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Home My WebLink About2012-11-05 WC Recorded CUP & Variance - Doc #3915283 Receipt# 204657 3915283 USE $46.00 111E11 turn to: Re 11111111 ECKBERG LAMMERS BRIGGS WOLFF & VIERL Certified Filed and/or recorded on: 1809 NORTHWESTERN AVE 11)512012 3:10 PM #110 STILLWATER MN 55082 3915283 Office of the County Recorder Washington County, Minnesota Jennifer Wagenius, County Recorder CONDITIONAL USE PERMIT & VARIANCE 4 NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) 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: Conditional Use Permit & Variance McDonald's USA, LLC 14545 60 Street, N. 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 Heigh s 24 day of October, 2012. Eric Joinso Nt. City A ■ m istrator CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT AND VARIANCE MCDONALD'S USA LLC File No.: 236.02 -12.05 Date Issued: September 25, 2012 Legal Description: (Washington County PID# 04.290.20.12.0009) "Lot 1, Block 1, Raduenz Addition, subject to easements of record" Owner: Franchise Realty Interstate 2044 County Road E East White Bear Lake, MN 55110 Applicant: McDonald's USA LLC 1650 W 82 " Street Suite 900 Bloomington, MN 55431 Site Address: 14545 60 Street North Present Zoning District: B -2 General Business District Permitted uses set forth in Ordinance 401 Section 401.301 E & 401.04 A. 5 I. CONDITIONAL USE AND VARAIANCE PERMIT: The Conditional Use Permit is to allow the construction of a drive through in the B -2 District, the sign variance is required to allow for more than two (2) wall signs, and the setback variance is to allow the parking areas to be set back less than the required 10 feet from the property line. Permits as applied for are granted with all uses shall be subject to the following conditions and/or restrictions imposed by the September 25, 2012 Resolution of the City Council of the City of Oak Park Heights as follows: The City Council of the City of Oak Park Heights approval of the variances for the parking area setback and additional wall signs is subject to the following findings of fact: 1. The variance criteria in Section 401.04 of the Zoning Ordinance have been reviewed and it has been determined by the Planning Commission and City Council that the variance criteria for the parking area setback and additional wall signs are justified. 2. The applicant is increasing the setback distances for the parking lot with the proposed plan and is reducing the existing nonconformity. 3. The unique circumstances are the result of the existing narrow lot. The resulting setback areas will provide adequate space for landscaping. 4. Due to the location of this business in that the building will have limited visibility from Highway 36, allowing only two wall signs would cause an undue hardship for the business and the ability of the customers to locate the building. 5. The four additional wall signs ensure visibility and identification of the restaurant from both east and west bound traffic on Highway 36. The approvals are subject to the following conditions: 1. The City Council approves the 16 parking stall reduction from parking requirements for the restaurant. 2. The applicant shall provide a revised photometric and lighting plan that complies with the provisions of Section 401.15.B.7.d of the Zoning Ordinance. All light fixtures, including those within the building and visible through the windows, should be full cut off and compliant with the Zoning Ordinance. 3. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 4. All noise generated from the store shall be compliant with Section 401.15.B.11 of the Zoning Ordinance. 5. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Middle St. Croix Watershed District. 6. The applicant shall bury the overhead distribution lines along 60 Street North. The timing of that improvement shall be coordinated with the burying of distribution lines in the area between Oakgreen and Osgood Avenues, along 60 Street North. The applicant shall escrow sufficient funds, as specified by the City Engineer, to complete the improvement or agree that the City will complete the work and petition for the public improvement, waiving notice of public hearing and assessments, as required under Minnesota Statute 429. 7. The City Council approves the plan with the use of the up lighting of the building's architectural features. , 4 , 8. The City Council is favorable with the building design and building materials. 9. The applicant shall be allowed to repair the existing freestanding McDonald's sign in conjunction with the redevelopment approved herein and the sign shall be allowed to remain on site. 10. The City Council approves a variance for a total of six wall signs as proposed. 11. The ordinance allows two directional signs as long as they do not exceed 12 square feet. The applicant shall be allowed two directional signs at the 60 Street North entrance. 12. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 13. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 14. The landscape plan shall be subject to the review and approval of the City Arborist. The three Japanese Tree Lilacs that are proposed to be removed at the east side of the site adjacent to 60 Street North shall remain as part of the landscape plan. 15. Plantings at the entrance facing 60 Street North, either landscaping or seasonal planters, shall be required. 16. A bike rack should be identified on the site plan and placed on site. III. REFERENCE ATTACHMENT. The reports of the City Planner dated September 6, 2012 and site plan approved by the City Council are annexed hereto by reference. IV. ABANDONMENT. This Permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of twelve (12) continuous months shall constitute abandonment and void the Permit. V. ANNUAL REVIEW. Annual review is not imposed as a condition of this Permit IN WITNESS WHEREOF, the parties have set forth • -ir ha.