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HomeMy WebLinkAbout2005-11-04 NAC Planning ReportRE: BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783231 .2555 Facsimile: 763.231 .2561 plan n rs naopla nnfng. om PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November4, 2005 FILE NO: 798.02 -- 05.09 Oak Park Heights -- Village at Oak Park Heights, PUD, General Plan of Development Review Lowe's and Phase 1 CSM Development CSM Equities LLC has made application for a PUD general plan, street and easement vacation, preliminary /final plat, and conditional use permits for building height, parkin9 and signage, and variance for signs to allow the development of property south of 60 Street North and east of Wal Mart. The subject site is 22.36 acres and will be developed adjacent to the proposed Novak Avenue North that will connect 60 Street with 58 Street. The development is proposed in what was formerly the Central Business District that was rezoned B-4, Limited Business District by the City Council 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. The area to the front (north) of the Lowe's is proposed with a retail development by CSM that will include a bank with drive through, a restaurant pad and three buildings with multiple tenants. The general plan application for the CSM development includes only the two multi - tenant buildings labeled as Building A and B. This is considered as Phase 1, the other freestanding pads and the third multi - tenant building would be reviewed in a separate phase. Novak Avenue would provide a separation for the planned development to the east. One hundred feet of right -of -way would be dedicated to provide adequate boulevard and landscaping area for a separation to a potential residential development. A townhome development concept plan has been recommended by the Planning Commission but has not been reviewed by the City Council. Attached for reference: Exhibit 1: Existing Conditions Exhibit 2: Preliminary Plat 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 25: Exhibit 26: Exhibit 27: Exhibit 28: Exhibit 29: ISSUES ANALYSIS Comprehensive Site Plan Comprehensive Grading and Erosion Control Plan Comprehensive Utility Plan Comprehensive Stormwater Management Plan Comprehensive Landscape Plan Tree Preservation Plan Novak Avenue North Plan and Profile Lowe's Site Plan Lowe's Demolition Plan Lowe's Erosion Control Plans Lowe's Grading and Drainage Plan Lowe's Utility Plan Lowe's Landscape Plan Lowe's Lighting Plan Lowe's Pole and Building Fixtures Lowe's Building Elevations Lowe's Material Percentage Study Lowe's Monument Signage CSM Existing Conditions Survey CSM Phase 1 Site Plan CSM Phase 1 Grading and Erosion Control Plan CSM Phase 1 Utility Plan CSM Phase 1 Landscape Plan CSM Phase 1 Lighting Plan CSM Phase 1 Building Elevations CSM Phase 1 Project Narrative City Arborist's Memorandum Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning: Present Use: South of Site: Present Zoning: Present Use: West of Site: Present Zoning: East of Site: Present Use: Present Zoning: Present Use: Stillwater Business Zoning north of Highway 36 60 Street North and Highway 36 B -4, Limited Business District Undeveloped Area B -4, Limited Business District and B -2, General Business District Applebee's and Wal Mart B -4, Limited Business District Undeveloped Area and Xcel Substation 2 Proposed Project: The proposed development would feature a Lowe's Home Improvement Center as the primary stand alone tenant. The store would be placed south of the Xcel power line easement. A retail bank with drive - through, a restaurant pad, and three separate buildings with small retail and restaurant tenants are planned to the north of the power line easement near the 60 Street /Highway 36 frontage. Of the retail pads, the current general plan review is only for Buildings A and B that are adjacent to Norwich Avenue. The access for this development to Novak Avenue and the stormwater pond would also be constructed at this time. The development would be accessed from Novak Avenue North which would be constructed between 58 and 60 Streets at the time of project development. Access would also be provided from Norwich Avenue North to the west. The placement of Novak Avenue North is consistent with the concept plan for Oakgreen Village, the proposed townhome development directly to the east. The Planning Commission, at their June 9, 2005 meeting, recommended approval of the concept plan for the 79 unit townhome development. The concept plan has been forwarded to the City Council for review but not placed on a meeting agenda as per the applicant's request. There is also potential for development of that area as commercial retail use. The southerly portion of the development site (82 feet) has been taken from the property platted as Boutwell's Landing Cutlot A. VSSA has agreed to allow a portion of this property to be incorporated into the development plans for Lowe's. VSSA representatives have indicated that they will continue to pursue a mixed 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 approval has expired. Comprehensive Plan. The City Council amended the Comprehensive Plan Land Use Map as its July 26, 2005 meeting to eliminate the Central Business District land use designation and replaced it with commercial land use. The subject property is totally contained within the former Central Business District. The proposed development is consistent with the new commercial land use designation of this property. Zoning. The City Council at its July 24, 2005 meeting rezoned all of the area specified as Central Business District to B-4, Limited Business District. The proposed development is consistent with the new B -4 District zoning of the property. A planned unit development is requested to allow joint access and parking of the coordinated development plan. Subdivision. A preliminary /final plat was submitted as part of this application. The plat would dedicate right -of -way for Novak 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. 