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HomeMy WebLinkAbout01-03-24 PC PacketAPPROVAL OF THE AGENDA APPROVAL OF MINUTES December 6, 2023 Planning Commission Regular Meeting 12 -06 -23 PC MINUTES.PDF PLANNING CASES Planning Case 23 -023 –1666 Oak Avenue –Variance (No Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF Planning Case 23 -024 –3751 Lexington Avenue N. –Mister Car Wash –Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, And Site Plan Review (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF ATTACHMENT L.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Paul Vijums Commissioners: Jonathan Wicklund Kurt Weber Arlene Mitchell Joshua Collins Shelley Blilie Brad Bjorklund Steven Jones (Alt) Steve Erler (Alt) Council Liaison: Emily Rousseau Planning Commission Janaury 3, 2024 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. This meeting can be accessed remotely by joining via Zoom To join the Zoom meeting, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/88149883743 This meeting will be streamed live on local Cable Channel 16 and available for playback on our website Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 3.B. Documents: 4. 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESDecember 6, 2023 Planning Commission Regular Meeting12-06 -23 PC MINUTES.PDFPLANNING CASESPlanning Case 23 -023 –1666 Oak Avenue –Variance (No Public Hearing Required)MEMO.PDFATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF Planning Case 23 -024 –3751 Lexington Avenue N. –Mister Car Wash –Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, And Site Plan Review (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF ATTACHMENT L.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Paul VijumsCommissioners:Jonathan WicklundKurt WeberArlene MitchellJoshua CollinsShelley BlilieBrad BjorklundSteven Jones (Alt)Steve Erler (Alt)Council Liaison:Emily Rousseau Planning Commission Janaury 3, 2024 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting,strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirableCity in which to live, work, and play.This meeting can be accessed remotely by joining via ZoomTo join the Zoom meeting, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/88149883743This meeting will be streamed live on local Cable Channel 16 and available for playback on our website AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents: 3.B. Documents: 4. 5. 5.A. 5.B. 6. Approved: January 3, 2024 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, DECEMBER 6, 2023 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Paul Vijums called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Paul Vijums, Commissioners Brad Bjorklund, Shelley Blilie, Joshua Collins, Arlene Mitchell, Kurtis Weber, and Jonathan Wicklund. Absent: None. Also present were: Community Development Director Jessica Jagoe, Senior Planner Elena Fransen and Councilmember Emily Rousseau. APPROVAL OF AGENDA – DECEMBER 6, 2023 Chair Vijums asked if the Planning Commission would support discussing Item 3B (Planning Case 23-021) before Item 3A (Planning Case 23-020). The Commission supported this recommendation. Commissioner Bjorklund moved, seconded by Commissioner Wicklund, to approve the December 6, 2023, agenda as amended moving Item 3B before 3A. The motion carried unanimously (7-0). APPROVAL OF MINUTES November 8, 2023 – Planning Commission Regular Meeting Chair Vijums moved, seconded by Commissioner Wicklund, to approve the November 8, 2023, Planning Commission Regular Meeting as presented. The motion carried unanimously (7-0). ARDEN HILLS PLANNING COMMISSION – December 6, 2023 2 PLANNING CASES B. Planning Case 23-021; Rezoning Flex Office to Neighborhood Residential for TCAAP, Zoning Code Amendment to Chapter 13, Section 1380 TCAAP Redevelopment Code and Comprehensive Plan Amendment – Public Hearing Community Development Director Jagoe stated in November 2012, the City Council approved a Joint Powers Agreement (JPA) with Ramsey County which establishes a partnership between the City of Arden Hills and Ramsey County with the goal of the remediation and redevelopment of the 427-acre Twin Cities Army Ammunition Plant (TCAAP) site. Under the JPA, the City and County created a Joint Development Authority (JDA) that is the joint governing entity of the TCAAP site as allowed by the Joint Powers Act and MN State Laws. The JDA is the authority responsible for, but not limited to, environmental remediation, elimination of blight, infrastructure construction and financing, comprehensive planning and zoning, and economic development and redevelopment. The JDA Board is comprised of two County Commissioners, two City Councilmembers, and an additional non-elected City appointee as the Chair. Key points of the JPA are as follows: • The County will purchase the site from the U.S. Government and will work with Bolander and Sons to remediate the site to a residential standard including the demolition of remaining buildings. – Completed • The City will prepare an AUAR and Master Plan. The Master Plan will be approved by both the City and the County and will be implemented by the JDA. – Completed • The City and County are responsible for installing their respective public infrastructure as outlined by the JPA. TBD Community Development Director Jagoe reported between 2013 – 2016, the City facilitated the process of developing the Master Plan for the TCAAP site, which as noted above was the responsibility of the City under the JPA. Planning elements of the Master Plan included defining the public engagement process, land use, circulation and movement, utilities, environmental remediation, parks and open space, implementation plan, and a regulatory plan. In 2016, the City adopted the TCAAP Redevelopment Code (“TRC"), Section 1380 of the zoning code which includes the regulating plan, land use table, design standards, and other regulations related to land development that are specific to the TCAAP site. The proposed 427-acre redevelopment referred to as Rice Creek Commons will include: • Retail, office, and light industrial development • A town center • Well-defined neighborhoods with architectural diversity • A wide variety of housing options to serve young professionals, empty nesters, and seniors • Abundant parks and open space • Trails that provide for convenient and safe pedestrian access to commercial areas and other site amenities Community Development Director Jagoe explained through