-!s. CIT ' / 6 ° >�`I' i HEIGHT Date: l 'h avid Beaud t Ma Date: 1.0"V 'a--- By Administrator FRANCHISE REALTY INTERSTATE Date: By Owner Print Name and Title MCDONALD'S UUSA / Date: (� � By: pplicant Print Name and Title • EXHIBIT "A" LEGAL DESCRIPTION "Lot 1, Block 1, Raduenz Addition, subject to easements of record" . EXHIBIT "B" PLANNER'S REPORT AND SITE PLANS PLANNING REPORT TO: Eric Johnson • FROM: Scott Richards DATE: September 6, 2012 RE: Oak Park Heights — McDonalds — Conditional Use Permit for Drive Through, Parking and Drive Aisle Width, Sign Variance, Parking Setback Variance, and Design Standards /Site Plan Review - 14545 60 Street North TPC FILE: 236.02 — 12.05 BACKGROUND Dale Shimek, representing McDonald's USA, has made applications for a Conditional Use Permit for drive through, parking and drive aisle width, Sign Variance, Parking Setback Variance, and Design Standards /Site Plan Review to allow demolition and construction of a new restaurant at its current location at 14545 60 Street North. The conditional use permit is to allow the construction of a drive through in the B -2 District, the sign variance is required to allow for more that two wall signs, and the setback variance is to allow the parking areas to be set back less than the required 10 feet from the property line. McDonald's received approvals from the City Council for a reconstruction of the restaurant on June 23, 2009. The owner chose not to move forward with the project at that time and the approvals have expired. The current plan is similar to the previous approved plan, but the appearance of the building has changed slightly. There would be no play space at the front of the structure as previously proposed. EXHIBITS The review is based upon the following submittals: Exhibit 1: Letter from Sean Lathrop, Reprise Design, August 27, 2012 Exhibit 2: Project Narrative, Landform, August 28, 2012 Exhibit 3: Title Sheet (C0.1) Exhibit 4: Existing Conditions (C1.1) Exhibit 5: Demolition (C1.2) Exhibit 6: Site Plan (C2.1) Exhibit 7: Grading, Drainage, Paving and Erosion Control (C3.1) Exhibit 8: Utilities (C4.1) Exhibit 9: Site Photometrics (EP2.1) Exhibit 10: Landscape Plan (L2.1) Exhibit 11: Proposed Exterior Elevations (A2.0) Exhibit 12: Floor Plans (A1.0) Exhibit 13: Floor Plans (A1.1) Exhibit 14: Exterior Elevations (A2.0) Exhibit 15: Exterior Elevations (A2.1) Exhibit 16: Pylon Sign Graphic (2 pages) - Exhibit 17: Sign Details Exhibit 18: Light Fixture Specifications (3 pages) Exhibit 19: Lighting Details, Building Lighting Exhibit 20: Report of the City Arborist PROJECT DESCRIPTION Sean Lathrop has provided a cover letter found as Exhibit 1 and a project narrative from Landform describes the project in Exhibit 2. McDonald's USA, LLC is proposing demolition and construction of a new store at their location at 14545 60 Street. The project narrative addresses the site plan and request for the conditional use permits and variance. The cover letter discusses the general building design. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The McDonald's restaurant is consistent with this land use designation. Zoning. The property is zoned B -2 General Business District. Restaurants are a .permitted use, but drive through and convenience food establishments are a listed conditional use. Section 401.301.E of the Zoning Ordinance lists criteria for review of drive through and convenience food establishments. All of the issues raised in those criteria have been addressed in this report. The one item that should be reviewed carefully by the Planning Commission is the first criterion that specifies compliance with the Design Guidelines. Subdivision. The property is platted as Lot 1, Block 1 Raduenz Addition. There are no changes requested related to the lot or easements. I Setbacks. Building setbacks required in the B -2 District are as follows: Building Setbacks Required Proposed Front 40 feet 60 feet Side 10 feet 64 feet west / 52 feet east Rear 20 feet 145 feet The building setbacks are complaint with the Zoning Ordinance requirements. Currently, the parking lot abuts the property line in locations on the west and east and a 16 foot setback is provided on the south. The proposed site plan indicates a 10.5 foot setback on the west, 4.5 feet on the east, and 19 feet on the south. A variance from Section 401.15.F.4.h.17) will be required to allow for the reduction in required side yard setback. The applicant has provided a review of the criteria found in Section 401.04.A.5 of the Zoning Ordinance related to issuance of a variance. In accordance to Oak Park Heights Zoning Ordinance (Section 401.04.A.5), McDonald's is requesting a variance to the required 10 foot side setback along the east property line. Below is a narrative by the applicant providing justification and proof of hardship. a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. Undue hardship is created by the special conditions of this small, narrow lot. The existing lot is only 160 feet wide, which is insufficient to allow reconstruction of the restaurant without a variance. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. The existing restaurant does not meet the required parking setbacks and approval of the variance would reduce the non - conformity by increasing the western parking setback to 10.5 feet (which meets current parking setback standards) and increasing the eastern parking setback to 4.5 feet. The variance is needed to alleviate the hardship caused by the unique conditions of the site and would reduce the existing nonconformities. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. The unique circumstances are the result of the specific lot and the variance will reduce existing non - conformities. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. The ordinance allows drive -in restaurants in the B -2 District, but full compliance with current ordinance standards would deprive the landowner of the right to redevelop the existing restaurant to continue to function. The redevelopment would reduce the existing nonconforming parking setbacks, would improve internal traffic operations and would allow construction of a new restaurant with improved landscaping. The new parking setbacks would exceed the existing setbacks on this property as well as other restaurants in the immediate vicinity. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. The existing restaurant was built prior to adoption of the current parking setback requirements and is a legal nonconformity that can continue to perpetuity. We have made every effort to reduce or eliminate these nonconforming parking setbacks and ask for City approval if these changes. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. Granting the variance will not confer special privilege to this property that is denied to other properties in the same district under the same conditions. In fact, this variance would allow the landowner to reduce the existing nonconformity on this lot by bringing the west lot line into compliance with the current parking setback requirements and increasing the parking setback on the east property line. This would result in a greater parking setback than other properties in the vicinity. e. The request is not a result of non - conforming lands, structures or buildings in the same district. The request is a result of nonconforming lands, structures or buildings in the same district. f. The request is not a use variance. The request is not a use variance. The restaurant with drive -in is an allowed use in the B -2 District. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. The requested variance is the minimum variance necessary to accomplish the intended purpose of the applicant. In 2009, the City approved a variance to allow a 4 • foot setback on the east property line. This revised site plan allowed us to redesign the site and request the requested variance to allow a 4.5 foot setback. This is the minimum variance necessary to accomplish the intended redevelopment purpose. h. The request does not create an inconvenience to neighboring properties and uses. The request does not create an inconvenience to neighboring properties and uses. The request would allow redevelopment of the existing restaurant in a manner that increases the property values, eliminates or decreases the nonconformities and improves internal traffic flows on the site. Traffic Circulation /Curb Cuts. The site will be accessed by 60 Street. The proposed site plan indicates a one -way traffic flow through the site as currently configured. The storage building would be removed and the two drive -up order boards are proposed at the rear of the building. The site has been designed with diagonal parking, 14 foot/18 foot drive aisle, and 10 foot/13 foot drive - through lane in conformance with the City Engineer's recommendation and the Zoning Ordinance standards for parking lots. Section 401.15.F.h.(2) specifies that one curb cut is allowed for 125 feet of lot frontage. With 160 feet of frontage on 60 Street North, the site is not in conformance with that provision. The two curb cuts are an existing situation and are to be replaced almost exactly as currently configured. The two curb cuts are to be 27 feet in width. The Zoning Ordinance requires curb cuts over 24 feet in width to be allowed only through conditional use permit. The applicant has requested the conditional use permit as part of the application. City staff recommends that the curb cuts be allowed to facilitate turning movements into and out of the site for delivery trucks and emergency vehicles. The applicant should provide additional information as to how deliveries will be made to the store, and where the unloading will take place. The frequency and time of deliveries should also be discussed by the Planning Commission and City Council. Parking. The following table provides an analysis of proposed and required parking spaces: Parking Area Required Requirements Spaces 1 per 35 square feet 2,133 X .9 = 1,920 SF dining /service 55 1 per 80 square feet 1,604 X .9 = 1,444 SF kitchen /storage 18 2 spaces Drive - through window 2 TOTAL 75 Per ordinance, the site would require 75 parking spaces. Currently, there are 67 spaces. The proposed site plan indicates a total of 59 spaces, three of which are disability accessible. The applicants have requested a conditional use permit to construct fewer spaces than what is required by ordinance. As part of their previous submittals the applicants provided examples of similar McDonald's currently constructed in the Metropolitan Area with fewer stalls than required by ordinance and similar in number to what is provided for the Oak Park Heights location. With much of the business being provided through the drive - through, the numbers of patrons sitting in the restaurant is much fewer than when the parking requirements were first established. In addition to the parking requirements, 180 feet of stacking space is required for the drive - through facilities. There is more than 200 feet of stacking space provided. With the dual ordering boards, the drive - through will be able to process orders quicker thus reducing the lines of cars that form at this McDonald's location. In evaluation of the requested conditional use permit for a parking reduction, Section 401.04.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. e. The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 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 16 stall reduction would be appropriate for the restaurant. Staff does not see the reduction of 16 stalls as significant for this type of restaurant. Snow Storage. The plans do not indicate an area for snow storage. The applicant has indicated that snow is hauled off site currently. That will also be done as part of the proposed site. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an exhibit to this report. As part of the plans, three Japanese Tree Lilacs are being removed at the east side of the site adjacent to 60 Street North. There appears as to be no reason why these trees are being removed. It is recommended that the trees remain as part of the landscape plan. Lighting. The submitted photometric plan illustrates light levels that exceed the maximum of .4 foot candles. 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 Tight source or combination thereof which cast Tight on adjacent property exceed four - tenths (0.4) foot candles as measured at the • property line." The Tight levels on the east property lines exceed the allowable Tight levels. The lighting plan shall be revised to comply subject to review and approval of City staff. Light standards may not exceed 25 feet from the ground surface to the top of the light fixture. The light fixtures, as provided in the application materials, are full cut off and compliant with the Zoning Ordinance. Any lights visible through the windows of the structure should also be shielded and full cut off. The plans include locations of LED up lighting that will illuminate the yellow arch features of the building. Exhibit 19 indicates the location of this lighting. The Zoning Ordinance allows for up lighting for architectural features, subject to approval of the City Council. The Planning Commission should comment on the use of the architectural lighting. Trash Storage. A trash storage room is included within the building with access from a door on the west elevation. Mechanical Screening. The plans indicate that the parapet walls are designed to totally screen the mechanical equipment. 