3 A fair market value for the right -of -way will be determined by an appraisal and the terms would be addressed in the development agreement. Park dedication will need to be paid for those areas that are currently in a metes and bounds description. That would be a portion of the area identified as Lot 1, Block 1 of the plat. The City wilt require a dedication of 10 percent of the fair market value of the property as determined by the purchase agreement. The park dedication amount will be established in the development contract and paid in full at the time of final plat signing and recording. Street Access. Access for the development would be Norwich Avenue North and Novak Avenue North. The plans indicate the construction of Novak Avenue North between 60 Street and 58th Street. Based upon concept plan approvals, the Novak Avenue North right -of -way has been widened to 100 feet from the south line of the Xcel power line easement south to 58 Street. The 100 feet of right-of-way will enable adequate separation and screening for potential residential development to the east. The project developers continue to work with Wal Mart to allow a cross connection at the front of the buildings to provide convenient joint access. If a positive response is received from Wal Mart, the site plan can easily be amended to allow the joint access. Traffic Analysis. The applicant provided a traffic study for the development as part of the concept plan review. The City Engineer wilt provide a review of the traffic study in a separate report. Trails /Sidewalks. The site plan indicates a sidewalk on the west side of Novak Avenue North extending from 58 Street to the northerly access drive within the development. The sidewalk does not extend to 60 Street, but will be required as part of the project approvals. A trail should be shown along 60 Street North connecting Novak Avenue and Norwich Avenue North. The Park and Planning Commissions should also comment on the need for better trail connections between buildings and other existing and potential surrounding development. Setbacks. A 35 foot drainage and utility easement was established as part of the Haase Addition plat on the north property line of the development. The buildings and parking have been setback south of this easement area. The B -4 District requires 40 foot front yard setbacks, 10 foot side yard, and 20 foot rear yard setbacks. The buildings along 60 Street North are setback 40 feet in compliance with the ordinance. A 40 foot setback would also be required for the setback from Norwich and Novak Avenues North. Buildings A and B on Norwich are proposed to be setback 20 feet/23 feet, respectively. As part of the concept plan approvals, the City Council agreed to allow a variation of the setback through the PUD if the rear elevations of the building and the landscaping provided an attractive side to the development. Ali other setbacks for the buildings and parking are met. 4 Fencing /Screening. The rear of the Lowe's store adjoins property that is undeveloped and owned by VSSA. Formerly approved concept plans for the VSSA property have included multi -story mixed commercial and residential buildings. A 20 foot to 26.7 foot landscape area with a berm, fencing, and tree plantings is proposed for the south property line. The plans do not indicate any details of the proposed fence including its location, materials, or height. The setback area has been increased from the concept plan submittal and should give adequate area for the berm and landscaping. The berm is at its highest point four feet above the surrounding grade. The City Arborist has made comments about the landscaping plan for Lowe's and has found it to be inadequate, especially for the areas where screening is necessary. The applicants shall provide fence details and an enhanced landscape plan in general and specifically amend it to provide adequate landscaping on the south property line. The Lowe's store will include heating, air conditioning, and mechanical equipment on the roof structure. The applicant has indicated that the roof surface and the back of the front parapet will be white. The mechanical equipment will also be painted white to match. A combination of the berm and adequate landscaping and fencing will adequately screen the project from future development to the south. Conditions wilt 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 applicant. The City Arborist has reviewed the plans and submitted comments in a review as attached. In the memo, the City Arborist had few comments on the CSM portion of the development but had significant issues with the Lowe's plan. The landscape plan shall be revised per the comments of the