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2006-07-24 Fully Executed PUD Document
CITY OF OAK PARK HEIGI3TS PLANNED UNIT DEVELOPMENT FOR CSM —LOWE'S OAK PARK COMMONS Planner's File No.: 798.02-05.09 Date Issued: Jul 2006 Council approved November 22, 2005 Legal Description: (Washington County Geo. Codes: to be assigned) Owner: CSM Equities LLL.0 Address: 500 Washington Ave. So. Minneapolis, MN 55415 OAK PARK COMMONS Present Zoning District: PUDIB -4, Limited Business District Permitted uses set forth in Ordinance 401 Section 401.301.B. SITE ADDRESS: 5888 Nova Scotia Ave North (Cowes) ; 5951 (Building A) and 5901 (Building B) Norwich Ave North I. PLANNED UNIT DEVELOPMENT PERMIT FOR: Applicants have applied for a planned unit development to allow commercial multiple buildings within the development with shared access and parking; All uses shall be subject to the following conditions and/or restrictions imposed by the City Council of the City of Oak Park Heights which are as follows: 1. A preliminary /final plat is subject to review and approval of the City Engineer and City Attorney. 2. The applicant provide a copy of the purchase agreement to establish property values for those areas subject to park dedication. Park dedication shall be paid at time of final plat. 3. A public hearing shall be held for vacation of existing right-of-way and 1 utility easements. The development agreement shall specify the amount and 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 Nova Scotia Ave. N., (formerly Novak Avenue) shall be subject to review and approval of the City Engineer, 5. The City Engineer shall comment on the traffic analysis provided by the applicant. The traffic circulation plan and required improvements shall be subject to review and approval of the City Engineer, 6, The City Council approves the following private and public trail and sidewalks for the area. Specific sidewalks /trails to be added include: a. The sidewalk on the west side of Nova Scotia Ave. N., (formerly Novak Avenue) extending from 58 Street to 60 Street. b. A trail along 60 Street North connecting Norwich Avenue and Nova Scotia Ave. N., (formerly Novak Avenue) shall be required. c. A sidewalk connection between Lowe's and Wal Mart to connect the V S SA property to the south and the CSM development to the north. 7. The City Council, finds the proposed building layout and setbacks to be adequate and approves the general site plan as proposed. Only Buildings A and B of the 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 and east property lines of the Lowe's store. 9. The landscape plans shall be revised according to review and approval of the City Arborist. Revised plans shall be submitted prior to City Council review. Tree replacement payments, as calculated by the City Arborist in the amount of $40,200.00, which shall be paid at the time of execution of this Development Agreement. 10. The grading, drainage and utility plans are subject to the review and approval of the Public Works Director, City Engineer, and the Brown's Creek Watershed District and the Middle St. Croix Watershed District. 11. The City accepts the parking ratio of one space per 237 square feet of floor area for the Lowe's store, resulting in the construction of 529 parking stalls. 12. The trash enclosures shall be relocated or incorporated within Buildings A and B of the CSM development. The applicant shall provide designs and building materials for the enclosures. 13. All parking lot and building lighting for the development shall be compliant with the Zoning Ordinance lighting requirements. 14. Deliveries for the CSM development businesses shall be staged at off -peak hours so as not to create traffic flow issues. 15. The City Council approves the proposed building design and materials for the Lowe's store and CSM development on plans dated 10/12/05. 16. The freestanding 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 dated 10/12/05 and approved as part of this application. 18. The project developers shall continue to work with Wal Mart on establishing a cross connection at the front of the Wal Mart and Lowe's buildings. 19. The applicants shall remove the outdoor advertising sign (billboard) adjacent to 60 Street North not more than 90 days after issuance of the first building permit for the project. 20. The applicant shall be required to enter into a development agreement with the City subject to review and approval of the City Attorney and City Council. All cross easements and other easement documents required for this development shall be subject to review and approval of the City Attorney. All terms of the development improvements and payment to the City for right-of-way and park dedication shall be specified in the agreement. 21. The applicant shall bear the costs associated with the construction of Nova Scotia Ave. N., (formerly Novak Avenue N). 22. The applicant shall secure any and all necessary plat approvals and access /right -of -way permits from the Minnesota Department of Reference Attachments: Date: Transportation, the Brown's Creek Watershed District, and/or the Middle St. Croix Valley Water Management Organization, as may be required. 