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. 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 Middle St. Croix Watershed District. Overhead Distribution Lines. The applicant shall bury, or agree to pay for the burial, of the overhead distribution lines along 60 Street North. A condition has been added to address this issue. Signage. Freestanding Sign. The applicant has proposed that the existing freestanding sign at the front of the building remain as is. The sign is 35.6 feet in height and the face of the sign is set at the property line. The current sign includes a changeable message board. The Zoning Ordinance would allow one freestanding sign on the site no more than 100 square feet and at a maximum height of 20 feet. The sign, by ordinance, should be set back five feet from the property line. The sign is a legal non - conformity, but as part of any redevelopment conditional use permit, the City could require the sign to be removed and be replaced with a conforming freestanding sign. Staff recommends that it be removed and replaced with a compliant sign. In 2009, the City Council approved the project with the retention of the existing freestanding sign. Wall Signage. The following wall signage is proposed: Total No. Total Sign Square Feet of Signs - .Square Feet North Facade: "M" 10.75 square feet .1 10.75 McDonald's 41.25 square feet 1 41.25 East Facade: "M" 10.75 square feet 1 10.75 McDonald's 41.25 square feet 1 41.25 South Facade: "M" 10.75 square feet 1 10.75 West Facade: "M" 10.75 square feet 1 10.75 TOTAL 7 125.5 The Zoning Ordinance would allow for two wall signs on separate building facades. The total allowable sign area, with the freestanding signs, would be 300 square feet. The applicant has proposed a total of seven wall signs with a total of 125.5 square feet. For other businesses along Highway 36, the City has granted variances for numbers of allowable signs, and usually allowed a total of three wall signs. Staff recommends that a variance be granted for three wall signs, each on a separate facade, with either the "M" or "McDonald's" being the choice of the applicant. Menu Boards /Directional Signage. The site plan indicates the location of two menu boards and overhead "order here" signage. The sign plan also identifies a freestanding enter sign that is not located on the site plan. The applicant should provide a diagram that shows the location of all freestanding signage that is proposed. The menu boards and overhead signage is allowable. Two additional directional signs at the entrance and exit would be allowed. Sign Illumination. All of the signs are proposed to be internally lit. The signs as designed should comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Sign Variance. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the variance for more than two wall signs is justified. Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings n the same district under the same conditions. e. The request is not a result of non - conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Due to the location of this business in that the building will have limited visibility from Highway 36, the applicants have indicated that allowing only two signs would cause an undue hardship for their business and the ability of customers to locate the building. A number of other businesses in the Highway 36 corridor have asked for and received a similar variance for additional wall signage. The proposed signs are relatively small in size and granting a variance request will not create an inconvenience to neighboring properties and uses. The overall proposed signage of 125.5 square feet is less than what is allowable. For these reasons, Staff recommends that a variance be granted for three wall signs, each on a separate facade, with either the "M" or "McDonald's" being the choice of the applicant. Design Guidelines Sustainable Guidelines. City staff has questioned the applicant on how the project has been designed to achieve at least a certain degree of sustainability. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. Architectural Guidelines Facade Treatments. The building will have a definite base, middle and top. The facades feature differences in materials and brick colors to provide architectural interest. Ground Level Expression. This is a one story building with a raised tower feature at front entrance facing Highway 36. The main entrance is well defined by the awnings and signage. Transparency. The building uses glass on all of the facades except for the rear. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The facade facing Highway 36 is 28 percent transparent. Entries. The building features a prominent entry with stone wall materials, awnings and welcome signage. Roof Design. The roofline is broken at the front by the corner tower feature and the arch. The rooftop mechanical equipment will be completely screened within the parapet of the building. Building Materials and Colors. The applicant has provided color elevations for review. The primary building materials of brick, stone and glass will exceed the 60 percent requirement. None of the prohibited building materials will be used. Building material samples will be available at the Planning Commission meeting. Franchise Architecture. The building is a franchise design but it is consistent with the basic principles of the Design Guidelines. This should be discussed by the Planning Commission. Site Design Guidelines Building Placement. The proposed building has a well defined entrance facing Highway 36. The building is set back to allow for a front patio area and landscaping. Parking Areas. The parking area is landscaped with perimeter plantings. Storm water. Storm water will be addressed by the City Engineer. Pedestrian and Common Space. Currently, there is no trail along 60 Street at this location. It is expected that MnDOT will install a trail when improvements are made to the frontage roads of 60 Street. Landscaping. Building entrance plantings are required. The two entries do not include planting areas but seasonal pots could be added. The Planning Commission should comment. An outdoor seating area is provided adjacent to the front facade. That area is landscaped. Trees /Shrubs. The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. The Arborist has indicated that the plan is well designed with a good variety of plant materials. Utilities /Service /Loading /Drive- Through /Storage Areas. Addressed elsewhere in the planning report. Lighting. Addressed elsewhere in the planning report. Signage. Addressed elsewhere in the planning report. Pedestrian /Bicycle Routes. A bike rack will be required. The applicant should identify a location. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional use permit (CUP) for a fast food restaurant with drive - through. • Conditional use permit to allow reduced parking requirement. • Conditional use permit to allow curb cuts greater than 24 feet in width. • Variance for reduced parking area setback. • Variance for number of allowed signs. • Design Standards /Site Plan Review 1. The applicant shall provide additional information as to how deliveries will be made to the store including the frequency and time of deliveries. 2. The Planning Commission and City Council should determine if a 16 stall reduction would be appropriate for the restaurant. 3. The applicant shall provide a revised photometric and lighting plan that complies with the provisions of Section 401.15.B.7.d of the Zoning Ordinance. All light fixtures, including those within the building and visible through the windows, should be full cut off and compliant with the Zoning Ordinance. 4. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 5. All noise generated from the store shall be compliant with Section 401.15.B.11 of the Zoning Ordinance. 6. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Middle St. Croix Watershed District. 7. The applicant shall bury the overhead distribution lines along 60 Street North. The timing of that improvement shall be coordinated with the burying of distribution lines in the area between Oakgreen and Osgood Avenues, along 60 Street North. The applicant shall escrow sufficient funds, as specified by the City Engineer, to complete the improvement or agree that the City will complete the work and petition for the public improvement, waiving notice of public hearing and assessments, as required under Minnesota Statute 429. 8. The Planning Commission and City Council shall comment on the use of the up lighting of the building's architectural features. 9. The Planning Commission and City Council shall comment on the building design and building materials. The applicant shall provide building material samples for Planning Commission and City Council review. 10. The applicant shall remove the existing freestanding McDonald's sign and reptace it with a sign compliant with the signage requirements of the Zoning Ordinance. 11.The Planning Commission and City Council consider a variance for a total of three wall signs, each on a separate facade, with either the "M" or "McDonald's" being the choice of the applicant. 12. The ordinance allows two directional signs as long as they do not exceed 12 square feet. The applicant shall be allowed two directional signs at the 60 Street North entrance. 13.Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 14.AII signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 15. The landscape plan shall be subject to the review and approval of the City Arborist. The three Japanese Tree Lilacs that are proposed to be removed at the east side of the site adjacent to 60 Street North shall remain as part of the landscape plan. 16. Building entrance plantings shall be required. The applicant shall revise the landscape plan or provide seasonal planters at the two entrances to the building. 17.A bike rack should be identified on the site plan and placed on site. pc: Julie Hultman EXHIBIT 1 r ,..,_ 17 .", ,_, , :,,,‘,,,_ DESIGN 12406 Portland Avenue South ; , t » State 100, Portland Corporate Center _ r -,; . , -< , . .. - , ,.,it Burnsville, MN 55337 August 27, 2012 Scott D. Richards TPC 3601 Thurston Avenue N., Suite 100 Anoka, MN 55303 Re; CUP & Variance Request McDonald's Restaurant: 14545 60th. Street North Oak Park Heights, MN Dear Ms. Richards, We are following up with the requested building narrative in response to your CUP & Variance review letter dated August 22, 2012. McDonald's USA, LLC is proposing a new McDonald's Restaurant with the following A new 4,880 s.f., one story building with a main building parapet height of 18' -9 1/2" and hearth wall height of 23' -4 ". Building construction type will be a VB construction. The front elevation facing 60th Street has a reflective surface of 28% glass transparency. The building finishes will consist of Red Blend Brick as the primary brick field along with Medium Ironspot horizontal brick bands at the Drive -Thru wall, and Southwest Blend "Culture Stone at the building hearth, arcades and rear branding wall_ Additional building design includes continuous corrugated metal panels along the building parapet, and decorative aluminum canopy and trellis features above entrances, window openings and Drive - Thru area. For lighting indirect LED wall sconces will be provided at the canopies, trellises and designated wall areas, in addition with up /down linear LED lighting to capture and highlight each of the roof cap elements, canopies, trellises and building arcades. Should you have any questions, please feel free to contact me: Respectfully Submitted, ,rte e2 Sean R. Lathrop Project Manager Cc: Dale Shimek,_ McDonald's LLC Eric Kellogg, Landform 1 of 1 Oak Park Heights, Minnesota McDonald's 8/27/2012 r XHIBIT M s c ' s, USA LLC. ,. ,::: „,,;.,,,::::.:„, ; , ;, ,,,.:,,, , _ ! ,f _,_._,,,,,.„,..:.„ ..2,.=.::,:f1 „ cl!., /i i,i : :: tit , :iE, ii,ti, •,, .„,:l ._. ...7..., n ,=::- a: :, z _;, z .,,_ 1-,,,,i ,. „,,,,•,::. t . •-,,.:e .