City Arborist. Additionally, the south property line landscape screening should be revised and enhanced subject to review and approval of the City staff and City Arborist. Grading, Drainage and Utility Plans. Grading, drainage and utility plans have been submitted. The City Engineer shall comment on any issues with the plans. A stormwater pond has been provided within the development to address runoff issues. Alt grading, drainage and utility plans shall be subject to review and approval of the City Engineer. Parking. According to Section 401.15.F of the Zoning Ordinance, shopping centers must provide six parking spaces per each 1 ,000 square feet of gross floor area. As part of the approvals for the other Lowe's location on Highway 5, the City accepted a parking ratio of one space per 290 square feet of gross floor area. The current proposal includes a slightly smaller building footprint of 139,410 square feet. With the 10 percent reduction in gross square footage for calculating parking stalls, the net building square footage is 125,469 square feet. The applicants have proposed a parking ratio of one space per 237 square feet of floor area. The parking proposed as part of the concept plan is 529 stalls for the Lowe's store. This is a slight increase from the 521 stalls proposed for the larger store on Highway 5. 5 A conditional use permit, as part of the PUD approvals for the project, will be required to vary from parking requirements for the Lowe's portion of the development. Based upon the previous approvals in the other Lowe's location and the information on actual parking spaces needed for a Lowe's store during peak retail days, staff would recommend the parking ratio as proposed. The other buildings in the development total 48,170 square feet of gross floor area. The parking requirement for these structures is 260 parking spaces based upon the shopping center requirement of six spaces per each 1,000 square feet of floor area. The plan indicates a total of 312 parking spaces for this portion of the development. The concept plan had proposed parking stalls at nine feet wide, 18 feet long, with 24 foot drive aisles. Section 401.15.F.h.1 requires parking stalls to be 20 feet in length. A 22 foot drive aisle is adequate with 20 foot parking stalls. The parking lots have been redesigned to meet City standards. Some of the drive aisles exceed 24 feet allowing for a re- alignment of the parking lot to include a five foot sidewalk in the middle of one of the parking rows in front of Lowe's. The sidewalk could be added on that parking row that would line up with a sidewalk along the west side of the detention pond in the CSM portion of the development. The sidewalk would allow pedestrian access from the front of the Lowe's store into the center of the CSM development. Loading Areas. A loading dock is provided at the rear of the Lowe's store. The area has a turn around radius for trucks and adequate access is provided to easily enter and exit the site. The landscape plan will need to be adjusted to adequately screen the loading dock area. Deliveries for the CSM project can be made from the forward and rear of Buildings A and B. Adequate area exists within the parking lots for small delivery trucks. Semi- truck deliveries for potential restaurants may cause issues with traffic flow. Deliveries should be staged at off-peak hours so as not to create traffic issues. Trash Enclosures. The site plan indicates that the trash enclosures for Buildings A and B of the CSM development are within highly visible and prominent locations of the development. It is suggested that the enclosures be relocated or built within the buildings so as not to be so prominent. The developer shall provide diagrams indicating design and materials of the trash enclosures. Lighting. Lighting plans have been submitted for both the Lowe's and CSM projects. The Zoning Ordinance requires lighting levels to be held at a one foot candle meter reading as measured from the centerline of a street or at 0.4 foot candles as measured at a property line of an adjacent property. The photometric plans for both the Lowe's and CSM developments indicate compliance with that standard. Parking lot lighting throughout the development will be a standard shoe box fixture. The height specified will need to be full cut off with no Tens protruding below the shield. The 6 total height to the top of the fixture will be 25 feet. Decorative Tight fixtures are proposed for the CSM development. These fixtures can also be specified as full cut off. The wall fixtures for the Lowe's will be cut off shoe box style to match the parking lot fixtures. All light fixtures will need to comply with the Zoning Ordinance. Building Height. The B -4 District specifies a maximum building height of 35 feet. The CSM buildings are limited to a 22 foot height limitation as part of the Wal Mart development. Buildings A and B are 22 feet to the highest paint on the structure. Most of the Lowe's building is 29 feet high. However, the peaks of two cornices are above this height. The Zoning Ordinance allows for cornices to rise three feet over the 35 feet, however, both cornices exceed this allowance. The main entrance cornice rises to 51 feet, 7 inches and the other to 41 feet, 7 inches. Section 401.15.C.4 allows these maximums to be exceeded by conditional use permit. Building Height Conditional Use Permit. The City Council and Planning Commission shall consider possible adverse effects of the conditional use. Their judgment shall be based upon, but not limited to, the following factors: a. Relationship to the specific policies and provisions of the municipal Comprehensive Plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 1. