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HomeMy WebLinkAbout2004-04-01 NAC Planning ReportBACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. PLANNING REPORT 5775 Wayzata Boulevard, Suite 555, St Louis Park, MN 55416 Telephone: 952.5 5.9636 Facsimile: 962.595.9837 planners @nacplanning.com TO: Eric Johnson FROM: Scott Richards DATE: April 1, 2004 RE: Oak Park Heights — The Shoppes of Oak Park Heights: Phase 2, Planned Unit Development -- Concept and General Plan FILE NO: 798.02 — 04.02 The Shoppes of Oak Park Heights, LLC has requested PUD concept and general plan approval to allow the construction of the second phase of the Shoppes of Oak Park Heights development on a 5.7 acre site south of 00 Street and west of Norell Avenue North. The subject site is directly north of the Kohl's Department Store and associated development that is currently under construction and constitutes the first phase of the overall development. The project would consist of a multi use restaurant pad, a retail building with multiple tenants, a tire store, and a single use restaurant pad. The total proposed building area is approximately 28,700 square feet and the site will include 300 parking stalls. In conjunction with the concept and general plan approval, the following additional approvals have been requested: • Conditional use permit for an automotive tire store in the B -2, General Business District. ® Subdivision approval for a plat referred to as The Shoppes of Oak Park Heights 2 Addition. • Variance to allow additional signage than which is allowed under Section 401.15.G, signs of the Zoning Ordinance. A PUD concept plan for this Phase 2 development was approved in July of 2003. That concept consisted of three restaurant pads and a bank. The plan submitted here is significantly different from the approved concept plan for the project. The applicant has applied for a new concept plan approval in conjunction with the general plan review. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: ISSUES ANALYSIS Boundary and Topographic Survey Civil Site Plan Grading, Drainage and Erosion Control Plan Utility Plan Landscape Plan Plat Sketch /Preliminary Plat Restaurant Building Elevation Plan Retail Building Elevation Plan Discount Tire Elevation Plan Ruby Tuesday's Elevation Plans (two sheets) Lighting Plan /Photometric Plan Lighting Fixture Specifications Overall Parking Count Plan Pylon Sign Plan Ruby Tuesday's Wall Sign Plan (two sheets) Discount Tire Sign Plan Letter from Project Engineer Memo from Jay Johnson, Public Works Director Memo from Kathy Widin, City Arborist Zoning. The subject site was rezoned to B -2, General Business District as part of the Phase 1 development. A PUD overlay is applied to the property to accommodate the phased development and to allow the multi lot shopping center with shared access and parking. Subdivision. To accommodate the proposed development, platting the property into four lots and one block is necessary. The lots are configured to allow for one of the four buildings and associated parking on each lot. Access and parking easements will be provided to allow for joint use of the parking and access by each business and to be shared with the Phase 1 portion of the development. The plat indicates a utility easement in the north /center portion of the plat. This accommodates the existing sewer lift station. The applicant has requested that a portion of the utility easement be provided a right -of- access easement to allow for completion of a section of the parking lot. In return, the Public Works Director has requested a larger utility easement to the east of the lift station for better access. The final plat and all required easements shall be subject to review and approval by the city Engineer, City Attorney and MnDOT. 2 Park Dedication. Park dedication requirements for the property were previously satisfied as part of the original Brackey Addition plat. Project Proposal. Of the four buildings in the project, two have committed owners. The building on the east side of the development (Building "D ") will be a Ruby Tuesday's restaurant. The building will be 5,780 square feet. Building "C" will be a 7,860 square foot Discount Tire location. The building will have three service bays. Building "B" is proposed as a 7,200 square foot retail building currently planned with six bays. Depending upon the potential tenant mix, some of the bays could be combined to provide larger retail tenant space. The restaurant building (Building "A ") is 7,820 square feet and is designed with four bays. Site Access. The primary access to the site will be from driveway accesses off of 60 Street and Krueger Lane. Many of the parking aisles will line up with the drive aisles within Phase 1 of the development. The City Engineer has indicated the need for two exiting lanes out of the development to 60 Street. The site plan will need to be revised to reflect this change. A MnDOT permit will be required for the 60 Street North access. Once a p ermit is issued, a copy should be forwarded to the City. Traffic Generation. A traffic analysis was provided in June of 2003 for the General Plan approval for Phase 1. The only intersection significantly affected by the development would be at Norell Avenue and 00 Street. The traffic analysis indicates that easterly traffic movements at that intersection would drop to level of service "F ". The analysis also provides alternatives to address that traffic issue. Highway 36 Improvements. The latest alternative from MnDOT for potential roadway improvements will significantly impact the Phase 2 development. The east bound off ramp for Highway 36 will access through the site. At least two of the buildings may need to be removed to accommodate this roadway. The other two buildings will remain with adequate parking and access. Off - Street Parking. According to Section 401.15.F of the Zoning Ordinance, shopping six pp 0 centers must provide six parking spaces per each 1,000 square feet of gross floor area. As part of the Concept Plan approval for Phases 1 and 2 of the development, the Planning Commission and City Council agreed to vary that requirement and determine an appropriate ratio for the development. At a minimum, it was agreed that the retail standard of five spaces per 1,000 square foot should be maintained with the specific restaurant standards remaining applicable. As show in Exhibit 13 and below, a total of 1,077 parking spaces for the entire development is required. This requirement is based upon the standard of 1 stall per 40 square feet for restaurants. The parking requirements will allow for the restaurant 3 Site Use Gross Building Area (SF) 90% Building Area (SF) Required Parking Spaces (Ratio) Provided Parking Spaces Phase 1 Retail 156,260 140,634 703 (11200 s.f.) 867 Phase 2 Retail 15,060 13,554 68 (11200 s.f.) 300 Restaurant 13,600 12,240 306 ( 1140 