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2003-11-07 NAC Planning Report
BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS. INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595,9636 Facsimile: 952,595,9837 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Cynthia Putz-Yang 1 Scott Richards DATE: November 7, 2003 RE: Oak Park Heights — Taco John's/KFC, Rezoning, PUD, CUP, Site Plan Review FILE NO: 798.02 03.13 The following approvals are requested to allow construction of two fast food restaurant buildings: 1. Rezoning from Open Space Conservation (0) to General Business (B-2) with a PUD Overlay District. 2. Preliminary plat of "Oak Park Marketplace" for the 1.98-acre property for a two-lot commercial subdivision. 3. Conditional Use Permit (CUP) for two fast food restaurant buildings with drive- through windows 4. CUP to allow a reduced parking requirement. 5. CUP to allow curb cuts greater than 24 feet in width. 6. General concept and general plan of development Planned Unit Development (PUD) approvals. 7. Site and Building Plan approval The site is located east of Minnesota State Highway 5, west of Neil Avenue, and north of 58 Street. One building would contain KFC and A&W restaurants, and the other building would contain Taco John's and Steak Escape restaurants. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Existing Conditions Site Plan Grading and Erosion Control Plan Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit g: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: ISSUES ANALYSIS Preliminary Utility Plan Preliminary Plat Landscape Plan Demonstration of Turn Radius KFC /A &W Building Exterior Elevations Steak Escape/Taco John's Building Exterior Elevations KFC /A &W Floor Plans Steak Escape/Taco John's Floor Plans Photometric Plan and Light Details Trash Enclosure Detail KFC /A &W Sign Plans Steak Escape/Taco John's Sign Plans Letter from City Arborist Narrative from Applicant Comprehensive Plan /Zoning. The property has been zoned Open Space Conservation since it was annexed by the City. The Comprehensive Plan guides the property for a commercial use. The surrounding properties are zoned B -2, General Business, and have commercial uses. Preliminary Plat. The preliminary plat complies with lot area and width requirements as listed below: Setbacks. The proposed buildings and parking areas comply with required setbacks. Parking over the lot line between the two lots may be allowed by PUD. The developer must put in place parking and access easements between the two Tots. Traffic Circulation and Curb Cuts. The applicant has provided a plan showing how delivery trucks wilt maneuver on the site. Maneuvering relies upon no cars being parked between the buildings; therefore, deliveries must not take place during business hours. On the north lot, access to the site and the entrance to the drive - through are in the same area. We recommend that the City reevaluate this arrangement after six months. If there is a circulation conflict, we recommend that the developer be required to amend the situation. Curb cuts wider than 24 feet may be allowed by Conditional Use Permit. The southern proposed curb cut is 28 feet wide and the northern proposed curb cut is 37 feet wide. Wider curb cuts are necessary in this case to allow truck maneuvering. 2 Requirement 1 5,000 sq. ft. Proposed Lot 1 --- 42,696 sq. ft. Lot 2 -- 42,698 sq. ft. Lot Area Lot Width (at setback line) 100 ft. Lot 1 — 143.5 ft. Lot 2 — 143.5 ft. Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit g: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: ISSUES ANALYSIS Preliminary Utility Plan Preliminary Plat Landscape Plan Demonstration of Turn Radius KFC /A &W Building Exterior Elevations Steak Escape/Taco John's Building Exterior Elevations KFC /A &W Floor Plans Steak Escape/Taco John's Floor Plans Photometric Plan and Light Details Trash Enclosure Detail KFC /A &W Sign Plans Steak Escape/Taco John's Sign Plans Letter from City Arborist Narrative from Applicant Comprehensive Plan /Zoning. The property has been zoned Open Space Conservation since it was annexed by the City. The Comprehensive Plan guides the property for a commercial use. The surrounding properties are zoned B -2, General Business, and have commercial uses. Preliminary Plat. The preliminary plat complies with lot area and width requirements as listed below: Setbacks. The proposed buildings and parking areas comply with required setbacks. Parking over the lot line between the two lots may be allowed by PUD. The developer must put in place parking and access easements between the two Tots. Traffic Circulation and Curb Cuts. The applicant has provided a plan showing how delivery trucks wilt maneuver on the site. Maneuvering relies upon no cars being parked between the buildings; therefore, deliveries must not take place during business hours. On the north lot, access to the site and the entrance to the drive - through are in the same area. We recommend that the City reevaluate this arrangement after six months. If there is a circulation conflict, we recommend that the developer be required to amend the situation. Curb cuts wider than 24 feet may be allowed by Conditional Use Permit. The southern proposed curb cut is 28 feet wide and the northern proposed curb cut is 37 feet wide. Wider curb cuts are necessary in this case to allow truck maneuvering. 2 Parking. The following table provides an analysis of proposed and required parking spaces: In addition to these parking requirements, 180 feet of stacking space is required for the drive- through facilities. Both drive- through facilities comply with this requirement. In evaluation of the requested CUP for a parking reduction, Section 401.03.