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). The request for the additional height of the cornices attempts to add visual interest by adding variation and articulation to the facade of a very large big box building. The proposed heights result in cornices that are scaled appropriately to the overall mass of the main building structure. The B -4 District allows for large buildings that are setback a great distance from the street. The Lowe's project is a use in this district that is supported by the Comprehensive Plan. The height of the cornices will have no impact on surrounding uses, traffic generation or the provision of public services. Approval of the conditional use permit to allow the two cornices to exceed the height is recommended. Architectural Appearance /Design Guidelines. The proposed development is subject to the City's Design Guidelines that apply to all new commercial development in the City. The Lowe's building is classic franchise architecture, similar in material and scale to Lowe's stores built throughout the country. There are no details or materials that respond to the site in Oak Park Heights or the Midwest region. The building contains 7 facade and roof articulation and variation in color and material to create visual interest and is similar to other recent developments in the area. The building colors are primarily warm earth tones (salmon and beige). Less than 30 percent of the building is blue. No Grade 1 materials are used in the structure. Thirty -three percent are Grade 11 materials (precast concrete panels) and 50 percent are Grade 111 materials (E.I.F.S. and metal). The CSM buildings feature architecture that is commonly found in shopping centers in Oak Park Heights and throughout the region. The facades contain building materials with a combination of brick, rock face block, and E.I.F.S. Canvas awnings will be added to each of the door and window openings. The buildings have adequate parapet articulation to feature entrances and the facades are adequately broken by architectural features such as columns. A building materials sample board will be required for Planning Commission review on the Lowe's and CSM buildings. The CSM buildings meet the standards of the Design Guidelines. The Planning Commission and City Council should comment on the design and building materials of the Lowe's store and determine if a deviation from the guidelines is appropriate. signage. The signage standards for multi - tenant structures in the S -4 District allow 100 square feet of signage or 15 percent of the building facade up to 100 feet. The CSM buildings will be allowed two signs per tenant. Signs on the rear of the buildings are allowed by Zoning Ordinance. The signage will be evaluated with the sign permits for each individual tenant. Three wall signs have been proposed for Lowe's. The proposed signs and requirements are as follows: Allowable Proposed Number of Number of Sign Area Sign Area Signs Allowed Signs Proposed Wall Signs 300 square feet 543 square feet 2 3 All of the signs are proposed on the front facade. The Lowe's sign is 348.44 square feet; the garden center sign is 81.56 square feet; and the indoor garden center sign is 60.11 square feet. Exceeding the allowable area of signage is done by conditional use permit. Increasing the number of allowable signs is by variance. Allowing additional sign area and number of signs will have little visual impact due to the minimum percentage of area devoted to signage for this project. In evaluating the request, the proposed signage will have no negative impact on surrounding uses, traffic, or the provision of public services. The third sign, requiring the variance, is more informational in nature indicating the door for the lumber yard or garden center. The signage will actually assist the customer in finding the correct entrance into the store. Staff recommends approval of the sign conditional use permit and variance in that Lowe's is essentially one store offering multiple services that are often provided by separate stores. The directional signs for the indoor lumber yard and garden center are 8 necessary conveniences for customers to direct them to two of the major services offered within this one store. The strict interpretation of the code would deprive Lowe's the customer communication that would be available to stores located in a multi- tenant commercial center. Development Agreement. The applicant will be required to enter into a development agreement with the City pending approval of the general plan. The agreement shall specify the terms of the private and public improvements that will be done as part of the development process. CONCLUSION 1 RECOMMENDATIONS The proposed project is consistent with the Comprehensive Plan and the B -4 Zoning District. Based upon the preceding review, our office recommends approval of the following: il • 1 1 1 1 PUD General Plan of Development (Lowe'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 for Wall Signs Exceeding the Allowable Area Variance to Allow Three Signs With the following conditions: 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 shalt be paid at time of final plat. 3. A public hearing shall be held for vacation of existing right -of -way and utility easements. The development agreement shall specify the amount and terms 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 Novak Avenue shall be subject to review and approval of the City Engineer. 