1. December 1, 2005 Letter from Bonestroo, Rosene, Anderlik and Associates. 2. April 12, 2006, Letter from Bonestroo, Rosene, Anderlik and Associates. 3. November 4, 2005 Letter from Northwest Associated Consultants IN WITNESS WHEREOF, the parties have set forth their hands and seals. Date: (.9(- Date: - r 7 74 By f' Its Its David Ma eau et Eric Johnson City Administrator CSM Equities L.L.0 Print Name: David Catiaild kLiiager Ai By Print Name: 4 Curtis E. Pete= Manager Bonestroo Rosene AnderIlk & Associates Engineers & Architects IBM December 1, 2005 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., PtiO. Box 2007 Oak Park Heights, MN 55082 -2007 2335 West Highway 36 a St Paul, MN 55113 Office: 651 - 636 - 4600 Fax: 651 - 636-1311 www bonest(OO corn Re: CSM Development Phase l-- Oak Park Commons General Plan Review BRA File No. 55-05-000 Dear Eric: We have reviewed the general plans for the proposed Oak Park Commons development (CSM -- Phase 1) and the Preliminary Plat, as submitted by Alliant Engineering, Inc. Following are our comments and/or recommendations, Sheet C -2 The Pylon sign is located adjacent to the City's sanitary and water utilities. Verify location of these utilities prior to placement of the sign. Any repairs required to these utilities as a result of damage done during the sign installation will be the responsibility of the developer (See Comment 9 below). Verify that a garbage truck will be able to access the trash enclosure area for Building B. 3., The trash enclosure for Building A is located on the south side of the building at Norwich Avenue. At this location the garbage truck would block traffic on the private road and possibly back up traffic on Norwich Avenue,, It is recommended that the trash enclosure be relocated to another location. 4 The private east west roads through the development are 24' wide face of curb to face of curb. It is recommended the roads are widened to provide 24' of bituminous pavement (ie 26' face -face with the b6.12 curb and gutter). 5t. Paul. St. Cloud. Rochester, MN Milwaukee. WI R Chicago. IL Affirmative Actlori /Egtual opportunity Employer and Employee Owned 5., The current plans show parking stalls perpendicular to the center private road through the development (for future phases).. With cars backing into traffic an unsafe situation develops, therefore it is strongly recommend that these parking stalls be removed or reconfigured.. It is recommended that the drive aisles in the southwest corer of this phase of the development line up with the drive aisles for the Lowe's store. 7. See the attached sheet for recommendations on additional sidewalk locations. 8. Note 17 states that all retaining walls shall be modular block, Detailed design drawings and calculations for any retaining walls over 3,0 feet tall shall be submitted to the City for review and approval prior to construction, Items such as parking lots, signs (pylon) and trees are located within the existing drainage and utility easement parallel to 60 Street N. A paragraph should be included in the Developer's Agreement stating that the Developer will be responsible for all costs necessary to repair or replace private improvements, should the City ever need to repair, replace and maintain public utilities located within the easement. Sheet C-3 1 The grading plan should include drainage arrows, locations of EOF, slopes, spot elevations and any areas the gutter will be tipped out for drainage. 2 Note 17 on sheet C-2 states that all retaining walls shall be modular block. Locations of any walls should be shown on the grading plan with both top of wall and bottom of wall elevations. Sheet C-4 1, Provide a drainage area map and storm sewer sizing calculations for City Review. ? Provide result of the computer modeling for storm water runoff and ponding for the 1..5, 10 and 100 year store events. Include Applebee's pond in this model. 3 Provide the City with a copies of BCWD permit approval and any conditions. 4, Update note 1 to include the City's name.- 5 . In note 12 change the depth of the water main from 7,0 feet buried to 7 ..5 feet. 6. There are several notes that pertain to a copper water service including curb stops and corporations.. The drawings show a 6" DIP service to the buildings. Identify areas where copper water services will be installed; otherwise these notes can be removed from the plans,. 7, The existing section of Norwich Avenue is 12" aggregate backfi ll, 8" Class 5, 2 " bituminous base, 1 V2" bituminous wear. This section should be used for the replacement at all the utility connections,. 