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible effects of the proposed use, with that judgment based upon (but not limited to) the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. a The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. i. The proposed use's conformity with all performance standards contained herein (i.e. parking, loading, noise, etc.). The Planning Commission and City Council should determine if a 19 -stall reduction would be appropriate for the development. The City may find the reduced parking acceptable due to the efficiency created by the joint parking arrangement. Ali of the 3 Area Re uirement q Required Spaces Proposed Spaces KFC /A &W 1,175 sq. ft. dining l service 1,215 sq. ft. kitchen 1 storage drive - through window 1 per 35 sq. ft. 1 per 80 sq. ft. 2 spaces 34 15 2 Taco John'slSteak Esca e p 999 sq. ft. dining 1 service 255 sq. ft. outdoor dining 744 sq. ft. kitchen 1 storage drive - through window 1 per 35 sq. ft. 1 per 35 sq. ft. 1 per 80 sq. ft. 2 spaces 29 7 9 2 98 TOTAL 79 TOTAL Parking. The following table provides an analysis of proposed and required parking spaces: In addition to these parking requirements, 180 feet of stacking space is required for the drive- through facilities. Both drive- through facilities comply with this requirement. In evaluation of the requested CUP for a parking reduction, Section 401.03.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible effects of the proposed use, with that judgment based upon (but not limited to) the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. a The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. i. The proposed use's conformity with all performance standards contained herein (i.e. parking, loading, noise, etc.). The Planning Commission and City Council should determine if a 19 -stall reduction would be appropriate for the development. The City may find the reduced parking acceptable due to the efficiency created by the joint parking arrangement. Ali of the 3 proposed parking is accessible and convenient for either building. On the other hand, a 19 -stall reduction is significant for a fast food restaurant use. The applicant has indicated that they will discuss potential expansion of the parking lot to the west into the MnDOT easement area. If MnDOT is willing to allow parking in the easement, the parking shortage could be reduced. Design Guidelines. The Design Guidelines require buildings to be designed specifically for the site and to relate to the existing buildings around them and in the area. The Stillwater Area High School is considered a key component of this area and the continuation of that architectural style, colors and materials is desired. Franchise architecture is prohibited. Building color wraps are also prohibited. Less than five percent of a building may be primary or vivid colors. Many of the buildings in Oak Park Ponds have responded to the architectural style and materials of the Stillwater Area High School. The proposed buildings contain franchise elements, especially in building entry treatments. The exterior building elevations should be revised to be more site specific, eliminate color bands, and reduce the area of vivid colors. Commercial buildings are required to have at least three of the following materials: brick, glass, natural stone, masonry stucco, copper panels, and ceramic or terra cotta. Proposed exterior building materials on both buildings are mostly EFIS and brick veneer. EFIS is classified as a Grade 111 material. The Design Guidelines state that not more than 35 percent of the building shall be Grade II or Grade 111 material and not more than 10 percent of the building shall be Grade IV materials. The exterior building elevations should be revised to comply with the exterior building material standards found in the Design Guidelines. The applicant must provide building material samples for Planning Commission review and approval. Signage. A pylon sign is proposed on the north lot facing the Highway 36 exit ramp. The subject property is in the Destination Retail Highway Sign District; therefore, one freestanding sign is allowed that shall not exceed 150 square feet in area and a maximum height of 30 feet. The freestanding sign base must be surrounded with a landscape planter at least three feet in height and constructed of materials to match the principal building. The planter must contain decorative shrubbery and/or flower materials that are maintained on a regular basis. Multiple sign design options for the pylon sign have been submitted. The freestanding sign may identify more than one of the restaurants, but only one sign is allowed that shall not exceed 150 square feet. One of the submitted options includes a changeable copy sign (reader board). If a changeable copy sign is included, it must be integrated with the identification sign so that there is only one pylon sign. Additionally, the sign must comply with the City's lighting requirements. If the sign has internal lighting, illumination shall only be of the text and/or logo portion of the sign. 4 A monument sign is proposed on each property. The KFC /A &W monument sign exceeds the eight -foot height limit by one foot. This must be revised. The landscape plan includes perennial flowers around each monument sign. Multiple sign design options have been submitted for the Taco John's /Steak Escape monument sign. Alt of the options include changeable copy. The sign must comply with the City's lighting requirements. The gross area of the signs, when added together will all other freestanding and wall sign areas, must not exceed the maximum allowable sign area established for the lot. Because the property is in the Destination Retail Highway Sign District, total sign allowances are increased to 18 percent of allowable sign area based upon percentage and 500 square feet of maximum allowable sign area per lot. The total area of signs falls between the maximum amount for one lot and the maximum amount for two lots. This may be appropriate given that there are two lots developed as one PUD; however, the maximum number of walls signs has been exceeded. Two wall signs are allowed per tenant. The sign plan must be revised to not exceed this limit. Directional signs must be revised to not exceed four square feet in area. The KFC /A &W drive - through entry sign is only about one foot from the front property line. The Zoning Ordinance requires that no part of a sign or sign structure shall be placed closer to a property line than five feet; therefore, the sign must be moved back. The proposed "Thank You" signs at the drive- through exits are not necessary and should be eliminated. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are attached to this report. 