the JPA, in the event the JDA believes the TCAAP Master Plan should be amended, that shall be referred to the City and County for review. The City maintains the responsibility for processing TRC and Comprehensive ARDEN HILLS PLANNING COMMISSION – December 6, 2023 3 Plan Amendments. As part of a TRC Amendment, the City will request confirmation of approval by Ramsey County. The JPA identifies two classifications of an Amendment to the TCAAP Master Plan: 1) Major Amendment – Requires the City to amend its Comprehensive Plan. 2) Minor Amendment – Does not involve an amendment to the Comprehensive Plan and is a change within a Development Site (i.e. TRC Zoning Districts). Community Development Director Jagoe stated on September 27, 2023, the JDA held a Special Work Session which included a presentation from Alatus (“Developer”), on proposed land use changes that would increase the total number of residential housing units from 1,460 units to up to 1,960 units. The Developer identified two areas where they are proposing to increase the overall density of the Subject Property by up to an additional 500 residential housing units. The first location in Town Center South which currently allows for residential uses would shift the types of housing infrastructure offered to include multi-family. The second location in the southwest corner of the Subject Property is currently guided toward commercial flex office uses. Approximately 32 acres of this area would be rezoned to residential uses to provide for a full range of residential housing infrastructure. At their subsequent October 2, 2023 meeting, the JDA discussed increasing density from 1,460 units to up to 1,960 units as presented by Alatus and requested both the City and County proceed with consideration of the necessary TRC and Comprehensive Plan Amendments. Community Development Director Jagoe reviewed the Plan Evaluation and provided the Findings of Fact for review: 1. The Arden Hills 2040 Comprehensive Plan designates the future land uses for the Subject Property. 2. The City has requested a Comprehensive Plan Map Amendment to change the future land use designation of approximately 32.4 acres in the southwest corner of the Subject Property to Neighborhood Residential, NR-3 and NR-4. 3. The City has requested a Comprehensive Plan Text Amendment to separate the NR-3 and NR-4 subcategories under the Neighborhood Residential classification to further clarify areas for multi-family residential uses. 4. The City has requested a Comprehensive Plan Map Amendment to designate specific areas for the subcategories of NR-3 and NR-4 from the Neighborhood Residential classification. 5. The City has requested a Comprehensive Plan Text Amendment to modify the density ranges allowed in the NR-4 subcategory of the Neighborhood Residential classification to be consistent with the Suburban designation to maintain future development at a minimum of five (5) units per acre on the Subject Property. 6. The proposed Comprehensive Plan Text Amendment to Section 6.4.10 Development Capacity and Net Residential Density further supports the goal and policies of Chapter 7 - Housing by incorporating language for housing that is suitable for a mix of ages, incomes and household types. 7. The City has requested a Comprehensive Plan Text and Map Amendment to areas currently designated as Town Center North and Town Center South which would modify existing boundaries. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 4 8. The purpose of the Comprehensive Plan is to establish the policies that guide the future physical and community development of Arden Hills. 9. The Metropolitan Council has previously approved similar amendments adding language supporting increasing the densities above the maximum permitted in a specific land use district. 10. The proposed Comprehensive Map and Text Amendments have been discussed with the Metropolitan Council. 11. The City of Arden Hills is proposing to amend ordinance language consistent with the Comprehensive Plan Amendments as required by State Law within the Neighborhood Residential and Flex Office Zoning Districts. 12. The TRC ordinance amendments would allow for medium and large multi-family residential land uses outlined in the TRC land use chart as Permitted with Criteria with the Neighborhood Residential, NR-4 Zoning District. 13. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code, Section 1380 – TCAAP Redevelopment Code. 14. The City is proposing to rezone approximately 32.4 acres in the southwest corner of the Subject Property for consistency and implementation of future land uses as set out in the goals of the City’s Comprehensive Plan. 15. The proposed amendment in the City’s TCAAP Redevelopment Code advances adopted 2040 Comprehensive Plan the goals and policies as set forth in Chapter 6 – Land Use and Chapter 7 – Housing by broadening the housing types in the Neighborhood Residential Zoning District. 16. Amendments to the Comprehensive Plan and Zoning Code regulations require a public hearing prior to action by the City Council. 17. If the zoning amendments were approved, the Developer would be required to submit a land use application that would be subject to the formal review process. Community Development Director Jagoe reviewed the options available to the Planning Commission for Planning Case 23-021 for Comprehensive Plan Amendments to Chapter 6, Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Rezonings. 1. Recommend Approval 2. Recommend Approval with Amendments 3. Recommend Denial 4. Table Robert Lux, President and CEO of Alatus, introduced himself to the Commission. He discussed the history he had with the City on this development going back to 2016. He explained at that time, the plan was to develop 1,460 housing units, along with industrial, hotel, retail and office space throughout the site. Since that time, there was conflict between the City and the County as to the affordability and density within the development. He stated back in 2016, the goal was to have 10% of the units at 80% median income. As time went on, it became obvious that 10% of the units at 80% AMI were not addressing a dire need for more affordable housing. He reported one of the ways to create more affordable housing would be to increase density in order to reduce overall cost. He explained the City and County went through a lawsuit process and this ended a year and a half ago. He noted the JDA was reinstituted in 2023 and earlier