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2006-09-13 OPH Ltr to CA Forwarding PUD Document for Recording
ti- S_ep1e n er 1,3 2006. •� 1!I .1\4ar-k \ ier1 n cl e fig 1 al) flh B"r ggs. V ulff - &: Vier 809 •mar l ies te i• Ave: " v ear Nor. Vier Sti iwvater; 11!la 55082 Re: of l?a1 {.oamos CSC Low e's Iri. rovemei Planed : U:r1 t D evelopfnent - __._e` Igo.•_ 7_'S 02: -5.fl� • .Enclosed r . th .foi 1 t with the " as gtonCou ty Recot 'e 's, Office, please fin. F a " . : o f the above- rcfere� ced; document. Enclosure- 4168 `Oak Park Bacilevard No P:0 - B'ox• o07 +_ oak Pa'rk'-H_eights• MN. 5508220.0-7 Phone';'.651/439 -44 9 ° Fax °l ice of Certification. has .l ee . attached. , STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) NOTICE OF CERTIFICATION I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Planned Unit Development For CSM- Lowe's Horne Improvement Store @ Oak Park Commons (NAC File No. 798.02 - 0509) with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 13th day of September, 2006. CITY OF OAK PARK HEIGHTS PLANNED UNTO` DEVELOPMENT FOR CSM - -LOWE'S OAK PARK COMMONS Planner's File No.: 798.02-05.09 Date Issued: July2Y, 2006 Council approved November 22, 2005 Legal Description: (Washington County Geo. Codes: to be assigned) Owner: CSM Equities L.LC Address: 500 Washington Ave. So. Minneapolis, MN 55415 OAK PARK. COMMONS SITE ADDRESS: 5888 Nova Scotia Ave North (Cowes) ; 5951 (Building A) and 5901 (Building B) Norwich Ave North Present Zoning District: PI.JD/B -4, Limited Business District Permitted uses set forth in Ordinance 401 Section 401.301.B. I. PLANNED UNIT DEVELOPMENT PERMIT FOR: Applicants have applied for a planned unit development to allow commercial multiple buildings within the development with shared access and parking; All uses shall be subject to the following conditions and/or restrictions imposed by the City Council of the City of Oak Park Heights which are as follows: 1. A preliminary /final plat is subject to review and approval of the City Engineer and City Attorney. 2. The applicant provide a copy of the purchase agreement to establish property values for those areas subject to park dedication. Park dedication shall be paid at time of final plat. 3. A public hearing shall be held for vacation of existing right-of-way and 1 utility easements. The development agreement shall specify the amount and 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 60th Street. b. A trail along 60th 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 S A 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 23 7 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 3 Reference Attachments: Date: 1. December 1, 2005 Letter from Bonestroo, Rosene, Ander lik and Associates. 2. April 12, 2006, Letter from Bonestroo, Rosene, Ander lik and Associates. 3. November 4, 2005 Letter from Northwest Associated Consultants IN WITNESS WHEREOF, the parties have set forth their hands and seals Date: By Date 6 1' - CSM Equities L.L.0 Date: V-4 By r ThL-- Transportation, the Brown's Creek Watershed District, and/or the Middle St. Croix Valley Water Management Organization, as may be required. v tr . .... 1. ' ) 411101 0 9 r ( 1 , 4 A b 6ft David Beaudet M r Print Name: Its Print Name: Its 4 ric Johnson City Administrator David Viand Manager Curtis E. Petersen Manager Bonestroo Rosene Anderlik & Associates Engineers & Architects December 1, 2005 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: CSM Development Phase 1- Oak Park Commons General Plan Review BRA File No. 55 -05 -000 Dear Eric: 2335 West Highway 36 St. Paul, MN 55113 Office: 651-636 - 4600 Fax: 651-636 - 1311 wwwbonestrao com 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 1,. The Pylon sign is located adjacent to the City's sanitary and water utilities. Verify location of these utilities prior to placement of the sign. Any repairs required to these utilities as a result of damage done during the sign installation will be the responsibility of the developer (See Comment 9 below). ?. Verify that a garbage truck will be able to access the trash enclosure area for Building B. 3.. The trash enclosure for Building A is located on the south side of the building at Norwich Avenue. At this location the garbage truck would block traffic on the private road and possibly back up traffic on Norwich Avenue.. It is recommended that the trash enclosure be relocated to another location. 4 The 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. 5t. Cloud. Rochester, MN Milwaukee. WI " Chicago. IL Affirmative Actiof /Egt,ar Opportunity Employer and Employee Owned 5., The current plans show parking stalls perpendicular to th€ 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.. 6,. 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. 9 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, Street 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. ?' Note 17 on sheet C -2 states that all retaining walls shall be nodular block. Locations of any walls should be shown on the grading plan with both top of wall and bottom of wall elevations.. Sheet G4 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 storm events, Include Applebee's pond in this model 3, Provide the City with a copies of B CWD 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.. p 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 backfill, 8" Class 5, 2 " bituminous base, 1 '/ " bituminous wear. This section should be used for the replacement at all the utility connections.. 