5 Wall Signs g Monument Sign Freestanding Sign KFC 2 Portrait = 108 SF 2 KFC Letters = 42 SF 81 square feet 150 square feet 4 Signs and 150 square feet A &W 4 A &W Oval = 112 SF 2 All American Food = 30 SF 6 Signs and 142 square feet Taco John's 1 Large Taco John's /A Whole ... = 43.5 SF 1 Small Taco John's /A Whole ... = 18 SF 1 Small Taco John's = 20 SF 61 square feet 3 Signs and 81.5 square feet Steak Escape 1 Large Steak Escape = 36 SF 1 Small Steak Escape = 18 SF 1 Small Steak Escape = 17 SF 3 Signs and 71 square feet Signs and 444.5 square feet 16 Si g q 142 square feet 150 square feet TOTAL of 736.5 square feet of signs (not including directional and informational) A monument sign is proposed on each property. The KFC /A &W monument sign exceeds the eight -foot height limit by one foot. This must be revised. The landscape plan includes perennial flowers around each monument sign. Multiple sign design options have been submitted for the Taco John's /Steak Escape monument sign. Alt of the options include changeable copy. The sign must comply with the City's lighting requirements. The gross area of the signs, when added together will all other freestanding and wall sign areas, must not exceed the maximum allowable sign area established for the lot. Because the property is in the Destination Retail Highway Sign District, total sign allowances are increased to 18 percent of allowable sign area based upon percentage and 500 square feet of maximum allowable sign area per lot. The total area of signs falls between the maximum amount for one lot and the maximum amount for two lots. This may be appropriate given that there are two lots developed as one PUD; however, the maximum number of walls signs has been exceeded. Two wall signs are allowed per tenant. The sign plan must be revised to not exceed this limit. Directional signs must be revised to not exceed four square feet in area. The KFC /A &W drive - through entry sign is only about one foot from the front property line. The Zoning Ordinance requires that no part of a sign or sign structure shall be placed closer to a property line than five feet; therefore, the sign must be moved back. The proposed "Thank You" signs at the drive- through exits are not necessary and should be eliminated. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are attached to this report. 5 Lighting. The submitted photometric plan illustrates light levels that exceed the maximum allowed at property lines. The lighting must be revised and a photometric plan must be submitted that complies with Section 401.15.B.7.d. This section reads, "No light source or combination thereof which cast light on a public street shall exceed one (1) foot candle meter reading as measured from the centerline of said street nor shall any light source or combination thereof which cast light on adjacent property exceed four - tenths (0.4) foot candles as measured at the property line, per the method outlined in Section 401.15.B.7.e." Light standards may not exceed 25 feet from the parking lot surface to the top of the light fixture. All lights, including security lights, must be a hooded or full cut -off design. Refuse. A trash enclosure is proposed at the back of each building. The enclosures are proposed to be painted concrete block with metal gates. The color is not specified. The color and materials of the proposed trash enclosures shall match the principal building. Revised details must be submitted for City review and approval. Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the applicable watershed authority. The existing conditions plan shows a 20- foot -wide drainage and utility easement exists along the north property line. The City Engineer has indicated that the paving and curbing proposed within the easement may be allowed at the developer's risk. This issue will also be addressed in the Development Contract. Noise. Sound levels from ordering and announcement equipment shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. This section states that the emission of noise by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulation NPC 7010, as may be amended. Development Contract. A development contract shall be negotiated between the applicant and the City Attorney. CONCLUSION 1 RECOMMENDATION The proposed rezoning from Open Space Conservation to B -2, General Business is consistent with the Comprehensive plan and adjacent land uses. The proposed preliminary plat is consistent with subdivision requirements. Significant issues to be considered by the Planning Commission and City Council are the parking CUP and the building designs. The applicant should redesign the buildings to comply with the Design Guidelines and make contact with MnDOT regarding expansion of the parking lot. If the Planning Commission is comfortable with the parking as proposed, our office recommends approval of the following listed requests subject to the conditions that follow. 0 1. Rezoning from Open Space Conservation (0) to General Business (B -2) with a PUD Overlay District. 2. Preliminary plat of "Oak Park Marketplace" for the 1.98 -acre property for a two -lot commercial subdivision. 3. Conditional Use Permit (CUP) for two fast food restaurant buildings with drive - through windows 4. CUP to allow a reduced parking requirement. 5. CUP to allow curb cuts greater than 24 feet in width. 6. General concept and general plan of development Planned Unit Development (PUD) approvals. 7. Site and Building Plan approval We recommend that the approvals be subject to the following conditions: 1. The developer must put in place parking and access easements between the two Tots. 2. The developer shall contact MnDOT regarding expansion of the parking lot into the easement area. 3. Delivery of goods must not take place during business hours. 4. On the north lot, access to the site and the entrance to the drive - through are in the same area. The City will reevaluate this arrangement after six months from the date of City Council approval. If there is a circulation conflict, the developer must amend the situation. 5. The exterior building elevations should be revised to be more site specific, eliminate color bands, and reduce the area of vivid colors. The exterior building elevations should be revised to comply with the exterior building material standards found in the Design Guidelines. The applicant must provide building material samples for Planning Commission review and approval. 7. Revised sign plans and details must be submitted that are in conformance with Section 401.15.G of the Zoning Ordinance. These plans and details are subject to City review and approval. Requirements relate to area, height, number, type, illumination, landscaping, and location. 