this week a ARDEN HILLS PLANNING COMMISSION – December 6, 2023 5 preliminary development agreement was approved by the JDA. His hope would be for the Planning Commission to approve the amendments to the Comprehensive Plan and TRC in order to allow the density within the project to be up to 1,960 units. He stated his next steps would then be to design the neighborhoods and to set the right size for the lots. He commented on how the need for housing was much greater than the need for office and industrial space. He described how he would work to make a diverse community that offered a variety of housing types for different age groups and family makeups. He was of the opinion the proposed Comp Plan and TRC amendments would meet the needs of the development. He stated his goal would be to have a groundbreaking in 2024. He thanked the Commission for their consideration and indicated he would be available for comments or questions. Chair Vijums opened the floor to Commissioner comments. Chair Vijums asked if there was a group that initiated updating the number of residential units from 1,460 to up to 500 additional residential units. Community Development Director Jagoe explained the JDA with Alatus prompted updating the number of units to up to 1,960 and Alatus brought this particular proposal to the JDA. Commissioner Weber thanked staff for the detailed staff report on this Planning Case. He commented on the executive summary of the AUAR and noted this AUAR was commissioned by the City. He explained the AUAR studied a range of housing units from 1,500 to 2,500 housing units and originally settled on a number lower than this. He stated he could not find any rationale for staying under the range that was commissioned within the AUAR. He anticipated one of the reasons for lowering the density may have been the concerns with traffic, especially at the County Road 96 intersection near North Heights Church. He understood this intersection had a D rating with 2,500 units and had a C rating with 1,500 units. He indicated the City would receive updated information on the intersection ratings when the AUAR was updated in 2024. He commented further on the high-density residential future land use for the North Heights Church property. He wondered how this development would further impact this intersection. Commissioner Blilie asked if the City had a plan in place for how the intersections would change, in terms of traffic flow. She questioned if there were any plans to smooth out the traffic flow. Community Development Director Jagoe reported at this time there were no plans in place to change the road design. She indicated the two access points would remain as previously planned, along with the location of the spine road. The engineering plans for the original design are about 60% complete. She stated alternative access points as part of the proposed residential design changes are not being considered. Commissioner Weber shared that the AUAR included a list of mitigation planned. Chair Vijums thanked Commissioner Weber for providing the Planning Commission with a summary statement from the AUAR. He stated many of these intersections were rated D or below. He explained at maximum peak, County Road 96 at North Heights Church was rated F. He stated this meant before the development even begins, with 1,460 units, the intersection had an F rating. He believed now the Commission had to look at traffic issues more in depth and had ARDEN HILLS PLANNING COMMISSION – December 6, 2023 6 to consider if there were other alternative routes, especially given the fact up to an additional 500 housing units were being added to the development. He questioned if access roads onto Highway 10 had been considered. Community Development Director Jagoe commented on the results from the AUAR and stated through mitigation measures that have been identified and the strategies that have been contemplated, specifically to the intersection at County Road 96 and North Heights, the rating for this intersection was a C. She understood that while 500 additional housing units were being added to the development, 300,000 square feet of commercial/flex office space was being removed. She reported the impacts of this change would be further vetted through an updated AUAR. Chair Vijums stated minor shifts may be made, but he was still concerned with the fact these intersections were currently had a rating of C, D or F before the project has even begun. He asked what other routes could be considered in order to make the Commission more comfortable with the traffic flow to and through this development. He was of the opinion the Commission did not have enough information on the traffic patterns and studies. He believed now was the time to address the traffic concerns or to try to alleviate the traffic concerns. Commissioner Weber indicated he supported the additional 500 housing units, as well as the removal of the flex office space. However, he was concerned about the southwest corner. He explained he lived along Highway 10 and it was very loud. He commented on how he opposed the North Heights Church development because they would have a difficult time mitigating the noise from Highway 10. He reported he would like to see a noise wall being paid for by the City and the County in order to buffer Highway 10 noise from the new housing. Commissioner Collins clarified the NR-3 and NR-4 designations were being revised to allow for the increased density. Community Development Director Jagoe reported this was the case. She commented further on the proposed changes for the NR-3 and NR-4 designations. Commissioner Collins questioned what the nature of the NR-4 designation was. He asked if a height restriction was in place for the NR-4 designation. Community Development Director Jagoe explained the NR-4 district would be guided by the Town Center regulations. She indicated the building heights that would be allowed are similar to TC-3 which would be four or five stories. Commissioner Collins asked staff for what development might look at the density proposed for NR-3 and NR-4. Community Development Director Jagoe explained a visualization of density was provided in the staff report. She reported these examples of existing Arden Hills neighborhoods with five units per acre or ten units per acre. She noted additional visuals were provided from New Brighton and Shoreview that depicted 20 to 50 units per acre, as well as the 50 to 75 units per acre. She commented on the Twin Lakes project that was recently completed in Roseville. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 7 Commissioner Collins inquired if the proposed densities would be in character with what was in Arden Hills and its surrounding communities. Community Development Director Jagoe reported this was the case, stating the proposed density ranges were being seen in existing neighborhoods and adjacent communities. Commissioner Blilie asked if there would be affordable housing units at 30% AMI. Community Development Director Jagoe understood there would be affordable housing units at 30% AMI, but noted she did not have the breakdown as to how many. She explained further discussions would be held by the JDA in order to work through the level of affordability within the affordable housing units. Commissioner Blilie asked what was a “Big House,” one of the housing type examples provided by the Developer. Community Development Director Jagoe shared that a Big House is single-family housing with 16 units that are attached. Commissioner Wicklund explained he would be recusing himself from voting on this item. Commissioner Bjorklund asked what the average annual median income was for the residents in Arden Hills. Community Development Director Jagoe stated Met Council states that the area median income for a family of four is $125,000. She noted this was the number that would be used when considering AMI (area median income) and the affordability for housing units. Commissioner Bjorklund reported he visited all of the roadways and trails surrounding this project. He explained north of County Road I and 35W there was a large number of townhouses, quads and apartment style housing units right on the freeway. He anticipated this was how the southwest neighborhood would look. He commented on the huge amount of open space that would be located behind the new housing proposed within the southwest neighborhood. He believed this would offset some of the negatives. Commissioner Mitchell discussed how this proposal was taking an area that was designated commercial and backs up to two major highways and turns it into residential. She discussed how the EPA has concerns with air pollution issues that happen within 500 to 600 feet of a major highway. Community Development Director Jagoe reported this concern and discussions would continue to unfold between the JDA and the developer. She explained she could not speak to what was 600 feet from the boundary of the property. At this time, the Commission was being requested to guide the zoning and future land uses through the comprehensive plan. Commissioner Mitchell commented on what she learned through her research with the EPA. She explained the proposed comp plan changes would force a number of housing units to be within 600 feet of a major highway. She discussed the health concerns that arise for people living ARDEN HILLS PLANNING COMMISSION – December 6, 2023 8 close to major highways. She stated this was a real issue and research has shown that living with this kind of air pollution increases the risk of asthma, cardiovascular disease, impaired lung development in children, preterm and low birth weight infants, childhood, leukemia and premature death. She reported these were serious things. She explained when these parcels were guided for commercial or office space use, it meant adults would be working for several hours five days per week within a sealed office space. She expressed concern with the fact the City was now proposing to place a large number of residential units or starter homes on this corner. She feared how the air quality on these parcels would impact these future tenants. She recommended that all residential developments be setback at least 600 feet from all major highways or be moved away from the highways altogether. She suggested staff further study this concern before recommending a large housing development be located adjacent to a major highway. She believed everyone deserved safe housing, no matter their income level. Commissioner Bjorklund explained there was a housing development very similar to what the Developer provided as examples just north of this development and it was very successful. He encouraged the Commissioners to visit this development. Chair Vijums stated he understood the development in Shoreview was successful, but he believed the Planning Commission had to consider how to do what was best for this 427 acre site. He explained he was excited for what would happen within the TCAAP development and he was for it. He appreciated the fact the City had the opportunity to mitigate issues and address potential concerns prior to launching into the development. He asked staff, of the 500 additional units, how many of those would be affordable and what types of housing units will be made affordable. Community Development Director Jagoe reported Alatus has identified 20% of the units will be at 60% AMI. She stated at this time, there is not the specificity of which housing types will be affordable and that the JDA would continue to work through this in a final development agreement. Chair Vijums stated he would like more information on this when it becomes available. He questioned if there was an agreed upon metric for affordable housing previously. Community Development Director Jagoe stated she did not recall if the JDA had an agreed upon metric in place previous to 2018, but noted the 20% of units at 60% AMI metric has been created to address affordable housing within the proposed housing density at 1,960 units. Chair Vijums indicated he would like to see a comparison of the previous standards to the proposed standards. He believed this was key information for the Commission to have. He reported the Commission was being asked to memorialize something, without fully knowing what was being memorialized. He wanted to better understand where things were and what the project was moving to. In addition, he wanted to better understand who gets to make the decisions and who gets to approve it. Community Development Director Jagoe reported the City has stated metrics for affordability in the term sheet with the Developer in 2021/2022 which had a set number of affordable units as part of that agreement. She added that the City does not zone for affordability, but was guided by the comprehensive plan and one of the goals of the Met Council was that the City provide for ARDEN HILLS PLANNING COMMISSION – December 