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2003-02-24 WC Recorded Doc 3311083 - Conditional Use Permits - Parking & Lighting Variance
3311083 III 11111111111 11111111111 Illilllllllll 1111,11 Office of the County Recorder NOTICE OF CERTIFICATION Washington County, MN Z9(.09 tou'lil Certified filed andlor recorded on: C glvl l - cup pk, .c. 2003102124 4:24:00 PM STATE OF MINNESOTA ) '\I CI-Acldt L. ''' 3311083 COUNTY OF WASHINGTON ) ss. lL ;� , , Cindy Koasmann CITY OF OAK PARK HEIGHTS ) *'> - County Recorder t \ 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 Permits For Stillwater Ford with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 24th day of January, 2003. ,fit *lY� W.c'q fy /(./ Jud F st Actfr g City A istrator • -gr 4 Th ) n ! f r r+t4 r ! � e/ CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMITS FOR STILLWATER FORD Planners File No. 798 -02 -9521 Date Issued December 11, 1995 Amended October 23, 2001 and January 8, 2002 Legal Description: (Washington County Plat - Parcel No. 06- 029 -20 -11- 0009) � C.,C, ^u{SS.G „D J10 c;4 See Exhibit A attached hereto — 59 `1 �G N` Lotl, Block 2, Jacob Addition Owner: Dennis E. Hecker Address: 500 Ford Road Minneapolis, MN 55426 Present Zoning District: - 0 - Rezone 12/11/95 to B -2 General Business Permitted uses set forth in Ordinance 401 Section 401.11 I. CONDITIONAL USE PERMIT FOR: Open and outdoor service and sales as an accessory use effective January 1,2000; major auto repair is authorized on site. 10/23 /2001 - Amendment to allow offsite parking lot use for factory incentives and promotional allotments, and temporary placement of existing vehicles to allow for periodic maintenance of the dealership principal car lot. II. VARIANCES: June 26, 2001 - Separate Permit issued January, 8, 2002 - Lighting- as set forth below All uses shall be subject to the following conditions and/or restrictions imposed by the City Council of the City of Oak Park Heights. • General Description: 1. See Attached Planner's Report dated 7 December, 1995. Interim Conditional Use Permit to issue pending final signage applications and engineering approvals on drainage and lighting and Planner's review and approval of landscaping issues. 2. Modified by Planners report of November 19, 1999 as approved and adopted by the city council at its November 22, 1999 meeting.(copy attached) 3. Modified by Planners Report of October 2 2001 as approved by the city council at its meeting of October 23, 2001. 4. Modified by Planners Report of December 6, 2001 as approved by the city council at its meeting of January 8, 2002. II. ADDITIONAL RESTRICTIONS AND PROVISIONS. The following additional restrictions and provisions being part of the Conditional Use Permit to be issued herein affecting the following matters shall be: A. Accessory Buildings None B. Fencing None C. Exterior Storage Parking of vehicles only D. Chemical./Pollutant storage and disposal None E. Screening See F below F. Landscaping Permit holder to submit detailed plans to be subject to council approval G. Lighting As per City Engineering approval All lighting fixtures and the lighting plan shall be compliant with Section 401.15.B.7 of the zoning ordinance 1/8/02- Lighting Plan attached(Exhibit B) and approved subject to: a. All freestanding light fixtures shall be replaced with fixtures and light sources that do not exceed a total of 25 feet. b. The five proposed flood lights shall be removed and no additional flood lighting of the building, facades or sales lot shall be allowed. c. The lighting plan shall be revised to show a lighting intensity in compliance with the zoning ordinance requirements. All fixtures shall be installed such that the light intensity is compliant with the zoning ordinance requirements. The applicant shall provide proof of compliance once all the lighting fixtures are installed on site. d. A variance and amended CUP is granted to allow the eight existing freestanding fixtures to remain at less than the 10 foot setback requirement. H. Parking As per approval plans, see 7 December, 1995 Planner's Report. Permit holder shall provide a delineation of parking stall use on the dealership lot. No sales, repairs or service of vehicles will be allowed on the off site lot. The off site lot shall remain under the same ownership as the car dealership lot. The City Engineer shall approve the location of the driveway from the off site lot to Neal Avenue. No signage shall be allowed on the offsite lot except directional signage consistent with the zoning ordinance and MSRP or warranty stickers on the cars. 10 foot setbacks for all parking /curb barriers shall be maintained on the off site lot. The off site lot shall have a landscape plan subject to the approval of the City Arborist and be screened from the public right of way in compliance with Section 401.15 E of the zoning code I. Hours of Operation N/A J. Advertising/Signage Signage plans and improvements to be separately applied for and subject to City approval K. Drainage Subject to final approval to the City Engineer and Browns Creek Watershed District L. Other: All other conditions noted in Planner's Report of 7 December, 1995, November 19, 1999 and October ,;Z ,2001 III. REVIEW Pursuant to Order of the City Council of the City of Oak Park Heights, a periodic review of this Conditional Use Permit is imposed as a condition of its grant. This Conditional Use Permit may be reviewed annually at the Direction of the City Clerk, which shall notify the permit holder of the date of the annual review at least ten (10) days prior to the review hearing. IN,WITNESS WHEREOF, the parties have set forth their hands and seals. eqk ? OAK P • � ' IGHTS ,1 Date: ./ ,;. 