s.f. ) TOTAL 184,920 166,428 1,077 1,167 space to be separated with a lesser standard of 1 stall per 80 square feet for the kitchen area. The retail standard of 1 stall per 200 square feet is utilized for the retail space. A breakdown of the required and provided parking spaces for both phases of the development is shown below. Phase 1 of the development provides 867 spaces and Phase 2 an additional 300 for a total of 1,167. There should be more than adequate parking within the development to support the retail and restaurant uses that are proposed. Overall, the design of the parking lots and how they relate to the access points is positive. The parking aisles of the second phase line up with those in the first phase. Twelve disability accessible stalls are provided in compliance with Minnesota Council on Disability standards. Grading and Drainage. As required, grading, drainage and erosion control plans have been submitted for review. The plans indicate a stormwater pond in the northwest corner of the site. This is consistent with the location designated for a stormwater pond in the City's stormwater Management Plan. The grading, drainage and erosion control plans are subject to review and approval by the City Engineer and Browns Creek Watershed District. Utilities. The City Engineer and Public Works Director have indicated that the existing utilities can adequately serve the proposed development. The submitted utility plan should be subject to review and approval by the City Engineer. Trails /Sidewalks. Trails presently exist on the south side of 60 Street and south side of 58 Street. There are no existing sidewalks along Norell Avenue or Krueger Lane. The proposed development includes a sidewalk in the front of the retail and two restaurant entrances. As part of the approvals for the General Plan of Phase 1, a sidewalk will be provided from 58 Street to 60 Street on Krueger Lane. A trail will 4 also be constructed from 58 Street to 60 Street starting at Norell Avenue on the south and extending along the east edge of the Shoppes development. These traillsidewalks were recommended by the Parks Commission in the overall review of the project. .Loading Areas. There is adequate area near the service doors for each of the four buildings to provide for delivery unloading. There should be few traffic conflicts with delivery trucks except possibly during peak lunch and dinner hours for the restaurants. As a rule, restaurants will not take any type of deliveries during peak hours. Building Height. The B -2 District specifies a maximum building height of 35 feet. The building elevations indicate building heights of 26 feet and lower, depending upon the store facade. Thus, the proposed building heights are considered acceptable. Architectural Appearance. The proposed development is subject to the City's Design Guidelines that apply to all new commercial development in the City. In regard to architecture, the Guidelines state that buildings should be designed for the site and relate to surrounding buildings. Functionally speaking, the design of the building responds will to various site design parameters including the power line easement access limitations and site visibility. In regard to building design, the Guidelines state that "franchise architecture" (building design that is trademarked or identified with a particular chain or corporation) is prohibited. While the Ruby Tuesday and Discount Tire buildings are similar to other prototypes that are constructed throughout the country, their architecture and colors are not at odds with what is already found in the newer developments in Oak Park Heights. The color schemes and materials will all be similar throughout the development, while maintaining a reasonable amount of architectural difference to distinguish each of the buildings. The Guidelines also state that commercial uses must use at least three "Grade 1" materials and must be composed of at least 65 percent of "Grade 1" or Grade 11" materials. The Guidelines state that "Grade 1" materials include the following: • Brick • Glass (minimum 20 percent) • Natural stone • Masonry stucco • Ceramic or terra cotta • Copper panels According to the submitted building elevations, the four structures are to be finished in a combination of brick, glass, EIFS (exterior insulating finishing system) and decorative work, all grade 1 materials. The Guidelines also require that at least 20 percent of the front building facade must be glass. All of the buildings will meet this requirement, the 5 buildings are all well articulated, and all facades that face the public right -of -way have an adequate variety in materials and architectural features. The Ruby Tuesday building is especially distinctive with the use of brick, stone and glass. The Discount Tire building could be improved with the use of glass /partial glass overhead doors on its east elevation. The solid overhead doors detract from the otherwise attractive facades. The Guidelines further state that the color of commercial building should blend with the architecture of the area. The proposed building is to be finished in various earth tone colors and is considered compatible with the area and the Phase 1 development. The applicant should provide color building elevations and building material samples for Planning Commission and City Council approval. Landscaping. As required by ordnance, a landscape plan has been submitted for review. The comments on the landscape plan have been provided by the City Arborist as found in Exhibit 19. The landscape plan is subject to review and approval by the City Arborist. The landscape plan (Exhibit 5) indicates a significant use of plantings with good variety and interest. The pond area, site edges, buildings and parking lots are all welt addressed in the landscape plan. Trash Enclosures. Trash enclosures have been provided adjacent to the buildings for the three buildings other than Ruby Tuesday. The enclosures are of the same building materials and are architecturally incorporated into the structures. The trash enclosure for Ruby Tuesdays will be a stand along structure on the southeast corner of the building. The applicant will be required to submit details of the enclosure for City staff review and approval. Lighting. As required by Ordnance, a lighting plan has been submitted for review. According to the Ordinance, no fight source or combination thereof may cast light on a public street that exceeds one footcandle meter reading as measured from the centerline of such street. Light standards are proposed to be dispersed throughout the off - street parking area while wall - mounted security lighting will be mounted on the buildings. The parking lot lighting will be the standard shoe box fixture with full cut off. The total height to the top of the fixture will be less than 25 feet. The applicant will need to provide specific detail on all of the lighting attached to the buildings. The Ruby Tuesday building will feature architectural lighting on its front to highlight the facades. The City Council can approve the architectural lighting if it finds that it will not violate the lighting provisions of the Zoning Ordinance. Staff does not see an issue with the decorative lighting. The photometric plan, found as Exhibit 11, is consistent with the Zoning Ordinance lighting standards. 