8 The storm sewer outlet pipe from the pond is close to a water main tee, gate valve and hydrant. Verify there will not be a conflict with these utilities, Sheet C-5 Detail 7- Include truncated domes with the pedestrian ramp.. 2. Detail 14-- Proposed fire hydrant shall incorporate an AFC - W aterous Storz Nozzle. The hydrant pumper nozzle shall be of one -piece design, compatible with a 5" Storz Dose coupling, The nozzle shall be an integral part of the fire hydrant and must be furnished by the manufacturer or authorized distributor designated by the manufacturer.. Storz adapters will not be accepted. Preliminary_Plat Submittal Comments 1, Verify that the Lot Numbers in the plan view match with the Lot Schedule. (For example lot 5 and lot 6 appear to be almost the same size, however the schedule shows that lot 6 is 2 % times larger that lot 5.) Additional right-of-way is required for the curb returns on Novak Avenue North and 60 ' Street North. .3_ The 60 Street improvements should be incorporated into this plan set Prior to any construction on this street the City will require a copy of the MNDOT approval letter, 4. Southbound right turn lanes on Novak Avenue should be considered at all access roads, 5 As discussed previously at site plan review meetings with the owner and his engineer, the horizontal curves on Novak Avenue North do not meet design criteria for a 30 mph road.. Longer radii are necessary which will result in revisions to the proposed roadway alignment and right-of-way, 6. Verify sight distance at the Love's North access (just north of the store) with soundbound traffic on Novak Avenue North.. The plans will require further review when items discussed in this letter are submitted. If you have any questions or require additionaI information, please contact me at ( {51) 604 -478 or Dennis Postler at (651) 604-4815. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Karen S. Erickson, RE. cc: Toni Ozzello, Public Works Director Jinn Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arhorist Scott Tubman, CSM Corporation Clark Wicklund, Alliant Engineering, Inc, DMP, BMK, File Bonestroo & Associates K:155\55privatclLowcs csf1ltscuph,msc 1 11-29-05 doc Acid • Ut4tr — PROPOSED pRoPERTY 3 UNE (W.) — ---- Sar38 1 58 - E 229.5 T e WATa EXIST1 G 41 E C sl CRETE L-c (W) u s PROP Pop U E D TIAJN U U GE 60 -- 4 UCTIC“ t ---- 60 -- SaIN2 - 1 ENT • 4cRE L- 1 faragi:-_- i -1 ExislING °RAMAGE UTIUTY EAMIENT MY BUILDING SETBACK ^.- 17 ry sw-txrzyrE az" — 1 FIXTURE—, 0' Q_ 1 .?:1 • AccEtal - P - ARING ADA PING (TYP.4));, -00? pEDEsTRIAN cONcR slDE oURE3 Gurt ....2Ja'st271L.: 2_2 LIGHT FIXTuRE 3:rsp) Rb (La .)P7b ------ ' CaSSIBLETPARRING W/ ▪ (111D,) CoNCRFE PEDEsiRtkij, RU*" 17JF3 & Gu tui • 4 CoUtIRTIC - DF:wAr_x fi SITE PLAN — ( -- FICA CRDS5NALX- 23- CIO j mrY I / BITUIJINOus V • PROPOSED • bRM1AG & UTILITY EAKAENT (PT? /-cONSTRuclIDN 1 / u),Irrs 1. . „. . . , LOT LINES (n? ) • .® • • swmirot mar -- 11{' -- - _EDGE or :1 _ • . .•, ‘-.C,OfISTRUCTIOii umiTs .•-• I • _ . • • \--TRAFFic •': RowS (Typ,) . ARDIRECF.I1(.0N1, / t)(4'. 1 c.:)1 / —DRAINAGE EASE1 L ....... .4.• --- )4 ( .0. MR .1.11 ...... ...... p L 011 • PLAT 62 ;--115 „ EYd .1-M• LINE • i5 ''''''89'38 450.00 ••• / BrithAN 60TH STREET N. (PUBLIC) 5' PROPOSED / DRAINAGE & Mir( EADIENT (rrP.) — , ,;-:; % -.. •• i•-• ,-.,.J ' t-k-, .... 1 t r,P- „__ - ... ;---/ . CC -.-- f V i f ' 40 puu.DING sETBA • o L L r.... • _ • " • Ci N1.31 - • PROPOSED—, R 0,w, (TliP ) • •• ; PR6P0sED , f G DRA1HE A, EA (Tr 20\xtrcrE.:1011:::: - • - POND NWL 938 0 — MC C iCiVIAt?'-'\ --DETuiTioN POND-- 11 RARviNG-ssiBAGK-- •Thmi d (tr. "T- .. tiliCitheL c.t...6_,,tso r ' > 15- ----- -- - - --r - .• : t- - - -- - -- '' ---.74- — ." '----- — --- — - — —.....,..--_- i. ______ _ .__ ........._. 1 '... _! . '... ) '' ri ':. • ; ,'' , ..... . EDGE OF 131TumINOUS , • ..;::::- ' -, i • — 4 if - ‘- . ' i..C, IT - - (,7 j' i;'''' 5 - ' . - CI , C.' 0 "..,.*:''', \ . -11 :7 - . .1 -1i: • • P ' ..,) - rf - •,-.1," ' ‘" ,C:e i j 0 . - . h p . ! 11 ''''' 0 ' 0 ..i. , .. ....._.. • ' ''' ': , :. ::'. 4.' ; • ! - . \-1. ' ' ''-' ' . ' ' ' t .. g''N - ....... 0 • 0 ... ., EDGE OF Bonestroo Roseau Anderllk & Associates Engineers & Architects EOM April 12, 2006 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P.O. Box 2007 Oak Park Heights, MN 55082 --2007 Re: Lowes General Plan Review BRA File No. 55-05-000 Dear Eric: 2335 west Highway 36 - St.. Paul, MN 55113 Office: 651-636-4600 A Fax: 651 - 636 - 1311 wwwbonestroo Cori We have reviewed the general plans for the Lowe's Store in the proposed Oak Park Commons development, as submitted by Ozark Engineering, Inc, Following are our comments andlor recommendations.. General Comments 1, On February 26, 2006 we had a meeting with Alliant Engineering and CSM to discuss the grading responsibilities and installation of erosion control on the entire site. Lowe's nor Ozark Engineering were present at this meeting,. It was presented to us that Lowe's would be grading their site, Novak Avenue North, Norwich Avenue North and the pond. In addition, they would be installing erosion control measures for these areas. At a later date, CSM will he submitting plans for grading the area north of the Lowe's development. 7 Drawing Number 2 Lowe's will be constructing the storm sewer from the pond to the Applebee's pond, 1. Wal -Mart will be constructing an 8' wide bituminous pathway at their west property line adjacent to Lowes. (See attachment for pathway location.) This pathway is adjacent to a sidewalk along the west side of the Lowe's parking lot. With this pathway it is not necessary to construct the sidewalk, however, Lowe's needs to continue the pathway north from Wal-Mart's property line to the internal connector street, as shown on the attachment._. St Paul. St. Cloud. Rochester, MN " Milwaukee. IX 1 u Chicago. IL Affirmative Action /Equal Opportunity Employer and Employee Owned Drawing Number 5 www A 1.. Bituminous removal will be required for the installation of the 24" storm sewer under Norwich Avenue North, Drawing Number 6 1. The City will assume ownership of the storm sewer from the pond to the Applebee's pond and therefore, the pipe shall be RCP. All private storm sewer can be HDPE 2.. A trash guard shall be placed on all flared end sections. 