8. The submitted landscape plan is subject to City Arborist review and approval. 9. The lighting must be revised and a photometric plan must be submitted that complies with Section 401.15.B.7.d. Light standards may not exceed 25 feet from the parking lot surface to the top of the light fixture. All lights, including security lights, must be a hooded or full cut-off design. 7 1 o. The color and materials of the proposed trash enclosures shall match the principal building. Revised details must be submitted for City review and approval. 11. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the applicable watershed authority. 12. Paving and curbing proposed within the drainage and utility easement may be allowed at the developer's risk. 13. Sound levels from ordering and announcement equipment shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. 14. A development contract shall be negotiated between the applicant and the City Attorney. 8 01E, .41/ SPAM .W.P. 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Lonanav ' 1 [= [ ... ._._,---1.---1 ,--...: 1....'--,:-...,-,,,,, ......,-; -. g ,,---..----------,-,---- 1 ,,....._ ,....--„ . . . ., / 6 w — , . - - - - • '31.11 4 0p.tpOSV '. - ' ' SIAI:0 u0!saa 2/.1010id OdNiSLILIOr 00B± 4 r>1 1 Jr�l3�SS8� 2 ' • g 8 T2 1 -3 tri .T iti 0 . g i',1 - 6 (2 4- 3 3 2 3 1 • 8 ••M • ; ; y ; ; ; • ; ; ; .2 ; .2 ; ; ; ; ; ; ; ; ; • .7; ; ; ; ; ; ; p .7. .7, ; •;:;! ,;, ; ; •; ; ; ; ; .2 .r. ; ; ;••• ; ; ; ; ,g ; ; ;";„, • ; ; ; -;;.• .g ; ; ; • ;' ; y y .2 .2 .2 ; ; ,g ; ; ; ; • ; ; • ; ; ; ; .2 .2 ; ; ; ; ; • •; ; .2 ,g ; ; ; ; ; ,g ; ; ; ; • ,2 ; ; ; .2, ; ; ; ; ,2 ; ; .; ; ; • ; ; .2 ; ,g ; ; ; ; ; ; ; ,g ; ; ; ; ; ; ; ; ; .g • ; .2 .; j• ; .2 .2 ; .2 ; ; ; ; ; • .2 .2 ; ; ; ; ; ; .; ; ; ; • .2. .2 ; ; ; ; ; ,; ; 0 LUMINAJRE SCHEDULE £ £ FEATURES & SPECIFICATIONS INTENDED USE — Streets, walkways, parking lots and surrounding areas. CONSTRUCTION — Rugged, die -cast, single -piece aluminum housing with nominal wall thickness of 1/8 ". Die -cast door frame has impact- resistant, tempered, glass lens (3116" thick). Door frame is fully gasketed with one - piece tubular silicone and has tool -less entry and resealing. US. Patent No. D447,590. Canada Patent No. 94324. FINISH — Standard finish is dark bronze (DDB) polyester powder finish, with other architectural colors available. OPTICAL SYSTEM — Anodized segmented reflectors for superior uniformity and control. Reflectors attach with tool -less fasteners and are rotatable and interchangeable. Ave cutoff distributions available: Type 11 (roadway), Type 111 (asymmetric), Type IV (forward throw), Type IV (wide, forward throw) and Type V (symmetric square). ELECTRICAL SYSTEM — Ballast is constant- wattage autotransformer ballast standard. 200W, 320W and 350W require Super CWA Pulse Start ballast (must order SCWA option). All ballasts are mounted on a removable power tray with tool -less latch and have positive locking disconnect plugs. Ballasts are copper -wound and 100% factory - tested. Porcelain, mogul -base socket with copper alloy, nickel - plated screw shell and cen- ter contact. UL fisted. INSTALLATION --- Integral arm for pole or wall mounting. Optional mountings available. LISTING — UL Listed (standard). CSA Certified or NOM Certified (see Options). UL listed suitable for wet locations (damp location listed in lens -up orien- tation). IP rated. ORDERING INFORMATION Series AS2 200M AS2 250M AS2 320M AS2 350M AS2 400M Distribution 1 SR2 Segmented Type 11 roadway 5R3 Segmented Type III asymmetric SR4SC Segmented Type IV forward throw, sharp cutoff SR4W Segmented Type IV wide, forward throw SR5S Segmented Type V square NOTES: Outdoor Voltage 1 Must use reduced jacket lamp ED28. 2 Consult factory for availability in Canada. 3 Optional multi -tap ballast (120, 208, 240, 277V) (120, 277, 347V in Canada). 4 Mounted in lens -up orientaion, fixture is damp location listed. 5 Shipped separately. 6 Consult factory for availability. 7 May be ordered as an accessory. 8 Additional architectural colors available; see www.lithonia.com for more information. 9 Not available with 400M and 480V. Mounting Notes 120 SPA Square pole mounting (std) 208 RPA Round pole mounting 240 WBA Wall bracket (up or down) 277 ASKMA2 Mast arm adapters 347 DSAS2 Decorative straight arm, 480 square pole onlyt TB3 DCAS2 Decorative curved arm, square pole onlyt Note: AerisTM has a unique drilling template that requires an Aeris drilling pattern to be specified when ordering poles. See example below. Example: SSA 20 4C DMI9AS DDB Aeris Drilling Pattern DMI9AS 1 at 90 degrees DM28AS 2 at 180 degrees DM29AS 2 at 90 degrees DM39AS 3 at 90 degrees DM49AS 4 at 90 degrees DM32AS 3 at 120 degrees (round poles only) Catalog Numb... 7 Specifications EPA: 1.2 ft Length: 28.0 (71.0 cm) Width: 16.5 (41.9 cm) Depth: 8.3 (21.0 cm) Weight: 45 l bs (20.4 kg) Choose the boldface catalog nomenclature that best suits your needs and write it on the appropriate line. Order accessories as separate catalog number. Architectural Area & Roadway Light METAL HALl 200W, 250W, 320W, 350W, 401 10` to 35' Mount All dimensions are inches (centirneters) unless otherwise specified. Example: AS2 250M SR4SC 120 SPA SF DNA Options Shipped Installed Architectural Col( SF Single fuse (120, 277, 347, n/a TB) Standard Colors DF Double fuse (208, 240, 480V, n/a TB) DDB Dark bronze PER NEMA twist -lock receptacle only (standard) (no photocontrol) CR Corrosion- resistant finish DWH White DBL Black QRS Quartz restrike system (250W Textured Colors maximum, lamp not included) DSPD Dark gray HS Houseside shield (SR2, SR3, SR4W) DSPJ Light gray EC Emergency circuit TP Tamper proof CSA CSA Certified NOM NOM Certifiedt SCWA Super CWA Pulse Start ballast LPI Lamp included (standard) L/LP Less lamp Shipped Separately? PE1 NEMA twist -lock PE (120, 208, 240V) PE3 NEMA twist-lock PE (347V) PE4 NEMA grist -lock PE (480V) PE7 NEMA twist -lock PE (277V) AS2VG Vandal guard SC Shorting Cap for PER option Accessories: Tenon Mounting Slipfitter Order as separate catalog number. Must be used with round pole mounting (RP/ Number offixtures Tenon Q.D. One Two ©180° Two @90° Three ©120° Th ree©90° Four@ 2 -318" AST20 -190 AST20 -280 n/a AST20 -320 n/a n/E 2 -718" AST25 -190 AST25 -280 AST25 -290 AST25 -320 AST25 -390 AST25 - 4" AST35 -190 AST35 -280 AST35 -290 AST35 -320 AST35 -390 AST35- Sheet #: AS2 -M Type DBLB Black ASS DWHGWhite DBNH Dark bronze DSPE Green DSPG Dark red DSPH Red DSPF Rust AL AS2 Metal Halide Area Liynting Coefficient of Utilization Initial Footcandles AS2 400M SR2 Test No. LTL10098 2.5 1.0 0.5 .25 0.1 COEFFICIENT OF UTILIZATION .0 .1 .2 .3 .4 .5 .s 2 mlamm ff i l lorArquim mipbb m man RIM 0 1 2 3 4 5 6 400W Metal Halide lamp, 32000 rated lumens. Footcandle values based on 35' mounting height, Distribution SR2, cutoff. 