8. The storm sewer outlet pipe from the pond is close to a water main tee, gate valve and hydrant. verify there will not be a conflict with these utilities. Sheet C--5 1. Detail 7- Include truncated domes with the pedestrian ramp.. 2. Detail 14-- Proposed fire hydrant shall incorporate an AFC - Waterous Storz Nozzle, The hydrant pumper nozzle shall be of one -piece design, compatible with a 5" Stoll, hose coupling. The nozzle shall be an integral part of the fire hydrant and must be furnished by the manufacturer or authorized distributor designated by the manufacturer.. Storz adapters will not be accepted. Prelirnirlaryy 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 sane size, however the schedule shows that lot 6 is 2 1z 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 Lowe's North access (just north of the store) with soundbound traffic on Novak Avenue North. The plans will require further review when items discussed in this letter are submitted. If you have any questions or require additional information, please contact me at (65l) 604 -4788 or Dennis Postler at (651) 604 -4815. Sincerely, BONESTROO, ROSENE, .ANDERLIK & ASSOCIATES, INC. Karen S. Erickson, P.E. cc: Tom Ozzello, Public Works Director Jinn Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arborist Scott Tubs an, CSM Corporation Clank Wicklund, Alliant Engineering, Inc, LAMP, BMK, File --- Bonestroo & Associates K:155\S5privatclLowcs csnilcsn;pliasc I 1 1 -29 -O5 doc 1, u PROP P4 OP LiI4E 1 u GE 1.4 - 60 - - z cc Li TO .MSTI G 41 C CRETE S E u< (Tr? ) C UCTION 0 t 'Ty --------_ ?.. Eri I I it in 1 ,9 1R2 LL 4OUS N I R2 o R2 CONSTRUCTION - - PROPOSED PROPERTY UNE (TW.) S89 r tw ouvoutim pis itut 13 1 EXISTING CRANAGE-\ UTILITY EASEMENT •.•■■•■•••••••••L•n•n..• 40 BUILDING StIBACK spaixnxrE - / - 4 , FT)Fairs44R _ o 9 vi EIMOICAP PARKING sla-1 (TYP ) Rb Tryfq SITE PLAN fl)CT ��!) ( w c AccE/11..t •P`APRING w/ AGE PING -CONCRETE PFT;ESTRLAN _RAMP °C2 COt-ICfl E. GUTTER4 11 22' _:.,..2111y2iL: 2T • - .113 ATI , DIRE LIONAL ARROWS (TYP ) - . I LIGHT FIXTURE I PARKiNG PINC.. (TYR CON C$3,ELE. PEDESTRIAN I RA3.4P /-0812 Gee& GUTTERITT:) - 4 Contiqr - SIDEWALK TYP:) R5 (TYPO - 401E1 ‘I I ( - -- R5 k i 1. LOT liNE i"" i •: 1 , (TTP ) - ,f '• I 1 <r (fl) _ • , " , .... , - 3 j - s - urrustxrE - 15 - i;v3", - - --- - - - - -.' t t..... _____ . ..... .._., :, ,,,, 1 • \--cofisTRucwi l • 1 \ uurrs 1 \- to -Bult,DING---& RARI.ONG--SETBAGK- mod k T L ,..,_......, ---.......----.. .....-:..=.---- r ' riu E .1 --- : • • ! ED GE: ."---- BITUMINOUS 8OTH STREET N. (PUBLIC) , -----,•••••EYIiti 1.H 36 PV. LINE AS SH Ovm . - - • " 01P ;-- , 1 - LAT 62135 1 - of v • BI • • PROPOSED ).--// DRAINAGE & UTILITY f" EASEIJENT (TYP ) 1 ..-CONSTRUCIION uOrrs• 11 - • 'i , _ _ 58 IBOti 450.00 40 BUILDING SEIT:Th E • DI EEC 11 ON AL ARROWS (TYP ) F i• I: 6 yr, •:, DRAINAGE: EASEVENT — —POND NWL 938 0 DE POND- PROP0a:0 / DRAINAGE & UTILITY / EAszu ENT (RR) !I, - -. g 1 . • 'I ..c...' . • ---:•--:---''''', fi ....- --•,-,?,-.. .-';' \k.sn:.,,-,.,. ,C-•:''''..'';',!C,1 - -- - --------- , Vc!„,-,ter-',. '.,-..-, • 'S ,\e-\ - i" ' ,C ( ,..3..,_.,,. J . V 0i -• 'N` , N , xe,.•...-, Dt V ... _ . •■••-•■••■■•.....■•••••• . „ I21.31 • , • , • • • , PROPOSED-. (TYP ) • ;. PiRc DRAINAGE EASELIOT (Ty, cwricrt 10,n ..; FDGE OF • F CO' EDGE 0" BITUIANOL IS uRfl E3onestroo Roserie Erial Anderlikk & Associates Engineers & Architects April 12, 2006 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: Lowes General P l a n Review BRA File No. 55--05 -000 Dear Eric: We have reviewed the general plans for the Lowe's Store in the proposed Oak Park Commons development, as submitted by Ozark Engineering, Inc. Following are our comments and/or recommendations.. General Comments 2335 West Highway 36 ° St.. Paul. MN 55113 Office: 651 -636 - 4600. Fax: 651-636 www bonestroo corn 1, On February 26, 2006 we had a meeting with Alliant Engineering and CSM to discuss the grading responsibilities and installation of erosion control on the entire site. Lowe's nor Ozark Engineering were present at this meeting. It was presented to us that Lowe's would be grading their site, Novak Avenue North, Norwich Avenue North and the pond„ In addition, they would be installing erosion control measures for these areas_ At a later date, CSM will be submitting plans for grading the area north of the Lowe's development_ Drawing Number 2 Lowe's will he 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. WI g Chicago. IL Affirmative Action /Equal Opportunity Employer snd'Employee Owned Drawing Number 5 Bituminous removal will be required for the installation of the 24" storm sewer under Norwich Avenue North, 7 Drawing Ni5 i 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 HOPE 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_ Qflving Number 8 1_ Submit revised storm sewer rational sheet with a corresponding drainage area map.. "a ' s `-1 The existing flared end section (FES) in the Applebee's 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 storrn water into the ground. If in the future this draintile/infiltration system ceases to function as designed, the 100-year lr-IWL elevation of the pond will be higher than the catch basin rim elevations in Novak Avenue North (Nova Scotia Avenue North. Under this scenario storm water may exit the storm structures in Nova Scotia Avenue and flow overland into the proposed storm sewer system in 60 Street North Dra jn s from FFE l, Verify with Folz, Freeman & Erickson, Inc, that you have received the most current inforrnation on the grading and erosion control measures for the stockpiles on the OakgTeen Village development. Flat 1, The Plat does not show the additional roadway right of way needed on the east side on Nova Scotia Avenue North at the 60 Street North intersection., any questions l please contact r �e at (651) If you have a7� i�esti a��s or rec �t�re additional i�7farn�atror�, p 604-4788 or Dennis Postler at (651) 604- -4815, Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. • Karen S. Erickson, RE. cc: Tom Ozzello, Public Works Director Jilri Butler, Building official Scott: Richards, City Planner Mark Vierling, City .Attorney Kathy Widin, City Arborist Scott McGee- Ozark Engineering Clark Wicklund, Alliant Engineering DMA', BMK, File -- Bonestroo & Associates K'.55\55privatc \Loves csmlcsrp1►3sc F i1- 7- 0G.doc 11Y 3DYNIVUO t4V NI1V80 ':Iii s S31JOIS 11011.1YA A4 , 0 0 9t31# 3•OIS NO15/NdX3 18VH.1VM 15, 4 i v 1 1 I; hi lvdoi I, ! ',' io i i !, 't- .; iri ill i ,,, z,1;,,q i yilit ikii:ii li! ! qi IA :I ' 'c; qii it lw lilli vmr li : 1 , 1 ii 'pi, 1! i i :i iil 1p. ? 