3, Rip rap shall be placed at the flared end section in the Applebee's pond. 4. The Outlet Control Structure for the pond has changed . Verify with Alliant Engineering the design of the structure and the elevation /location of the flared end section. It appears the FES is extended beyond the 939..00 elevation. playikag_l______‘furnbff S 1_ Submit revised storm sewer rational sheet with a corresponding drainage area map. D rawin s C 4 The existing flared end section (FES) in the Applebees pond should be shown as a removal item. 1, As per recommendations from the Brown's Creek Watershed District, the pond has been designed with an extensive system of draintile for infiltration of storm water into the ground. If in the future this draintile/infiltration system ceases to function as designed, the 100-year HWL elevation of the pond will be higher than the catch basin rim elevations in Novak Avenue North (Nova Scotia Avenue North. tinder this scenario storm water may exit the storm structures in Nova Scotia Avenue and flow overland into the proposed storm sewer system in 60 Street North Drawings from FFE 1. Verify with FoIz, Freeman & Erickson Inc. that you have received the most current infornn.ation on the grading and erosion control measures for the stockpiles on the Oakgreen Village development Plat 1 The plat does not show the additional roadway right away needed on the east side on Nova Scotia Avenue North at the 60 Street North intersection. If you have any questions or require additional information, please contact me at (651) 604 -4788 or Dennis Post ler at (65 1) 604.4815. Sincerely, BONESTROO, ROSE S, ANDERLLK & ASSOCIATES, INC. Karen S. Erickson, P.E. cc: Tom Ozzello, Public Works Director ..Finn Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arborist Scott McGee- Ozark Engineering Clark Wicklund, Alliant Engineering DMP, BMK, File -- Bonestroo & Associates K:\55155privMe\Lowe5 csrrksinplrase 1 4- 7- 06.doc t — iYid DYFROJO CNV DUICIV80 .... ,,,••■ , .ars b. i' 0 -1.9131# 3M0iS 1•4015t4VdX3 18VH.11(iti — , Ma . ,...fla .., ::,........--,,,,„. '' tA :.:.:1-1.—. ---- -.:-.. ECI ' - NO/M . vr.-1,-,-,..---....,..- :.,d,, ,:-.......-4,- -.1/4.24 . --.... .. . — . --...- ' • , --- ' — ----- , ,, ,,,,,T,Tcu wir..--,T '. ii 4 gli 4 yir, 1 i - i 4 , f• I ., ' i t i r fir' r. i i i 'iliii i lioili I II I i'it 1 ti 1! 1 . r ii 1 t ! 1 / ti 1 0, 1.314i iltA i : ril 11 1 0 p , . 1 ',1 1 ; ')', i r, ilt -, ,, q , li Til fJ v ! 4 , 1 ! i a 1 4710 ' Hillii rii t i i' i 1 111 ), t i li 11, ;li r 5 , r, t i t - 1 r: g,Pij, N. 4 ,114 , 4 f i i '. J, f c z i = ; , ?. il 4 r4 i ll y ; irfl.! lit ! )11i l', ;i' b p ii 1 i: 4 ,1 t, !'I!; W ! I k ".gi ;401 ,T.t villii i A r )'1' '' ' ° r' I 9 ... i:4 i / thi q i:i ro hii x ,,, ,ii; ,.- i .., t , E p r , 01, ;.j 0', 0 lx,i ,! ‘i '1 • x I I l' ■31i E 1,.! • / irr EH , ' 1 1 ;1 "i E 1411, pi , 1 E '4. ii; 1! t 4 1 it ir r; r t q 0,05 !lit r5 trdi !! FIP 4115 O ifi 3t; C' j i r_ it HON —- ' fiN3,1 V ••• ` 1.11 i-?N No, • 2 8 r >> P A — 2s 0 a 1 V/. 1 7" PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 4, 2005 RE: NORTHWEST ASSOCIATED CONSULTANTS, N. FILE NO: 798.02 — 05,09 BACKGROUND °SURE 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 Telephone: 763.231 .2555 Facsimile: 763.23' .2561 planners@nacplanning.com 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 6O Street North and east of oval Mart. The subject site is 22.36 acres and will be ro developed adjacent to the proposed Novak Avenue North that will connect 60th Street p adjacent p p with 58th 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 by development b CSM that will include a bank with drive through, a restaurant pad and p 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: Comprehensive Site Plan Exhibit 4: Comprehensive Grading and Erosion Control Plan Exhibit 5: Comprehensive Utility Plan Exhibit 6: Comprehensive Stormwater Management Plan Exhibit 7: Comprehensive Landscape Plan Exhibit 8: Tree Preservation Plan Exhibit 9: Novak Avenue North Plan and Profile Exhibit 10: Lowe s Site Plan Exhibit 11: Lowe s Demolition Plan Exhibit 12: Lowe s Erosion Control Plans Exhibit 13: Lowe s Grading and Drainage Plan Exhibit 14: Lowe s Utility Plan Exhibit 15: Lowe s Landscape Plan Exhibit 16: Lowe s Lighting Plan Exhibit 17: Lowe s Pole and Building Fixtures Exhibit '18: Lowe s Building Elevations Exhibit 19: Lowe s Material Percentage Study Exhibit 20: Lowe s Monument Signage Exhibit 21: CSM Existing Conditions Survey Exhibit 22: CSM Phase 1 Site Plan Exhibit 23: CSM Phase 1 Grading and Erosion Control Plan Exhibit 24: CSM Phase 1 Utility Plan Exhibit 25: CSM Phase 1 Landscape Plan Exhibit 26: CSM Phase 1 Lighting Plan Exhibit 27: CSM Phase 1 Building Elevations Exhibit 28: CSM Phase 1 Project Narrative