3 4).3 By .. David Beaudet, Mayor Date: `/= 4' S By \. ca- Judy`. olst Acting Ci Administrator Date: / -, G 4.1.3 Fir Dennis E. Hecker I Exhibit A Washington County GEO Code No. 06- 029 -20 -11 -0009 Legal Description: Lot 1, Block 1, Jacob Addition n 2 Washington County GEO Code No. 06- 029 -20 -11 -0015 Legal Description: Lot 1, Block 2, Jacob 2 Addition Northw u Associated Consultants, Inc. C O M M U N I T Y P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H PLANNING REPORT TO: Mike Robertson FROM: Cary Teague /Scott Richards DATE: 7 December 1995 • RE: Oak Park Heights - Stillwater Ford - Rezoning /CUP FILE NO: 798.02 - 95.21 EXECUTIVE SUMMARY Background Mr. Dennis Hecker, Stillwater Ford - Lincoln- Mercury, is requesting a rezoning of property containing the existing Stillwater Ford and adjacent undeveloped property, from O -Open Space to B -2 General Business, in order to expand the outdoor parking /sales and service area. The subject property was part of land annexed in March of 1991. All of the land within the annexation area is held in an "0", Open Space Conservation zoning classification, until which time appropriate zoning is requested. Additionally, the applicant is requesting a conditional use permit to allow open and outdoor service and sales as an accessory use. The applicant has recently purchased the subject property, which is located south of Highway 36 and west of Norell Avenue. Attached for Reference: Exhibit A - Site Location Exhibit B - Specific Lots Exhibit C - Existing Stillwater Ford Site Exhibit D - Site Plan Exhibit E — Grading & Drainage Exhibit F - Lighting Plans Exhibit G - Comprehensive Plan Land Use Map 5775 Wayzata Blvd. - Suite 555 - St. Louis Park, MN 55416 - (612) 595- 9636-Fax. 595 -9837 uCA. -CJ r 14 • l'Jb NHL 612 595 9837 P.03 ISSUES AND ANALYSIS Rezoning In consideration of the rezoning, a determination must be made in regard to the acceptability of the proposed land use. As mentioned previously, the applicant has requested a rezoning of the property from 0 -Open Space to B -2 General Business. Rezoning Evaluation Criteria: Section 401.16 A. 5 of the Zoning Ordinance directs the City Council to consider the possible adverse effects of the proposed amendment. Its judgements must be based upon (but not limited to) the following factors: 1. Relationship to the municipal comprehensive plan. 2. The geographical area involved. 3. Whether such use will tend to or actually depreciate the area in which it is proposed. 4. The character of the surrounding area. • 5. The demonstrated need for such use. Comprehensive Plan: The existing land use plan, as contained within the • Comprehensive Plan designates the subject site for commercial uses. The site is located within Planning District ##17, which also designates the subject property for commercial uses. Compatibility: The Zoning Ordinance stipulates that the proposed use should be compatible with present and future land uses and the character of the area. In determining the acceptability of the proposed zoning amendment, it is beneficial to examine surrounding land uses. The following is a listing of uses and zoning designations which surround the subject site: Direction Use Zoning North Commercial - north side Commercial (Stillwater) of Highway 36 South Agriculture /Undeveloped 0 - Open Space East Stillwater Ford B -2 - General Business West Stillwater Motors (Township) Commercial (Township) 2 Old yt;..i'! P.04/08 As indicated above, the surrounding land uses include commercial and open space, therefore, the proposed rezoning of the property to B -2 is considered consistent with the surrounding land uses. Area Depreciation: An expansion of commercial use in this area would not negatively effect property values in the area. Conditional Use Permit Evaluation Criteria; The purpose of a conditional use permit is to provide the City of Oak Park Heights with a reasonable degree of discretion in determining the suitability of certain designated uses upon the general welfare, public health and safety. In making this determination, whether or not the conditional use is to be allowed, the City may consider the nature of the adjoining land or buildings, whether or not a similar use is already in existence and located on the same premises or on other lands immediately close by, the effect upon traffic into and from the premises, or any adjoining roads, and all such other or further factors as the City may deem a prerequisite of consideration in determining the effect of such use on the general welfare, public health and safety. As mentioned above, the proposed use is an expansion of the Stillwater Ford car dealership. Adjacent uses are compatible, including another car dealership to the west. Section 401.11. D.6. of the Oak Park Heights zoning ordinance states that open or outdoor service, sale and rental as an accessory use is a conditionally permitted use within the B- 2, General Business zoning district provided the following: 1. Outside service, sales and equipment rental connected with the principal use is limited to thirty (30) percent of the gross floor area of the principal use. This provision of the ordinance is not pertinent to outdoor car sales lots. It is intended to regulate outdoor sales of a much more limited capacity adjacent to retail sales operations with a majority of their inventory within the enclosed structure. 2. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.03.B.7 of the Oak Park Heights zoning ordinance. There are no residential uses existing or anticipated to abut this use, therefore, additional screening or fencing is not necessary. The parking lot shall be required to have at least a five foot setback area from the property lines that will be landscaped. 3 - -- ---- o ic a» 7a r.K1 rivad • t _ Sign type Maximum Area Max. Height Freestanding Sign 150 square feet in area 30 feet tall or 15% of the building facade - whichever is less 1 Freestanding Sign allowed Wall Signs 150 square feet in area May not exceed the or 15% of the building the height of the parapet facade - whichever is less wall or eave. 1 Wall Sign allowed All proposed signage should meet the above requirements. If the applicant's signage proposal exceeds any of the above requirements, then a variance must be requested, however, as with all variance requests, there are no guarantees of approval. CONCLUSION /RECOMMENDATION Based on the information within this report, a rezoning of the property to B -2 is consistent ' with the Oak Park Heights Comprehensive Plan, therefore, our office recommends approval of the rezoning request. Further, our office recommends approval of the proposed conditional use permit to expand the outdoor parking/sales area as an accessory use subject to the following conditions: 1. The subject properties, owned by the applicant, must be combined in order for the proposed outdoor parking /sales area and the existing Stillwater Ford business to be located on the same parcel of record. The applicant shall provide copies of the recorded documents to the City upon completion. 