1 illrl: ! 1i r t lir :' !!! ':Ir : 1 iii ! g: p ! 1 ii i! l!li , ! ;ill 11 'I ! g! qii?cij, 4i i [iii 1,1 CI ii, '1 ' 41 PPP' -I 1 1 1 q i i 0 ;'i d ! ' I! Bi 1 NT;rt Y i gl'!iCi 1" 1 ' I i,1 ix i 1 ii iiiiii.i!i ir; 141 ri qi Ili h! i rl ill! -i! ! ir ! 'r;irilli 1111'1 ir: l'il!til II i : :: xi i •1 ' I 7i, 1, 'i ?; 1 tvi • 1A,,,,. 1, b: / i F i ' i l W vl! 1 1111 I l lig i N' 5lit 4 rfil 1 . 1 , ;11 I l I :;-; ; 14:: IF it `,_• I,: v , 1 , r ., v 3 , lifird.1.11 1! i ri l! 1 lr 11; 11 i i I 1' 911 ! PI 1: i i ll i i iz , j I ii! i icA 1 1 zgrIgl ;fil :!.. WA' 1 6 it 'D fl i 4 9 k ii 1 i 1 ! " l el '" ' i t Q i " Y;;Frx. 1 t- li7 r x 1 r. 0 1 u I Ur li 7; I 0 I. 80Al - N34 V J • • 4111 , - 4- I • t 3 oy 91h- 2 1 . 1 3 6 1 1 ?, 7 / ■.■ NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Go IclOri Wiley MN 65422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners n6`cr5lahning.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 4, 2005 RE: Oak Park Heights Village at Oak Park Heights, PUD, General Plan of Development Review Lowe's and Phase 1 CSM Development FILE NO: 798.02 — 05.09 BACKGROUND ENCLOSURE 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, parkin 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 t•O multMenant 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 separ6tion to a potential residential development. A townhome development concept plan h's 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: Com rehensive 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: Love's Lighting Plan Exhibit 17: Lowe's Pole and Building Fixtures Exhibit 18: Love's Building Elevations Exhibit 19: Lowe's Material Percentage Study Exhibit 20: Love'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 • Uses adjacent to the subject site are listed below Adjacent Uses. Use � subject 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 D =istrict and B-2, Ge.neral - Business District A pp lebee'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 p � p p Improvement Center as the primary e rima stand alone tenant. The sto =re would be placed south power of the Xcel ower line easement. A retail bank with drive- through, a restaurant i d and three separate buildings with small retail and restaurant tenants are planned to pad, p g the north of the pow line easement near the 60 Street/Highway 36 frontage. of the pads, g retail ads 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 p and would also be constructed at this time. The development would !De accessed from Novak Avenue North which would be p 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 v�r p Novak Avenue North is consistent with the concept plan for Oakgreen Village, the proposed osed townhome development ment directly to the east. The Planning Commission, at p p 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 on a meeting agenda as per the applicant's request. There is also p otential for development of that area as commercial retail use. The southerl y portion of the development site (82 feet) has been taken from the property p ' platted as Boutwell's Landing outlot A. VSSA has agreed to allow a portion of this ro ert to be incorporated into the development plans for Lowe's. VSSA p p y p.. representatives have indicated that they wilt continue to pursue a mixed office and residential development for their property north of 56 th Street. A concept plan was approved for development by VSSA in this area but that approval has expired. pp p Comprehensive City sive Plan. The City Council amended the 'Comprehensive Plan Land Use Map p as its July 26, 2005 meeting to eliminate the Central Business District land use July designation and replaced it with commercial land use. The subject property is totally g p . . contained within the former Central Business District. The proposed development is consistent with the new commercial and use designation of this property. Zonig City July . The Cit council at its Jul 24, 2005 meeting reined 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 requested development is uested to allow joint access and parking of the coordinated p q development plan. Subdivision. A preliminary/final /final 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 58 and 59 th 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 p g Planning Commission should provide a recommendation on the vacation as part of the preliminary/ final plat review. 