planning Commission should discuss the metal cooler at the rear of the building and the blue and red color accents on the building facades. Ground Level Expression This is a one story building with a raised parapet feature at the center of the front facade. The main entrance is well defined by the awnings and signage. Transparency The building uses glass on all of the facades except for the rear which is partially obscured by the metal cooler. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The facade facing 60 Street is approximately 19.1 percent transparent. The two side facades closest to the front have transparencies of 20 percent and over. The Planning Commission should discuss this. Entries The building features a prominent entry with a raised parapet, stone wall materials and awnings. Roof Design The roofline is broken at the front by a raised parapet feature. The rooftop mechanical equipment will be completely screened within the parapet of the building. Building Materials and Colors The applicant has provided color elevations for review. The primary building materials of brick, stone and glass will exceed the 60 percent requirement. None of the prohibited building materials will be used. The Planning Commission should discuss the use of the blue metal panels and the red tile accents on the sides of the building. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is a franchise design but it is consistent with the basic principles of the Design Guidelines. This should be discussed by the Planning Commission. 6 Site Design Guidelines Building Placement The proposed building has a well defined entrance facing 60 Street. The building is set back to allow for parking and landscaping. Parking Areas The parking area is landscaped with perimeter plantings and rain gardens. Storm water Storm water will be addressed in the City Engineer's report. Pedestrian and Common Space Currently, there is no trail along 60 Street at this location. It is expected that MNDot will install a trail when improvements are made to the frontage roads of 60 Street. The Planning Commission should comment about creating a trail connection through the site at this time. Landscaping Building entrance plantings are required and are provided at the main parking lot entrance and along the on the west side of the building. An outdoor seating area is provided adjacent to the front facade. That area is landscaped and fenced. Trees /Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. The Arborist has indicated that the plan is well designed with a good variety of plant materials. Fencing The fence in the front yard, around the outdoor seating area, is three feet in height and to be constructed of an open wrought iron. The fence is in compliance with the requirements. Utilites/ Service /Loading /Drive - Through /Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack has been provided near the front entrance of the building. 7 CONCLUSION / RECOMMENDATION Upon review of the requests for Conditional Use Permit, Site Plan and Design Guidelines Review, City Staff would recommend the project with the conditions as follows: 1. The applicant shall provide an executed copy of the Boundary Development agreement prior to issuance of the building permit. 2. Ten foot utility and drainage easements along all lot lines shall be provided to the City. The easement shall be recorded on the property subject to review and approval of the City Attorney and City Engineer. 3. The two access points are subject to review and approval of the City Engineer and permitting by the Minnesota Department of Transportation. 4. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. The drainage plans shall be subject to the review of the Middle St. Croix Watershed District. 5. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 6. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 7. The applicant should specify the color of the pole mounted and building light fixtures. 8. The LED flexible tube accent lighting shall not be used and shall be removed from the final plans. 9. The landscape plans are subject to review and approval of the City Arborist. 10. All signage, including directional signs, shall be subject to final review and approval of City Staff. 11. The Planning Commission should comment on the proposed pylon sign. The Design Guidelines indicate a preference for monument signs. 12. Mechanical equipment that is located on the roof and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 13. 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I.!1 2 eb.---" 14.13, 1 --" v tr 11 .