5. The City Engineer shalt 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. 9 6. The Planning Commission and Park Commission should comment on the private and public trail and sidewalk system for the area. Specific sidewalks /trails to be added include: a The sidewalk on the west side of Novak Avenue North extend from 58 Street to 60 Street. b. A trail along 60 Street North connecting Norwich Avenue and Novak Avenue shall be required. c. A sidewalk connection through the parking lot from the front of the Lowe's store to the center of the CSM development shalt be required. T The Planning Commission and 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 CSM 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 property line 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, shall be made at the time of final plat signing. 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. 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 Planning Commission and City Council shall comment on the building design and materials for the Lowe's store and CSM development. 10 16. The freestanding monument 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 presented 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 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. 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B . 0 G L TTE Ct 1 'f'■kjl}t=',..,,ALL mommonm! r 11111044'44 MAIM hbkh m v �ti �• �nrr �:J uy MENCEW moaner aliczw ®Ca® <. 1 l ■E! li I ; MIMI MEI " ingliMININ ;i1k1111110111 IIITIN ih Mgt ; 1 ® 0 IMRE ®®® cp erns ><v AEI®®® EPAIIIIMSESCI EME®® ®NE:1 nvi c) rcuxua •iiu >.0 ws+r�re 57" r uaw wva w xmsrr.0 � w=nws r-0 IR bh. • law Jx 0 3" co' 0 sa REVISIONS EV IA ro sra T Darr; xsx a rr 1 l ■E! li I 1 ,--- ----i:,--,--i- ',. . 4 ' 9 , i \ \ ■ ‘,________.,,,,,-- I II ) liP MI) AY: `" ' • - —1 - IMP.ReNcle 0,40'01.1, ".3 8U3 HATO a hi R 1 4 ni ItV zE 21! ! !!! !!!! 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I : 0 : ifF 1 , I 1 1: l !' " 4 ; oriq ?5M g PHI g 0111 H 14ti 0-j r O '34 g 111 7 1! 2 ''" be §'4 ii Lt 0 9 viorwrimo---- AIL A Alit. All& N AIL V iNfiltriPAIIIIIMON WINIIMAillarrABEIMSM-MSO WV .... i t'. - 4,1i■ *IP -1 .110 110 .111.• 'ft. blir ' VIIW l.,,_ 11 dON 71/NJ/ V Ft.') 1/1.4 J0 A/ 111 N11,1 NVO '3AV HDIA1,0,1 '9 151-1185 z.te S11-1013H NI1Vd NVO 0 SJO:101 NVId adVDS1NV1 ,i17,10U ltilw At ig, — • EXHIBIT 15 LANDSCAPE GENERAL NOTES: d 3 3 2 d 3 2 d 2 2 2 2 2 2 3 2 3 doer- `+ryd[1, aC Y 4 p �Y,fp ►)�OU]� C 41 2 tl P q d p a 2 2 2 d o G`� r Ci' c C c C [t! [V N a � ^ dri � :� fir+ . (gi C , C ❑ at AAG � V'+[s tl E. � w —a� �Oki y— tly C V'1WiU ,,,,C-1, L Cr G L AG p ,[i a a a� 4� Vr7 ' x� �, AP am s Pi m �j>zn N 4. l'ir5'!! !;,i;c%'.'! j+'! ] •C d � } i ' i " g e X OJ L'IL 4 ' 1 i:il l y:II . ?1:' ' ' .1 7:1 I'l x i,A r 7 ,. i iv i;31 g ifieili ir . tit2 3 §L.1',' '''''' Il i 14 4i16 2 ' 7 13' 'In I : 'i l l ! t' lig '' '.4 1 : i ith Of RINIF .?"d! Al IL , taf:0 - L, 24„ 7, It 1.1 ni 0 Jaop }no N I I1f1Vd d q 3 2 d 3 22 d a 2 2 d d 2 2 3 2 2 3 2 22 2 2 2 2 2 2 4 p 2 p2 q q q 2 2 2 3 2 2 3 2 2 3 2 3 p 2 22 2 p d 2 d 2 2 q2 2 p d 2 [3 2 2 2 2 4 2 2 2 3 2 2 2 2 2 2 2 3 21 2 2 3 3 2 2 a 2 2 3 3 22 ❑ 2 2 d g d 6 2 2 2a 2 2 2 2 0 3 2 a 2 2 a 2 2 2 2 2 2 2 2 2 2222 2 2 a 2 2 p3 2�••rr 3 q 2 2 w 2 3 2 d 3 2 2 a 2 2 2 2 2 2 2 2 2 2 2 2. 3 A 2222 M 3 2 3 2 2 2 2 2 3 2 2 2 2 2 a 2 2 2 2 2 2 3 2 4 2 2 2 , 3 N 1 3 1 S 122 9 2 1 6 11 ieiiisnpui T. A 7RarRkzw>r S,rYrh7 3.e �o/orr r�rh1 7w �o u +�z :yJ.s 3y Lu sr s: 7r Y)L'O dfY 300] lli]Ol'� Ol �r^sAlp� T a s bran �r�kk x �� �rs�r.�'t+uiix+o ■cRriacn +�bM sr��rff�,�Rt •r,�sro4 u aks]R s. r+R irr '( )u iris 3twspcsr r) 2$ raldn urn9rr No] xa w chT rs a , ( 2 R.n ss� is y +�our+kwo cMdsra�t i»ei �aarAeoh xis rr�ura'k�n wawa l�ppy�3a anxiw R YA arnr+uw 327 Nayr}. rpm S 7r 36 LL• ",¢Ag1 m_r ri e tt rs BD 1pur Gx 1p Cnt9 L SGS7,7 z; 5 ►u siak 2 2 2 , yy ryry Wy rtrt�� p p 2 2 w 2 2 d 2 2 d 2 d 2 um 3 v a 3 2 a a a a 2 d 2 2 2 21i 2 2 a d 2 d d y d d 2 3 2 2 2 2 2 2 2 2 3 2 3 2 2 3 2 3 3 2 . 3 2 2 2 3 2 2 2 2 3 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 20 2 2 2 2 2 3 3 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 . 