3 value for the right-of-way ht -of -wa-. will be deterr ined by an appraisal and the terms A fair market g Y . d in the development ment a reement. Park dedication will. need to be would be addressed p g are currently in a metes and bounds aid for those areas that ar description. That would currently ' area id entified as Lot 1, Block 1 of the plat. The City will require a be a portion of the are dedication of � a percent of the f air market value of the property as determined by the �� ercen . ent. The park dedication amount will be established in the purchase agreement paid p . ment contract and �a -.id in full at the time of. final plat s.i and recording. development p. Street Access. Access for the development would be `Norwich Avenue North and Novak Avenue Nort p North. The plans indicate the construction of Novak Avenue North between 60 Street and 58 Street. Based upon concept plan approvals, the Novak Avenue North right-of-way t -of-wa y has been widened to 100 feet from the south line of the Xcel power line easement south to 58t Street. The 100 feet of right -of -way will enable � adequate separation aration 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 rovide convenient joint access. If a positive response is received eived from Wal Mart, the site plan can easily be amended to allow the joint access. provided a traffic stud Traffic Analysis. The applicant pr study for the development as part of the concept plan review. The City Engineer will provide a review of the traffic study in a p Y separate report. Trails/Sidewalks. he site plan indicates a sidewalk on the west side of Novak � 58th Street to the northerly access drive within the Avenue North extending from development. The sidewalk does not extend to 80 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 - ther existing and potential surrounding development. o g p ' utility easement was established as part of the Setbacks. : A 35 foot drainage and ut�l�ty line of the development. The buildings and Haase Addition plat on the north property parking have been setback south of this easement area. The B -4 District requires foot front yard s Y setbacks, 10 foot side yard, and 20 foot rear yard setbacks. The buildings s alon Ba Street North are setback 40 feet in compliance with the or. finance. A 40 foot setback also be required for the setback from. Norwich and Novak re a Avenues North. Buildings s A and B on Norwich are proposed to be setback 20 feet/23 concept plan a feet, respectively. As part of the p p 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. Alt other setbacks for the buildings and parking are met. Fencing/Screen�ng i . The rear of the Lowe's store adjoins property that is undeveloped VSSA. Formerly a roved concept plans for the VSSA property have and owned by 1�5 �! ply includ multi - mixed commercial and residential buildings. ed multi-story . ry :` with a berm, fencing, and tree plantings is A 20 foot to 26.7 foot landscape area wi z south property line. The proposed for the sou p p y plans do not indicate any details of the p cludin its location, materials, or height. The proposed fence including setback area has been increased from the concept plan t submittal and should give adequate area for the berm , p The berm is at its highest point four feet above the surrounding and landscaping. � for Lowe's Arborist has made comments about the landscaping plan f grade. The City and has found it to be inadequate, . - q , es p ecially for the areas where screening is necessary. The applicants licants shall provide fence details and an enhanced landscape plan in general and specifically ecifically provide amend it to rovide adequate landscaping on the south property line. The Lowe's heating, will include heatin , air conditioning, and mechanical equipment on the roof structure. applicant a licant 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 adequate berm and ade q bate landscaping and fencing will adequately screen the project from future development to the south. Conditions will be placed upon � p the approvals to plans that the - lans are updated to provide the screening as required. Plan. Landscape plans for the CSM Ala p plans SM project and for Lowe's have been applicant. The City has reviewed the plans and submitted provided by the app y comments in a review as attached. In the memo, the City Arborist had few comments of the on the CSM portion o development but had significant issues with the Lowe's plan. p The landscape plan per shall be revised er the comments of the City Arborist. Additionally, line landscape e screenin g the south property � p g should be revised and enhanced subject to review and approval of the City staff and City Arborist. revs a pp y Grading, Drainage and Utility Plans. Grading, drainage and utility plans have been ' City Engineer shall comment on any issues with the plans. A submitted. The y g issues. provided within the development to address runo �ff stormwater pond has been p p . .. .. . I�' e ct � to review and approval � of the � City Alt grading, drainage and utility plans shall be subject Engineer. 401.15.F of the Zoning Ordinance, shopping centers Parking. According to Section Zoning parking spaces per each 1,OOO square feet of gross floor area. As part must provide six p g p p ' location on Highway . 5, the City accepted a parking the approvals for the other Lowe's l king i per 290 square feet of gross floor area The current proposal ratio pf .one space pe square g footprint rint of 13g 410 square feet. With the 1 o percent includes a slightly smaller building f p � q square footage for calculating parking in gross sq king stalls, the net building 'square g � footage is 125,469 s pp square feet. The applicants have proposed a parking ratio of one q space per 237 square feet of floor area. The parking proposed as part of the concept Lowe's store. This is a slight increase from plan is 529 stalls for the L the 521 stalls proposed osed for the larger store on Highway 5. 5 : it� as part .of the PUD approvals provals for the project, will be required to A conditional use permit, a .. pp vary from parking requirements-for the Lowe's portion of the development. Based upon : reme. in the previous approvals i the other Lowe's location and the information on actual � • for a Lowe's store during peak retail days , staff wo u l d park�ng spaces needed recommend the parking ratio as : proposed. • �� � �0 square feet of gross floor �area. The The other buildings in the development total , g parki ng 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 indic .s a total of 312 parking spaces for this portion of the development. ate p parking stalls at nine feet. wide, 18 feet long, with 24 The concept plan had proposed p g . 