2. Upon MnDOT's determination of the specific location of the 60th Street realignment, the applicant must submit an application for a subdivision to set aside right -of -way and create specific parcels. Park dedication for the entire parcel would be required at that time. 3. The relocated proposed parking /sales lot must maintain, at minimum, a five foot setback from all property lines. This parking area must have a perimeter curb barrier around the entire lot. 4. The applicant shall submit a detailed landscape plan showing all existing and proposed landscaping, including all proposed grass, plantings or surfacing material provided in areas bordering the proposed parking /sales area. Said landscape plan shall be submitted to the City and approved by the City Council before issuance of the signed conditional use permit. 6 612 595 9837 P.08/08 5. The proposed lighting plan is subject to review and approval of the City Engineer. 6. The proposed grading and drainage plan is subject to review and approval of the City Engineer and the Browns Creek Watershed District. 7. The applicant shall submit a detailed signage plan, including all existing and proposed wall signs and freestanding signs. 8. Comments from other City Staff. pc: Mayor and City Council Mark Vierling Joe Anderlik George McGuire 7 11 • • • • SITE LOCATION 1 nr -- -,-- • _ N, __ 5 ,____fir,, [ , .... _wool or _.....:. ._.......___T _ 1 . _ ..,...- _ Am._ 1 ,_ ustu_ k hi■ - r _ Egkinat,-- _ - ., r :,!., -_--;., _ __ • .., ••:.::, .. _ 1 • -._:‘,..., d �� i , 3- �\, 2 : . ao %�o d� 1 I .. '• �� a on°aon ... Er It hit t° a oe000 .. �� I f� .. A _ t r:j t :e I 11)9‘ \ \ I ifiliniVI1/4 ' 3 . 9> a Ivr_ ----"ljbr----!-----.....:\\ "r1 I I _ Awl — 111,* 7 c.: 1 .- le- 3-I.' ii,,A _. _ a),_____Ps 4 2_9___ . --- i II • rn • r x ...:,•__ _.... , a O AK PARK . HEIGHTS, MINNESOTA I �. silo" FFT I v) r . . ._.1 rn '% 0 o 1 n • 0 . z • . . ^ ^ ` -� /��` /. . . ` ,. '� . � ` '' . • . . | ---'--'--'--'--'--'--'-- '---'__------- � / r y ^ � --'--'---'�-'--'-- '--'--'__' ---� ! / | ' � . .� | ,, / . .---_- | ' .4°B" � / s_. RV • 0" r7777.77 I . | -- / . 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M: • • 1 0 4101 ..*1 .7.1.• , :tiA111•41 PLA?: • _. • _., i f`n's . lJ0;t/ k1NJ0 i i O ✓ 0 001 1111 lo 1/2 , / �� :_ _ �3 - t : ` ` : . '\ - ; . - _ �— • — _ - --,....7. _ _a '� i t 22" �- i • _ _ c ,r:•_,•,;. _ . . : ; 1 , • - �•; � - -- .-- L\ FRO::: ROW LS ?LAY BACK ROWS Dr-S. ^ � + � AUTO RING 5 OOTCANDLE LTh ES OF HORIZONTAL IT:. Reports available on request MINATION 21 1 • ., l • -1 4 , a , ..---„„..-,..... 2 -`11 1 • ? i ilaw vins , ,. , • ..., , • , , .,„ . , „_, , �� .� '_ „? --..„----: ...,,,,,„,,, -.,,..„____ ,.. 0 _... ,., • :. ., •,..„.......... ..,....,,,,.., _...,......,.... _ i I 1 1 -':.-. ••••ti;:r',';::•... 0 1 .- ' *.4 - - I 22::.. V. n ;� ,�.�,� ms's F -I 3 2 1 0. 1 2 3 4 ' , ° • ... t � j u • �. :� L�t�:,cr In t.1. r..reu �.p hefphs -- `- Valued bCSea On 201t mounting hel(�at -�® -�. ► • d. 107. 800 • `' ^c• ' ate Initial lumens. '.' •, . - - 1000 Watt Metal Halide. Rated ;c ` V • 2 �-- •• -- 1?': mss-'`' -. mac 1 ; . . EN , r. - 1 Ali I ; mitiliviiirir ii tom - -. 1 , ii .....„.„.„,..•:... z, U1I1Jiii . , _..._.... , mail , i f : �,:: _ ._ i • 3 4 )' : • ms's '-: . %•.•:•. D,sa c� �z 4 s4 a r, .a ^. lwlpha 4 . �.t' _ :.'` -•'' "� : " � '_:: r_oun:inG iteiti ' e i Values hosed on eon , i � `_ i�" y �` 100 Watt Metal Halide. Rated. 32,000 Initial lumens. " . - r " • �s �'� �1 OL" - t }t NAME: . �_: _ - _ • fti• ' ` h ,.. ) KING 5 with clear flat glass. - • • r),) .f) 14 D - f) n EXHIBIT F 1 - LI��HTINC', PI ANA ♦RDER��7 �� r� ' • • I I >r complete fixture number, complete A through F. FOR TENON TYPE BRA- 4KG 5 •A•B C - D - E•F �-. TS TO BE USED ��,liH ^HONED PO daring Example: POLES, SPECIFY T�- FOLLOWING SE?ARA.:7r�• IN Lau OF 'AKG 5 1.000 MH -'B 120 WH - 12S CHOICE F; AKG5.A.(Sper;t•to ^o code) S_ha;e WATTAGE • AKGS -B-(5 , ede) 83 ` o: Tw 1. ercury Vapour 400, 1000 AKGo -C -(S t� t , A :�,_et efal Halide 400, 1000 A GS - �� - ( ? c�Ry tC o :,c. , code) Twin ae br 4CO3 1000 C pec'.`Y tenon code) Triple 90° bracket gh Metal Sodium 400, 1000 AKGSfi -(So ,,: tenon code) Quad b �cket AKG5 -WM bra_' l mounted ..,: ,ed single le LAMP TYPE V bracket u Mercury Vapour TENON TYPE BRACT,_TS ARE ONE PIECE FABRICATED I Metal Halide STEEL. PRIME PAINTED. SPECIFY TENON CODE BY PILLING SI Super Metal Halide IN #'S 1, 2, OR 3 AS A SUFFIX TO TENON BRACKET #. High Pressure Sodium Ve" x 5" Tenon code — 1 BEAM DIRECTION : 2 7 /4" x 5" Tenon code — 2 Forward. beam direction • 3 %4" x 5" Tenon code --- 3 Beam directed left • 3 Beam directed right VOLTAGE 0. 208. 240. 277 • _ 480 -�e ` Multi-Tap ap Ballast .:: t:.. (Includes 120, 208.240 or 277) � - FINISH ) .7.Y.:: �- : c,- r� ' Black ` 1 ^= , = : '` .1..; Bronze :� Dark Bronze ' ` :'s,..4. j •;: _ •......... _ . •` White ' . i rJ ^ ARM ASSEMBLY (Please specify drill mount bracket 'r -v 6" e xtrud ed aluminum arm / S for s quare pole , 12 extruded aluminum arm for square pole ' ''_ ` • 6" extruded aluminum arm for round pole r / S R 12" extruded aluminum arm for round pole s =''; can't be used for Twin 90 °, Triple 120 Triple 90 °, or Quad. - ACKE T CONFIGURATIONS )trnting — Round or square pole QQrr G LIGHTING PRODUCTS INC. P.O. s ... P BOX 8946, ~ Stocon, • A B C. D' E G California 95208. Not available with drill mount bracket on square pole. rte) 466 -0511 TRUDED BRACKET INCLUDED WITH �) 46�„ 032 ICH. U ONE. BRACKET PER' FIXTURE FOR STANDARD : Manu!actunrg r 1`n:- it S :c`; Calit^ .. B Canada: Hong 'r J ., _ry rl � vn. \. . .:.".'�^.: Mississauga, CONFIGURATIONS ABOVE. • on g a: ar.d Melbourne. A�.;strc'sc. OMces in alt principal citi.:-.-s � • EXHIBIT F 2 - LIGHTING PLANS .., • . • , • • . • . . . r i j . . . • • i I i .... .,,0 t4 • .. SC ."— . — i V • - I I • . . . , • . ........."' ---'1 ai . ■ MS a RV '... . • ...sr" . . ....1....." .1 • ' MOM • ' ;".'" • *. ar.- eartsoreacsanals . • I ../.. {,4- i 1 I • . . , . . la• ., . .1 . . . 1 • %Of • ' • ; i • 0 / . . . . . ,, / .• : • . • - 4. . • • . • . IL-1 ,..■ g il I . ... .._.......... ... _.. . ..,.........,r.A......•Nrcom 1: • • . • • • / • • i • . 