Exhibit 29: City Arborist's Memorandum ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of ite: South of Site: Present Zoning: Present Use: West of Site: Present Zoning: Present Use: East of Site: Present Zoning: 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 l m rovement Center as the primary stand alone tenant. The More 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 StreetlHighway .36 frontage. Of the retail � g ads the current general p lan review is only for Buildings A and B that are p 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 a•nd 60 Streets at the time of project' development. Access would also be provided from Norwich Avenue North to the west. • Th 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 p laced o•n 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 outlot A. VSSA has agreed to allow a portion of this . property to be incorporated into the development plan -s 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: T•he 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 th'e coordinated development plan. Subdivision. A relimina If nal plat was submitted as part of this application. The p ry 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 58th 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 will 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 58t Street. Based upon concept plan approvals, the Novak Avenue North way right -of - has been widened to 100 feet from the south line of the xcel right-of-way power line easement south to 58 th 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 p lan 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 will 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, b will be required as part of the project approvals. A trail should be shown along 60th i 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. Setb drainage utility Setbacks. A 35 foot draina e and utility easement was established as part of the Haase Addition p lat 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 and setbacks, 10 foot side yard, and 20 foot rear yard setbacks. The g along 60 yard 60th Street North are setback buildings 40 feet compliance with in compliith 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 fe028 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 gp landsca in provided an attractive side to the development. All other setbacks p for the buildings and parking are met. 4 Fencing/Screening. The rear of the Lowe's store adjoins property that is undeveloped and owned b y 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 p 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 p g grade. The City Arborist has made comments about the landscaping plan for Lowe's g 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 g eneral 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 p 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 will be placed upon the approvals to assure that the plans are updated to provide the screening as required. Landscape a Plana Landscape plans for the CSM project and for Lowe's have been provided rovided b y the applicant. The City Arborist has reviewed the plans and submitted comments in a review as attached. I n the memo, the City Arborist had few comments on the CSM ortion of the development but had significant issues with the Lowe's plan. p The landscape plan shall be revised per the comments of the City Arborist. Additionally, the south - ro ert. line landscape screening should be revised and enhanced subject to p p y review and approval of the. City staff and City Arborist. Grading, Drainage and Utility Plans. Grading, drainage and utility plans have been g 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. Al! g rading, drainage and utility plans shall be subject to review and approval of the City Engineer. . Parkin g According Accordin to Section 401.15.E of the Zoning Ordinance, shopping centers must provide six parking spaces per each 1 ,000 square feet of gross Boor area. As part provide of the approvals for the other Lowe's :location on Highway 5, the City accepted a parking ratio of one per ace 290 square feet of gross floor area The current proposal p 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 g 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. p g 5 A conditional use o al permit, as part of the PUD approvals for the project, will be required to p vary from parking requirements for the Lowe's portion of the development. Based upon p g q 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 ild! parking requirement for these structures is 260 parking spaces based upon the shopping requirement center uirement of six spaces per each 1,000 square feet of floor area. q T plan lan indicates a total of 312 parking spaces for this portion of the development. ed parking stalls at nine feet wide, '13 feet long, with 24 The concept plan had propos p 0 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 side pedestrian would allow edestrian access from the front of the Lowe's store into the center of the CSM development. Loadin g 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 p plan The landscape lan 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 Adequate area