6 Building B (Retail) Allowable Sign Area Sign Area Proposed Number of Signs Allowed Number of Signs Proposed East Facade 300 sq.ft. 336 sq.ft. 1 per tenant 1 per tenant South Facade 180 sq.ft. 88 sq.ft. 1 for corner tenant 1 proposed West Facade None Proposed North Facade '180 sq.ft. 88 sq.ft. 1 for corner tenant 1 proposed Building A (Restaurants) Allowable Sign Area Sign Area Proposed Number of Signs Allowed Number of Signs Proposed 1 per tenant 1 proposed Fast Facade 300 sq.ft. 240 sq.ft. 1 per tenant South Facade 180 sq.ft. 48 sq.ft. 1 for corner tenant West Facade 300 sq.ft. 240 sq.ft. 1 per tenant 1 per tenant North Facade 180 sq.ft. 48 sq.ft. 1 for corner tenant 1 proposed Signage. wall signage and a freestanding sign have been proposed for the development. The freestanding sign would be located at the northwest corner of the site near the intersection of Krueger Lane and 60 Street North. A freestanding sign was approved as part of the Phase 1 development. That sign will be located near the project entrance off of Norell Avenue. The second sign for Phase 2 will be identical to the first. The sign, as proposed, complies with the Zoning Ordinance sign requirements of a 20 foot height limitation and 100 square foot maximum of sign area. The sign base will be landscaped. For wall signs, the Ordinance allows a total sign area of up to 15 percent of a facade, not exceeding 300 square feet of total sign area. The calculations of allowable sign area and what is proposed for each building is as follows: The sign area and numbers proposed for this building are compliant with the Zoning Ordinance. The applicant will need to slightly reduce the sign area proposed for the east facade. Otherwise the sign plan is compatible with the Zoning Ordinance. 7 Building C (Discount Tire) East Facade South Facade West Facade North Facade Allowable Sign Area 300 sq.ft. 300 sq.ft. 234 sq.ft. Sign Area Proposed 98 sq.ft. 98 sq.ft. 98 sq.ft. Number of Signs Allowed I allowed None Proposed I allowed 2 allowed per building Number of Signs Proposed 1 proposed 1 proposed 1 proposed The applicant has requested consideration of a variance to consider the third sign for this building. All of the proposed sign areas are compliant with the Zoning Ordinance. Buiidin D Rub T'uesda Allowable Sign Sign Area Number of Number of Area Proposed Signs Allowed Signs Proposed East Facade South Facade West Fa ade North Facade 278 sq.ft. 132 sq.ft. allowed I proposed None Proposed 300 s .ft. 120 sq.ft. 1 allowed 3 ro osed 20 sq.ft. 2 allowed per 1 proposed building While all of the sign areas proposed are in compliance with the Zoning Ordinance, the applicant is asking for six signs as opposed to the two that are allowable. A sign variance has been applied for to consider allowing the added signage. A review of the sign variance criteria is as follows. Sign Variance. The applicant has requested sign variances to allow one additional sign at Discount Tire and four additional signs for Ruby Tuesday. Section 401.18.G.10 of the Zoning Ordinance lists criteria for consideration of variances. The criteria are as follows: 1) That particular physical surrounding, shape, or topographical conditions of the specific parcel of land involved exist. 2) That the condition involved is unique to the particular parcel of land involved. 3) That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 4) That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel. 5) That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. 8 6 3 4 6 The Planning Commission and City Council should consider the above listed criteria in determining whether a variance is justified. Both buildings are highly visible locations along the Highway 36 corridor. The City should be careful in granting variances from a relatively new Sign Ordinance unless the conditions are very unique to the site or business. If the Planning Commission is considering allowing a variance for one or more signs, it should be limited to permitting the 40 square foot awning sign on Ruby Tuesday on the west facade advertising the "To Co" door. This is a sign that is informational and would assist the customer. The other large wall "To Go" sign would not be justified. The additional sign for Discount Tire would not be necessary and is difficult to justify based upon the variance criteria. Discount Tire — Conditional Use Permit. The B -2 District of the Zoning Ordinance list auto repair minor, such as tire and battery stores, as a listed conditional use with conditions. The conditions from the Ordinance that are applicable to this request are as follows: 1) Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. 2) The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. 5) Facilities on a site contiguous to any residential district shall not be operated between the hours of 10 :00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the Police and Fire Departments of the City. All lighting shall be hooded and so directed that the light course shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.B. of this Ordinance. All automobile repair activities shall be conducted within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of the service areas. Provisions are made to control and reduce noise in accordance with Section 401.4.B.11 of this Ordinance. • 9 7) Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. The building as designed is an attractive addition to the overall Commercial Center. The applicant should consider the use of glass or partial glass doors for the east facade. Conditions will be placed upon the PUD /CUP approvals related to hours of operation, exterior storage, and keeping the service bay doors closed. The applicant will also need a Hazardous Waste Generators License from Washington County. CONCLUSION /RECOMMENDATION The proposed development is consistent with the Comprehensive Plan and the B -2 District zoning for this property. Based upon the preceding review, our office recommends approval of the following: • Planned Unit Development — Concept and General Plan of Approval, Shoppes of Oak Park Heights, Phase 2. • Conditional use permit for an automotive tire store in the B -2, General Business District. • Subdivision approval for a plat referred to as The Shoppes of Oak Park Heights 2nd Addition. • Variance to allow additional signage than which is allowed under Section 401.15.0, signs of the Zoning Ordinance. With the following conditions: 1. The final plat and all required easements shall be subject to review and approval of the City Engineer, City Attorney and MnDOT. 