1 2 3 4 5 W Metal Halide lamp, 32000 rated lumens. Footcandle values based on 35' mounting height, Distribution , cutoff. 0 2 3 4 AS2 400M SR4W Test No. LTL10101 COEFFICIENT OF UTILIZATION 1 2 .3 .4 .5 6 . NOTES: 1 Photometric data for other distributions can be accessed from the Lithonia Lighting web site (www.lithonia.com). 2 For electrical characteristics consult technical data tab. 3 Tested to currant IESNA and NEMA standards under stabilized laboratory conditions. Various operating factors can cause differences between laboratory and actual field measurements. Dimensions and specifications are based on the most current data and are subject to change. 2.5 1.0 0.5 .25 0.1 .0 .0 Sheet #: AS2 -M (077007 Ar. €tity 1 inhtinn Grn {€n. Inr.. 1R v R /07 AS2 400M SR3 Test No. LTL10099 COEFFICIENT OF UTILIZATION .1 .2 .3 .4 .5 6 0 1 2 3 4 5 6 400W Metal Halide lamp, 32000 rated lumens. Footcandle values based on 35' mounting height, Distribution SR3, cutoff. Id 11111111 o PTA L,177101WA 1,./D7177A10 An ��cuity8rands Company AS7 -M_P65 0 1 2 3 4 5 6 400W Metal Halide lamp, 32000 rated lumens. Footcandle values based on 35€ mounting height, Distribution SR5S, cutoff. 2 0 2 3 4 AS2 400M SR5S Test No.LTL1Q102 COEFFICIENT OF UTILIZATION .1 .2 .3 .4 .5 AS2 400M SR4SC Test No. LrL701 00 COEFFICIENT OF UTILIZATION .1 .2 .3 .4 .5 2.5 1.0 0.5 .25 0.1 0 mum. Mbuomm mamma mem= Mom= 0 1 2 3 4 5 6 400W Metal Halide lamp, 32000 rated lumens. Footcandle values based on 35' mounting height, Distribution SR4SC, cutoff, Mounting Height Correction Factor (Multiply the fc level by the correction factor) 10 ft. = 12.25 15 ft. = 5.4 30 ft. = 1.36 40ft. = 0.77 Existing Mounting Height T Correction Factor New Mounting Height' 6 0 2 3 4 Lithonia Lighting Acuity Lighting Group, Inc. Outdoor Lighting One Lithonia Way, Conyers, GA 30012 Phone: 770- 922 -9000 Fax: 770 -918 -1 209 In Canada: 1100 50th Ave., Lachine, Quebec H8T 2V3 www.!ithonia.com .,Uw,9I g 1,115 -n _C /M!R uO e o o ,_ _ F ____.z.L_______ CD -'nCL- CZ 0 to MINNIE mpomm FAMINE A MEM EOM N uj 0 EXHIBIT 13 ELEVATIONS SIGN TYPE PRO TERRA DES I Cit I :c "°'31 - 2003 1213 o 1 6 P 1 Ar c.h i t ec.t. 24384„8609 Free Standing Identification Signage Ong taw *Nib vi Frye Standing Identification Signage tiortiontai Horizontal SIGN SIZE 5'- 4"x( ►x 1" P tin- 85 30 hq.#t. 32 Bq+ .ft. 24 sq f. N1A ' 40 aq,tt. 12) F®$T92 CW/HO ( ) PrIT12 CW/ (14) MTV C W HO (2) F72 T 12 011 ( 268 . ( F$4T12 WII-10 1O) F72112 cw,Hr 8 F6OTV 1 C HO (8`) 12 C 110 (5} T12 CW /Wt (4) F98T12 CVNYHO (4) Fr2T12 C /HO (4) )4R 400nx :? (2) 288-0 ( 264472, (1) 47 258-484-100 (2) 256 (1) 205448 (1) 2ze.ese (I) 25S-496-100 j ,, .._........ Hat f !� Horizontal 9Hitt,. F48T12 CAN/HC/ BALLAST 1 1 PYLON VEAL ttEADE *4D 5E 1 T SSO84E '1/03/08 1 0 1 Epm P. 008 fi ti PYLON HORIZONTA4. R /'M"INIOARD CIRCUIT 1 20 CO 20 0 2 e1) 20 ii) 20 120 1) 20 1 20 ( 20 1 20 t) (1)20 (1) 20 P„ el { Page 1 of 2 Igor EST. CRATED WT. ST* lb . 3.42 t�L i01 �b*e E X+U IT 14 PROTERRA DESIGN OCT-31-2003 35:i3 PM Mc e o, h t. t z a( LU [Q0 co ci 1 1 _11 11,1 t'OZ ( BS173S084S 11 ''' 12:1Epm P. 008 208424, J9 P. 02 - I I 1 1 I I i I 1 1 I 1 I 1 1 i 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 LJ DJ 0 OCT-31-2003 €3:13 PM N e'egan Arch itct P RO TERRA DESIC-' B517890848 'VOS/08 1,1:1Sprn P. 004 2094 ,8609 P3 C: T --a 3 1 — 2 0( 3 03:14 tvi c...- K. E. e 9 an Or c h i t zti c r, Wall Mount Building Signs F' R'J TERRA DES I 17 EE 1 r' SSOL31 -B Vora Brands Oraine Wall Mount Hulldh, SLOW KM wan Si KM Wall 5 SF Wan Ur. Si 1 801 Largo EMI SIGN SIZE f 7 „ X5%1" 4'.35' - 13.3 Tal (1) F48M GW (1) F24DSGN 1 IP M$ (0) F38MMGN (1) 9030 (1) MO SIGN TYPE ILLUPMNA TION (5) IF72T12 C1 O (5) FB4fi12 CW ( F 84 (2) F 72 12MM 3 MA (2) F24T12bSGNa BALLAST ( 256472 -1Ofl (1) 100 472 ( 250-890 (1) 258 (1) MSS -210 -818 # 258048 (1) 2;6- 2 ( ») 256.648 ( 256-248 crick out Sign She in Tai to View Individual Spec-x. You w11) fired M Acts !? Reeder to view the POP Mos evdJiaslo ham t you do not howl Adobe Acmhalet Reu►d+ r,tl10 eh the. fam a. ave and fenow th# irestrudions to downlo©r tt htt p ://ww w.cummings - sign.comMiconimultibrandwallsigns.htm 2084248609 ` »o8/o3 1 : 1Epm P. OOE ill 20 Amp 4120 Volt SO 142 11)20 Amp @1 O Von O0 Hz (1) 20 Amp .120 Vol 60 Hz 0 Amp frIZO Volt 00 Hz (1) 2D Amp 0120 Volt 8014z 0) 20 Amp 411 #0 Volt 0O Hz 11) 20 Amp gin Volt 60 Hz EST. CRATED !T, x 04 Page 1 of 10/3112003 PRO TERRA' DES I r. PCT-3_•g3 Oat. .14 PM McKe.c..-g Wall Signs, Wall Mounted Letter$, Curola Tower Panek Wall Signs, Wail Mounted Letters, A Cupola Tower Panels 14 t. View Swift Ore Brochure c1 iMILt tuang SIN,ILE FACED INTERNALLY iLLUMINATED WALL MOUNTED LETTER KIT 6E1789084E . /03/06 12:15pm P 006 111111111MMINISMOINGIONSIMINNIP 04112' • 4.03/16" T.1 11,c • ' &unfit .11.1111111•1111111000111111.1111111102 Page 1 of 2 httpliwww,cummings-sign.cornirrico.nikfcwallsign$.11tm I 013112003 05 P RO TERRA DES I (7: OCT 03 o 15 PM ,�e.r,go.1-1 F4 Pr- c.,h i teci 2084,,:46609 Wail Signs, Wall Mounted Letters, Cupola Tower Panels SIC4N SIGN SIZE Vertical Loners 2r'` Individual_ KC \t$ 24't ITtiliviFt4a1 ;TO - =Mil r72Tip 268472 264412 5) 1414T12 CW!HO l3mm (1oa Snow White Neon 13mn 6 OO scum vistotc Neon (3) 5000 VOI 30 MA, Transforft 1) 2fliviiite 12000 Voit 30 MA TranzifwarezT 13 mat $5110 Seto w VAN* Nan { 1) 7500 Volt (2) 4000 30 MA Transformer 4 lb:. SQ. 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The landscape plan generally looks good. > 2. Species are mostly appropriate and should do well on site. The red coralb erry and black chokeberry do sucker and extra stems will need to be pruned out of the beds unless they want the shrubs to grow really thi cld y . > The sugar maple will probably not do very well on this site long - term and should be partially replaced with other species such as "Summit" green ash, "Redmond" linden, and bicolor oak (2 of each species to equal 8 trees originally specified to be sugar maple). 