6, 2023 9 affordable housing. Through the efforts of the JDA, working with the developer, they were trying to get the metric to be consistent with the comprehensive plan. Chair Vijums stated that may be the case, but noted the metric was created in order to make the 500 additional units work from an affordability standpoint. He inquired if there was a specific number of affordable housing units the City was required to have from the Met Council. Community Development Director Jagoe explained there is a goal as stated by the Met Council and the comprehensive plan outlines different pathways the City has figured could be implemented to achieve this. She indicated the City was looking to the TCAAP redevelopment site to meet its affordable housing goals. Chair Vijums reported it was his recollection that the City’s affordability goals were met through the 1,460 plan. Community Development Director Jagoe stated under the 1,460 plan, she believed the City would have largely hit the Met Council goals. Chair Vijums clarified for the record the City was meeting its affordability standards with the Met Council within the 1,460 plan. He stated Arden Hills was already doing a very good job meeting its goals when it comes to affordable housing. He reported the 1,960 plan would create an entirely new metric for affordable housing. He asked if the new metric had to be agreed upon by the Commission. Community Development Director Jagoe reviewed the language within the comprehensive plan amendments and commented on the density capacity language. She reported this language was specific to the TCAAP site and would not apply to the entire City. She explained there was a goal stated by the Met Council of the number of affordable housing units the City needs to strive to obtain by 2040. She reported the City has identified TCAAP as being how the City would reach its affordable housing goals. This provision memorializes that through that increase in density to 1,960 the City is also going to ensure that 20% of the units were at 60% AMI or below. Chair Vijums stated if the plan would have remained at 1,460 the City would have still met its affordable housing goals with the Met Council. Community Development Director Jagoe stated if the terms agreed upon by the JDA had that language, there could be, but the JDA had not agreed to that. Chair Vijums questioned what the new average density per residential acre would be with the additional 500 units. Community Development Director Jagoe reported she did not have this information in front of her. Chair Vijums stated he was asking this line of questioning because the Commission was perhaps being asked to put more residential units into an area that might be overpopulated. He indicated this would cause strains on the community based on roads and other things. He stated ARDEN HILLS PLANNING COMMISSION – December 6, 2023 10 there may be concerns if this development moves to six or ten units per acre. He asked how many large multi-family apartment buildings were being added to the development. Community Development Director Jagoe stated the JDA and the developer have not worked out that breakdown of units. She explained the developer has tried to identify in the southwest area as being a potential location for multi-family residential units, but the renderings do not identify specific buildings at this point. Chair Vijums commented there were two designated areas proposed for additional density (NR- 3 and NR-4). He inquired how many residential units could be added based on the City’s current zoning definitions. He questioned why 500 was the number. Community Development Director Jagoe clarified for the Commission that under Attachment 1, the blue table was articulating how the City got to 1,460 and any variation would trigger an amendment to the TRC. She stated there was no scenario where the City could modify the ranges. She indicated the TRC has language that does provide for a greater range than what is being seen, but that could only be achieved by going before the Planning Commission and City Council. Chair Vijums stated he would like to understand what the development would look like if NR-3 and NR-4 were not changed and the development was allowed to come to fruition. Community Development Director Jagoe explained without doing any amendments, the density would remain at 1,460 as shown in the blue table. Commissioner Bjorklund reported after doing the math, the 1,460 plan would have approximately nine units per acre and the 1,960 plan would have 10 units per acre. Chair Vijums suggested the Commission take a look at the definitions for NR-3 and NR-4 to see if there was support for the changes to each district. Commissioner Bjorklund thanked staff for the visuals that were provided that showed the different densities within the neighborhoods. Commissioner Collins stated he lived in Arden Hills because of the schools. He appreciated the current focus on affordable housing within this development. He explained his gateway to get into the schools was to find affordable housing and that was multi-family housing. He reported he appreciated focus within NR-3 and NR-4 as they provided various pathways to home ownership. He stated multi-family serves a need and the proposed code amendment expands the opportunities for multi-family. He believed the proposed districts would not differ from what was occurring in communities surrounding Arden Hills. He reported he supported the proposed changes. Commissioner Weber explained the districts may not be different, but he did not believe this would be a typical development. He was of the opinion TCAAP would be unique because it was all inclusive. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 11 Chair Vijums stated one of his concerns was that the Commission did not have all of the information. The Commission did not understand how many apartment buildings, luxury homes, single family or big houses would be constructed. He indicated this was concerning to him because he was trying to consider what this would look like. He explained he was torn with the NR-3 and NR-4 areas because he believed 500 units may be too big of an increase. He feared the density was getting too large and noted the traffic studies confirm there were problems with the surrounding intersections before even putting a spade in the ground. He stated if only one of the districts were changed, either NR-3 or NR-4, and the other one remained as is, this could assist with addressing the density and traffic concerns. He encouraged the Commission to consider leaving NR-3 as is and allowing NR-4 to be changed. Commissioner Bjorklund explained he would like to move along with the agenda and allow the public to speak for the public hearing. Chair Vijums reported he was making a proposal for the Commission to consider, leaving NR-3 as is and allowing NR-4 to be changed as proposed by staff. He stated this change would still provide the affordable housing numbers the City needs to achieve. Commissioner Collins indicated this would eliminate small multi-family units from NR-3. He wondered how eliminating the three to eight multi-family structures would address the density concerns. Chair Vijums stated this was the problem because the Commission did not have a high level of detailed information, but he believed this change would impact the density. Commissioner Weber commented the 1,960 was a maximum density level. He anticipated the County did not want to bury its new spine road in cars. He believed there would be moderation. He was of the opinion the density was needed and he did not support the idea of removing multi- family uses from NR-3. He did not believe the density would cause that much of a traffic issue, but rather the design process would ensure the site was not overpopulated. He explained he feared the Commission was encroaching on JDA responsibilities. He trusted that the JDA was well-staffed and he believed they have been doing a good job. He wanted to let the JDA do their job. Commissioner Collins explained he did not support taking multi-family out of the NR-3 district either. He understood there were valid concerns about traffic, but he believed the multi-family proposal was in line for proper City expansion. Chair Vijums opened the public hearing at 8:25 p.m. Chair Vijums invited anyone for or against the application to come forward and make comment. Chris Hughes, 3515 Snelling Avenue North, thanked the Commission for their candor and discussion. He commented on the report card for the streets noting this information was pre- COVID noting traffic patterns have changed since 2020. He reported the issues that were most concerning to the Commission were noise, pollution, air pollution and traffic. He believed it was great to have these concerns on the table, but noted the item before the Commission was to discuss zoning and comp plan amendments. He then read a prepared statement in full for the ARDEN HILLS PLANNING COMMISSION – December 6, 2023 12 record noting he supported rezoning to 1,960 because it demonstrates a commitment to a vibrant, forwarding thinking City. In addition, it will create additional affordable housing options for seniors, those in need of help, for families that wish to take advantage of the schools, and for folks that want to live and work in Arden Hills. Ed Dickinson¸ 3188 Asbury Avenue, explained there were two issues that have come together to make housing shortages occur. He stated there were too few housing units available and not enough housing was being built. He commented on a Star Tribune article that noted 2023 was on pace to be the slowest construction year, noting only 10,023 houses or apartment units were built, compared to 15,645 units that were built last year. He commented further on the Twin Cities housing market, noting Minnesota house hunters have a short supply and higher interest rates. He explained analysis of the 2020 census data found that the Minneapolis/St. Paul metro area had the worst housing shortage in the United States. He reported Arden Hills, with one of the largest metro area tracts of real estate in the country has the opportunity to address the dilemma that is facing many thousands of families and individuals, to have a decent place to live. He believed Arden Hills has a great plan to help make this dream happen. He appreciated the work that was being done by the Planning Commission and the JDA. He indicated he supported the proposed zoning changes. Kristine Poelzer, 1870 Indian Place, stated she built her home 45 years ago and she has remained in the community ever since. She encouraged the Commission, Council, JDA and the developer to keep in mind how vital housing was to a community. She explained her daughter has housing and she can afford it. However, her daughter-in-law has rental housing and she has been waiting for Rice Creek Commons for years and she continues to wait. She wants to build equity and buy something other than a mobile home. She believed it was important for the City to consider the differences between buying and renting. She stated when someone buys a property they build equity, while renting leads to more turnover. She encouraged the City to bring in non- profits that provides potential homeowners with workshops in order to properly prepare people to be homeowners. She believed the City had a wonderful opportunity through Rice Creek Commons, to be able to encourage local residents to learn more about what it will take to be a homeowner. She suggested the Arden Hills newsletter feature an article that defines what are the differences are between subsidized, affordable and market rate housing. Mary Henry, 3521 Ridgewood Court, stated Rice Creek Commons was something that was near and dear to her heart. She explained she has been wanting things to happen and this development had been stuck. She commented on how housing was a major part of the economy. She understood that while new housing numbers were down, the Twin Cities metro area was still doing better than other metropolitan areas. She discussed how this development would impact the metro-wide economy and stated she believed it made the most sense to develop housing on Rice Creek Commons, versus office space. She commented on how important it was to have enough people living within this development to support the future businesses. She reported she whole-heartedly supported the proposed zoning changes. Christy Jacob, 1492 Arden Place, explained every decade the Met Council gives the City a proposed amount of affordable housing units to build in order to address the housing needs of the City at large. She reported from 2010 to 2020 the Met Council requested 272 and Arden Hills built four. She explained the Met Council then scored each City (0 to 100) at the end of each decade and Arden Hills scored a 10. She stated Shoreview, New Brighton and Roseville were in ARDEN HILLS PLANNING COMMISSION – December 