^ g L k VatlIMIN p / • - CD 5, 1 1114; lii i t ti;21 ii; 0 7 ti!t I i t ( TA li t ''11 3 1 1 = t 9 r igill1 ti i i X i pt , , •-■...., tit aq , l .T, e■in \ , t iffsi F.21 j ,...7777. , R--- - ig 'A 11 1 ;1 w i 15 § § ,,- t 5 i i 1 rl 2., I 1111 il 11 2 ill g 11 11 gli 1 1 1 illi 1 -- ° i i , i ;iiii !ti I P, Asizzonsiminumamenomor EXHIBIT 1 7 �O 40E80,4 Minnesota Department of Transportation a Metropolitan District 4 3 Waters Edge 'o 1500 West County Road B -2 Roseville, MN 55113 -3174 I I September 24, 2010 Mr. Scott Richards City Planner City of Oak Park Heights 14168 Oak Park Blvd P.O. Box 2007 Oak Park Heights, MN 55082 Subject: Dairy Queen — Mn /DOT Review #/S10 -033 South side of TH 36, West of Osgood Ave City of Oak Park Heights, Washington County Control Section 8214 Dear Mr. Richards: The Minnesota Department of Transportation (Mn /DOT) has reviewed the above referenced site plan. Before any further development, please address the following issues: As part of the St. Croix River Crossing project, Mn/DOT plans to widen the frontage road and ,construct_a- sidkwalk. The current letting for the St. Croix River Crossing Project is fall of 2013. The current shoulder along the property will be moved southward approximately 14' towards the proposed development. When the frontage road for the St. Croix River Crossing Project is being reconstructed the proposed signs, driveway, and fence for the future facility will be affected if built as the plan indicates. These items should be relocated now by the developer to reduce the impacts in the future, during the construction of the St. Croix River Crossing Project. Mn/DOT recommends that the proposed exit -only bypass and through lanes be reconfigured to provide maximum separation between the driveway and the east property line. The design of the driveways should be consistent with the St. Croix River Crossing Project. Additional details of the St. Croix River Crossing Project can be found at www.dot.state.mn.us /metro /projects /stcroix/ Mn /DOT is currently developing the final design for the project so refinements to the layout in this area are on- going. Please provide an as -built site plan for our information when it is available. Please direct final design questions to D. J. Sosa (651) 234 -7643 of Mn/DOT's Resource Group. • Design: Please reference Mn /DOT Standard Plate #7035, Concrete Walk and Curb Returns at Entrances for the driveway entrance on the frontage road. For questions on this comment, please comment Nancy Jacobson, Mn/DOT Design Section, at (651) 234 -7647. • An equal opportunity employer is Water Resources: A Mn/DOT drainage permit is required to ensure that current drainage rates to Mn/DOT right -of- way will not be increased. The drainage permit application, including the information below, should be submitted to: Minnesota Department of Transportation Metropolitan District - Permit Office 1500 W. County Road B -2 Roseville, MN 55113 The following information must be submitted with the drainage permit application: 1) A grading plan showing existing and proposed contours, 2) Drainage area maps for the proposed project showing existing and proposed drainage areas. Any off-site areas that drain to the project area should also be included in the drainage area maps. The direction of flow for each drainage area must be indicated by arrows, 3) Drainage computations for pre and post construction conditions during the 2, 10, 50 and 100 - year rain events, and 4) An electronic copy of any computer modeling used for the drainage computations. 5) Copy of the current plan set that includes pond grading and drainage details. Please direct questions concerning drainage issues to Bryce Fossand (651- 234 -7529) or (bryce.fossand @state.mn.us) of Mn/DOT's Water Resources section. Drainage permit will be required. Permits: As previously stated, a drainage permit will be required. Additionally, any use of or work within or affecting Mn/DOT right of way also requires a permit. Permit forms are available from Mn/DOT's utility website at http://www.dot.state.tnn.ushitility/forms/ index.html Please include one 11 x 17 plan set and one full size plan set with each permit application. Please direct any questions regarding permit requirements to Buck Craig (651) 234 -7911 of Mn/DOT's Metro Permits Section. General Submittal info: Please address all initial future correspondence for development activity such as plats and site plans to: Development Review Coordinator Mn/DOT - Metro Division Waters Edge 1500 West County Road B -2 Roseville, Minnesota 55113 Mn/DOT document submittal guidelines require either: 1. One (1) electronic pdf. version of the plans (the electronic version of the plan needs to be developed for 11" x 17" printable format with sufficient detail so that all features are legible); 2. Seven (7) sets of full size plans. 4 If submitting the plans electronically, please use the pdf, format. Mn/DOT can accept the plans via e-mail at metrodevreviews.DOT @state.mn.us provided that each separate e-mail is less than 20 megabytes. Otherwise, the plans can be submitted on a compact disk. If you have any questions, please do not hesitate to contact me at (651) 234 -7792. Sincerely, Jon P. Solb g Senior Pla ner File Copy: Mn/DOT Division file: CS 8214 Mn/DOT Local Government file: Oak Park Heights Blind Copy via Outlook: Adam Josephson Todd Clarkowski Buck Craig Danilo Sosa Chad Erickson Nancy Jacobson Bryce Fossand Steve Charmer Tod Sherman Eric Johnson, Oak Park Heights Ron Brekke, Landmark Civil Design & Consulting Inc. Ann Braden, Metropolitan Council 4' EXHIBIT 1 8 Julie Hultman From: K.D. Widin [kdwidin @comcast.netl Sent: Monday, September 27, 2010 9:49 PM To: Eric Johnson; Mark Vierling (E- mail); Chris Long (E- mail); Andrew Kegley; Jimmy Butler; Judy Hoist; Julie Hultman; Scott Richards Subject: Dairy Queen - Landscape Plan Follow Up Flag: Follow up Flag Status: Red OPH Staff - 1 have reviewed the landscape plan for the