3, Some trees are specified to be planted in the r.o.w. of Neal Ave. and the developer may need to get permission from MnDOT to do this (?). > 4, If snow storage is going on the west side, be sure there is enough room to avoid piling it on trees and shrubs planted there. > 5. The planting detail lists removing wire from root balls of conifers but not deciduous trees. The top rungs of wire basket should be cut off the root balls of deciduous trees as well. > 6. Numbers of trees were left off the plant schedule - these should be added when other changes are made. > Kathy Zvi di n > OPH Arb on st Page 1 of 2 EXHl 16 Pro Terra Design Associates, Inc. . October 15, 2003 Planning Commission and City Council c/o Scott D. Richards, City Planner City of Oak Park Heights 14168 Oak Park Heights Boulevard Oak Park Heights, MN 55082 Re: For: Todd Stewart S and H Incorporated 2650 Washburn Way, Suite 250 Klamath Palls, OR 97603 Commissioners and Council members: We are respectfully requesting the following concurrent approvals: We have worked closely with City staff and have refined our plans and narrative with their guidance and input. it is our understanding from staff comments that our proposed development is responsive to the City's goals and objectives for this site. Project Narrative KFC /Taco John's Restaurants, Oak Park Heights, MN FDA Comm. No. 03153/0 PROECT DESCRIPTION © ProTerra Design Associates, Inc. October 15, 2003 and Louis Galland Malt Cressman 4718 McDonald Drive Place North Stillwater, MN 55082 PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE 1 Rezoning from Open Space Conservation (0) to General Business (B - 2) with a PUD Overlay District. 2. Preliminary plat of "Oak Park Marketplace" for the 1.98 -acre subject property for a two lot commercial subdivision. 3. A Conditional Use Permit for two fast food restaurant buildings with drive-thru windows. 4. General concept and general plan of development Planned - Unit Development (PUD) approvals, 5. Site plan approval for related site improvements that inconsistent wifih:the General Business zoning district standards. This proposed commercial planned unit development consists of two "co-branded" fast food restaurants located on a 1.08 -acre site located east of Minnesota State Highway 5 and west of Neil Avenue, a couple of buildings north of the intersection of 58th Avenue and Minnesota State Highway 5. This development occurs within the commercial district defined in the City's Comprehensive Land Use Guide Plan for the Minnesota Stale Highways 36 and 5 interchange area. Each portion of the development has enough parking to support the proposed use as required by the City of Oak Park p g p g PP p p q Y y Heights Zoning Ordinance. By jointly developing the access, circulation, stormwater management planning and utility design for the related developments, we are able to more efficiently utilize the site that will allow for a unique building massing design character, which when combined with the proposed architectural design, results in a truly unique image that is in scale with the property and relates to the surrounding land uses. The results for the community will be to have a dining destination that offers a broad variety of choices for the residents and shopping public. City Submittal for OAK PARK MARKETPLACE EXHIBIT 17 Page 2 October 15, 2003 Planning Commission and City Council clo Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN FDA Comm. No. 03153/03154 This proposed development does not have any conflict with other applicable provisions of the City Code and is of sufficient size, composition, and arraignment that its construction, marketing and operation is feasible as a complete unit without dependant upon any subsequent unit. This planned unit development will not have an undue and adverse impact on the reasonable enjoyment of neighborhood property and should be compatible with the surrounding land uses. PDA completed a preliminary wetland investigation of the property and determined that there are no jurisdictional wetlands. SUBMITTAL PACKAGE Attached you will find site and building plans which include the following: 00.1 01.1 02.1 03.1 04.1 05.1 06.1 LI.1 L2.1 REZONING © ProTerra Design Associates, October 15, 2003 Cover Sheet Existing Conditions Plan Site Layout Plan Preliminary Grading and Erosion Control Plan Preliminary Utility Plan Preliminary Plat Civil Details Preliminary Landscape Plan Landscape Details KFC /A & W Building Elevations KFC /A & W Building Floor Plans Taco John's /Steak Escape Building Elevations Taco John's /Steak Escape Building Floor Plans The proposed rezoning from Open Space Conservation (0) to General Business (B-2) with a PUD Overlay District is consistent with the City of Oak Park Heights Comprehensive Land Use Guide Plan and compatible with the surrounding properties. The reason for the existing zoning designation is due to the fact that the subject property was in the western area annexed into the City. Alt properties in he annexation area were given the Open Space Conservation designation as a temporary zoning district until each parcel was developed. All of the surrounding properties are developed and carry the General Business (B -2) designation. PLANNED UNIT DEVELOPMENT The PUD process provides for a joint planning /design effort by developers and City officials rather than the City establishing maximum limits within which developers may perform. It is not the intent to allow for reductions or waivers to standard zoning requirements solely for the purpose of increasing overall density or allowing development that otherwise could not be approved. The PUD process encourages the following: nc. City Submittal for OAK PARK MARKETPLACE Page 3 October 15, 2003 Planning Commission and City Council c/o Scott Richards, city of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 1. Flexibility in land development and redevelopment in order to utilize new techniques of building design, construction and land development. Approval of this development will allow for the improvement of an existing parcel with restricted access into a viable commercial development with a combined access and vehicular circulation system supported with an integrated parking layout. 