4 FF•44t.10 1.i A • ) 0 DENOTES FIXTURES WA Irik, i • nm DIMINO MIMI II • ; t i ' • • • 1 LESS THAN 10FT FROM ROW 4 ., . . ..., iii•IIM FF.449.00 • • - I . ` - • F. a . . g . . • . • ' ANN* • . . mune . -4-J. • ., 14 16.411••1111111L . . . • Is ' I / • • .; .... .9 g 1.. U. son viz .. i • . . . • 191' . • 4 1111 •Il • • • 1. 11111.11111r 0sar.....l. '- i'.. • ;, "I! ----. or.. •■• ." ill 1 . /.... _f . . i i 1----1 a .. Jrniki nrecnomori nF PROPFRTY It 0 $55 . . UR 1. SIA141. MOO MTN. UMW= Sobla•SISIMOIS. IL • • MUM RI IrEIIINtlk 1011116AIRINI INVILUMB O NOM I AM e IL • . PA .f. • . b . . • g • P t I . • . : • ' / AP' . • • 1 rmairr.:44..,••■•Ror mom mown meow Am la ' i Lit 411. g a . . l it 1 I 7 t o • MOS S.•••01.4•Woaseccoot.Orfal• ts'Arfs... . . . 1 :./ 1 P -. / . ! 41, 1 i ) 'T °T -.-..-r".' ........ ,.. . _____ =at" • w . I 1" 1 .s. • onnv -....ar ....r I 1 . ...1' : — -- . so . i ! 1 hi 1 ..' . . ........... \\ . . . • • . 1 r !!!! . • : : EXHIBIT A 01 • als•••••-74SS . : . . . • s .• . , . . . r . • ..,- • RUUD LIGHTING 'VFT8499 —M' • • II AL1VAr h . , b { h b y h b (a b b 4 -- • ' L la h (a b ' - - ea ,a, h .x : h L ' • • • . L L h b r v ( y • 12' DIRECT MOUNT b b V h L __4 .- t h b - b L la h 1 0, Su - h. Us La - b b , • • s L1L • St Ls Is 7A - h. US is• • - la ...E LA Ls • • Is AT is 4a eir la las ° i b L POLE HEIGHT= 23' • b L - !v Su b _ 1 ' PROPERTY LINE SFOVN ,Llfy U r IT 42 �I, . w L AT 3FT maw GRADE b . _b lu lib . h b L L L L L a� b .. b Is ' .' 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'MEI la' tma r , �4u 2671... /. :ra a- Y •rv'Ea! :;•a( :7L.c.1 1 = I_CLT.Nr111 AILVTIT = •rr ;• r7. , 1• �:•i�:.i� : -7 111111%1 i 11 e.u3iLT-1:1Tr,• ;- .1a1,1fe;,1•(_z =311111 Lr:7 • EN IME HMIS PT'•sT:ziF+a;dV'Tsa• i< ELAM _ a . . . A/LTTIONAL IOUPIEPT _. . ,, �i•=, •=i - a..ira. PALES 0 nEeisnz v x iI' x alts' svuAE crummy, RUUD LIGHTING .U.. .i l mw ,ual "a`° I . POLES t mreasOI a' x EY x LIMY EWE CTFLLRUAID somas Iii Onwnr4FSrm+ suaala OM POLES 3 PI4TE3S IZ 4. x E! x LIM' =SASE STEEL .TLIP(xf ur.r. no. a.•. s. POLE. TN UPC *ACM P �...4•••••••••.•••1.1 •..•' TON IS P .... IG 8° fern s Ar ale TENON WMII EE (• « �� ' �� o ARMS 5S PH-0.182-IS ME Ir ARM Ph IC MIEN r.b�..m.w•nw w t .s a.r�a«w..r 5th.! T9 6S ELAEE SIIIELI Ph UP Houma ..4.N* dw- r ...4411.+.. -..vi...... r • • u 4 • CITY OF OAK PARK HEIGHTS 7:00 P.M. TUESDAY, JANUARY 8, 2002 CITY COUNCIL MEETING MINUTES Excerpt From Approved Minutes Call to Order/Pledge of Allegiance /Approval of Agenda: The meeting was called to order at 7:00 p.m. by Mayor Beaudet. Present: Councilmembers Byrne, Doerr, McComber and Swenson. Staff present: Acting Administrator Kamper, City Attorney Vierling, City Engineer Postler, Community Development Director Danielson, Public Works Director Johnson, and Administrative Secretary Johnson. Absent: None. VI. New Business: B. Stillwater Ford Amended CUP and Variance City Planner Cynthia Putz -Yang reviewed the Stillwater Ford request for an amended CUP and variance to allow installation of five new flood lights and to allow existing lights that exceed allowed height and do not comply with setback requirements to remain. Community Development Director Danielson noted that the Planning Commission and City staff recommended denying the request for five additional flood lights, requiring the existing lights to comply with height requirements and approving a variance to allow eight fixtures to remain at less than the ten foot setback requirement. Councilmember McComber, seconded by Byrne, moved to adopt a Resolution establishing Findings of Fact and Resolution of the City Council approving the Stillwater Ford request for an amended CUP and variances to address lighting conformity. Roll call vote taken. Carried 5 — 0. • S 14°111" • 50Lh SCREE ..r+rt • • i . 0416''.:1 • I i 1 ! i BUDDING ADDITION � ° AN DANDw II • I O DENOTES FIXTURES 0 AN /El Am FF.949.00 LESS THAN 10FT FROM ROW ':MF a • I ,:= f '*. �,••■�e� x • f !■ i q MI III • • • .s •. / . INNILIre MIL 4 I „ ' 0 yy , ®I LEGAL OES(YtlPTIQI OF PROPEIliY 0 . Z) , J Aar 1..Q.7 . Sem Aram. 1001.3 I Ik 1 1...307,. • • euater 70 5011,5101 301.11.. AM 019.7.011.1 0.1.001.. s.WK W Q. . 6 i C A 0 — 1 .ONRY81 A, IL RR OI./Q A. MIT Gb.1lMM ft 3 � 1. ti O • LN CO j113 G0. i .ull Meuru. mea.mantmnwn'u,..a., • • `� .� . r ---T- er =,:...r.„ -r T'' • Itl 0 • I -' I - --- ... ..R Uwm� - I 0. - -- " Porn. SILOS A.. s. lb Iii in 9 • • EXHIBIT A 01 • I...araw • RIJUD LIGHTING 'VFT8499—M' � mir' i. . S I. L.. . , 1. 1, 1a 1, 4 1. 4 1. la ' -- Is la 4 4 ►, Wt. L "tECT 1 � ^ )A, to ,s : 4 h 4 1 ' 6 l 4 ►, - r , 4 4 12' DIRECT J . MOUNT 4 4 4 tit - 4 4 1a 4 4 4 1 4 4a b 4, he - 4 4 4 4 4 �a - b. ba 4, t., � .‘ 11110 4 4 4 L it .' - •a 4a 4s - ]u ' 4 4 POLE HEIGHT= 23' ST ERN PROPERTY LINE SHOWN 4 4 - iv W Le fa., y Sa ks 1„ 4 4 AT SR BELOW GRADE 4 4 to b ��� 4 k. I 4 4 4 4 4 f 1 a 1 '/ la ba - III 4 4 4 4 kas 1t l uMn KV�m l m i i nivcarr lze val. ,[ ,;� sus , I rnmmam, aL MA a am YR AT 4 4 17 w/. � 11 L • ., ; 4 4 b / v kq M b •7 i 1, 1, lea arm. (�` 4 Ls k. 1. 1. 4 L 4 >v 4 4: iii BASE HT. 2' 4 L 4 G is is Sa - 4 4 �� 4 4 U . 4 4 l ICs I m 1 t 4 b k, 4 4 4: 477 I. 4 ELEVATION y La - la. ha I�.. r . - • 4 TI 4 4 4 4 4 cGysiy 4 4 4 4 4 4 i. 4 4 11 4 4 4 L. 4 4 4 4 1,„„ k, MIN. I. ►. NJ 14 la 4 le 4 4 La las La ba C 4 4 4 4 - 4 ha le. lu 1 b 100 r .Y. `' 4 1. b 4 4 ha 4 �11�f Rf.7T � 4 4 4 '41 1O....—_ 4 4 4 4 4 4 4 4 19 4 4 L L 4 4. 4 4 4 4 4 Y. 'I4° U. to 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 v. .. - 4 4 4 AU. FIXTURES ALONG TI! tOOTIERN PROPERTY UNE ME C,LLLLA,EO VITN CLAM SMUG it 4 4 4 4 4 4 4 4 4 hs 4 4 4 k, 4 4 4 4 .4 4 4 4 4 la i n Lui+.t. SeAMA. Prekeii MI Pr. S -1 a Label tbn fs �EA•11 1. i TSIE'11' "�'I' " `! a.A_ - i'! i '. `� L li- !�LI♦ E!•�h - - .;>_L al Ll. �.Rd ,•. „J . EXHIBIT B ma ��l 3i< r�11 a7 CTCL: i:1'Tl" rr, ∎W B13 �CI`PTIt -_ a n.L I N I� 1 I�iWi� �3 7 : 1 1 — .l c:a IMHIM© ?T ININIIMIIIIki n rT�s'„rz„ .. �l 1/1 e4 a., 1:11)00V L. VUIT ® 1 roRVARe Txmv - . �` i,�i � = ASOITIOw. EXIMMEIb POLES 11 n4se3sTSZ 4' x 23' x slew saws sTSamiuo RUUD LIGHTING M " .0 1 "J”" PILES s P34SWOL 4• z 03' z slew MARE sTEEl.talAa 11711.L71101 IRA a......gn+.e..a 140.47721711 OR Moms I POLES 3 P142 31317 4' X e3' X blew PWAPE STEEL 177171.33 PE' HOUSING P RE' lwAT awe TENON ll P1D-M4 TVOP BI Le4E BRACKET POI 4• POLE r"r yA�w.'�r r '�' ° `��� nAM• � " �� """"n" , " ARMS 55 151-2/2X-17 151-2/2X-17 EXTE5 12• NM FIR RR' W" ' ...1..... ...1..... ' M � . s ,. •.