exists within the parking Tots for small delivery trucks. Semi- and B. q . potential restaurants may cause issues with traffic flow. Deliveries truck deliveries for p Y should be staged at off-peak hours so as not to create traffic issues. g plan Enclosures. The site lan indicates that the trash enclosures for Buildings A development are within highly hl and B of the CSM p g Y 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. ` tin Li htin plans have been submitted for both the Lowe's and CSM projects. Lighting p g requires Zoning Ordinance uires lighting levels to be held at a one foot candle meter q reading as measured from the centerline of a street or at 0.4 foot candles as measured at a property adjacent property, ert line of an adjacent . erty, The photometric plans for both the Lowe's p 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 i 1 need to be full cut off with no lens protruding below the shield. The 6 total height top t to the to of the fixture will.be 25 feet. Decorative light fixtures are proposed for the C development CSM develo 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 � `ldin Height The 8 -4 District specifies a maximum building height of 35 feet. g The CSM buildings are limited to a 22 foot height limitation as part of the viral Mart . develo ment Buildings A and B are 22 feet to the highest point on the structure. p g Most of the Lowe's building is 29 feet high. However, the peaks of two cornices are above height. Zoning ve this hei ht, The Zonin 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 �3 u g � Commission possible shall consider ossible adverse effects of the conditional use. Their judgrnent shall be based upon, but not limited to, the following factors: Relationship to the specific policies and provisions of the municipal a. p p 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 eneration b the use in relation to capabilities of streets serving the property. h. The upon impact u existing public services and facilities including parks, schools, p p 9 streets, and utilities, and the City's service capacity. i. The ro osed use's conformity with ail performance standards contained herein p p (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 posed hei hts result in cornices that are scaled appropriately to the overall mass of = the main buildin g 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 by p on surrounding uses, traffic generation or the provision of public services. Approval of 3 r i the conditional use permit to allow the two cornices to exceed the height is recommended. Architectural A pp earance /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 idin 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 is similar . ilar to other recent developments in the area. The building colors are � (saimori primarily warm earth tones 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 (precas t concrete panels) and 50 percent are Grade 111 materials (E.LFS. and panels) metal). The CSM buildings feature architecture that is commonly found in shopping centers in ' hts and throughout the region. The facades contain building materials Oak Park Heights g with a combination of brick, rock face block, and E.I . F.S. Canvas awnings will be added the door and window openings. The buildings have adequate parapet to each of th p articulation tofeau t re entrances and the facades are adequately broken by architectural features such as columns. A building sample le board will be required for Planning Commission review on p Lowe's and CSM buildings. The CSM buildings meet the standards of the Design the Lo g 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. Signago. signage T he si e standards for multi - tenant structures in the B-4 District allow 100 square signage e feet of si or 15 percent of the building fagade up to 100 feet. The g p CSM buildings s will be allowed two signs per tenant. Signs on the rear of the buildings are allowed Zoning d b Zonin . ordinance. The signage will be evaluated with the sign permits for each individual tenant. Three wall sig ns have been proposed for Lowe's. The proposed signs and p requirements are as follows: Allowable Proposed Number of Number of sin Area Sign Area Signs Allowed Signs Proposed Wail sig ns 300 square feet 543 square feet 2 3 on the front fa ade. The Lowe's sign is 348.44 square All of the signs are proposed � feet, the garden center sig n is 81.55 square feet; and the indoor garden center sign is 60.11 square feet. Exceeding the allowable area of signage is done by conditional use q g permit. Increasing easin the number of allowable signs is by variance. Allowing additional sign area signs number of si- ns will have Tittle visual impact due to the minimum percentage of signage area devoted to si e for this project. In evaluating the request, the proposed signage g will have no negative ative impact on surrounding uses, traffic, or the ` ' public services. The third sign, requiring the variance, is more informational provision of pu g in nature indicating ` atin the door for the lumber yard or garden center. The signage will actually assist the customer in finding the correct entrance into the store. conditional use