2 2 2 2 2 - 2 2 2 2 2 2 2 2 2 3 2 2 2 2 2 2 2 2 3 2 2 2 2 2 2 2 3 2 2 `2' 2 d 2 3 3 2 2 2 2 3 2 3 2 2 3 2 2 2 2 3 2 2 2 2 2 2 2 2 3 2 2 2 2 2 a 2 2 3 2 2 2 2 2 2 2 2 2 2 2 3 2 2 2 2 2 2 2 2 2 2 3 2 2 3 2 2 2 2 ivy 'SLHOI3H >16vd )4y0 S, 3101 tl 2 2 3 3 2 2 22 2 2 33 2 2 q 3 3 2 2 4 2 2 3 2 2 2 2 2 3 2 3 2 2 2 2 3 3 2 3 3 3 3 3 2 2 3 2 2 2 2 2 2 2 3 3 3 2 3 3 2 3 q 3 3 3 2 2 3 2 3 3 33 2 2 2 2 2 3 2 3 3 2 33 2 2 2 - a 3 2 3 3 3 3 3 2 33 2 3 p 3 t 3 2 2 w 3 3 p 3 w 2 2 q 3 3 3 2 2 2 d 2 2 3 2 2 2 2 3 2 2 2 2 3 3 2 2 1 4 1 2 2 p 2 q 2 2 p 3 2 4 3 2 2 3 2 2 2 2 2 3 2 2 2 2 2 3 2 3 3 3 2 ° q d 2 22 p 3 23 2 3 1��II °II d d d d 2 3 2 3 2 2 3 ' 2 3 a 2 2 2 2 2 w 3 2 2 2 3 3 3 3 2 2 2 2 3 2 2 3 2 3 2 2 2 3 2 3 2 2 3 2 3 3 2 2 3 2 2 2 2 3 3 2222233 2 2 2 2 3 3 2 2 _ 2 2 2 2 2 3 3 3 2 d d d a 2 2 3 2 2 2 3 3 2 2 3 2 2 2 2 2 2 2 3 3 2 2 2 3 3 3 3 2 3 2 2 3 2 3 2 3 3 2 2 2 2 2 3 3 3 2 3 2 3 3 3 2 3 2 2 3 2 2 2 2 2 2 2 2 2 2 2 2 3 3 2 3 3 2 3 11 1 Bronze 2 Black 3 Gray 4 White BI Type 1 BP Type 111 BT Type IV BW Type V sq. 2 PC - Twist-Lock photocontrol receptacle 4specify _voltage) photOcontrol ordered separately) F(X) Fusing (specify AR4* 10 inch arm and RSD-0* Round Pole Adapter CS Cutoff Shieki FG Flat Glass MAGNUSQUARE® 11 RIES Job Lowe's Home Improvement Warehouse Type H35FG Dimensions IT Catalog Number SERIES MSV Comments A SOURCE 5 High Pressure Sodium H Metal Halide P Pulse Start ® Submitted by: B MSV FLAT GLASS A 14.9" 21.0" 378 mm 533 mm Ordering Information series wattage source distribution- - finish • options- options options- M SV WATTAGE 25 250W 40 400W 10 1000W (metal halide only) 10 Magnusquare® II Series - Vertical Lamp DISTRIBUTION 1 VOLTAGE 5 -6 8 H 1. Change letter V to B for high performance reflector. 2. Substitute voltage for "X" (1-120V;2-208V;3-240V;4-277V5-480V;6-347V) 3. * 4 or 5 inch round pole adapter - • Accessories must be ordered separately. See Accessories. Vertical Lamp BP 480V Tri-Tap (120, 277, 347V) QuadTap (120, 208, 240, 277V) Specifications 5 Housing Rugged, one piece aluminum, formed and welded for long term weatherability. Ballast Mounted to a pre-galvanized steel end support which ties into arm or yoke for secure, cool operation. Lens 1 Door Frame Door assembly-is-hinged and held in place by twin-securing-screws. A one piece lens _gasket seals to reflector givingLpratectioTh fromditt and insects. Lektrocote® Finish Electrostatically applied powder coating, high temperature_bonded - to - surfacelormaximum adherence and finish Additional Features All fixtures supplied with lamp for installation convenience_ Various optical distributions available. A selection of mounting antt adapters allow use-on new-or existing-poles. HubbellSSP steel-of SAP aluminum poles are recommended. Units are NRTUC certified and UL listed for use in North America. 3 AR4 FG LE KTROCOT_E _FINISH OPTIONS MSV NRTUC I Photometrics See back for Architectural Cutoff EXHIBIT 17 Hubbell Lighting, Inc., 2000 Electric Way,..Claristianshurg,. Vir 24073, (5401.382 • Fax (540)38Z-152f OTD_ 1 - atm__ zQ 0 - I c13 11 NE I EEE 1 MOM EN Mi E II l ii so I .— ,n ii al Ism 1 ii. 0 iii MI IMI i . = 3 Mil Ell OM PI Mall 0 C) 0 111 C7 � a E U7 f/1 Pi cD c..) 0,1 1 CO ±" 0 X LLI $ 1 7.4 oz1 CL-4 .0 - .9 uJ z z 0 z Lk' Ogr.,17,E1S VIOS1.111 I. *MS Aw ...purl so ow /, wo-dos,wo. p.os SNOLLICI1400 °NUMB 3SVHd 1 inuriens INNIc1013A3 40 NVld 1'sq13H30 V1OS3N14111 `511-10131-1 SAIVc1 1-112:10N 3r1N3AV HO1M8ON HPION inns 1-1109 SIHOI3H )ldYd )WO LY 0TI1IA 0101,0 048 4, • \ 4' • I „„ 00 '0 •' 1 60 i .- ' gl , .1 'S . 0]S JO 4 ,/ I "jr -]111 - • .” i \ . JO 0/ I. N - 3H.i. ..L)3J 00 .' ./.. (. .1. !:•., 1],0 eiV,d)-. I . t ■ ....clig , 1SV3 31-0... JO 3N1 A , , 1N3V13SV3 33VNI00101 , LZ n d 3 Zg .A O sa NV u - wiOINfIVI /_-_,-- :.2Lc .1.0S __..„......._.... i J.103 1;i-1.1 30 3N11 iSaM - 0 NOLL3] 139j i6,F..: \ 1 - ----.,-- 1 / \ ',------- I ' 'L,- -- ;- -- . , ■ ':-..- — .....,,,...._- . tr, - -- .! 3„171-,Zg,LOS 06600 03100 7 ,/ ; k. .., I .kr :,,,..,, / ---- --- .,.., -•,- . ---- ),21,311 43011 1131109 NO ', (MOWN 1V S10-)013H ANid >100 i .:'.., it V ....' ..._ ---.._.`: --- - 2... - 77, ---;,1_. .1' ... — . _____ ...,--- ' A , - 0 A110 31-1.1 01 113,13113 0`10e1 ' L:j I - ___ i 1 --- . Z1,00 . 01 Old N 10 H109 00901 .e? VOT29 3„ 17 1.6 =1,8 D. 99 64,06 _ 9016100 30996 JO 1Vld 2131 0111110 9 3099190 \A . ' 9 t ,,,, „ \-- _-___ ------\ , , 26 - 31,Z.00N ,.. ...- ,., ,:-,..., LI-. '',, --- - \ - (pnendi 06006 . ,. '., c5 ne,.., --1 't: , Eid N A V H01101 N ... 1 1 ' • •--,.. --- L IJ otits 69 00)1 0102/61/01 A Igg 1,ig A 1 1 151,115011q1! 0) CD od u CD 00 Id 0) 173 0) 03 4, 09 AD I co 2, sa IE,53 • fii:SK':iII4?J Q bE'7.ti:4..'� '813o5i x9.151tiL�"3'h'Stl ,"d".207245d O xSwny ur�io��viCvq vios3wri 70 vFLiS NVId 311S 3SYHd — ASO 1�.1.l,11+�9t1S 1N3Yid013A30 40 NYld 1VI3N30 b1OSJNNIY1 `S1H013H SA1Vd )ldfl H1aON 3 fiNBAY HOINJON H1NON 133815 H109 S1H0I3H 71 IVd ?1VO lV 30VT1IA 1 3„ 80,9.85 VA Hia!MM ado 1 GO f M „t0.L .0OS { • o 0 a p p- Q g p yU V O 4 il i 5 e"g P L'. y d �, ii e 0 . i ' 1 gl!! 1 ! i b A p a 0 3 e g dOw h 1g i 3 p d fc �t�� a EP H ¢, q ; y W h F y N _ S 4 g g F 0 © x F 5 . e x , f o 7 c3 . -t , 0 , w . o '} .3 ! d m3 � o J og 6 �� 1 > P a w a ”- P a i3 � �' pW 4 Wy oC - I g xW T IV g 9w Eg 4 h '6(' e NE n i h, m g E !d rg 4 !' N !g d 4 g 6 W! 'A g d !WM A ;1 .01 0! 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M 1 2 5 n N S 6 5 5 5i N 2 55 55 2 55 5 55 5 5 gw 2 55 s 1' Eti 1 � � raw 1 1 00T El E 55 LIV Ec�'11 50UZ /i'1 /iii "p'p° a ;`�GbG�5Q \H d s nl ;aor{s ua� \6bQQ50�wS3 � ��asli��'d '8M7.d LWd 31YAS3 �b •vM17J'Q:34i0 la?eiK I2151:�e!Mr i-SZC {145 }:frq pC SIY-,S M1i'['VCdiwyll I , J o }x nF`s'N•�.g.•.wfyv�ev.z =retcs y►� a Ei L ' 5 o 0 3 o L 3 i Q ' a 2 i L°6 g "! 1 9h ,-, g (6g L, t, I i i h q 5 i C �Sp Q N 4 N S[ S 1,1 IL S a r ° A p M W 4 �� w 1 q g w w w i N q � a §g t :q m 4 ae u+! ; rl R O A Ni i g i 0 n ev , 1 fl - � x z E a as p [�� � NE w�i 1 § �a i il il ° [ -� w d § UA la 7 � 'S Y . li C Wu �� N a cad ra Zs z <Z: 110. V J Z <tu 6 �oGwnN .10 stiOS3.1ri to N.15 , 4I 1. 