-. ' fir a`"...�.. ..�r�+. SIIELO 27 R MARE fHEHOUSING . ..w, e...47 a n.wd"..e.r+. wr Ira warn a... a • • `' AC NORTI• JEST ASSOCIATED C(:. _ISULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN . 554 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com PLANNING REPORT — Addendum TO: Kimberly Kamper FROM: Scott Richards DATE: December 6, 2001 RE: Oak Park Heights — Stillwater Ford: Amended CUP and Lighting Variance FILE NO: 798.02 — 01.09 BACKGROUND As you are aware, the Goldridge Group asked that consideration of the conditional use permit (CUP) and variance to address lighting issues at the Stillwater Ford dealership be continued to the December 13, 2001 Planning Commission meeting. The Planning Commission had first considered the request at the September meeting. The applicant has further refined the lighting plan and to include fixtures that comply with the maximum height requirements. A revised lighting plan has been submitted for review and approval. Attached for reference: Exhibit A: Existing /Future Setbacks Exhibit B: Photometric Plan ANALYSIS Fixture Height. The applicant has indicated that all of the freestanding fixtures currently on the site do not comply with the 25 foot height requirement for light sources on a pole. The new plan proposes that all of the fixtures would have a 23 foot pole height and would be mounted on a two foot base. With the new plan, all freestanding fixtures would be compliant with the Zoning Ordinance and the original conditional use permit approval. Building Light Fixtures. All of the fixtures that have been installed on the building are compliant with the Zoning Ordinance standards. • Flood Lights. Five flood lights have been mounted on light poles to provide architectural building lighting. These fixtures were not part of the original approvals. Section 401.15.8.7 specifies that "architectural /historical light fixtures that feature B 1 e . bat re not shielded, or lighting of entire facades or architectural features of a ttling s1ialt be approved by the City Council." This approval does not require a variance. Staff has reviewed the site at night and noted that the flood lights are directed at the cars in the lot and not at the building facade. Photometrics. A revised photometric plan has been submitted including the Tight intensities with the new plan. Section 401.15.B.7 of the Zoning Ordinance requires the following: "d. Intensity. No Tight 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 casts 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." The revised plan indicates that with glare shields, light levels on the east property line would be less than 0.4 foot candles at five feet below grade. The site elevation at the edge of the parking area falls significantly on the property to the east. Thus, the proposed lighting on the property line is acceptable. The Tight intensities on the south property line far exceed the 0.4 foot candle requirement. Even with glare shields, a variance and amended CUP would be required to allow the Tight intensities at the proposed levels. The light intensities nearest the street are all compliant with the one foot candle requirement. Fixture Setback. The revised site plan does not include moving the Tight fixtures that are less than 10 feet from a street right -of -way. Eight fixtures on Neal Avenue/60 Street North have been found to be non - compliant with the 10 foot requirement. The applicant requests variance and conditional use permit approval for those fixtures in that moving the lights and light bases would result in a loss of car display area and place fixtures in areas of the parking lot where they would be difficult for parking lot maintenance. The hardship is that many of the fixtures were located on or near the property line prior to the City adopting the light standards and setback for fixtures. The Zoning Ordinance review criteria for variances is found in the planning report dated October 2, 2001. RECOMMENDATION AND CONCLUSION City staff makes the following findings and recommendations related to the request and revised site plan: 2 1. The five flood lights focused on the front facade significantly increases the Tight intensity and light glare on the site. Due to the proximity of the freestanding fixtures to the front of the building and the fact that all of the wall signs are back lit, the building facade and signs are adequately lit without the need for additional flood lights. In fact, it appears as though the five flood lights are focused on cars and not the building facade. The Planning Commission should recommend to the City Council that the five floodlights be removed. • 2. The revised site plan should be further revised such that the site is compliant with the Tight intensity requirements of the Zoning Ordinance. Shielding should be placed such that no more than 0.4 foot candles of light be cast on the south property line. The plan as proposed for the east property line is acceptable. 3. The requested variance for fixture setback is acceptable to staff in that many of the fixture bases existed before the 10 foot setback requirement was included in the Zoning Ordinance as part of the lighting standards adopted in 1997. The boulevard area between the curb and property line is approximately 30 feet along Neal Avenue and 60 Street. The fixtures are adequately set back from the curb even if they are Tess than 10 feet from the property line. City staff recommends the variance and CUP for the eight freestanding fixture setbacks, removal of the five flood lights, and compliance with Zoning Ordinance requirements for Tight intensity with the following conditions: 1. All freestanding light fixtures shall be replaced with fixtures and Tight sources that do not exceed a total height of 25 feet. 2. The five flood lights shall be removed. No additional flood lighting of the building facades or sales lot shall be allowed. 3. The lighting plan shall be revised to reflect a light intensity in compliance with the Zoning Ordinance requirements. All fixtures shall be installed such that the Tight intensity is compliant with the Zoning Ordinance requirements. The applicant shall provide proof of compliance once all of the lighting fixtures are installed on site. 4. The Planning Commission recommend and the City Council approve a variance and amended CUP to allow the eight freestanding fixtures to remain at less than the 10 foot setback requirement. 