2. The site plan shall be revised, subject to review and approval of the City Engineer, to incorporate two exiting lanes from the main access at 60th Street. 3. A MnDOT permit, for access to 00 Street, shall be forwarded to the Cit y once received by the applicant. 4, The grading, drainage and erosion control plans are subject to review and approval by the City Engineer and Browns Creek Watershed District. 5, The utility plans are subject to review and approval of the City Engineer. 6. The Planning Commission should comment on the building architecture, materials selection and colors for conformance to the City's Design Guidelines. 10 7 . The solid overhead service doors on the east facade of the Discount Tire building should be replaced with the use of glass /partial glass doors, subject to review and approval of the City staff. 8. The p landscape plan shall be subject to review and approval of the City Arborist. 0 pp . The applicant shall submit a trash enclosure plan for the Ruby Tuesday building, subject to review and approval of City staff. 10. All lighting fixtures shall comply with Section 401.'15.B.7 of the Zoning Ordinance g g related to type of fixture and allowable footcandles. 11 The Plannin g Commission and City Council should comment on the use of decorative architectural lighting for the Ruby Tuesday building. 12. The Planning Commission and City Council should comment on the request to g allow one additional sig n for Discount Tire and four additional signs for Ruby Tuesday. 13. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of service areas. 14. There shall be no exterior storage of automobile parts, parked cars, or related items on the site. All storage shall be internal to the building. Any cars to be stored outside of the building shall be in full working order. 15. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning ordinance. 16. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from Washington County for the Discount Tire operation. 11 f I li PA200310Z9.01,x020(131029.111EXP0Isiwg 03.108/20.g4 09.23 AH CST m x 1 VA 1:1909111=1)1 1 Oa\ ...................... ............. 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RT57A22.5SX -MX COOPER LIGHTING Handhole reinforcing ring welded to inside of shaft Cover retaining screw Stamped handhole cover Ground lug receptacle 4 Drilled or Tenon (specify). 5.• Anchor bolt per ASTM A576 with (2) nuts, (2) flat washer, and (1) lock washer. Nuts, washers and threaded portion of bolt are hot dip galvanized 3" hook for 3/4" bolt. 4" hook for 1" bolt. RT'SROU N D TAPERED STEEL FINISH COLORS F =Dark Bronze G.-Galvanized HWRed I =Royal Blue L=Buttercup Yellow N =Olive Green P=Prime Q =Designer Beige S= Silver V=Grey W .-White X None Y =Black 2O' - 5Q' Mounting Height sisausealsoom ROUND TAPERED STEEL EXHR3r 12 ORDERING INFORMATION The following information illustrates the correct way to enter an order for RTS8A3OSF2XXG. The ordering designation is detailed as follows. Round Tapered Steel R 7 S DRILLING PATTERN . Type "M" Designation Letter & Number M1 M2 M3 M4 M5 M6 M7 COOPER 314" dia. hole (2) 5/8' dia. holes Mounting Fixture No. & Accessories Shaft 3 Wall Height Base Mounting Location Arm (Ground Size Thickness (ft.) T pe Finish & T •e of Arms Len. hs Lu. ) 8 A 30 S F 2 X X G Type "E" Bolt Anchor Max. Fixture Mtg. Catalog 1, 2 Wall Square Dia. Proj. Size Dia. &. Wt. EPA EPA (Sq. Ft.) 4 Load-Include Height Number Thickness (ln.) (In.) (In.) (In.) Length (In.) (Lbs.) At Pole Top (Sq. Ft.) 2' Above Pole Top Bracket (Lbs.) MH 5 BC BP B AB 80' 90 100 80 90 100 20 RTS6A2OSF .120 10 1/2 11.0 4 1/2 6.3 x 3.5 3/4 x 25 x 3 173 26.1 20.1 15.9 23.7 18.2 14.4 400 25 RTS7A25SF .120 10 1/2 11.0 4 1/2 7.0 x 3.5 3/4 x 25 x 3 214 23.8 18.1 14.2 22.0 16.8 13.2 400 30 RTS8A3OSF .120 12 1/2 12.5 5 7.7 x 3.5 1 x 36 x 4 290 20.1 15.2 11.9 18.8 14.3 11.1 400 35 RTS8A35SF .120 12 1/2 12.5 5 8.4x 3.5 1 x 36 x 4 342 18.8 14.1 10.9 17.8 13.3 10.3 400 35 RTS9D35SF .180 12 112 12.5 5 8.4 x 3.5 1 x 36 x 4 482 40.6 31.4 25.1 38.4 29.7 23.7 400 39 RTS9A39SF .120 12 1/2 12.5 5 8.9 x 3.5 lx 36x 4 341 18.6 14.1 10.9 17.7 13.4 10.4 400 39 RTS9D39SF 180 12 1/2 12.5 5 8.9x 3.5 lx 36 x 4 536 33.7 25.9 20.6 32.0 24.7 19.6 400 45 RTS0A45SF 5 .120 13 1/2 13.5 5 10.2x 4.2 1 x 36 x 4 546 19.8 14.9 11.5 19.0 14.2 11.0 450 45 RTSOD45SF 5 .180 13 1/2 13.5 6 10.2 x 4.2 1 1/4 x 42 x 6 682 31.6 24.5 19.6 28.5 22.2 17.7 450 50 RTSOA5OSF 5 .120 13 1/2 13.5 5 10.2 x 3.5 1 x36 x 4 550 11.4 8.1 5.8 11.0 7.8 5.6 450 50 RTSOD5OSF 5 .180 13 112 13.5 6 10.2 x 3.5 1 1/4 x 42 x 6 719 21.1 16.0 12.5 19.4 14.7 11.5 450 NOTES: 7 Catalog number includes pole with anchor bolts with double nuts (BEFORE INSTALLING ANCHOR BOLTS MAKE SURE PROPER ANCHOR BOLT TEMPLATE IS OBTAINED FROM COOPER LIGHTING HEADQUARTERS). 2 Tenon size or machining for rectangular arms must be specified. Handhole is located 784° from single arm. 3 Shaft size, base plate, anchor bolts and projections may vary slightly ---all dimensions nominal. 4 EPAs based on shaft properties with wind normal to flat. EPAs calculated using base wind velocity as indicated plus 30% gust factor. 5 Two piece pole. Shipped in two sections and is easily joined together at the job site by slip - fitting together. Base Circle Bolt Shaft Bolt Net. 314" dia. hole (2)318" dia. holes Designation Letter & Number E1 E2 E3 E4 E5 E6 E7 NOTES: 1 Arm mounting holes located 45° from base holes. 2 First drilling is 180° from handhole. MOUNTING OPTIONS (add as suffix) MACHINING FOR RECTANGULAR ARMS Ladd as suffix) ACCESSORIES RTSROUND TAPERED STEEL Fixed Tenon Designation. O.D. Length Number (In.) (In.) 1o.Di 1 2 318 3 1/2 2 23/8 4 3 3 112 5 LENGTH 9 3 4 Quantity A=1/2" tapped hub 1 & Location B =3/4" tapped hub 1 Single C= Convenience outlet 2 2 @ 180° G =Grounding lug (max. wire #8 AWG) 3 @ 120° 2 H =Additional handhole and cover- 4 @ 90° 12" below pole top -90° from handhole. 2 @ 90° 1 NOTES: 1 Location is 3' above base-90° from handhole. 