6, 2023 13 the high 70’s, 80’s and 90’s. She commented the City of Arden Hills was now tasked with constructing 373 affordable housing units for this decade. She indicated if the City were to keep the density at 1,460 with 10% affordability, the City would fail to meet its requirement yet again. She commented on how she believed the Rice Creek Commons development was an extraordinary opportunity for the City to build up to 1,960 units at 20% affordability. She urged the Commission to support the proposed zoning and comp plan changes as this development would be a tremendous opportunity for the entire community. She commended the Commission for addressing the issues of pollution and traffic, noting these issues were solvable. Gregg Larson, 3377 North Snelling Avenue, stated the Planning Commission would be making a very important decision tonight. He reported his involvement with this issue goes back to 1995 when he was sitting on the Planning Commission. He discussed the history of the TCAAP site, noting for the last six years there has been stalemate and litigation. He indicated the City was unwilling to compromise and the County was unwilling to proceed without an increase over 1,460 units. He reported the 2022 election brought a new majority to the City Council that was committed to moving this project forward. He commented on how progress was occurring, the JDA was meeting again and compromise was reached on a new housing number of 1,960. In addition, the JDA and developer reached a term sheet. He explained the decision being made by the Planning Commission was the next step. He indicated the proposed zoning changes would reclassify some portions of the property in order to add housing density. He stated in listening to the discussion of the Commission he feared that some Commissioners were seeking details that were just not available at this time. He reported a base was trying to be established for the developer, City and County in order to move this project forward. He stated the 1,960 units would be a ceiling or maximum. He indicated a lot of things could change over the next 15 to 20 years as this site develops. He urged the Commission to positively contribute to the change occurring in the community by supporting the proposed rezoning and zoning code amendments. Lynn Diaz, 1143 Ingerson Road, stated she supported the increased density. She believed it made economic and environmental sense. She noted this density would allow for more affordable housing along with different types of housing. She hoped there would be an effort to provide housing that was lower than 60% AMI, which was especially needed. She wanted to see people who worked in Arden Hills to be able to live in Arden Hills. She supported the project having affordable housing that was for rent or for purchase. She supported the development being all electric as this was better for the environment. She noted there was a demand for walkable neighborhoods and commented on how a higher density would assist with more transportation options. Kathy Sukke, 1286 Karth Lake Circle, stated she had her first child a block from Harlem. She explained she understood density. She commented on how this development will impact those residents who live in the northern part of Arden Hills the most. She explained northern Arden Hills was diverse with Arden Manor, apartments, townhouses, and single-family homes. She stated northern Arden Hills currently had 1,435 units with 3,730 residents. She estimated that the proposed 1,960 units would put an additional 5,100 residents in northern Arden Hills. She stated this raises the population of Arden Hills by 136%. She requested this not be done. She discussed how the housing within the development would be placed on 192 acres or 30% of a square mile. She expressed concern with the fact Arden Hills would have more people per square mile than Minneapolis or St. Paul. She questioned why the City would pursue this. She feared the City was pursuing a distorted density simply for Ramsey County or the Met Council. She agreed with ARDEN HILLS PLANNING COMMISSION – December 6, 2023 14 Commission Mitchell that it was a problem to place housing adjacent to Highway 10 and County Road 96. She discussed how the development only had two access points which would lead to traffic concerns. She did not believe this project was utopian progress, but rather would distort a suburb for the sake of density goals from outside our borders that were inflicted on the City by a hostile takeover of the City the slate, three of four who were elected. She encouraged the Commission to slow down and to review the traffic study, AUAR and financials once they were available before making a density decision. She believed density should not be decided before these things were done. Donna Wiemann, 1406 Arden View Drive, stated at the November 1 TCAAP community engagement meeting there were many varied concerns, reactions and questions. She noted a summary of the comments received were submitted to the JDA on Monday, December 4. Since that time, nothing has changed. Apparently, what the residents were saying on the surveys or the questions that were raised did not make any difference to the proposal being considered by the Commission. She reported the Commission was being asked to change the comp plan without many questions being answered. She stated traffic was a major concern and a traffic study has not been completed. Another concern was how the schools will be impacted, and the City does not know. She asked how many more police officers or firefighters will be required to keep the community safe. She questioned how much more residents will have to pay for utilities and streets before property owners within TCAAP begin paying their fare share. She noted the preliminary agreement that was signed by the developer and JDA calls for a minimum number of units to be affordable (20% of the units at 60% AMI). She stated this means hundreds of units will be at a minimum affordable to renters. She questioned who would decide if this minimum number could be increased. She understood Ramsey County needs 15,000 deeply affordable units (units affordable at 30% AMI) we don’t know what that means to TCAAP. She reported when it comes to subsidies for these very affordable units, it typically comes from TIF, which would have to be funded by the City. Lastly, she noted the TCAAP vision included parcels that were to be developed for commercial, industrial