401.15.F.h.I requires parking stalls to be 20 feet in length. A foot drive aisles. Section q p 22 foot drive aisle is q s ` ade uate with 20 foot parking stalls. The parking lots have been - redesigned to meet City standards. exceed 24 feet allowing for a re- alignment of the parking lot to Some of the drive aisles exc g include a five foot sidewalk in the middle of one of the parking rows in front of Lowe's. p The sidewalk could be added on that parking row that would line up with a sidewalk p along the west side of the detention and 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. Areas. A loading dock is provided at the rear of the Lowe's store. The area Loading �r g has a turn around radius for trucks and adequate access is provided to easily enter and exit the site. . The landscape e p lan will need to be adjusted to adequately screen the loading dock area. • made from the forward and rear of Buildings A Deliveries for the CSM project can be rnad exists within the parkin and B. Adequate area ex� parking lots for small delivery trucks. Semi- potential restaurants may cause issues with traffic flow. Deliveries truck deliveries for paten y should be staged at off-peak hours so as not to create traffic issues. g that t the trash enclosures for Buildings A Trash Enclosures. The site plan indicates within prominent locations of the ithin hi hl- visible and and E3�of.the CSM development are �r�r _.. g y s Bugg development. It � i suggested that the enclosures be relocated or built within the buildings so as not to be so prominent. The developer shall provide diagrams indicating � p design and materials of the trash enclosures. . i plans have been submitted for both the Lowe's and CSM projects. Lighting. Lighting p , lighting levers to be held at a one foot candle meter The Zoning Ordinance requires l�gh g reading measured from the centerline of a street or at 0.4 foot candles as measured a s m, adjacent property. The photometric plans for both the Lowe's at a property line of an ad er j p p... Y .:.. p and CSM developments ments indicate compliance with that standard. Parking lot lighting throughout the development • will be a standard shoe box fixture. The . i cut off with no lens height specified will need to be full p rotruding below the shield. The 6 total height to the top of the fixture will be 25 feet Decorative light fixtures are proposed fixtures can also be specified as full cut off. The wall for the CSM development. These f� , shoe box style to match the parking lot fixtures. All fixtures for the Lowe 's will be cut off y ill need to comply with the Zoning Ordinance. light fixtures will pY Building Height i �ht The B -4 District specifies s ecifies a maximum building height of 35 feet. Height • to a 22 foot height limitation as part of the veal Mart The CSM buildings are limited g development. Buildings and B are 22 feet to the highest point on the structure. A ' building is 29 feet high. However, the peaks of two cornices are Most of the Lowe 's g above this height. The Zoning Ordinance allows for cornices to rise three feet over the 35 feet, however, bath 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. � - � - Conditional � Use hermit. T he - City Council and Planning Building Height 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 olicies and provisions of the municipal Comprehensive Plan. b. The present conformity with resent and future land uses in the area. c. The environmental issues and geographic area involved. to or actually depreciate . Whether the use will tend y reciate the area in which it is proposed. p e. The impact on character of the surrounding area. f. The demonstrated need for such use. go Traffic generation by the use in relation to capabilities of streets serving the property. . i pub services and facilities including parks, schools, h. The impact upon existing p streets, and utilities, and the City's service capacity. The proposed use's conformity . e's conformit-� with all performance standards contained herein �. (Le., parking, loading, noise, etc.). The request for the additional height hei ht of the cornices attempts to add visual interest by .-. tion to the facade adding variation and articulation � ade of a very large big box building. The proposed heights resin t 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 � • The Love's project is a use in this district that is great distance from the street. p � .. slue Plan. The height of the cornices will have no impact supported by the Comprehen g �� ration or the provision of public services. Approval of on surrounding uses, traffic gene p the conditional use permit to allow the two cornices to exceed the height is recommended. Architectural ral si = Guidelines. The proposed development is subject to the City's Design Guidelines apply } that a 1 to all new commercial development in the _ ,� e architecture, similar in material and scale City. The Lowe 's building is classic franchise � are no details or m aterials that to Lowe 's stores built throughout the country. There respond to the site in Oak Park Heights ei hts or the Midwest region. The building contains 7 facade and roof articulation and variation in color and material to create visual interest ' similar other recent developments in the area The building colors are and is s�m�lar to oth p . • tones (.salrnon and beige). Less than 30 percent of the building is r�m a r� l warm , earth a rth