—.., . Oak Park freights, MN APPLICATION F OR CONDITIONAL USE PERMIT, VARIANCE AND SITE PLAN August 28, 2012 .. . • • L A N D F O R M • From Site to Finish INTRODUCTION On behalf of McDonald's USA LLC ( "McDonald's "), Landform is pleased to submit this application for conditional use permit, variance and site plan approval to allow demolition and reconstruction of McDonald's restaurant at 14545 60th Street North. The 1.18 -acre site is owned by McDonald's USA LLC. The City approved this application in 2009, however, the owner was unable to proceed with the project at that time and the approvals have expired. Therefore, we are again requesting approval to allow redevelopment of the restaurant in a manner consistent with the 2009 approvals. SITE PLAN Restaurants are a permitted use in the B -2 zoning, but do require approval of a site plan. We have prepared a site plan that complies with all ordinance standards for redevelopment of the McDonald's restaurant with drive - in on this site. The site plan shows compliance with all requirements except as noted in the conditional use permit and variance sections of this narrative. The new site plan will reduce existing legal, non - conformities and will improve traffic within the site by minimizing conflicts. New directional signage is proposed as shown on the plan, but the existing pylon signs will remain. The new directional signs and building signage will comply with ordinance requirements. The existing freestanding sign is a legal, non - conforming sign. While the existing sign does not meet the current height or setback requirements, it is not proposed to be relocated as part of the redevelopment project. The City non- conforming sign ordinance (Section 401.15.G.11) states that "A non - conforming sign lawfully existing upon the effective date of this Ordinance may be continued at the size and in the manner existing upon such date ". The City ordinance does expand on the statutes and says that if a business changes ownership, all non- conforming signs must be removed (Section 401.15.G.11(a)2). While this might allow the City to require the removal of a legal, non - conforming sign, it would not apply in this case because there is no change in ownership proposed. -There is nothing in the ordinance that allows the City to require or negotiate removal of the legal, non - conforming sign as part of a conditional use permit (regardless of the nature of the conditional use permit). In fact, we believe that to do so would be in violation of the Minnesota Municipal Planning Act and Minnesota Statutes. In 2009, the City of Oak Park Heights concurred and we would expect that this finding would be consistent today. CONDITIONAL USE PERMIT We are also requesting approval of a Conditional Use Permit for a drive -in as allowed by Section 401.30.E. of the Zoning Code and a 27 -foot wide curb cut as allowed by Section 401.15.F.4.h.7. The conditional use permit standards in this section note that the project must show compliance with five standards. Our project meets these standards as noted below: MCD12147 L AN D F O R M August 28, 2012 Project Narrative 2 a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. The project will allow redevelopment of this site in a manner that is consistent with City requirements and will allow the landowner to improve both the appearance and functionality of the site. It will not impair property values or constitute a blighting influence within a reasonable distance of the lot. The conditional use permit will allow the landowner to demolish the existing McDonalds restaurant with drive -in and rebuild a new McDonald's restaurant with drive -in and reduce /eliminate existing parking setback non - conformities. b. At the boundaries of a residential district, a strip of not less than five (5) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. N/A c. Each light standard island and all islands in the parking lot landscaped or covered. The site plan complies. d. Parking areas shall be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. N/A e. Parking areas and driveways shall be curbed with continuous curbs not less than six (6) inches high above the parking lot or driveway grade. The site plan complies. f. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, shall comply with Section 401.15.F. of this Ordinance and shall be subject to approval of the City Engineer. The two proposed curb cuts are generally in the same configuration as exists today and shall create minimal conflicts and will comply with ordinance requirements. g. All lighting shall be hooded and so directed that the light source is not visible from the public right -of -way or from an abutting residence and shall be in compliance with Section 401.15.B.7. of this Ordinance; The lighting plan complies. h. The entire area shall have a drainage system which is subject to the approval of the City Engineer. The site plan complies. i. The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. MCD12147 L A N D F O R M August 28, 2012 Project Narrative 3 The site plan complies. j. All signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. The site plan complies. New directional signage and menu boards shall be provided in compliance with the Zoning Ordinance. The existing legal, non - conforming pylon sign shall remain as allowed by the Zoning Ordinance and MN Statutes and as previously approved by the City. k The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. In addition to the specific conditional standards established for drive -ins, the ordinance also requires compliance with the general conditional use permit standards in Section 401.03. Our project meets these standards as well for the reasons noted above. VARIANCE As noted earlier, the only variance required is for a side yard parking setback. We are requesting a variance to allow a 4.5 -foot side yard setback on the east lot line where 10 feet is typically required. The existing development does not meet the side yard parking setbacks on either the east or west property lines, but this redevelopment proposal will allow us to redesign the site to allow the side yard setback to be met on the west and increased on from the existing condition on the east. The proposed site plan complies with the variance standards in Section 401.04.A.5 of the zoning ordinance, specifically: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. Undue hardship is created by the special conditions of this small, narrow lot. The existing lot is only 160 feet wide, which is insufficient to allow reconstruction of the restaurant without the variance. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. The existing restaurant does not meet the required parking setbacks and approval of the variance would reduce the non - conformity by increasing the western parking setback to 10.5 feet (which meets current parking setback standards) and increasing the eastern parking setback to 4.5 feet. The variance is needed to alleviate the hardship caused by the unique conditions of the site and would reduce the existing non - conformities. MCD12147 L A N D F O R M August 28, 2012 Project Narrative 4 • 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. The unique circumstances are the result of the specific lot and the variance will reduce existing non - conformities. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. The ordinance allows drive -in restaurants in the B -2 district, but full compliance, with current ordinance standards would deprive the landowner of the right to redevelop the existing restaurant to continue to function. The redevelopment would reduce the existing non - conforming parking setbacks, would improve internal traffic operations and would allow construction of a new restaurant with improved landscaping. The new parking setbacks would exceed the existing setbacks on this property as well as other restaurants in the immediate vicinity. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. The existing restaurant was building prior to adoption of the current parking setback requirements and is a legal non - conformity that can continue in perpetuity. We have made every effort to reduce or eliminate these non - conforming parking setbacks and ask for City approval of these changes. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. Granting the variance will not confer special privilege- to this property that is denied to other properties in the same district under the same conditions. In fact, this variance would allow the landowner to reduce the existing non - conformity on this lot by bringing the west lot line into compliance with the current parking setback requirements and increasing the parking setback on the east property line. This would result in a greater parking setback than other properties in the vicinity. e. The request is not a result of non - conforming lands, structures or buildings in the same district. The request is a result of non - conforming lands, structures or buildings in the same district. f. The request is not a use variance. The request is not a use variance. The restaurant with drive -in is an allowed use in the B -2 district. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. MCD12147 L A N D F O R M August 28, 2012 Project Narrative 5 1 The requested variance is the minimum variance necessary to accomplish the intended purpose of the applicant. In 2009, the City approved a variance to allow a 4 -foot setback on the east property line. This revised site plan allowed us to redesign the site and request the requested variance to allow a 4.5 -foot setback. This is the minimum variance necessary to accomplish the intended redevelopment purpose. h. The request does not create an inconvenience to neighboring properties and uses. The request does not create an inconvenience to neighboring properties and uses. The request would allow redevelopment of the existing restaurant in a manner that increases the property values, eliminates or decreases the non - conformities and improves internal traffic flows on the site. SUMMARY We respectfully request approval of the Site Plan, Variance and Conditional Use Permit to allow demolition of the existing McDonald's restaurant at 14545 60th Street North and construction of a new McDonald's restaurant on the site. We understand that these items will be scheduled for Planning Commission review on September 13 CONTACT INFORMATION This document was prepared by: Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55330 Any additional questions regarding this application can be directed to Eric Kellogg at ekelloga @landform.net or 612.638.0242. MCD12147 L A N D F O R M August 28, 2012 Project Narrative 6 . ...... . r i 1 EXHIBIT a , 1 ONONSNIMONI,NX I 1 McDONALD'S „, ,... ) ''-' ••• i,... ' -,c ....• USA LLC. 1 I 1 );,..• 4.-4. •- •;i 4 . r 11 1 I M NI I 1 7 . 73 ..., ..... - , ,,. . - rr, I i I • • .-. -, .,..,...1-1 ... izzz4:,...q. .. ...... OAK PARK HEIGHTS, MN 1 1 NOT I Oii CONSIIIC 41111111111111111111111111111111111111 1 . 1 . 4 1 4 WOORILI/SUSMIC 1 ' ,. q . ■••••••••01 ill•11.111,1•11•••••■ ..t „ :ATI= P9t'! I VI. k■e: f.. 1 ( ..44. .C:E=3 :47:•■:'''' . ' Ft . !, 1 i'... 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' - P-77"...17. '33.14 m4 ....................._, veo°. P. 21•1•40. i' -al �d j ( } , _ ??1 QOUJIRD -TAIL < G RAIL DETAIL - -,__ `J � . , COIN ASIA TO il f RAMEQ WALL > .l - -' - - -'- \ - ' - ,/y . - eat N :(,k IIIY.VON s wu w•„ o e 311:.3 �ti 7 _, _ A4 ” I -I, i \ \ A2.I wn�r ,,. 4, A .1 0 :F!!B} ` • r . gr z f w i !•r � . G#iiP t .'.0.. - I- ,. g t ia t � s t'1h"r r;;q I v' "",,',';',1.,'"," t n "fl`c„haAh,.•m � , ‘,in t i`° raw,... P r¢¢ 9 % t'ti` y in, ti �" i U f I dry' � l . ". , �>,x J t «S, r ' r:k lt. ;.a,11 F • • - " ry 2 7 r „ + a n' s r i 4 G""S & _ 0`,:',-",..,'' .,, t�,..p, v �Y "' < -� 7, y P �' ,�" f',1"'""'1','" r l'''‘" p -. t µ'',',^. ro gn`r ? w��s w " + r ,� `M + 1 w,.t• , {{ x '. + . ,„ '� k wa d, - t '' a 4.' ` s � rt . ' sW r; Y akw aj`y a 'a � y ° 4zx u`' tk � ,f " 4-,, ,, - .:.,,- y x �', " .a N i rt r ,� r t r c' �� x : 't ! h+p r r '' `year" 2 . q r .. , -^ t „av y,Uv.a � r ,,',4%.'",.-- ,' a u a u �`°,''" asd4,. a a �' I e out r + �'" -k yr 65 amp „P .rw^. 5 H ' ,rs P 4 . � a " �"" 1p C. i `� ' v "OrTI f r ll'Y 10. '11 ^' G Y » , , � r mkaw me k $ k BEFORE, d Si- (OWING 70 20() SIGN © 36' OAH ' • SHOWING (Only small 90.100 part of arch SIGN m @ 2U be ' OAH visible AND ) 5 FT. SETBAGR ay TO SHOW CI ON , Of SIGN BEHIND TRE AN D PIZZA ONLY HUT SIGN g d y� �`'`q j + y 91SCI RIMER. Rencfe tor ar and n ot ml en tlod far ntwalNnstrunian dmtfan,mns. Fnrt 041104traquacY„cn!; aCUdc4mcr+sans and m,.un,ir .,. _. Everbr dP. Sa i ypaSa R: in fnq fA pn'XI SPp f W.on;:tnc,151 . i,ta, \V1�5� T da an dc s 9gns an, th ux clur +,s pt npe r iy of Overt 4la, Ir e. Lisa rt, or duprc,,er,n o "fly ;;;;+""+'' ;;;;+""+'' w'thoc e<p7p. r a , . nlien pc.m q Everhnie. is pr omer: McDONALD'S . View of proposed sign Customprova U apociod by euslornar, depth arnbosnir, „ill be Cust facing Description: West d n t l n s t mil try Evalbrtla En tpnae rinn or az nless isdng cuslona,r srocflicatl ara on hi e, Colas an graphic- Project No: 251079 Scale: NTS on fik wNl b s us unless alhn w se a pac nud b nust Date. 6/22/09 Tt7rawn By; CH d lua check appropriate box and fax ❑ New sketch h required Location & site No: Oak Park Heights, MN Revised: • Revised: SIGNATURE DATE t .--.. -..„.._ .,.. ; , „.... ....„ ...., . . A , , .. . . ...1 ."..', '..,:,..• P.. . t.-. „. I . Ato 'i , ,. '' - '',, ' ''' ''' ,.', '' ,.,! ' r ' , ' , '',.'''''' ,,,,Lr , , ■ '''',,,, M . 