11331110113 pasv,, Alr.p o WO 1 }n44 Fula votsi.odns I' 4P Sw acpun J❑ I. Aq pwodwd scxA }�cdvi �o vci {a Iilxds ucld s,43 Ipg4 414., I ; g! s h i 4 T Y5 e g hg h4 , i r j Iliw N 'g q i ; a o ld 1 1 , U r 4 W 5,9 I N r �' N6 r q ..g ' 6 0 Fl I NI 0 a :0 Di /E3 P ci5 1 _ 0. z ci �f Y �3 NV 1d 1O81NO0 NOISOd3 ON1CIYSO 1 3SYHd — YISO 1Y111Yi8fS 1N3Y1dO13A30 AO NY1d 1YON3O YIOS3NNIN `SIHIII3H S}f1ldd NVO HIIION 3f1N3AY HOIMIJON V HI ON 133815 H109 S1HO13H >INYcl )IYO LY 3OYT11A rt 0 -948 ° H1N 'n v ii V :: Jf tinHitt, X11li 1 1w� ER iII 11 11 • =i1M2 �� ��• 1r1��N� " err ■.� ti 8 8 W1i 88!U 5002 /17I /0I Q'l4 YJ U. t fl {f} N tiViSN cs- ■1111f11MriiCl■w11•1 f 1M ■SINSIti1iil.sil�iirtNE1111 1 8 8 8 8 N 8 ea 9 9 9 x 2 JkIi nip yz[ b 7 !I51% On37. 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L,3$ g ,p q dt o g I a s e q U �' W Pg i q er �Z N � Pt n H d Pi U L i" i'i Rci 608 Ls 88 gn a at j Z„ cc zwo 4Z` <111: [.1 [ U iiiiiiiiiiiiii SHIMMER EMMEME1111 81 logernN �: YLOS3NNiri to liw s ay} }a smo, cq} sopun 833NION3 postman J;np o um, k }ctli puo uoisµtr:dns pu, :pun so ow Aq poiodasd sa.e so ,0141,11..d. urd ,t4i Agvsrsk 1 -' - t -"d- -..... tea•--- ... s - � 1 Ij I f 1 I NY1d Ainiln 1 3SYHd iSO ivonBnS 1N3Hd013A30 d0 NY1d 1VM3N30 I; I Y1OS3NNIY[ 'S1HOI3H S 8Yd )WO NINON 3f1N3Ad HOIM ON V H1NON i33 IS H109 SIH013H )1eVd )IVO IV 30Y11IA 11 4 22.11 5002/ 14/01 k k x i � 4 •P'go n6 SO\B :•s �pp •rl 4 ( O 4 :C CL J 2 x 5 n y;n��s ;aays unid \bbL��50 \F�S� \ }uo!i1a \'d EXHIBIT 24 I— Q z U' z z s�Yr�nnw a �aiH.a $T:US3 X4'7! 3AY;;AY'fYSB Dticff.•zRF{i CT 4:SI:�rj ef>:lSN Ei ESl =.�,: suss nn'wvsr.wn WSJ L.i.i www� 1 a v $L5 g A 1 a k a g r a xQ z ag n'12q z5 PQ lg" N p VN I n of g 2Er. . 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Rgslay J 1 ��lenlE���rlE�wi��i�l� >�►rirria�n��l►ir■e..� 1 ■1= ;iliA * ���tH�i� A 1 T - f 11 L�r —J 0 Ls1 0 La! d 0 U7 0 z 8 3111 3 alb 8 h N k g N t*'[ Mf cY N q % ) 1 i 1 1 11 1 I $ 1:1 1 • l � 1 ; - g i ' ti 1,��{Y�"}+ 1 r . j LiR W �J �N a "" 14, pol Allia loll � � 6 J h a w N N R1 Al O G. 23M2" k 'S 8 N N G 47 N sv ,v* H - n M� g pn n A n � a n J PJC.yGY �,`5 aim NYid 3dYOSONYI 1 3SYHd -- 11SO 1d11IVI8fS 1N3HdO13A3G JO NVId 1V113N3O V1OS3HNI11 '51H0E3H S}18Vd )WO H1dON 3f1N3AV 110IMZ3ON H1ZlON 133Z31S H109 S.H0I3H 71JVd ?Ikea 1'qf 30V111A 111 i"Il amnia iAn _ _ _ __ Irii_iw' _ WV E2C t00214 /0i 0 8 n yl H p o p'gn_Fu'516.S0'. y sGV <pl:ng \s }aat,s 1 . , 4\61706S0 \WS3 \ }u c'•11, LT 1 c,] 1,0 A 9 9 a 9 AMMMEM MEM MEM MEM' immqm M (1, Z >L 2 __. ••••••••••■••••••••••60.1 .0 11 :agiarramormasonneTeltrad a • • • • • • • • • • trammsnummimmomml ON/7/178 • tri Ctt 4 ui kf) a 0 iitb A f' kI 1 IrjlOgin ..... 9 • L7, 0 A A A 1 1 X I I ti = 1-4, qr ....... smi . ilawa r • ONIG7117E1 • MMUMEEKUMENSIIMMUMMEEMMEEMEMEEMEME , ---1 Z 7; M ct; f tri 9 7; uira Y, R uin V ua❑ a r[ } u U 4B 2 4D 2 L it IR 9 p • • U ,1 e-.0 4, E<R' d L pi 44 rol; )- qh1 hb 2g i q '14H ,R ) 11 ,1f4 9 A 6 0-. 2 il LL 3 , g 2, `,-.. .., 9 d `7) CSM DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES Village at Oak Park Heights PUD General Plan/Preliminary Plat Narrative October 12, 2005 PUD General Plan EXHIBIT 28 Introduction: The Village at Oak Park Heights will be located adjacent to Highway 36 in Oak Park Height's main retail corridor. It is envisioned that a new retail project on this site would not only enhance the architectural character of the area, but it could begin to unify the area into one cohesive city center. The added retail activity would strengthen current retailers in the area and could also be a catalyst for the redevelopment of the adjacent residential/commercial area at the corner of Oakgreen and Hwv 36. This site will be strengthened by high quality architecture that reinforces the growing retail along 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 architectural 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 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 best use. Site Development: Many plans were discussed and analyzed for the site. The current layout for this commercial retail project is made up of one large anchor tenant, one retail pad (a bank with drive through), one restaurant pad, and retail strip made up of smaller retailers and restaurant users. The final layout has not yet been established and will result from continued input from the City and area residents. As a result of marketing efforts, CSM currently has tenant commitment from Lowe's Home 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. Discussion of site and building design: The foreground of the development will set the tone for the backdrop of the larger anchor retailer. With smaller scale multi-tenant retail shops surrounding the site, this is a place for the public to gather amongst benches, outdoor dining patios, and colorful landscaping. The architecture of the small shop retail will have pedestrian scale elements such as maximized storefronts, canvas 1 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net C S M DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES awnings, and ornamental light fixtures. The facades will use a variety of materials, colors, and textures to express the smaller scale identities of each tenant. Unique signage will be encouraged, yet the size and placement will be carefully guided. Infrastructure: Roadway Access: 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 Project and will terminate at the South Frontage Road on its