3 @ 94° 2 Outlet is located 4' above base and on same side of 2 @ 120° pole as handhole, unless specified otherwise. Receptacle not included, provision only. NOTE: Specifications and dimensions subject to change without notice. Cooper lighting P.O. Box 820824 Vicksburg, MS 39182 601.638.1522 FAX 601.634.9606 ADH960004 TYPE: DESCRIPTION McGraw- Edison`s Galleria combines beauty and versatility to make it an excellent choice for architects, specifiers and contractors in today's energy- and design - conscious environment. An aesthetic reveal in the formed aluminum housing gives the Galleria a distinctive look while a variety of mounting options and lamp wattages provide maximum flexibility. APPLICATION The Galferia achieves superior light distribution by utilizing a seamless reflector system, making it the optimum choice for almost any small, medium or large area lighting application. DIMENSIONS A FIXTURE ma tn. (mm) Medium (in.) (mm) Large (in.) (mm) COOPER LIGHTING Arm Mount c D A 235 11 279 141/2 368 c I"ALOG #: SPECIFICATION FEATURES A -- •Housing Formed aluminum housing with stamped reveal has interior- welded seams for structural integrity and is finished in premium TGIC polyester powder coat. L.L. listed and GSA certified for wet locations. B- ••Ballast Tray Ballast tray is hard - mounted to housing interior for cooler operation. C—Ballast Long -life core and coil ballast. E—Door Formed aluminum door has heavy -duty hinges, captive retaining screws and is finished in premium TGIC polyester powder coat. (Spider mount unit has steel door.) F- ••Lens Convex tempered glass lens or flat glass. D . Reflector Spun and stamped aluminum reflector in vertical lamp units, or hydroformed anodized aluminum reflector in horizontal lamp units. Rotatable optics standard. B 38 31/2 89 4 1/4 108 C 327 19 1/4 480 25 7/8 657 NOTE: Top cap used on GSM with 1000W fiat glass vertically tamped optics only. D 397 21314 552 27 686 Spider Mount E lF or 152 or 225 337 6or14 15or16 152or355 381or406 6or14 183/4or193/4 152 or 356 476 or 502 McGRAWEDISOIW GSS /GSM /GSL GALLERIA SQUARE 7 0 - 1 0 0 0 IN Metal Halide High Pressure Sodium maimmuntagns ARCHITECTURAL AREA LUM INAIRE ADH012827 Dark Sky Friendly DARK SKY FRIENDLY in all flat glass configurations. ENERGY DATA CWA Ballast Input Watts 150W MH HPF (210 Watts) 175W MH HPF (210 Watts) 175W MH HPF (210 Watts) 250W MH HPF (296 Watts) 250W HPS HPF (300 Watts) 400W MH HPF (455 Watts) 400W HPS HPF (465 Watts) 1000W MH HPF (1080 Watts) 1000W HPS HPF (1100 Watts) WATTAGE TABLE Rxture Size Wattage GSS 70W-175W GSM 175W-1000W GSL, 400W-- -I0OOW PHOTOMETRICS 111111111111 wow= CUM 4 3 2 0 1 2 3 4 0 1 2 3 4 5 GM -1 GSS -AM- 175 -MH -MT 3F FG 175 -Watt MH, Type 14,000 -Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mounting height. Mounting Height Footcandle Values for GM -1 lsofootcandle Lines A B C D E 10' 11,25 4.50 2.25 1.16 0.45 15' 5.00 2,00 1.00 0.50 0.25 20' 2.80 1,12 0.66 0.28 0.19 ORDERING INFORMATION SEEMS EISFA1111 0 1 2 3 4 5 GM - 2 GSM -AM- 400- HPS-MT 3F FG 400 -Watt HPS, Type III 50,000- Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mourning height, Mounting Height Footcandle Values for GM=2 Isofootcandle Lines A B C DE 30' 2.00 1.00 0.50 0.25 0.10 35' 1.46 0.73 0.37 0.18 0.07 40' 1.12 0.56 0,28 0.14 0.06 SAMPLE NUMBER: GSM -AM- 400- MH- MT- 3V- SG -BK -L Product Family GSS .Galleria Square Small GSM.Gatleria Square Medium G51Galleria Square Large Mounting Method AM.Arm Mount' SM1 =Spider Mount (2" O.0. Tenon) SM2 =Spider Mount (23/8" Q.D. Tenon) SM3= Spider Mount (3 1/2" O.D. Tenon): Lamp Wattage' 70.70W 100 =1DOW 150.160W 175.175W 250 =250W 400 =400W 1000=1000W Larnp Type MH =Metal Halide HPS High Pressure Sodium Lighting Voltage' 120 =120V 208.208V 240=240V 277=277V 4880V MT =Multi -Tap wired 277V' TT =TripIe -Tap wired 347V Lens Type FG -Flat Glass" SG=Sag Glass 4 3 2 1 0 2 3 4 Distribution 1 FType t Formed (Horizontal)' 2FType 0 Formed (Horizontal) 3IType III Formed (Horizontal) FT= Forward Throw Formed (Horizontal) AR =Area Round (Vertical) AS Aree Square (Vertical)* 3V Type III (Vertical)' RW =Rectangular Wide (Vertical) " Nossima inivem • ABCDE ■ EMMEN M11111111 4 3 2 1 0 2 3 4 0 1 2 3 4 5 GIVI - 3 GSM -AM- 1000 -MH -MT 3V FG 1000 -Watt MH, Type M Vertical 110,000 -Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mounting height. Mounting Height Footcandle Values for Isofootcandle Lines A B C ❑ 30' 3.50 2.00 1.00 0.50 35' 2.60 0.73 0.37 0.18 40' 2.00 1.00 0.50 0,20 Colors (add as suffix/ must specify) " B)tGBlack AP -Grey 1i32r-Bronze WH =Arch itectu rat White NOTES: Arm not included. See accessories. ' Available on GSL housing only. ' Medium -base lamp for GSS housing. Mogul base on GSM and GS1. housings.. 'Requires reduced envelope E0 -28 lamp when used with GSM housing and flat glass vertically tamped optics. ' Fiuquires reduced envelope ST-37 lamp when used with GSM housing. Product also available irt. non-US voltages and 50Ht for international markets. Consult factory for availability and ordering information. 'r Multi -Tap ballast is 12012t]u2uWz77V wired 277V. Triple -Tap ballast !s 1201 77/347V wired 347V. ' Available on GSM and GSL housings only. ' RW optic not available with flat glass. 1000W GSL with flat grass requires ST-37 lamp and is not avai €able in AS, M. 3V distributions. " Other finish colors available. Consult McGraw - Edison Architectural Colors brochure. 0 1 2 3 E 0.20 0.07 0.10 Options (add as suffix) F-- .Single Fuse 1120, 277 or 347V) F1=Double Fused (208, 240 or 480V) EM- Quartz Restrike with Delay (Also Strikes at Cold Start) R=NEMA Twistlock Photocontrol Receptacle QQuartz Restrike (Hot Restrike Only) HS =House Side Shield VS ..Vandal Shield (Arm Mount Only, 400W Maximum) IL.LLemp Included GSS /GSM /G S L GALLERIA SQUARE 4 3 2 0 2 3 4 GM-4 GSM- AM- 10011 -MH -MT AS -FG 7000 -Watt MH, Area Square 110,000 -Lumen Clear Lamp moranim ass= room •!UII1S laili11111 A B C D E 4 5 0 1 2 3 4 5 4 3 2 1 0 1 2 3 4 GM -5 GSM -AM- 1000 -MH-MT AS-SG 1000 -Watt MH, Area Square 110,000- Lumen Clear Lamp Accessories )order separately) MA1004=14" Arm for Square Pole. 1.0 EPA MA1005 =6" Arm for Square Pole. 0.5 EPA MA1006.Direct Mount Kit for Square Pole MA1007 =14" Arm for Round Pole. 1.0 EPA f'VIA10O8=6" Arm for Round Pole. 0.5 EPA MAI OO93t2irect Mount Kit for Round Pole MA1O10 Single -arm Tenon Adapter for 3 1/2" 0.D. Tenon MA1011.2 @ 180' Tenon Adapter for 3 1/2" O.D. Tenon MA1012.3 @ 120* Tenon Adapter for 3 1/2" 0,D. Tenon MA1013.4 @ 30° Tenon Adapter for 3 1/2'0.D. Tenon MA1014=2 @ 90° Tenon Adapter for 3 1/2" 0.0. Tenon MA1015=2 © 120° Tenon Adapter for 3 1a" 0.17. Tenon MA101 &-3 @ 90° Tenon Adaptor for 31/2" D.0. Tenon MA1017.Single -arm Tenon Adapter for 2 3/8" 0.0. Tenon MA1 018.2 @ 180° Tenon Adapter for 2 3/8" 0.0. Tenon MA1019- -3 @ 120° Tenon Adapter for 23/8" O.D. Tenon MA1021 -4 Arm for Square Pole. 0.5 EPA (GSS Only) MA1022=5" Arm for Round Pole. 0.5 EPA )GSS Only) MA1023 9" Arm for Square Pole, 0.5 EPA (GSS Only) MA1024 "Arrn for Round Pole. 0.5 EPA (GSS Only) MA1029 =Wall Mount Bracket with 10N Arm (Specify color) MA1045.4 @ 90° Tenon Adapter for 2 3/8" 0.D. Tenon MA1046.Wa)1 Mount Bracket with 9" Arrn(GSS Only, Specify color) MA1048 =2 @ 90° Tenon Adapter for 2 3/8" O.D. Tenon MA1 049- @ 90° Tenon Adapter for 23/8" O.D. Tenon IVMA1060 =House Side Shield for GSS (Field Installed) MA1061 House Side Shield for GSM (Field Installed) MA1062. House Side Shield for GSL (Field Installed) OA 1016= Phatocontrol- -Multi -Tap ()Al 027=Ph otocontro 1-480V CAl201.Photoefectric Control, 347V NEMA Type NOTE: Specifications and dimensions subject to change without notice, Visit our web site at www.cooperligh#ing.com Customer First Center 1121 Highway 74 South Peachtree City, GA 30269 770.486.4800 FAX 770.486.4801 ADH012827 TYPE: DESCRIPTION McGraw - Edison's Galleria combines beauty and versatility to make it an excellent choice for architects, specifiers and contractors in today's energy- and design - conscious environment. An aesthetic reveal in the formed aluminum housing gives the Galleria a distinctive look while a variety 'of mounting options and lamp wattages provide maximum flexibility. APPLICATION The Galleria achieves superior light distribution by utilizing a seamless reflector system, making it the optimum choice for almost any small, medium or large area lighting application. DIMENSIONS 8 FIXTURE in. (mm) Medium (in.) {mm) Large (in.) (mm) ma Arm Mount D A 235 11 279 141/2 368 COOPER LIGHTING B 38 3 1/2 89 41/4 106 CATALOG #: SPECIFICATION FEATURES A.