4 1.• ' ' ,_ ' _ i ir. .., e , ,, : ,:,,,,,,.,5,.,•::::: :';;; '''''.' i il l . , . N j.447, it ,, ..i.,7 ii, lk. .,..., . ......., , . ..., BEFORE: . , AFTER: , - -.''. " SHOWING 70-200 SIGN c 36' OAH SHOWING 90 SIGN Q 20 OAH AND 5 FT. SETBACK (Only pole of sign would be visible) TO SHOW LOCATION ONLY, OF SIGN 1 . BEHIND SUPER AMERICA AND TACO BELL SIGNS : . Everbrite ...4,,,,,,,,m,„,„4,,..„,„,,,„„„.,„,,, Customer McDONALD'S me A pproval NOTE: Unless specified by customer, nil eatall of embossing will be .. D8scliPti°n: vlew 01 proposed sign. Cust h ' : ‘ ,0ethiritaEngineoring or existin custom°, specifications on ote Cflialb mat No 251079 — 1cale: NTS facing east on Ills witt he used unless othenfese seedbed by customof ■ 1 'l , Onto: 6/22/09 _ 1 Drawn By: OH . - Please read carefully. check appropitele box and lax Ei Sketcfl OK as is 11 — -- Revised: hack to Eye/hale Now sketch required ii Location & site No: Oak Park Heights, MN Revised: Revised: SIGNATURE , II 0.............. malt EXHIBIT 17 . r ... 1 . ... [ ,,, I flip lig 11:i1;75 , ' , , Mita , 4 0 !I 11,1;'4' 1 . ,......., ± =- '' 1 1 ' I ANL rt . . . • • Evetbdte Wordrnurk Fascia - LEV 311' Illuminated UUliditig arch LED • ! '"7, ..Wd1I,1,,,,,yr ■ I 5 ir•wr Ili , A, . ,. , 11 ,,, ,! ,Iir 6 , . ., .. Immo. &oboe ...... ro.......t Irv.. ct. Irg.,—. LED PirocItonall Pitan *MAMA VO..!Mr.m_A31.1%,..±..,ki .......00ma. ,r,' ., rl h \ Enter t r , ■ ..1 — - - E._ `. — ±± ........____ , I ± , i I I 1 _ —_____ ± _ • • EXHIBIT 1 SUS WALL SCONCE The RWSC Series radius wall sconce offers maximum versatility with multiple light sources and finishes. The available combination of uplight /downlight washes the building facade while the radial soft form housing will complement similar architectural design elements. ty Fixture Ss ecificatioris FEATURES DIMENSIONS • Durable cast aluminum housing • Completely sealed. flat tempered glass • Available in various lighting distributions for lenses suitable for use in wet location maximum versatility • Ships complete with lamp \` • Integrated design eliminates high angle brightness • Downlight only, full cut -off • Luminaire finished in weatherproof powder -coat paint Dark Sky compliant e R ORDERING INFORMATION SAMPLE CATALOG NUMBER RWSC XXXXXX XX XX XXX Series Wattage /Source Distribution Finish Vokage 7.25 18.0 9.0" SERIES DISTRIBUTION a VOLTAGE_ RWSC Radius Wal Sconce RD Up /Downlight 120 120vdk WI) Downtight only (vide distribution)- standard 277 277 volt Ji TTAGE•SOURCE' FT Downlighr only (forward throw) MT Mt*i -Tap 70PMH 70 watt pulse start metal [talkie 100PM11 100 watt pulse start metal halide MUSH' OPTIONS 150PMH 150 watt pulse start metal halide D6 Dark Bronze 051, Ouartzre stikewkfttamp 70HPS 70 watt high pressure sodium BK Black F Single fits 100HPS 100 watt high pressure scum INH White FF Double fusing I SOHPS 150 watt high pressure sodium PS Platinum Saver EMI 2' 1 Mill /MR 16 two pin socket for 1 2v power 260F 26 watt quad tube fluorescent (by others) 35w max 35w MR 11 lamp 32TRF 32 watt triple tube fluorescent Consult Amory other b"'P'w:`og. anti spores i � u 2 ONeer lbtishes mailable. Consvh tottery 42TRF 42 watt triple tube fluorescent 3 Available wh^ * o aha lbat a n6' 2E11112' 2 MRII/MR1 6 two pm sockets for 1 2v Not toruse with LEO some 2260F 2x26 watt quad tube fluorescent power (by others) 35w max 3Sw MR1 232TRF 2x32 watt triple tube fluorescent lamp rekided. 242TRF 2x42 watt triple tube fluorescent 30LED 30 watt LED' ,ACCESSORIES Yi. EM Remoteemergency (fluorescentonly) a ' Lsti l u w• jiIIi S V S T 1_ NI S A HUBBELL UGNnNG, INC. COMPANY Performance Designed Lighting Products www.securityughting,com 1085 Johnson Drive • Buffalo Grove, IL 60089 • roLL -FREE: 800 -544 -4848 • PHONE: 847- 279 -0627 • FAX 847 - 279 -0642 EXHIBIT 1 9 %.1.) .- - _ _ _, •,,-.. i-sol rlogilogrntivoo*to f s s ., --? '46id ' :T. imttr= , ..:,' I''' — • " • • . c tt ,•, t . . 1 • - If " .,:. .1 1 4 tt . , 1 4 • '4,. , 7, ..,4 :.-.) -r V) v1 ii ii iiii iiir - 7 •- ), I..■ ., ty... , . ...., t2, z tg U ° , Pi Ii-DRIVR -IMF& tkl VARVII M f r.) i Vit ii = t I 1 1 1.- .g 1111:iif!! . . . . . = McDonald s fe,.= 1 ' 41 1 /1,111, I 17 W 111;1111i ... i;ii siva — ,. s -; '` — — — — - - 4 1 , lid 4 . 7 =WirktnaMMER ild it i III 1 , c' ' d 113 '11 i ' OM. N •Srl ' ...ci„.. OR7 r AT.,„N A2.0 • I I Eric Johnson From: Julie Hultman Sent: Tuesday, September 04, 2012 3:43 PM To: dale.shimek @us.mcd.com; ekellogg @landform.net Cc: Kathy Widin Subject: FW: McDonald's Landscape Plan Dale & Eric, Please see the Arborist landscape comments below relative to the Oak Park Heights McDonalds rebuild. Thank you, Julie Hultman City of Oak Park Heights {'l� A bt [c Original Message • Front K D Alidin [mailto:kdvridin@)comcast.neti Sent Tuesday, September 04, 2012 3:39 PM To Eric Johnson; Mark Vierling (E- mail); Chris Long (E- mail); Andrew Kegley; Jim Butler; Betty Caruso; Julie Hultman; Scott Richards Subject: McDonald's Landscape Plan OPHStaff- 1 have reviewed the landscape plan for the proposed re- construction of the McDonald's restaurant on 60th St. in Oak Park Heights, and have the following comments: 1. The tree removal /replacement calculation is correct, though the equation in #6 of the Tree Replacement table should read: A = 66 in. and B = 122 in. with D = 72 in. as listed at bottom of table. At this time only 33 in. of trees are proposed to be planted, leaving a total of 39 in. of replacement trees unplanted. If this amount stays the same, the developer will be required to pay $50. /diameter in. of replacement trees as "cash in lieu of tree planting" for a total of $50. /in. x 39 in. = $1,950. The final tree replacement requirement will be calculated after installation of the landscape. 2. The landscape plan is attractive and complements the building and site well. 3. The planting stock proposed to be planted is acceptable, beingtttractive, hardy, well- adapted to the conditions found in Oak Park Heights and relatively insect and disease free. 4. The Planting Detail for trees, shrubs and perennials is acceptable and proper planting methods will be checked after installation. If the approved planting detail has not been adhered to, the landscape installer will be required to come back and re- install the plantings. Please contact me if you have any questions. Please forward my comments to the developer. Kathy Widin Arborist City of Oak Park Heights