proposed Dairy Queen site and visited the site to inspect the trees. I have the following comments: 1. I would not recommend trying to preserve the large cottonwood on the west side of the property since this type of tree is weak - wooded and not structurally sound. The tree will also suffer markedly from construction damage unless all construction activity is kept away from the trunk a minimum of 25 feet on all sides. The boxelder ( #3861), which is indicated to be saved in that same area, has multiple trunks, several of which are dead or dying and this species is also considered weak- wooded and not structurally sound. Saving trees such as these in an area where public seating is also planned, would be a potential risk to users of the area. I would instead recommend planting more trees which can eventually shade the eating area, or covering the eating area with a pergola or trellis of some kind. 2. Other tree work: The cottonwood on the south side of the property, which is mostly dead, should be removed. This tree is in poor condition and will not count toward tree replacement requirements. For other trees which are to be kept on the property, dead branches should be pruned out of the canopies. All other dead or dying trees should also be removed from the site. 3. The proposed landscape plan is very nice. There is good variety of plant material, the plan is attractive and the plant species are hardy, attractive, and relatively insect and disease resistant. There are several rain gardens in the proposed plan and the species listed for those areas are also appropriate for the site. 4. There is underground irrigation specified for the rain garden areas - is this usual and /or necessary? 5. The "Planting Detail" which accompanies the plan is accurate and complete. The plantings will be inspected for adherence to the planting detail and, if not planted properly, the work will have to be re -done. Please forward my comments to the developer. I plan to attend the site review meeting on Wed. 9/29. Kathy Widin Arborist City of Oak Park Heights d EXHIBIT C BOUNDARY DEVELOPEMENT AGREEMENT Boundary Development Agreement This agreement (the "Agreement ") is entered into on the day of , 20, by and between Croix Oil Company, a Minnesota corporation, ( "Croix ") and Gartner Properties, LLC, a Minnesota limited liability company, ( "Gartner "). Whereas, Gartner has purchased the parcel of property legally described in Exhibit A from Croix (the "Gartner Parcel "); and Whereas, the Gartner Parcel is adjacent to a parcel of property owned by Croix and legally described in Exhibit B (the "Croix Parcel "); and Whereas, in conjunction with the development of the Gartner Parcel by Gartner, the City of Oak Park Heights, Minnesota, has requested that blacktop pavement be removed from the western ten (10) feet of the Croix Parcel and replaced with grass; and Whereas, Gartner has requested permission from Croix to remove such blacktop paving and replace it with grass; and Whereas, Croix is willing to grant such permission to Gartner provided Gartner makes arrangements to keep the new grass properly watered. Now, therefore, in consideration of the foregoing and the mutual promises contained herein, the parties hereto agree as follows: 1. Gartner, or its agents or contractors, may, at Gartner's expense, remove the blacktop surface from the ten (10) most western feet of the Croix Parcel. 2. Upon removal of the blacktop surface referred to in Section 1, Gartner, or its agents or contractors, shall, at Gartner's expense, replace the removed blacktop surface with sod and, if necessary, top soil. 3. Upon completion of the installation of the sod and top soil, if applicable, Gartner shall make arrangements to water, at Gartner's expense, the ten (10) foot grass strip referred to herein in a manner that will maintain the grass in good condition. Gartner shall continue to water such ten (10) foot until such time as the Croix Parcel is redeveloped. 4. If the ten (10) foot grass strip, or any portion thereof, shall die within the first years following its installation, Gartner shall, at Gartner's expense, replace such ten (10) foot grass strip or portion thereof. 5. Croix shall be responsible for the cutting of the grass on the ten (10) foot grass strip. 9 6. In order to perform its obligations set forth in this Agreement, Gartner, or its agents or contractors, shall have the right, from time to time, to enter upon the Croix Parcel, in a manner that shall be as non - disruptive as possible to Croix's use of the Croix Parcel. In addition, Gartner shall indemnify and hold harmless Croix from and against any liabilities or damages to persons or property arising from Gartner's, or its agents' or contractors', entry onto the Croix Parcel hereunder. Furthermore, at all times during the construction activities referred to in Sections 1 and 2 herein, Gartner shall carry, and require all of its agents and contractors to carry, commercial general liability insurance in amount no less than $1,000,000.00 combined single limit. Gartner shall provide Croix with Certificates of Insurance showing such coverage. In witness whereof, the parties hereto execute this Agreement on the date set forth above. GARTNER PROPERTIES, LLC CROIX OIL COMPANY By: By: Its: Its: 10