5. Other conditions of the Planning Commission and City Council. pc: Kris Danielson 3 CITY OF OAK PARK HEIGHTS 7:00 P.M. TUESDAY, OCTOBER 23, 2001 CITY COUNCIL MEETING MINUTES Excerpt From Approved Meeting Minutes Call to Order /Approval of Agenda: The meeting was called to order at 7:00 p.m. by Mayor Beaudet. Present: Councilmembers Byrne, Doerr, McComber and Swenson. Staff present: Finance Director Holst, City Attorney Vierling, City Engineer Postler, Community Development Director Danielson, Public Works Director Johnson, and Administrative Secretary Johnson. Absent: Acting Administrator Kamper. Mayor Beaudet added Development Fees as item VI.J. and Bayport/Oak Park Heights Strategic Planning Meeting as item VI.K. Councilmember Swenson added Planning Commission as item VI.L. Councilmember McComber added Potholes as item VII.C. Councilmember Byrne, seconded by McComber, moved to approve the Agenda as amended. Carried 5 — 0. VI. New Business: F. Stillwater Ford CUP for Offsite Parking. Planner Richards reviewed the request for off site parking for employees. Councilmember McComber, seconded by Mayor Beaudet, moved to amend Resolution item 6 to allow inventory stickers on the car windows: Carried 5 0. Councilmember Doerr, seconded by Byrne, moved to amend Resolution item 1 to strike the words "employee parking ". Carried 5 — 0. Councilmember Swenson, seconded by McComber, moved to approve the Resolution with amendments. Roll call vote taken. 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U U -- Ss — 15 — U U U U U L IA U U U U U U U U U b is b U U U b is U U Ts U I. u b 'a -10-0.— b U U U U U U U U U U U U U U U U U U L b U U Ls U L U U ® • • i LMiwtr. llfrR Prelacy All Projects • S + i a VE IDIIAR) VPT1/ 9-N 0000V 410 VERTICAL iq*VARD 99770 0.750 3 V ET T C TRIPLCI VF/949941 99 -1 �w " MO O ER RA NASD 9 99/55. 0 >;� EXHIBIT 3 ADDITIONAL EOUIPNENT 7 POLES II R /r235T.Z Y L Er M00 SQUARE STEM-MHO I. t RUUL LIGHTING rt .W • PM MO... Ann P. 'fie.. POLES 5 ' 34523 5 592 4' X aT 3 6180 SQUARE STEEL C OUP •..1..1..I NCI. 0 ..l .egs..A .IU73.Ip1 C51 .Iww+ POLES 3 PS/La3Ll.L Y T I9' 0 bar MARE FOR 1 (PO 7001479.13 MIMI AS SesS .•.•• °' . TENaI II POD -2A1 TVIX IN LINE BRACKET FOR /• POLE .rr.w nw ++. w r .61.4 u... M 1 . 9 44 ,.- ARM 5S PN- 3/2a-1! EXTENDED IC ARM iDR 22• HOUSING a .. � +• r ... M � i'a " i r. �Y rZ7j • • e...1...'••..•� Mew. .u.. a .Mepaw *Y .7".!)♦ 777 L'_� L77,71 L77.7 ...� .... e.M..e wn....Pe•.• ✓.... ...A... .■ ...... . v1Z— .911.. I MINI 0 s . • - NAC tiORTINVIRST ASSOCIATLD CONSULTANTS INC 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com I I PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: October 2, 2001 RE: Oak Park Heights — Stillwater Ford: Amended Conditional Use Permit and Lighting Variance FILE NO: 798.02 — 01.09 BACKGROUND • Goldridge Group, representing Stillwater Ford Lincoln Mercury has requested an amended conditional use permit and variance to address lighting issues at the Stillwater Ford dealership at 12969 North 60 Street. The dealership was granted a conditional use permit and site plan at the October 26, 1999 City Council meeting. A conditional use permit was also approved on November 23, 1999 by the City Council for the expansion of the major auto repair use for Stillwater Ford. The request is to allow for the light fixtures adjacent to Neal Avenue to remain as installed through the issuance of a amended conditional use permit and variance. Light fixtures on Neal Avenue were not installed with a ten foot setback. Additionally, fixtures on site exceed the maximum height requirements of the ordinance and the conditional use permit approval conditions. • Attached for Reference: • Exhibit 1: Stillwater Ford Dealership — Site Plan Exhibit 2: Existing Lighting — Fixtures arid Photometric Exhibit 3: Proposed Lighting — Fixtures and Photometric a. 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. b. Undue hardship 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. c. 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. 2. 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. 3. The special conditions and circumstances causing the undue hardship do not result from actions of the applicant. 4. 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. 5.. The request is not a result of non - conforming lands, structures or buildings '1 the same district. 6. The request is not a use variance. 7. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. 8. The request does not create an inconvenience to neighboring properties and uses. Amended Conditional Use Permit Review. The applicant was made fully aware of all lighting standards when the conditional use permit and site plan were approved in 1999. The conditions for approval clearly state the requirements for a ten foot setback and a 25 foot pole and light source height. RECOMMENDATION In that there is no apparent justification for the variance and the applicant was fully aware of the lighting conditions of the conditional use permit, the request for the variance, and amended conditional use permit should be denied. The applicant should Stillwater Ford Lighting Variance Planning Report Page 3 • • • ANALYSIS • Fixture Setback. Section 401.15.B.7. Outdoor Lighting indicates that "the light source of an outdoor light fixture shall be setback a minimum of ten (10) feet from a street right- of -way and five (6) feet from an interior side or rear lot line ". Fixtures on Neal Avenue have been found not to be compliant with this requirement. The approved conditional use permit includes a condition "that all outdoor lighting along the site perimeter is located not less than ten (10) feet from the street right -of -way or five (5) feet from an internal or rear lot line." An amended conditional use permit is required to vary from the approval conditions and a variance is necessary to vary from the ordinance standards. The applicant shall be required to provide a plan indicating the location of the non- compliant fixtures. Fixture Height. Section 401.15.B.7. Outdoor Lighting requires that "the maximum height above the ground grade permitted for light sources mounted on a pole is twenty - five (25) feet." A number of fixtures existing on the site do not meet the requirement in that the light source and fixture is over 25 feet in height. The approved conditional use permit includes a condition that "all outdoor lighting poles must be reduced to twenty - five (25) feet in height." The amended conditional use permit is required to vary from the approved conditions and the variance from ordinance standards. The plan should indicate the location of those fixtures that exceed the approved height. Photometric. The plans as attached include the photometrics of the existing site as well as plans reflecting changes to the lighting to decrease the intensity of lights. Section 401.15.B.7. Outdoor lighting requires the following: d. Intensity. 