to primarily blue. No Grade 1 materials are used in the structure. Thirty -three percent are Grade 11 • (precast panels) and 50 percent are Grade Ili materials (E.I.F.S. and materials concrete p } p metal): buildings feature architecture that is commonly found in shopping centers in The CSM g g Oak Park Heights ghts 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 openings. and window o enin s. The buildings have adequate parapet articulation to feature entrances and the facades are adequately broken by architectural �, features such as columns. . required for Planning A building materials sample board will be q g Commission review on the Lowe 's and CSM buildings. The CSM buildings meet the standards of the Design Lowe's g Gu • Planning and City Council should comment on the design Guidelines. The Plan g and building materials is of the Lowe's store and determine if a deviation from the � guidelines is appropriate. Signage. The signage a e standards for multi - tenant structures in the B-4 District allow percent square feet of signage ' or 15 ercent of the building facade up to 100 feet. The �g g CSM buildings will be allowed two signs per tenant. Signs on the rear of the buildings g are allowed by Zoning Ordinance. The signage will be evaluated with the sign permits for each individual tenant. Three wall signs have proposed � been osed for Lowe's. The proposed signs and requirements are as follows. Allowable Proposed Number of Number of Sign jgnArea Area S Signs Alowed Sign P ose q Wall Signs 300 square feet 543 square feet 2 3 the front fa ; sign is 348.44 square All of the signs are proposed ade. The Lowe's . on � • garden center sign n is 81.56 square feet; and the indoor garden center sign is feet, the gar g � . . Exceeding the allowable area of signage is done by conditional use 60.11 . square feet. E g i of allowable signs is 1 permit. Increasing the number g y variance. Allowing additional number of si. visual impact due to the minimum signs will have little visua sign area and rum g ' the devoted to signage ing the request, percentage of aria for this project. in evaluating have no negative imp act on surrounding uses, traffic, or the proposed signage will ha . g p • i The third sign, requiring uiring the variance, is more informational provision of public services. g q in door for the lumber �n nature indicating the do and or garden center. The signage will yard assist the customer in finding the correct entrance into the store. . � :-= e Staff recommends approval of the sign conditional use permit rrnit and variance in that le services that are often provided by Lowe's is essentially one store offering p separate stores. The directional sig ns for the indoor lumber yard and garden center are S necessary conveniences for customers to direct them to two of the major services - store. The strict interpretation of the code would deprive Lowe's offered within this one star p 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 a roval of the general plan. The agreement shall private and public improvements the terms of the p rovements that will be done as part of the p p development process. CONCLUSION f RECOMMENDATIONS The proposed project ct is consistent with the comprehensive Plan and the B -4 Zoning District. . Based upon the preceding recedin review, our office recommends approval of the following: PUD General Pl an of Development (Lowe and Buildings A and B of the CSM p ment (Lowe's 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 S=igns With the following conditions: 1. A preliminary/final plat l=at is subject to review and approval of the City Engineer and City Attorney. 2. The applicant provide copy 'cant rovide a co of the purchase agreement to establish property values for th areas those `a P = subject to ark dedication. Park dedication shall be paid � at time of final plat. 3. A public hearing arin shall be held for vacation of existing right -of -way and utility g easements. p The development agreement g reement shall specify the amount and terms for reimbursement to the Cit y for the vacated right -of -way. A property appraisal shall be submitted to establish fair market value of the properties that must be to the applicants. All reimbursement shall be paid to the City at the conveyed to pp time of final plat. The street design of 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 .. im : p applicant. The traffic circulation plan and required rovers ents .shall be subject to review and approval of the City Engineer. 9 i i and Park Commission should comment on the., private �. The Planning • , . system for the area. Specific sidewalksltrails t6 be and public trail and sidewalk y. added include: side a. The sidewalk on the west i of Novak A venue North extend from 58th Street to 60 street. 60th Norwich Avenue and Novak b. A trail along 60 Street North connecting Avenue shall be required. • the parking lot from the front Lowe's c. A sidewalk connection through th p g of the store to the center of the CSM development shall be required. The Planning Commission and City Cit 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. shall be revised according to review and approval of the 9. The landscape plans h City Arborist. Revised p • plans shall be submitted prior to City Council review. Tree replacement payments, as s calculated by the City Arborist, shall be made at the time of final plat signing. and utility plans are subject to the review and approval of �o. The grading, drainage an Y p � Watershed Director, City Engineer, and the Brown's Creek Water the Public Works Y g District. 1 1 . The City accepts the parking ratio of one space per 237 square feet of floor area p g for the Lowe's resulting ' store, resultin in the construction of 529 parking stalls. 