3. Energy conservation through the use of more efficient building designs and siting and the clustering of buildings and land uses. By allowing the PUD approach, efficiencies will be utilized in the delivery of public services and combined stormwater management planning, reducing the amount of infrastructure required and also provide an ancillary benefit of higher energy efficiency, thereby resulting in overall reduced energy costs for the users of this commercial neighborhood. Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including but not limited to, steep slopes, trees and poor soil. The design flexibility allowed under the PUD provisions is utilized to preserve the existing vegetation around the stormwater pond located on the western portion of the property while allowing for an appropriate level of development on the other portions of the property. 5. More efficient and effective use of land, open space and public facilities through mixing of land uses. There is no mixing of land uses in this development; however, the efficient use of land in creating this development results in an extremely well - organized and effective site design that benefits ail of the users of this commercial neighborhood and the surrounding land uses. 6. High quality of design and design compatible with surrounding landuses, including both existing and planned. By reducing the site improvement costs, the developer is able to put additional detailing in the buildings as demonstrated in the, proposed building elevations and more extensive landscaping to create a higher quality development by improved design methods, thereby having a positive effect on land values for the surrounding properties. 7. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. The scale of this development and the location on Neil Avenue allows for two driveway entrances for traffic safety reasons. The PUD provisions facilitate the creation of the combined access that will provide for proven methods of traffic calming and reduce the traffic speed and result in an increase in traffic safety for users of this site. ProTerra Design Associates, Inc. October 15, 2003 City Submittal for OAK PARK MARKETPLACE SITE DESIGN SITE LAYOUT DESIGN The site has been successfully laid out to accommodate the proposed commercial and uses. Each site is fully accessible to the centrally located site entrance and has been properly engineered and sized to accommodate emergency and service vehicle access throughout the site. The building size, setbacks, and landscaping for the proposed development fall within the regulations outlined in the Planned Unit Development (PUD) section of the City ordinances and meets the intent of the underlying B-2 General Business Zoning District. Page 4 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN FDA Comm. No. 03153/03154 VEHICULAR CIRCULATION: Access from Neil Avenue is limited and this proposed development is consistent with the City's plans for this portion of this road. A logical vehicular circulation pattern has been created for the proposed site development, which allows user and service vehicle traffic to enter and exit the site efficiently, and clearly defines the main entrance drive corridor. The dual Taco John's /Steak Escape drive thru creates 300 lineal feet of combined stacking distance with additional capacity that is available on -site but is not being counted. The KFC/A & W drive through creates 240 lineal feet of combined stacking distance with additional capacity that is available on -site that is not being counted. The design standards utilized in laying out the two drive thru areas are: 1. A minimum distance of 80 feet from the drive thru window to the menu board/order stations. A minimum distance of 60 feet from the menu board /order stations to the multiple preview. boards. 3. Additional on -site stacking distance up to the multiple preview boards: PEDESTRIAN CIRCULATION: Sidewalks will be provided for internal pedestrian circulation for each building. Sidewalks will be extended from the buildings to the Neil Avenue public sidewalk (by others). In addition, a trail connection will be provided to the trail along the western frontage of the site. SITE DATA LAND USE GUIDE PLAN Existing: Commercial ZONING Existing: Open Space Conservation (0) Proposed: General Business (B -2) ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 5 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PISA Comm. No. 03153/03154 SITE AREA CALCULATIONS Lot Area Minimum Required: Proposed: Lot 1 Lot Lot Width Minimum Required (B -2) Proposed: Lot 1 Lot 2 Existing Pervious/ Impervious Areas: Impervious area: Pervious area: Total Area: Proposed Pervious/ Impervious Areas: Pervious Area: Proposed: Impervious Area: Proposed: Building -Pad Areas: Total Area: SETBACK DATA Proposed: - Front Yard: Building: Parking: Side Yard: Building: Parking: Rear Yard: Building: Parking: ProTerra Design Associates, October 15, 2003 nc. 15,000 S.F. 42,696 S.F. 42,698 S.F. 100 FT. 151.5 FT. 151.5 FT. 0 S.F. (4.300 Acres) 0% 85,391 S.F. ( Acres) 100% 85,391 S.F. (1.96Acres) 100% 30,891 S.F. (011 Acres) 30.2% 48,180 S.F. (111 Acres) 50.4% 6,334 S.F. (0.1 Acres) 7.4 %, 85,391 S.F. (1.96 Acres) 100% 40 Feet 10 Feet 10 Feet 10 Feet 20 Feet 10 Feet City Submittal for OAK PARK MARKETPLACE Page 6 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: , Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 PROPOSED BUILDING DATA KFC /A & W Restaurant: 3,446 Square Feet Parking Required: 43 Spaces 78 Seats/3= 26 Spaces 1164 SF Kitchen/ 80 SF= 15 Spaces Drive Thru 2 Spaces Taco John's /Steak Escape Restaurant: 2,888 Square Feet Parking Required: 36 Spaces 61 Seats /3= 21 Spaces 992 SF Kitchen/ 80 SF= 13 Spaces Drive Thru 2 Spaces Total Required: 79 Spaces Proposed: 79 Spaces Maximum Structure Height: 35 Feet GRADING AND STORMWATER DESIGN The site will be re- graded to accommodate two buildings and their associated parking lots. The existing grades will be taken into account to ensure as..minimat cut andiill-on the site as possible.. Erosion control will be provided, including silt fencing,- hay bales at catch basins, and a rock construction entrance. The main objective for the grading design was to ::plan for proper stormwater runoff to be directed away from the buildings. Minimum bituminous surface grades of 1% and minimum concrete gutter grades of 0.5% will be used for proper control of drainage. A Stormwater Management Plan has been prepared using Hydrocad. Stormwater is split to the east and the west