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. The revised plan (Exhibit 3) is consistent with the requirements for photometrics at the centerline of Neal Avenue. The plan will need to be revised so that the maximum intensity of .04 foot candles is maintained at the east and south property lines. Variance Review. Zoning Ordinance Section 401.04.A.5 states that a variance from the terms of the ordinance shall not be granted unless it can be demonstrated that: 1. 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. Stillwater Ford Lighting Variance Planning Report Page 2 • provide a site plan that clearly indicates the nonconforming fixtures. If the CUP and variance is denied, the applicant will be required to retrofit all of the fixtures and the photometric of the site as soon as possible to be compliant with the Ordinance and previous approvals. • ■ pc: Kris Danielson Mark Vierling • • Stillwater Ford Lighting Variance Planning Report Page 4 L .. I. „ �\ • �■ I I I ' •�.. ' - - Cit CouncilMinutes — 11 -23 -99 -Page 4 B. Lombard Variance Request. City Planner Richards reported that the Planning Commission u ttin ously voted to deny the variance request due to the fact that there was not a bardslip in that'this addition could be done elsewhere on the property that would; not'requiie.a lance. Joel and Carol Lombard addressed Council and expressed their desire to have their variance request granted. • Councilmember Turnguist, seconded by Beaudet, moved. to approve Resolution• 99 -11-43 A Resolution Determining Findings of Fact and Denying Request for Variance as Submitted by Joel and Carol Lombard at 5527 Oakgreen Place North, City oc Oak Park Heights. Roll call vote was taken. Carr=ied 5 — 0. • C. • Lower St. Croix Management Plan. . • .. • • Councilmember Beaudet requested Council approve a. Resolution `suppoiting: the Lower St. • Croix Management Plan. Mayor Selo a of requested copies of .the plan be pk to Council • so that they could review it • art' +•;::;.,,:: Councilmember nquist, seconded by Swenson, moved to tabl tli�a :inattei~ Tu o the tirst Council meeting in Januar :' _'. '" 2000. Carr ied 5 -0. ����� �•• VII. Old. Business: A. Discussion of Kennel Permit — Deanne Crosby. • Deanne Crosby addressed Council requesting that her Kennel Permit be reconsidered and granted. Council stated the would stick to their original position denying the Kennel Permit because Ms. Crosby had violated conditions of her permit. B. Stillwater Ford Amended Conditional Use Permit. Councilmernber Tumquist, seconded by Swenson, moved to approve the Planning Commission recommendations with conditions as outlined in. the October 14, 1999 and November 19, 1999 planning reports granting the Amended Conditional Use Permit. Motion carried 5 — 0. ''I P " • DRTHWEST ASSOC!), :D. CONSULTANTS' TS • INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH • • • MEMORANDUM : • TO: Tom Melena • rt FROM • Scott Richards - • DATE: November 19, 1999 RE: Oak Park Heights - Stillwater Ford CUP FILE NO: .:798.02 - 99.17 • Please be advised that the Planning Commission at their November 18, 1999 meeting, voted unanimously to recommend the CUP to allow for the expansion of the major auto repair use for Stillwater Ford. As you are aware, the City Council .approved the :B -2 zoning amendment,' site .plan and CUP for the building expansion, but needed a Planning Commission recommendation to act on the request for the major auto repair use. • No one was present from Stillwater Ford nor did members of the public speak at the hearing. The Planning Commission reviewed the request and made their recommendation based upon the conditions found in the October 14, 1999 planning report. The recommended conditions for approval of the requested CUP are as follows. Planning Commission changes have been highlighted. • 1. All automobile repair activities shall be conducted within the principal structure and all exterior service access doors shall be kept closed at all times, except for moving vehicles in and out of the service area. 2. There shall be no exterior storage of automobile parts, parts cars, or related items on the site. All storage shall be internal to the building. All cars to be stored outside of the building shall be visibly intact. • 3. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 5541 6 PHONE 6 1 2 - -9636 FAX 61 2- 595 -9837 E -MAIL NAG@ WINTERNET.COM • • .•-•• * •.4- 1 , • , -.t/•• • • • • • . " • • • • • ..'•• • • • • • • 4. The applicant shall receive and retain any • licenses or permits- required by • • • Washington County and the Minnesota Pollution Co Agency. • • • • . . • . • • ••• • . ••••.' • 5. Comments of the City Council; Planning Commission and City stait10404.43.7.'* • . 6. The applicant shall be encouraged, but not to. dim the . piridng. lot lights at night when the dealership is not open.. • „Ai' • •• • •-•.: T. The conditions for approval of the CUP for expansion of the automotive dealership approved by the City Council-orvoctober 26, 1999 shall apply tci the CUP for major auto repair. _ • • ee..• • pc: Kris Danielson . .•:. • .t.r.• • ; - • • • • • • • " • : " •: •-• • "•" '• • .".. • • .• 7 .+:: : • . 4 .. ' • •••• • . 7 • 4- • 7 ' . ' • • . • • . . • ••• • • " .” • • " • '; ■.:*". ' • ." ; • • . • • • • • • • • . . • .• . • • • • • • • • • • • • • • • . . , , i • , Planning District 17 • CONCEPTUAL LAND USE PLAN • Sur, HG1iWAy 36 • STATE F.Ctiw, y 36 .:.x:.wns.:2:'•r::'3:'•;: ri; }tl •. v .{ i i... k•2.'3. .01 .. •:y..:'L: k...,,:2.i,;•:::, �`' : }:!