•- Housing Formed aluminum housing with stamped reveal has interior - welded seams for structural integrity and is finished in premium TG1C polyester powder coat. U.L. listed and CSA certified for wet locations. B--Ballast Tray Ballast tray is hard - mounted to housing interior for cooler operation. C--Ballast Long -life core and coil ballast. NOTE Top cap used on GSM with 1000W flat glass vertically tamped optics only. D.- Reflector Spun and stamped aluminum reflector in vertical lamp units, or hydroformed anodized aluminum reflector in horizontal lamp units. Rotatable optics standard. E -• D Formed aluminum door has heavy -duty hinges, captive retaining screws and is finished in premium TGIC polyester powder coat, (Spider mount unit has steel door.) c 327 19 1/4 480 25 7/8 657 E c 397 21 3/4 552 27 686 F...Lens Convex tempered glass lens or flat glass. Spider Mount E F Or 152 or 229 337 6or14 15or16 152 or 356 381 or 406 6or14 1$3/4or193/4 152 or 356 476 or 502 MCGRAWEDISON' GSS /GSM /GSL GALLERIA SQUARE 7 0- 1 0 0 0 W Metal Halide High Pressure Sodium inisismaaamai ARCHITECTURAL AREA LUMINAIRE ENERGY DATA CWA Ballast input Watts 150W MH HPF (210 Watts) 175W MH HPF (210 Watts) 175W MH HPF (210 Watts) 250W MH HPF (295 Watts) 250W HPS HPF (300 Watts) 400W MH HPF (4 55 Watts) 400W HPS HPF (465 Watts) 1000W MH HPF (1080 Watts) 10001 HPS HPF (1100 Watts) ADH012827 Dark Sky Friendly DARK SKY FRIENDLY In all Rat glass configurations, 1 H`f 1 77,e7- WATTAGE TABLE Fixture Size Wattage GSS 70W --175W GSM 175W-1000W GSL 400W-1000W PHOTOMETRUCS immuma raw= MIME ME= 4 0 1 2 3 4 5 GM - 1 GSS- AM- 175• -MH -MT 3P -FG 175 -Watt MH, Type 10 14,000 -Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of . each isofootcandle line. Distance in units of mounting height. Mounting Height Footcandle Values for GM-1 lsofootcandle Lines A B C ❑ E 10' 11.25 4.50 2.25 1.16 0.45 15' 5.00 2.00 1.00 0.50 0.25 20' 2.80 1.12 0.56 0,28 0.19 ORDERING INFORMATION SAMPLE NUMBER: GSM -AM- 400- MH- MT- 3V- SG -BK -1, Product Family GSS = Galleria Square Small GSM.Galleria Square Medium GSL -- Galleria Square Large Mounting Method AM =Arm Mount" SM 1-Spider Mount {2" O.D. Tenon} SM2.Spider Mount (2 3/8" 0.D. Tenon) SM3.Spider Mount (3 1/2" O.D. Tenon) 2 Lamp Wattage' 70 =70W 100.100W 150 =150. 175.175W 250.250W 400.-400W` 1000=1000W' Lamp Type MH =Metal Halide HPS =High Pressure Sodium E Lighting 4 3 2 1 0 1 2 3 Voltage' 120 =120V 208 =208V 240 -240V 277.277V 48480V MT.Mutti -Tap wired 277V 1T =Triple -Tap wired 347V' Lens Type FG -.Piet Glass'° SG =Sag Glass 4 3 2 1 0 1 2 3 4 3 4 5 0 1 2 0 1 2 GM - 2 GSM -AM- 400- HPS-MT 3F -FG 400 -Watt HPS, Type 111 54,000 -Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line. Distance in units of mounting height. Mounting Height Foatcandle Values for GM-2 isofootcandle lines AB C D E 30' 2.00 1.00 0.50 0.25 0.10 35' 1.46 0,73 0.37 0.18 0.07 40' 1.12 0.56 0.28 0.14 0.06 Distribution 1 F =Type I Formed (Horizontal) 2F=Type 0 Formed (Horizontal) 3F =Type III Formed (Horizontal) FT =Forward Throw Formed (Horizontal) AR =Area Round (Vertical) AS =Area Square (Vertical). 311 =Type 111 (Vertical)' RW$Rectangular Wide (Vertical)" mom rim= ABC DE NI NM= It PAIN MOEN MINIM 3 4 5 4 3 2 1 0 1 2 3 4 GM -3 GSM -AM- 1000 -MH -MT 3V FG 1000 -Watt MH, Type Ell Vertical 110,000 -Lumen Clear Lamp Footcandle Table Select mounting height and read across for footcandle values of each isofootcandle line-Distance in units of mounting height. Mounting Height Footcandle Values for GM -3--5 lsafootcandle Lines A 8 C D 30' 3.50 2.00 1.00 0.50 35' 2.60 0.73 0.37 0.18 40' 2.00 1.00 0.50 0.20 Colors (add as suffix/ must specify) ' BK=-Black AP.Grey BZBrorxze W1!l.Architecrural White Options (add as suffix) F=Single Fuse (120, 277 or 347V) FF, Double Fused (208, 240 or 480V) EM =Quartz Restrike with Delay (Also Strikes at Cold Start) R=NEMA Twistlock Photocontrol Receptacle Quartz Restrike (Hot Restrike Only) HSWHouse Side Shield VS =Vandal Shield (Arm Mount Only, 400W Maximum) LLLamp Included NOTES: Arm not included. See accessories. ' Available on GSL housing only, Medium -base lamp for GSS housing. Mogul -base on GSM end GSL housings. Requires reduced envelope ED-25 lamp when used with GSM housing and flat glass ve rtically tamped optics. Requires reduced envelope ET-37 lamp when used with GSM housing. Product also available in non -US voltages and 50Hz for International markets. Consult factory tor availability and ordering information. Multi -Tap ballast is'120/20 40/277V wired 277V. Triple -Tap ballast is 120/277/347V wired 347V. 'Available on GSM and GSL housings only. ' RW optic not available with fiat glass. 1000w GSL with flat glass require-s 51.37 lamp and Is not available in AS. RW, 3V distributions. "Other finish colors available. Consult McGraw•Edison Architectural Colors brochure. 3 2 1 0 1 2 3 4 0 1 2 GM-4 GSM -AM- 1000 -MH-MT AS -FG 1000 -Watt MH, Area Square 110,000 -Lumen Clear Lamp 0.20 0.07 0.10 3 4 5 0 1 2 3 4 GSS /GSMfGSLGALLERIA SQUARE A B C 4 3 2 1 0 2 3 4 5 GM-5 GSM- AM- 100D- MH- MT -AS -SG 1000 -Watt MH, Area Square 110,000 -Lumen Clear Lamp Accessories (order separately) NIA10O4 =14" Arm for Square Pole. 1.0 EPA MA1005 =6" Arm for Square Pole. 0.5 EPA MA 1 OOG.Direct Mount Kit for Square Pole MA1007=14` Arm for Round Pole. 1.0 EPA NMA1008.6" Arm for Round Pole. 0,5 EPA MA10099Direct Mount Kit for Round Pole MA101 [Single -arm Tenon Adapter for 31/2" O.D. Tenors MA101 1 =2 @ 180° Tenon Adapter for 31/2" O.D. Tenon MA101Z=3 @ 120" Tenon Adapter for 3 1/2." G.D. Tenon MA1O13 =4 @ 90° Tenon Adapter for 3 1/2" O.D. Tenon MA1014 =2 @ 94° Tenon Adapter For 31/2" 0.0. Tenon MA1015 -2 @ 120° Tenon Adapter for 3 112" 0.D. Tenon MAI015 =3 @ 94° Tenon Adapter for 3 1/2" 0,0. Tenon MA1017=Single -arm Tenon Adapter for 23/8" 0.0. Tenon MA1018=2 @ i80° Tenon Adapter for 2 3/8" D.D. Tenon MA1019.3 @ 120° Tenon Adapter for 2 3/8" Q.D. Tenon MA1021=6" Arm for Square Pole. 0.5 EPA (GSS Only) MA1022 =6" Arm for Round Pole. 0,5 EPA (GSS Only) MA1023=9" Arm for Square Pole. 0.5 EPA (GSS