northern limit and at 58 Street on its southern limit. The Proposed Project will provide four primary access points along Norwich Avenue. However, one of the four accesses will essentially only serve delivery trucks and service vehicles. A secondary point of access will be provided via the existing Novak Avenue alignment, which currently serves as an access to Wal-Mart and Applebee's. The Proposed 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 generated traffic to the South Frontage Road and to 58 Street. Traffic Impacts: A traffic impact study has been completed to identify potential traffic impacts associated with the Proposed Project. In addition, the traffic study identifies strategies for improving or mitigating these potential impacts. Refer to the draft Lowe's Home Improvement Center Traffic Impact Study, dated August 9, 2005 for additional information and details. The results of the traffic study found the planned year 2010 construction of the Mn/DOT St. Croix River Crossing and TH 36 Roadway Improvement Project (MnIDOT Preferred Alternative B-1) is expected to accommodate the forecast year 2010 traffic volumes (with the Proposed Project) at an acceptable level of service for the key intersections evaluated. However, the traffic study also identifies several alternative mitigation measures to help reduce the impact of the expected traffic operation deficiencies in the interim. Refer to the draft Lowe's Horne Improvement Center Traffic Impact Study, dated August 9, 2005 for additional information and details. Site Utilities: All sanitary sewers from this project shall be routed to the north side of the site and delivered to the 12" VCP sanitary sewer on the south side of the 60 Street right-of-way. As this site is currently zoned Central Business District, it is anticipated that the existing sanitary sewer has been sized to accommodate commercial sanitary requirements from this area and will therefore be sufficient to service this development. Although the existing sanitary sewer is sufficiently deep to serve the site _ 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 * PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net C S M DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES the capacity of the receiving sanitary sewer facilities should be reviewed by the City with this development proposal. Trunk watermain service is available to serve the proposed site from the existing watermain in the southern right-of-way of 60 Street. The waterrnain 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 waterrnain will continue southerly within the Norwich Avenue right-of-way to its intersection with 58 Street where it will connect to an existing 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 pond 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 MPCA NPDES requirements. PRELIMINARY PLAT Lot Descriptions: The total acreage for the property is 23.05acres. 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 intermediate 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. It does not appear as though any road improvements 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-way will be dedicated as Norwich Avenue North and will run north- - 3 - 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 www.csmcorp.net C S M 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 right-of- way south of the Xcel Energy property and 80 foot wide right-of-way adjacent to and north of the Xcel Energy 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 no. 82-85. Proposed General Schedule: Summer-Winter 2005/2006 City approvals and permits Spring/Summer 2006 Demolition of existing buildings and mass grading Summer/Fall 2006 Construction -4- 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net Original Message From: kdwid - omcast.net [mailto;kdwidin @comcast.net] Sent: Tues& svember 01, 2005 10:06 PM To: Tom Ozzello; Julie Hultman; Dennis Pastier; Eric Johnson; Jim Butler; Scott Richards; Mark Vierling Oc: jddonath @alliant- inc.com; koswald@ozarkcivil.com 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 I will review them separately. 1` have the following comments regarding the landscape plans and tree replacement requirements for these two projects: CSM. - 1. The plan is attractive and should enhance the development. 2. The plant species proposed are diNe— se, mostly native, attractive, have few major insect and disease problems and are easy to maintain. 1 The Planting Detail is acceptable. 4, This project is removing very few trees (33.25 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 (it looks close on Plan L -2). Only ornamental trees would be allowed within that easement area Lowe's - �. 1. 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. 5. Colorado spruce often have serious fungal needlecast and canker problems after 15 years of age in Minnesota. "Black Hills" white spruce andfor 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. This is 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 easement 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. I would 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. = $54,700, to the city's Tree Planting Fund to be used for reforestation within city limits. If you have any questions regarding this review or report, please contact me, Kathy Widin Arborist City of Oak Park Heights 2 EXHIBIT 29