12. The trash enclosures shall be relocated or incorporated within Buildings A and B a s applicant shalt provide designs and building of the CSM development. The pp p materials for the enclosures. ... shall be compliant with 13. AU parking lighting for the development : lot and building lig p g the Zoning Ordinance lighting requirements. 14. Del• ver�es. for -the CSM de velo - ment businesses shalt be staged at off -peak Deliveries p. hours so as not to create traffic flow issues. • ' Council shall comment on the building design 15. The Planning Commission and City Counc and 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. g Outdoor storage and sales areas for the Lowe's store shall comply with the plans presented and approved as part of this application. S. The project developers shall continue to work with VVal Mart on establishing a 18. p � p cross connection at the front of the Wal Mart and Lowe's buildings. 19. pp re The applicant shall be required to enter into a development agreement with the q Cit y subject p subject to review and approval of the City . Attorney and City Council. 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" X11 111 ' �1 1_ 11 eb iK R 1 1 39 :Y t o lPp 1 O 3 � H i! m ` „a „ill 1111 'hid 0111 kodi iV102 • s1moi I !1 JO 3(]1N1_7A V HD Mil /GN 8• � a, h'rt '5117131 )1aYd AY° H71fr1irm 9 ".15 HASS SIHDl H NI1Vd �id0 JO 5J/ (\O 1 1 L 13'Yl - --•'rte 8'�* i OM:S 1 K/WiCi IsSaia Y evHV : NYld 3dVDSO N!I r I 'Jill ig i 0Pol !Alt. oho 1 1 1 01 el ;3a €e i a a EXHIBIT 15 N N 1 0.YC C � 41-!! pp � sn L �' U . t � aSau n [n i Q tL 474 N 4 � i .o � j "' b? G1-r C H 4 R G-. C a ti +'c c a y 3L+. i C�� y � y !' N 42 a fi rs a 0.L Y " °` ..w ri: � 2 L7 G o a+ -.S I x tl .� Q u�o p 2 ph ui K 2, [ ii �. �v.q 1[C l can ., a C7 n +� 2-- P fi t• C y ' '' 3 o O ]fli O7� O �'� yy [ u : � •Y�� �� p �[�iJ °'A a^� d ■ NL-� -M C a. 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Job ' • .• ' . : ' .... ' ' I .-.. .- ' * - -, . -, - ... .. i: ". : . - - ' - Lowe's Improvement Warehouse : , - , . .• . ... -... f _.....: .. . , , . • ...I ••1 H A .40104 riiPhr 4 SERIES • Magiluquare0'11 Series - MSV Vertical Lamp • wATrAGE • 25 250W 40 40PW 10 1000W (metal halide only) SOURCE .. High. Pressure Sodium Metal Halide • Pulse Start • 1 , . . , ..... . • .13 309 mm • ' . A •4•r. . • c 533 mm ' NISV FLAT GLASS 14.6".• 378 mm 210 533. Mtn' . .•• .• • „ - • . :'•- • .B1 BP - BT. .. I3W VOLTAGE 5 - • 8 1. Change lette'r V to B fOrtigh perforrilancz retlectof. 2. Su btitut9 voltage for "X" (1-120V;2-208V;3440V;4-2TiV; • 3.:* 4 or 5 inch round pole adapter - • -- • - Accessories must be ordered 'separately. Set Accessorigs; ComMents ".•3 Type Type 111 Type IV - Type V sq..' • -• • • • DISTRIBUTION I LEKTROCOTE_EINISH 1 .2 3 4 OPTIONS. • Tr7v) AR4* C$1.. FG • Bronze Black Gray White 10 inch arm Pole _ •F lat Glass • • • • . . • • . • ' . • • • • •• Type H35FG .• NRTLIC , . • _ . . _ , -. Housing ,, -., • '. • ..• , _. '.- • . -- , _. . . , •._ ,. -• • ' - Rugged, OneTiece.aluminum, forrned-and-welded.-fo„F•longzterrp. -... weathjerability: ,.• _ -. .... . " - . .• , . . .. -e- • - . '• , • -• - Ividunied.tp rife,--gal!:(arlized steel end support which ties-In-to . • or: yoke for secUre--,. cool :operation Lens 1 - D,p - crrFriin :• : • • . . .. - . •-. - , ' . . .. '.. • • . '' 1" ....-„,.....:.:....-:::;-•-•-::-.. Door asemblyl1S-iline-d-g'-and.held in place-by- Wil --50 - - ... s A one•.piel ieri seals to • reflector giiiinfiTprote - an d i ,., . . -- .. . - . . • • : • , :-:',...-..,...,..:::...:_`._ : Lektiotote&Finish - . : . • - . , .. T:":. • -._ , _ Elactrosta Opplied:pOwder coating,.high.temperatureJaonde.d.... -- to -- sti - rface -- forrrrx - fmum - adherence and finistrhardoess. • ' ',....::: ..,... _ ......._ .......... ..... Additional Featis . _ ,- - A11.6tures.siippliedmith.lamplorinstallation..coay.eiiiebc.a..Va.cious - ''''.- Optical distributions availableTA-selectiorrof-r-noonling-am-is d HO '•' ' • --- : --- ' . . - ..1'..,. :.: ......._ adapters allop-Use'on--new7oF.existing-poles-,Hubbell-S-SF,-steet-o-f- - • -- SAP alutninum•pciles are recommended. Units are.NRTUC._certifted .;..... and UL listed for use in North•Arnerica. - • •.• series wattage • •sourGe- - option— options-- - • , _LEG MSV io BP 5 480V • . Tri-Tap 277.,•347V.), • ic:_•-- _reteptpcie4s-per.ifkvaRagb) . . Twist-Lock photOcorirrol uad:Tap@ (120; 208 . . ph - • • sepatately)---- ----",''' in-fi • '',:::;=:, -c Vf,• PAir` See back for Photometrics EXHIBIT 17 • • Architectural Cutoff submitted by: Ligtaing Inc., 2000 El 2:40.7a, J,54o_y382,6111 • Fax (540) 382,152E_ ouazt •••••„; • 1: • -; 'NB if MU IV IK IllUri 111 ®■■ pc u— Ma 111 1==.0 1 .•ii 1 *I r mi Nit iriu I II 111 it=rime nom -1. ■ ■ =u�M MI ®■ if :: _= In eii UM MU i■■ ME •1U II ■ CI IS IN■ MINE ■.■ MI MN lin MN MN 1 =:o L• a ;; MI 1 iigi 111 r1 111 i . r 0 . 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'-t •. .� ^fir 8 Pg!fig U :rlo � I 1 hh N 2 1E: L7 8 , 8 -9 4 0 8 O z 0 0 cc od w' 0 Z cr: 0 8 88 2291 5608M/DI *1,40-P.A64CCSO. 1 tl seu,,,,s }nays vss{Cf \G69GSU \HS3 \ }unsltfl�kd Noll YIU"13 �f3AtII ME MI MIL Ytt'{' 3 rEANI MIN gdQ'IS e „rc rrrs rc t�LLYA3Si IM RE 7 � EN f nv 141 , DCi . =MGM =M • 1�AYel�II milli WSM P6 p4•L. •'. 01 i • {14TH 11 • yy� . 1 mCL.S ussili iiiiiii111111 1111111111111 K � IIEMPICIMWMEI MirMONIMMINICIIMMI MMIMIIIIrEUMMIN 31s=ilC. 3:ar. 'S iiii: IN (LA) HJDNIII gdQ'IS 3Zi5 SE alfLLOSIUS 3 fl . f i .I S ,'Jt+TII�I�s DNIAKIDZH III 1111111 1111111 ] � yp;J] 9r ,110334. s 4.4 u rug mi ;LWO cSG fti.c i�sy:ni CcY [•SK I'm �v>�••xvx INSO a 17 if CI 1 1 0 ! g Ihg g P ' i V 'id 0 ° ' ! i N # L TA ,I, D ,1 w. ht 11 h 1 !I qi q q: i k 4 al d d d r d ai zi P. 4 gi 4 1 t li ll Xii g 1 i' 4 ql gig a 1 i y ;I; 11 ; d !I h ill / ill ri ! -. cl r3 r4 so is d a E' if 9�.'t! E -riPJ 1j " .7. 