Only) MA1024=9" Arm for Round Pole. 0,5 EPA (GSS Only) MA1029=Wail Mount Bracket with 10" Arm'(Specify color) MA1O454 @ 90° Tenon Adapter for 2 3/8" 0.D. Tenon MA1046. Wa1I Mount Bracket with 9" Arm(GSS Only, Specify color) MA104B =2 @ 90° Tenon Adapter for 2 3/8" O.D. Tenon MA1049=3 @ son Tenon Adapter for 2 3/8" 0.0. Tenon MA1060=House Side Shield for GSS (Field Installed) MA1081.House Side Shield for GSM (Field Installed) MA1062.House Side Shield for GSL (Field Installed) °A1016. Photocontrol- -Multi -Tap OA 1027 =Photocantral -480V 0Al201.Photoelectric Control, 347V NEMA Type NOTE: Specifications and dimensions subject to change without notice. Visit our web site at www.cooperlighting.cam Customer First Center 1121 Highway 74 South Peachtree City, GA 30269 770.486.4800 FAX 770.486.4 - 801 ADH012827 1 i • t. ?), El SI 1 .11 Mal 1 — IFTUEGER LANE y• A NORELL AVENUE NORTH O $1 a f04:2Gp N -- th American Properties EOM •••••••= officha Flow 1111 Toms DEE22 3/&E 3N MIN 1/ 4lI .1 c-Ci" KK 3 architects narineapalis newpori be ch KKE 1#.t, in oa f rrt avRrtue. north minrte pdir. mn 55401 ph 9ng sivSag -4 on f c Sur 342.324 PYLON SIGN 112 [1Q7=', THE SHOPPES OF OAK PARK HEIGHTS OAK PARK HBGHTS, N[ '-974-9300 .p. 9 0 Project 050D.1212.01 Drawing Number Dam SST i8, 2003 SIG Drawn by 01 x tcd by Kik ❑1 EXHIBIT 14 -0 opm1001 tiff hithipoilliit 11 Hill iin 6111 IL H 111111M1111 II =Avg 11110111 11111 111111111 11 Ponshol gym poppapans thirdlliwinhillith110111111116 co z Lu Lu w Go CC cri if c m co 0 m r m 0 z CD filirilligiiiiiiiiiiiiiiiilwillogimpli 4 itilArhlithill rsitil , , , ..._,,_,. 1[14 1 el Nii Itali !MI iiiir 114 iiiii ail VI [ It IV , Li Imi 1 if I ill MI uqiiik rig, 111 la 10 i„,„ . 1, t,,• lit 411h 11, rig: li ii 41 ahri .... RI 11111 MIC 1 Et 111 Ink IR a. WM • 111 11 41111 II ii • 1 111 1 1 11 1 1:11 - ll i f i li P diliiiii iii i hRILlidow.iiiimilliitiltioollmillE z 0 W J W Z 0 Z Z 0 W J W Z 0 (f) 1I11I111111'IIIIIi VIII II1 111111111111 111111111111111 • rria'�r� r i1�i 1 0 W I J I t 1 V 1 W mmummn'I 1111111111111111 1 w Westwood Professional Services, Inc, PLANNING • ENGINEERING • SURVEYING March 9, 2004 Mr. Eric Johnson, Administrator City of Oak Park Heights 14168 Oak Park Boulevard North PO Box 2007 Oak Park Heights, MN 55082 Re: The Shoppes of Oak Park Heights, LLC The Shoppes of Oak Park Heights - Phase 2 Revised PUD Concept & General Plan Application Dear Mr. Johnson: Attached please find revised and additional documents and drawings in support of a PUD approval for the subject project. The documents include the following: • Development Application • PUD Concept & General Stage Plans (3 full size and 20 - 11" x 17" reductions) • Architectural Elevations - Buildings A W D (3 full size and 20 - 11" x 17" reductions) * Architectural Elevations 1 Colored Drawings — Buildings A. - D • Photometric Plan and Fixture Details O Pylon Sign Plan O Project Narrative 7599 Anagram Drive Eden Prairie, MN 55344 TWIN CITIES /METRO ST. CLOUD ERAINERD Please note that the Application Fee of $1,700 and mailing lists were submitted in a previous application dated February 9, 2004. We understand that those materials will be applicable to this application. We are requesting that the previous February 9, 2004 application be withdrawn and substituted with this application request. In addition to the PUD Concept and General Plan approvals s application requested, this a lic ation includes a request for a Conditional Use Permit for Lot 3 (for Tire q Sales) and a Variance for building signage along Krueger Lane. Please see the Project Narrative for additional information. Please review this information at your earliest opportunity and schedule the project for the April 8, 2004 Planning Commission meeting. If you have any questions or need additional information, please call me at (952) 906-7435, or Steve Johnson at (952) 829-7448. Sincerely, WESTWOOD PROFESSIONAL SERVICES, INC. Daniel M. Parks, PE Attachments Cc: Steve Johnson Phone: 952 -937 -5150 Fax: 952 -937 -5822 Toll free: 1 -888- 937 -5150 E -mail: wps8westwoodps.com EXHIBIT 17 Designing the Future Today..since 1 KID — Concept & Development Plan Application Narrative The Shoppes of Oak Park Heights - Phase 2 March 9, 2004 Introduction The Shoppes of Oak Park Heights, LLC is submitting the attached application for development of a 5.7 -acre site in Oak Park Heights, Minnesota. The City reviewed applications for development of Phase 1 and Phase 2 of this project in 2003. This narrative describes the Phase 2 site development and the application request. Location The site is located at the southeast corner of 60th Street North and Krueger Lane. State Highway 36 is directly north of the site. Through the center of the overall property is a 200+ foot overhead electric transmission easement and a city water tower is south of the subject property. Menards is located west of the site and Walmart is located to the east of the property. Site Development As shown on the Site Plan, the proposed commercial site will include a variety of retail users including a multi -use restaurant pad, a retail building (with multiple users), a tire store, and a single-use restaurant pad. The total proposed building area is approximately 28,700 SF and the site will include 300 parking stalls. Primary access to the site will be from driveway accesses off of 60th Street and Krueger Lane. Two other access locations proposed with the Phase 1 development will provide internal circulation pathways to Norell Avenue and Krueger Lane. The property is currently platted as one outlot. As shown on the proposed plat the site will be platted into four separate lots for each of the proposed site users. Site Guiding and Zoning According to the City's Comprehensive Plan, the site is presently Guided for a Commercial Use. As part of the approvals granted for the property in 2003, the site was rezoned to "B -2" General Business District. Development of the site will likely include a Planned Unit Development (PUD) overlay. Building Architecture As shown on the Architectural Elevations, the architecture and storefronts of the proposed buildings will generally be consistent with each other to provide a unified appearance. The architectural materials will consist primarily of brick, rockface block and synthetic stucco (eifs). The various storefronts will be tied together through the use of decorative brick piers and stucco cornices. The brick piers and cornices will continue on all sides of the building. Conditional Use Permit and Variance Requests To accommodate the proposed Tire Sales store on Lot 3, a request for a Conditional Use Permit is being requested with this application. To improve the street appeal for the proposed restaurant building on Lot 1, building signage is proposed on all sides of the building. The proposed signage area will be consistent with City standards, and be divided between the