through the site. The stormwater from the eastern half of the site flows into an existing flared end in the northeast comer of the site and the stormwater from the western half sheet flows to the existing storm pond on the west side of the site. UTILITY DESIGN Water main and sanitary sewer lines are being extended from existing service stubs into the site from previous construction activities and have been sized to conform to the City of Oak Park Heights standards. Small utilities (gas, electric, phone and cable) will be extended into the site via a joint trenching method and coordinated with the various small utility vendors. ProTerra Design Associates, Inc. October 15, 2003 City Submittal for OAK PARK MARKETPLACE Page 7 October 15, 2003 Planning Commission and City Council clo Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 LIGHTING DESIGN Typical shoebox style lighting fixtures are proposed for the site that conforms to the city's height, intensity and lens design limitations. Minimum lighting levels will be maintained for pedestrian and vehicular safety. In addition, maximum lighting levels will conform to the City's limitations at the property lines. SIGNAGE Four types of signage are proposed for the site. Even thought there are two separate parcels, it is understood that by utilizing the provisions of the City's PUD ordinance, that only one pylon sign is typically allowed for this type of development. However, with the co- branding of both restaurants, it will make it almost impossible to place all four entities on a single 150 square foot sign. The placement of the pylon signs will be oriented to the highway interchange to the west for maximum exposure for the site. The pylon signs will comply with the City's height and size limitations. The second level of signage will be the monument signs proposed for the Neil Avenue frontage, with one monument sign proposed per parcel. Again, each monument sign will comply with the City's maximum height and size limitations. The third level of signage will be the proposed building signage. The unique situation of the multiple street frontages combined with the "co- branding" for both restaurant building provides a need for multiple building signs for each structure. Each building sign will comply with the City's size limitations. The fourth level of signage is the directional signage proposed for the site. This is important to provide for an orderly flow of traffic and pedestrian safety on site. TREE PRESERVATRJN /LANDSCAPE DESIGN Landscape_ plantings have been strategically placed and chosen to create a= strong sense of entry into the development through the common main entrance. These. plantings will be hardy. and appropriate selection of materials that create an attractive, seasonal display of various colors and textures. In addition, landscape planting have been selected and purposefully located to provide a sense of place for the proposed structures. A careful look at the existing conditions will reveal that there are no significant trees on the site. However, there is some emergent vegetation around the existing stormwater pond that will not be disturbed by the proposed development The proposed landscaping is intended to provide beautification of the site. We are proposing a distinct landscape theme for the overall commercial neighborhood through the placement of trees for this site, taking care to arrange the placement of the trees to create an intimate human scale feel to this commercial development and at the same time have provided proper spacing to allow for visibility corridors through the site and promote healthy growth patterns for the proposed trees. Common area plantings will occur throughout the site. The maintenance responsibility for the common area landscaping will belong to the commercial neighborhood's owners association. ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 8 October 15, 2003 Planning Commission and City council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 ARCHITECTURAL DESIGN The design features of the individual buildings will include a select variety of design materials which will feature of a combination of natural earth tones with appropriate accent colors, together in a very distinct, handsome architectural style that is in scale with the site and the surrounding and uses. Both proposed buildings create a pedestrian friendly streetscape image. Trash enclosures will be provided for each of the buildings. The proposed exterior finish of the trash enclosures will conform with the proposed finishes for each of the proposed buildings. Screen gates will also be provided to limit public view. PROJECT CONTACTS OWNER Robert L. Brackey 80 East Arlington Avenue St. paul, MN 55117 Phone: 651-488-6113 Fax: 651 -489 -1 405 DEVELOPERS KFC /A & W Restaurant Todd Stewart s and H Incorporated 2650 Washburn Way, Suite 250 Klamath Palls, OR 97603 Phone: 541 - 273 -4639 Fax: 651 -273 -3329 and PLANNER/ENGINEER Alan Kretman, ASLA, AICP/ Greg Moris, PE ProTerra Design Associates, Inc. 7300 Hudson Boulevard, Suite 220 Oakdale, MN 55128 Phone: 651 - 739.8131 Fax: 651-739-0846 SURVEYOR Dan Thurmes, RLS Cornerstone Land Surveying, Inc. 1902 South Greeley Street, Suite #3 GWO Building Stillwater, MN 55082 Phone: 651-275-8969 Fax: 651-275-8976 Taco John's /Steak Escape Louis Gailand /Walt Cressman 4718 McDonald Drive Place North Stillwater, WIN 55982 Phone: -275 =-9654 Fax: _651,-275-9655. ProTerra Design Associates, 1 nc. October 15, 2003 City Submittal for OAK PARK MARKETPLACE Page 9 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 The attached documents and supporting facts should give the Planning Commission and City Council the ability to approve the rezoning, planned unit development, preliminary plat and site plan approval request. We are looking forward to beginning construction of this project immediately after the November 28, 2003 City Council approval. Sincerely, PROTERRA DESIGN ASSOCIATES, INC. Alan A. Kretman, AICP /ASLA Director of Planning © ProTerra Design Associates, October 15, 2003 nc. City Submittal for OAK PARK MARKETPLACE Page 10 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN FDA Comm. No. 03153/03154 LEGAL DESCRIPTION Current Oak Park Marketplace Property: Lot 2, Block 1, Brackey West 2nd Addition. Exhibit A Q ProTerra Design Associates, nc. October 15, 2003 City Submittal for OAK PARK MARKETPLACE