permit and variance in that Staff recommends approval of the sign con p Lowe ' s is essentially offering i iall one store offerin 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 th is 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 City pending approval with the Cit endin a roval of the general plan. The agreement shall specify the terms of the private and public improvements that will be done as part of the er p p development process. CONCLUSION f RECOMMENDATIONS The proposed project ect is consistent with the Comprehensive Plan and the B-4 Zoning ' � District Based upon ed u the preceding review, our office recommends approval of the p g following: p 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. Apr preliminary/final p subject /final lat is subject to review and approval of the City Engineer and City Attorney. 2. The applicant provide copy of the purchase agreement to establish property p p p a pY values � park for those areas subject to ark dedication. Park dedication shall be paid at time of final plat. public hearing shall be held for vacation of existing right-of-way and utility 3. A p g e specify The develo meant agreement shall specify the amount and terms for a p g , imbu rsement to the City for the vacated right -of -way. A property appraisal shall reimbursement Y . submitted to establish fair market value of the properties that rrust be be conveyed to the applicants. All reimbursement shalt be paid to the City at the y pp time of final plat. Novak shall be subject to review and approval of the j 4. The street design of No � City Engineer. 5. Th e Cit y Engineer shall comment on the traffic analysis provided by the g app applicant. The traffic circulation plan and required improvements shall be subject to review and approval of the City Engineer. 9 Planning Commission and Park Commission should comment on the private 6. The Plan g , trail and sidewalk system for the area. §pecific sidewalks /trails to be and public Y added include: The sidewalk on the west side of Novak Avenue North extend from 58th a. Street to 60th Street. A trail it aloe 60 Street North connecting Norwich Avenue and Novak Avenue shall be required. sidewalk connection through the parking lot from the front of the Lowe's c. A s� 9 store to the center of the CSM development shall be required. Planning commission and City council finds the proposed 7. The Pl g building layout and setbacks adequate p cks to be ado uate 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. p 8. Revised landscape e lans and fence details shall be provided for City Council review a nd approval related to the screening for the south property line of the Lowe's store. landscape e - lans shall be revised according to review and approval of the 9. The p p submitted prior to City Council review. Tree Arborist. Revised iii City A plans shall be subm p replacement payments, cement ments as calculated by the City Arborist, shall be made at the y time of final plat signing. 10. The grad in g, drainage Y draina . e and utility plans are subject to the review and approval of the Public Works Director City Engineer, and the Brown's Creek Watershed District. City p 11. The Cit 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 lighting lot and building li htin 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 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 ! ro'ect developers shall continue to work with Wal Mart on establishing a p cross connection at the front of the Wai Mart and Lowe's buildings. 19. The applicant shall be required to enter into a development agreement with the Cit y subject to review and approval of the City . Attorney and City Council. 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( d )IVO 5,33, 1 - a a 3 3 3' 3 2' 32 3 2 2 2 3 a 3 2 3 3 3 3 3 2 3 2 a 3 2 a a .3 :1 2 a a 3 3 2 2 3 2 2 3 2 3 3 3 3 3 3 3 3 • 3 3 3 3 3 2 3 a a 2 a 3 3 3 3 3 3 3 3 2 3 3 3 3 3 3 a 3 3 3 3 2 3 a a 2 2 3 3 a 3 3 3 3 3 a • 3 2 2 2 2 2 3 3 3 a a 2 3 2 2 3 3 d 3 3 3 3 3 3 2- 2 2 3 3 3 3 2 3 3 3 3 '3 2 a 3 11 3 2 3 a 3 3 3 -3 3 3 3 • 3 3 3 3 a • 3 2 3 2 a 2 a 2 .3 3 2 2 2 2 2 2 3 3 3 3 3 3 2 • 2 3 3 2 2 a 2 3 3 2 3 3'3 3 2 3 3 3 •2 3 2 3 3 3 '3 a a a 3 3 2 2 3 3 3 2 2 3 2 3 3 3 3 3 a 2 a 2 3 2 2 2 2 '3 3 3 3 3 3 3 3 2 2 2 3 3 3 3 3 3 3 Jo GNUSQUAREROII - RIES ; SERIES , MSV Lowe's'Home Improvement Warehouse Comments B. A 14.7 " . 374 m m • 12.2" 309 mm MSV FLAT GLASS A 13 14.9"- 21.0" 378 mm .:533. mm • series MSV wattage '10 Magnusquare ®11 Series - - Vertical Lamp C 21 .0"•sq, .. 533 mm WATTAGE 25 250W : .. 40 400W 10 1000W (metal halide only) SOURCE . S High. Pressure Sodium H Metal Halide P Pulse Start .131 - 13P BT. BW 8 H 1. Change letter V to 13 for high performance reflector 2. Substitute voltage for "X" ( 1- 120V ;2- 208V;3- 240VA- 2T7V;5- 480V;8 X4711) 3. " 4 or 5 inch round pole adapter - . " - . Accessories must be ordered separately. Sep Asa. .Vertical Lamp source _ : � e--- - -- rr - - W .. options - Bp DISTRIBUTION 1 - VOLTAGE 5 . . Type I Type !1I Type 1V Type V sq. • • N RTLJC Housing . Rugged, one:,piece aluminum, formed and- welded- fvr4ong4er+n weatherability. _ Ball st . . •- Mounted.to a pre - galvanized steel end support which ties - .into -:arm yr yoke for secure, cool operation: Lens Door asse b ing land.held in puce -by €wwr eeufing-screws ; A one .piece te.n&gasket seals to reflector - giiviag._pirote tidn:Storx :d# and insects. Lektrocote® Finish Electrnst tically:.:appIied powder coating, high .temp hanriert .. „:.