fronts, sides and backs of the building. To accommodate the signage on all sides, a request for a sign variance is being requested with this application. Roadway Access The roadway system surrounding the property provides ample access to the proposed site and p rimary access will be from 60th Street and Krueger Lane. The Traffic Study submitted with the previous Concept Plan Application provides additional information on existing and proposed traffic conditions. Site Utilities Public utilities for sanitary sewer, watermain and storm sewer service are presently available to serve the site within the adjacent roadway right -of ways. Gas, electric, and telephone service are also available to serve the site. As shown on the Grading and Utility Plans, stormwater drainage from the site will be directed west towards an existing on -site stormwater pond near Krueger Lane and 60 Street. The pond drains west of the site via storm sewer piping into a regional pond created with development of the Menard's site. The Menard's pond was studied by the City and the Brown's Creek Watershed District as part of the Phase 1 approval process and found to be adequately sized for the Phase 1 and Phase 2 projects. Easement Relocation As shown proposed plat and site plan drawings, there is an easement covering the existing lift station adjacent to 60 Street. The lift station is currently accessed by a driveway off 60 street. With development of the site it is proposed to reconfigure the easement area to better utilize the available site area and to allow a potential driveway access to the lift station from the proposed site. The proposed easement area will be approximately the same as the existing easement area. To facilitate the new easement location, the City will need to grant a right of access on the existing easement (for parking purposes) and accept the new easement proposed with the plat. It is understood that specific details for the easement issue will be addressed with the development agreement Scott Richards ::,cs:x. r ? �::: +iw.arir�cr.rs.<.' .v •:.:•: 7..�c r:-r •�. 1c� V 1 v 1 1 From. "Jay Johnson" <ljohnson cityofoakparkheights.com> To: "Dennis Postler (E- mail)" <dpostler bonestroo.com >; "Scott Richards (E- mail)" <srichards a@7nacplanning.com >; "Brad Carmicheal (E- mail)" <brad.carmichael rz7andersencorp.com >; "Eric A. Johnson" <eajohnson a@3cityofoakparkheights.com> Cc: "Julie Hultman" <jhultman a@cityofoakparkheights.com> Sent: Wednesday, February 18, 2004 2 :47 PM Subject: Shoope of oak park Heights 2nd Addition Utility comments 1. Rather than removing the existing hydrant near the lift station it could be relocated a few feet east of the new parking lot. Having the hydrant near the lift station is useful for maintenance. The hydrant SE of Bldg "A" could be used but would be a P rivate hydrant. It would be better to use a City owned hydrant and we would not have to stretch fire hoses across the parking lot. 2. A new turn around area for the lift station needs to be designed and shown. More detail on the grading near the lift station is required to show water flow to the beehive manhole inlet (which is not shown on the drawing either). 3. The area is shown to be serviced by four new fire hydrants. The new hydrant near the SW corner of Bldg. "C" is located such that the line leading to it will have two storm water crossings and one sanitary sewer crossing. The other three hydrants are within 300 feet of each building. If this hydrant were removed and Bldgs "B" c "C" were feed from the north end of the building we would avoid the crossing of the water main with sewers, reduce the total amount of water main to be installed, decrease hydrants and valves by one, and have better water flow to the buildings as each building will have its own 6 inch line coming from. the 8 inch loop. I am assuming that each of these buildings are going oin to have fire sprinklers. Of course the fire marshal will need to review and comment on the adequacy of the remaining three hydrants to cover fire fighting needs for the four buildings. 3. Where storm sewers cross over the top of water mains, insulation should be installed between the storm sewer and the water main. 4 Where sanitary sewer cross water mains the top of the sewer must be 12 inches below the bottom of the water main. 5. Sanitary sewer for Bldg. "D" must be a minimum of 50 feet away from McCormack's well. 6. More temporary construction entrances will be needed if more than one bldg. is built at a time. Currently, the Kohl's contractor is ignoring the erosion control entrances. I think these are most of my comments. I think Dennis will mention increasing the width of the outbound lane onto 60th to 24 feet for 2 lanes. Jay E. Johnson, P.E. Public Works Director City of Oak Park Heights 651 - 439-4439 651 -642 -7213 Pager 651-429-0574 Fax EXHIBIT 18 2/1812004 Scott Richards From: To: Sent: Subject: Kathy Widin Arborist City of Oak Park Heights rage 1 of 1 <kdwidin comcast. net> "Jim Butler" <jbutler a@cityofoakparkheights.com>; "Julie Hultman" <jhultman c@cityofoakparkheights.com >; "Eric Johnson" <eajohnsan @cityofoakparkheights ,corm; "Jay Johnson" <jjohnson a7cityo €oakparkheights.com >; "Dennis Postler" <dpostier @bonestroo.com >; "Scott Richards" <srichards nacplanning.com> Monday, February 23, 2004 12 :14 PM Shoppes of Oak Park Heights - Landscape Plan OPH Staff - I have reviewed the landscape plan for Shoppes of Oak Park Heights and have the following comments: 1. The plan as a whole looks good, will be attractive and complement the site and usage 2. The plant species and cultivars are acceptable as to aesthetics, hardiness, adaptability and disease resistance, except for the following: a. Velvet Pillar Crab - highly susceptible to the common disease apple scab. Only disease resistant cultivars should be used to avoid maintenance issues. 1 recommend the use of either "Sugar Tyme" or "Thunderchild" instead. b. planting a few Colorado green spruce is o.k., but the number of these trees should be proportionately less than the Austrian pine and 'Black Hills' spruce due to problems with fungal diseases on Colorado spruce. 3. In several medians in or near the parking lot areas there are large shade trees specified for medians. Large shade trees should not be planted in areas or medians where the rooting space is less than 20 ft. x 20 ft. . In medians and areas smaller than that, ornamental trees or shrubs should be used instead. 4. "Planting Detail" sheet should be included as an attachment to the landscape plan. 5. Numbers of each specific eultivar should be listed in the "Plant Schedule" and the specific locations of each specieslcultivar should be indicated on the landscape plan. 6.1 would like to see a list which details the species /cultivars of tall grasses and wetland seeding mix specified for the ponding area on the west side of the property. EXHIBIT 19 2/23/2004