1 ��.; }..:�.. 11 ��i_ . v "I fi , - ... - _ - . ��1r i 1 1 i 1 I gib p./ L_ i' Yioswiin !o .1q$ et, fn tr., ay! Jopun 1I331 poa.an hip awn I ! s.,} Aua ssopp .dni n ucH�ll�adr 'uryd siK! FM2} R}}{,n RqurV l 1, g U NV 4. r. \k 1- • 1.111 . 1. r 1 W 11 cY, w 16 DVS .1,9i .�nic�ciS N � V N'irld Ainiln 3SYHd -- • ISO 3Yi1V{8nS 1N3Y1d0 30 Wild `l'13N30 YlOS311NIYi 'S11HO131 S>121Yd• )1*0 H.L IOH 311N3AY 1101M01 'p RI. ON 1331315 }1109 I t/ g \WAWA \ '` �E• S1H €13H ?i ?bd )WO IY 30Y - 111A B W p ®g ................. ----- a.' `Y- B . p ,Y, JHI�11f18 rRl y l 0.7;?, ms! li eguinunsiwamillams lilliesenammain5 fi -1 1 1 '''''' 7— 1 _ JITITI" »k ... :Jil iii 11 frq _ 1 i ' ...1-1:-1-6_ i1i11 I N .p ,,„ 22q1 g002/1 /01 = "I°'4a- 117r6EO056�g 7 sE:::ptinE,s}.ays uc 0 UTILITY PLAN EXHIBIT 24 ....o3! Yal sLL4CSy 7Yil C7.47 ■ .easel -�+e oruiu IciA:�+a ns�n.�srs��x.�ix*�•�cnx so 4 O g lil 0. x b G.T 2 te �� - N � , 7 nn 1 4 7 -0.11,3 ; ! � - 01 h!J,.; gN 'gig A !4 vp' g gi 8 11 iP ”g. , 1 9 . • 1 i3 c c.; n6 vig 2r p } IL ��....... "..{ ! YG 4 •H � .__ _ �. -�-• -- p ..._•�-- ._^ ti - -. . - •l _ a r . mere 0 e o ANN :CrEtElln. „a 1,4 fa „ � 1 I p d a y .T . PRP-IL L ; L 3 �d 1 �• °: [ I . -; ; - - : 1 1 . y . �.yw:r{{ uwlnil Y1853HH01 !. 9 •yi yo s,.,cy ■Lii J.Funi3.1.1.3BY 3dY3s1YI p�auae� pip. a wa ! 1044 .ps�o . uol:lnyodn. {�*ifP ks� J•pvn �? aw aq p.1odud.raw.yodu N "u�1i��I1P�de u yd c}k} 1° 1 A11Lx� Alu, I c 111 r:co N BAY HOIMIJON —J 0 w 0 In 0 0 z 0 8 Mit Lil % 1 i! ililiffii! Il ll L MI! !Ig ii .. H!!! !! c$ S 1 . 1111 . :c:i !!!!! !! ffi Pg ii i i i i 1 x I , P e g s . . 2. r J 'gyp I 1 , PI ib L: i :11 0 14i ,.'1 bp i‘ I-I ,fir a 1 liPp !II i g 'd hi I gd OW Pi I Or li g )1aqii -:',— P . 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It g x uX 3 Qx 47� co 0 c't U CL s 5 0 z 8 w. kD DJ ILV OD Lan VD LU 3 t I1 J- I I 1 I , ' 4 g 1 ,,1 , ,i, .ii 1 : 0 > 2 VB RIR 1 a 1--- '0 ft 0 0 0 , z z rL1 c g4 og r44 26 i iox in MT 4 11i 4 h ! M !4g4t1 !MR 9 0 a I I fl34 u :() 4 d 0 1 0 9 ty, 1 ! b 24 8 - p 1 0 1 1 g [L, atE '.1;'• dIVNI •0,1 • 1 4 0 4D DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES Village at Oak Park Heights PUP General Plan/Preliminary Plat Narrative October 12, 2005 PUD General Plan 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 anew 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 O akgreen and Hwv 36. EXHIBIT 28 This site will be strengthened by high quality architecture that reinforces the growing retail along � wa Hi h 36. Founded in 1976 and based in Minneapolis, CSM is a portfolio developer that retains Highway 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 .saivage 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 mat 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 curt ently has tenant commitmment 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 fore round of the development will set the tone for the backdrop of the -larger anchor retailer. P With smaller scale multi- tenant retail shops surrounding the site, this is a place for the public to gather am=ongst benches, outdoor dining patios, and colorful landscaping. The architecture of the small shop retail will have pedestrian scale elem=ents such as maximized storefronts, canvas 1 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 EX: (612} 395.7001 • www:csmcor-p.net 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 and will terminate at the South Frontage Road on its northern limit and at 58 Street on its southern limit. The Proposed Project vvil i 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 P 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 S� p generated and to feed the development enerated traff c 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 mitigatingthese ese potential impacts. Refer to the draft Lowe's Home Improvement Center Traffic Impact Study, dated l? m P 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 Proj =ect (MnJDOT 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?devp elo rnent. 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.csrneorp.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 60th p g both the intersection of Norwich Avenue and 60 h 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 waterrnain. 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 MP CA 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 ro, osed that as part of the development process, right-of-way will be dedicated along the east p P 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.esmcorp.net S 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 outh of the Xcel Energy roperty and 80 foot wide right-of-way adjacent to and north : of the y gyp property Xcel Energy property. Also with this project, 6.0 th 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 p ermits 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: kdwidin @comcast.net [mailto: kdw idi n @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 - 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. I have the following comments regarding the landscape plans and tree replacement requirements f or these two projects: CSM.- 1, The plan is attractive and should enhance the development. 2, The plant species proposed are di-se, mostly native, attractive, have few major insect, and disease problems and are easy to maintain. 3, The Planting Detail is acceptable. 4. This project is removing very few trees (33.25 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 Y ( ' 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. Junlperus horizontal's 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 EXHIBIT 29