- - r adherence and lnishThardness. Additional- -F- eatores All .fixtu - .supplied _with .lamp. , for . insta I iati o n.eo ti venie ©ce_ Ala d o us optical distributions A selection - of - roar g T is arid` adapters allow- Use;-on- •new -eF- existing poles: Hubbell -S-SP--steel-of SAP aluminum are recommended. Units are.NRI1...IC._certifed . ... and UL listed. for use in North America. - 1 :2 3 4 .IARW. LEKTROCOT.E- FJNLSH Bronze Black • Gray White 'Type H3SFG options --- options-- OPTIONS= 480V .. � �. Twist -Lock photocontrnt Tri Tap (120, 277, 347V) .reCepta-c-le -ts_p-ecfy- tage} PG iC phe o on of - or el �- b adTape (120, 20 ��. sepaat y 277V) :� . - ......: - _ . _ t . � _sue using - 10 inch arm ? {, . 0 Round• .. A R4* Pole :rf SIiieJc_ . "'Flat Glass See back for Photometrics EXHIBIT 17 Architectural Cutoff Sidornitted : Chdstianshurgr_V rgt °ia 24p73,.. 4544382 , 611 1 • Fax (54O) 382,152.6_._ w ...- - . 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Y 1f] w1r1CmmMmlimiIi mmiimMi m Eli1■i wlllinl� " � '" "-- iit•. a ..«_ tit •� � • • R1 [`7 co [t3 u, • • • • ■ cal as • ■■■■t • PIP w co N • /J 1 C+7 ' ■1I ■ g ----■ itiiii�ti ■it�ai�i"■�ii�k�iii�is�iii�- t■iitii`i • :Mimi v>ti� l�si1� � Ri11 mg g _.. .. . ■ it • Y R /VI a 111 1 Cl Q Q Q p O 0 Q t6 f7 0. 1 a ax vi w U s P. a V„ 44J et ZR� PI' v �� v q PH 2 �t 9Zz, 4t OS ¥x� r u, ii,n V� ' 0 !.Uh !J 4 � 1} ro U 2 .4..14 2 8 On Oa W, D x 0 46 2 �❑ D " FFF 0; 41 1 hi 2 N [ 1 4 6 1 1 la p; ilp a, NO IM 01 UR Ngnv A A 914, iI h 111:11 P, 'La Yg 1,0p, NT; [44:1:4X1 111 CID 1 0 z F x iL F-7- 1. EV 9 r k,.-....,- Pi V 1 -3 gqi111 - 111,111 , i1111 S DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES Village at Oak Park Heights PUD General Plan/Preliminary Plat Narrative October 12, 2005 PUD General Plan _ l - 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 Hwv36. 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 publ ic 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 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 e PH: (612) 395.7000 FX: (612) 395.7001 www.csmcorp.net C 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 Cit y 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 58t 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 � p 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 MnIDOT St. Croix River Crossing and TH 36 Roadway Improvement Project (Mn/DOT 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 Hoene 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 . develo ment Although the existing sanitary sewer is sufficiently deep to serve the site, p g _T w 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net 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 watermain will be looped through the site connecting at both the intersection of Norwich Avenue and 60 Street as well as at the northern access point to Novak Avenue. The watermain will continue southerly within the Norwich Avenue right-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 58th 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 pernnanent 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. 1 005324. 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- 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 www.csmcorp.net S ICI 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 p roperty. 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 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net - -- Original age- .__.. - From: kdwidh.,,comcast.net [mailto:kdwidin@comcast.net] Sent: Tuesday, November 01, 2005 10:06 PM To: Tom Ozzello; Julie Hultman; .Dennis Pastier; Eric Johnson; Jim Butler; Scott Richards; Mark Vierling Cc: jddonath @alliant- inc,com; koswald @ozarkcivil.com Subject: -Landscape Plans - CSM & Lowe's OPH Staff have reviewed plans and other information submitted to me on 11/1/05 on behalf of the applicants CSM and Lowe's. The tree removal and landscape plans are separate, so 1 will review them separately, I 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 mostly native, attractive, have few major insect . and disease problems and are easy to maintain, 3. The Planting Detail is acceptable. 4. This project is removing very few trees (33.25 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. I C 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 and/or Fraser fir should be substituted for at least half of the Colorado spruce. 6. Shrubs: which Viburnum species will be used? They are very different. Juniperus horizontalis is one of the only shrub species included on the plan and a lot of it is proposed. 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, Overrstory trees should be o.k. in the south, southeast, and southwest portions of the site. Please include some overstory species such as bicolor oak, red maple, basswood, thornless honeylocust and hackberry in the plan. 8, 1 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 { EXHIBIT 29