� } {rt� . { ^.::.L,:;i ;:•r ' iU j .... :: ... . : ..... .:.: • • • • • ED CO LECTO •, STRE i " -W I' r V }` `�' zo6o ti Oia R S i. HIGHWAY COM ER s . X23•.. - Nan: l Y I Pr Arirawarr sr 4 v„Id u ' °' MIJL TfPL— E —FkMlt =BUSIN • Y SS— �R�ISITiO iele " � • • SINGLE FAMILY •E ID � v..�� >s•�.:w: ?: : {� ..< I y . , iii}:.... . •.•:•}ititi :.'•,:• is :: �:: ••: :: : % :�` .._ :• } }i::• �: :,:�;: r.::ti4: }:•..t i•.'•:•y{ti { { {•i:;:i :v n :: }: ^.v Y n.:: :i'::! } }:•. .....,...:::*:::::::,.*::::„.:::),, ..., .:.....,..:,..il# :"..... - 11111 III III II lig L____________ ,> 2450 • '0. `0 : ."•••"..............................••••••••.........................• ' : V3 2 xi• + ;.yr W ••••••..............•...................... { • tip N i:' • S:*;:a.::,:iiiiii::: °.. 0 iill 1110 Cam•_ o AT I 7 J L 1 ■ j LS V / A 1 N C. ' - .1.:1V 4 • • • • • • • • • • • • • • ......................................................... f 1 l i n 4 I J c IS A A r.:::::::::::::::::::::::::::::::: ::::::::::::::::::::::,...::::::.:;:.*:.:::::::::::. r ::::,,-. ) co I t: !! n I: :. .x.xv,•.. r.xv....w r..... xn :, ., .., v4wn l - • . \• }f.:ti {::•xl :ny :, ^,�:•:• }: :. {.;.1 }'•J •' ::: : :,;, J {A s r -eT 3200 :} i 2 / v : C: r :iiiai{ :ti ?ti [tit{ {4 C :i ::rti : {: a • S:S } ?: . .• •• ∎•4k 4 -- if • i 2 / I \ \ (TRUCE A. FOLZ & ASSOCIA \ '''''''\ LAND SURVEYING "'''''■ ..7 I,L ,NI ' - - , , - c • t RT I F I CA.T L- 14!81 GOTH STREL -- -- ib1 /1 439.9933 • STILLWATER, MN. 55082 � w • o f SURVEY I HERESY CERTIFY THAT THIS DRAWING IS A CORRECT , :F•N EI OF THIS SURVEY AND ALL MONUMENTS PLACE() NAYE BEEN ►L nr,EU IN N TH,IE GROUND AS SHOWN. THIS SURVEY OR PLAN WAS PREFANED BY ME OR • UNDER MY DIRECT SUPERVISION AND I AM 4 DULY REGISTERED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA, SURVEY FOR ,r - -/ �• OSCAR KERN s:,._ir:•• ".:-- .•i.- - �;.. - --.. /'fvrCCff - c ,'� 9038 MORNING GLORY CIRCLE BRUCE A. FOLZ MINN. G. NO 9 232 DATE ` Fe y2.y.: ( a,d , a'7'A ' PARADISE VALLEY, Z. 85253 • -- •' . ✓•.,• s • rs NoRW s BANK OF 5T /GGw. - E2 I � c \ � 1 ^ , ( I r - (. \ \ n' SCALE, Z oao Net /h µ•as /ern Ave I �✓ \.)1 V I ■ , G _` J' V V urchr 100 feet 5/14%wJ /.r, .vN.C. r__ /'\ -! I I �:oez - - ` I 1 s 0 so 100 C, \I _. V - - 1— � ‘ 1 I . WASh.nq /on Cot.. n !i " C ', .1 was h. ,. {en • f 3rass p/ W � y aSl :l •∎ a s e,_ n1y C /Al. � ' Al NYi Car Sc c •., 29N, of A'S r Sec. F, , p7 .V; :I Sat $, .47x1 W' .- 2.),/, R r 20 ,rn W "" Ai ,a9'5 T H. 36 • • 2`��.�n ..'(f. k.a. T.H. 212)---\ - 2455. T -- ._.- ..229 .-- -- - 111 / - •350.20 1 _.I _� — ID N ,,' I e, /A ...We . / r/,e " 5 I 1 co "� • - - - PI i ", Road _ ` , r � - Fre es. N , , ;r • or s . - i!. 3G• 5 0S y1~ '`� ~ i' - <_•r E ,(• / free • 1, - 10. , • I [/l11 T , ��- ..--- _ � - .S° .,[ n [, '-. : ,r ho,anr/ar1. '' T ' � b '� - ZP O a ' • • 5 - fl.3ara,r • �y-� Si o _ o � _ JI ' v 1 P I \. �_ \./ V ,r ' , — __350.00 - -I C r — ^ L • 7.,> PARCEL A C.. ..... T AR CA V L �, O clvd•..1 4/w ` 1 ` •v 4 ' 4..A4 acres'. °:. 1 , I BS o, ,, I : . �� \I I ? o :,,1 \ 4 • C V 351 m AQEq r•.1,,, a41 .. ;e . , .4 0 1 hn.� V R/w: 5 oo a --re5! N - `,..,4- 1 .: O V7� • to 44 0 �O 3 \' : i • O U k• ` C e1 : r o r-- o -- �' ^ ' • —1 -- o ^z -- -z �L C --- -- -- co; N • 7- N N . Cn Fya� E I d�' .: •r �v 4 I ..*0 o ' 1 VI VI VC / m ti'L1 F' - Q e - .1wap • • C ,4"t-ION ti N / III n�j Z I I I y . v v �FQ i , s `41a o -- __ T • . , / •.350.20 —� - 1 <;�'�i a , L' ' I - = "89'54'54:6 C Se...M /,-,a ..J "he •yrr/A 8o/. 2,r ORIENTATION OF THIS BEARING SYSTEM F•e{ °'/ rche -YEA, - ivE.y IS THE WASHINGTON COUNTY COORDINATE _Sec G SYSTEM, SOUTH ZONE. , • 0•••• DENOTES 1/2 INCH IRON PIPE MONUMENT s SET AND MARKED WITH A PLASTIC CAP m INSCRIBED "R.L.S. 9232 ". UNLESS OTHERWISE co • SHOWN DISTANCES SHOWN TO FEET IIO, 30, ETC.( , ARE EXACT EXTRINSIC VALUES. , • T •• •• DENOTES STEEL FENCE POST (WITNESS POST( , SEE ATTACHED SHEET FOR LEGAL DESCRIPTION EXHIBIT C - EXISTING STILLWATER FORD SIT: • A.* \ I _ 7f0/1/ , V L . Yj .. _ N N • a H I- a W u. O O • X =n .../ Li -'Li 1'•. 1-• W N N ° 44. W„ WO O - -- 2649.30__ T. H. 36 _ \-'( f . k. N89•S4•S6 -E • --- 1840.93••• - - �SOUTH LINE OF THE SE 1/4 �`\ 569'54 - ``` ■ ,� OF :EC. 31 ■ - - •-- 808.37 - -- ■ / • -183.37- .7480 - 350.20 -- ' NORTH LINE OF THE HE 1/4 ' / W W ' ASNGTON 000NL.Y• A. SEC. 6M �- OF SEC E • %1' `�4,TRACT • DESCRIBED ■ v o S' , BRASS PLUG AT THE G ' 1 � \ IN BOOK 138 OF NE CDR. SEC. 6, I m DEEDS PAGE 259 m;; 29H, R20W EAz �^ , EXCEPTION g ; � TD TA4 A A q s tO 508.54 .. - ;at- t P /l 9ar•)r Pi ,./..\-. '/ S89 56 _ ./ T ` �G`� I ''S / J 5 3 •p4 2 1 1 o°p0f�' 5 -350 00 - R I • _ �� , `� SE'LY R/W T. H. 36 '` 8 pµ otiG n / ° °.' /T?' a .:ND MONUMENTED a OW�•G Ep m • / • ° ° r 'D \ A C O BY MND07 AS DEFINED e , r, a "1 �' / PARCEL B 0,; m z. "a o { ^ P a ` / ` ° •. : TOTAL AREA= 11.84 Ate �'° r X m m • •�at �'� , e•'% ^ e %; 3 °� A EXCLUDING R /W =B.ISAr� +i� ^ < �z 30 0' 1 • �� C/ \ I T °` ___ -- 30.01•:. 1 -- _ • S Q O,, / � 1 T • 4' I r 1 4, i p tt• y . 8 J JS o t 'LINE DESCRIBED IN O n ; � ? �Q / F F ,o ` .\ 0 P , e � N • BOOK 2970E DEEDS, N I V o /� . � �. PAGE 29B N q Al Al ,A { �Py0 *N / V : �, / - PA ----, Subarea of Power Line ' , TRAN;wSSION I ° - a � F I rOwF S `/papa / " a Easement = 4.33 Ac.! _ -° ' - ... - -- _.... .- - .!3;TO i _ .. - .. • M ry ' - • -• - .: -•350.20•• 0 „ _ y -- 1033.31 -- N.TRre1ERN STATES POWER COMFFANt O SR9 ° 54'56 "W I ' ^ , • L �, f 589 °54'56 "W rRANSMISSO e.<7.3 N LINE EASEMENT AS e.<7.3- G• /� "/ ,\ / c3 Of PAGE DES W 800K 297 OF DEEDS, � LLL ' o- 4: 0 5 5 0 4g. . _ i� / C1• / 5� PQ 50UTH LINE OF THE y N Q NORTH B01.66F EET a - ' /���,�'- / /� / * .r - k.' ..c. .2 :�F THE WE 1,4 .° \ (//P - V T , c � 4 O / I-- i• 1 0 .n ry ' / PARCEL C - �� WU � 6 / RESIDUE TOTAL AREA = 55.99 AC.t u,_ �= / ( v � • • RESIDUE AREA EXCLUDING RP/it = 53.20AC.= W= 3z • / s0 4- / 0 N / Q" �'b1 0 :V ' � � �; h tv N /h / 0 ,.,o l • *. ' s.4....--. CENTER LINED(' OLD CONCRETE r r'. PAVEMENTIMInOOT R /WCEN TER LINEI t i 1 �S a .) ,,B / m ' m Ili /-?/// 2246.58•- __ •� 12 ..1719.88. ++ ••526.70•• I 2342:2 -• -- NBH'45'42 "E ,• ' o a o � � \ 'It?i ?H LINE OF /HE V •H •D WASHINGTON 1M. GTON COUNTY C 496.00 F EF.' .)F 714F HE ./4 vI AT THE El /4 CDR. SEC. 6. III NE IA 5 E C N8 OF THE 729N, R20W -.� - • I • •.:,i 1<. :I.., 1 ,. • . I.. .. •:1 • , . •..I REVISIONS OR ADDITIONS SEE J . - • .. • • • EXHIBIT B - SPECIFIC LO1 .. . . P3 reel A. FS i C - /