and retail. She stated this was included for economic vitality and to create good paying jobs. She commented on how removing 30 acres from the commercial/retail space of the development would impact jobs. She suggested the City speak with local businesses to see if they are interested in moving to Arden Hills. She was of the opinion good paying jobs were just as important as housing. She urged the Commission to hold off from taking action on this item until the Commission had more information. Sherrie Marcy, 1460 Arden View Drive, stated she was encouraged by what the City was doing and commented on how important it was for people to have homes. She explained she appreciated the work the City has put into this project and urged the Commission to support the additional housing density. The Planning Commission received at the dais copies of public comments submitted in advance of the meeting from the following individuals: Frances Thelen, 1222 Carlton Drive Katie Bach and Nate Cmiel, 1861 Highway 96 W. Keith Gilbert, no address provided Arnie and Shelly Hawkins, 1820 Chatham Avenue Lyle Salmela, 1480 Arden Vista Court Rich Straumann, 4380 Arden View Court Kate Olson, no address provided ARDEN HILLS PLANNING COMMISSION – December 6, 2023 15 Ann Wandzel, 1416 Indian Oaks Court There being no additional comment, Chair Vijums closed the public hearing at 9:01 p.m. Commissioner Mitchell indicated the question before the Commission was about zoning and zoning only. She questioned if her goal of addressing air quality should be addressed at a later date. Commissioner Weber stated he believed this was a valid concern that should be addressed. He noted he would be willing to consider amendments or suggestions, such as for a sound wall. Commissioner Mitchell recommended residential areas meet healthy noise levels and that residential development shall be designed to create healthy air quality within residential buildings. She commented on how air quality can be managed by proper air ventilation, filters and air exchangers. She was of the opinion developing housing this close to a highway was inviting trouble. She noted her goal was for the new housing to be healthy for the new residents. Chair Vijums shared language for an amendment stating a study should be completed for noise levels and air quality levels. Commissioner Weber stated the process of studying or further addressing this matter should be left to the JDA. He believed the Planning Commission could merely make the suggestion. Chair Vijums summarized the comments that were made by the Commission. He believed the Commission was moving towards tabling action on this item in order to allow staff to provide further information on alternative traffic routes. Commissioner Collins questioned why the Chair believed the item should be tabled. He explained he supported the item moving forward. Commissioner Weber asked if the Chair could ask the Commission about their views on tabling or approving the item. Chair Vijums asked the Commission about their views on approving the item as is. Commissioner Weber indicated he supported the item moving forward as well, with the amendments as proposed by Commissioner Mitchell. Commissioner Blilie reported she would support approval with amendments. Commissioner Bjorklund explained he would support the Planning Case being approved. Chair Vijums indicated he would like further information regarding alternative traffic routes that would help to alleviate the traffic issues reported with the AUAR. In addition, he would like to see new traffic ratings that take into consideration the additional 500 units and alternative traffic routes. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 16 Community Development Director Jagoe asked if the Commission was attempting to add language to the TRC, or was the Commission asking the City Council to pass comments onto the JDA for their consideration. Commissioner Weber stated he believed the Commission was offering comments for the JDA to consider because this was the only time the Commission would be able to offer comments or suggestions on this topic. Chair Vijums concurred. Commissioner Collins urged the Commission to not get too expansive with its comments. He believed the sound and air quality concerns rise to the level of an amendment, but beyond that he did not see the need for further amendments. Commissioner Weber offered that a new AUAR would be completed in 2024. Chair Vijums stated he would like the JDA to pursue a traffic study and to consider alternative traffic routes within the development and for this information to come back to the Planning Commission. He offered that this could be added as a condition rather than an amendment to the proposed language. Community Development Director Jagoe stated a traffic study if it were made a condition of approval would be noted and provided the City Council with this guidance after speaking with the City Attorney on next steps. She stated she didn’t want to speak for the developer, but noted the developer was mindful of the comments the Planning Commission has made regarding noise. She commented further on how items would be reviewed and considered by the JDA. Commissioner Bjorklund asked if future housing developments would address air quality, noise, and traffic congestion during the development review process. Community Development Director Jagoe stated review of TCAAP development would by the JDA or Planning Commission and would be similar to other land use applications for development within the city. Discussion was had about how future developments in Rice Creek Commons would be reviewed and the role of the Planning Commission in the review of such developments. Commissioner Weber stated he would like to move approval of comp plan amendments and rezonings with no conditions. Commissioner Weber moved and Commissioner Bjorklund seconded a motion to recommend approval of Planning Case 23-021 for the Comprehensive Plan Amendments to Chapter 6, Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Rezoning of Southwest area from Flex Office to Neighborhood Residential Zoning Districts, based on the findings of fact and materials as presented in the December 6, 2023 report to the Planning Commission. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 17 Chair Vijums asked how issues regarding noise, air quality and traffic would then be addressed or passed along to the Council and JDA. Community Development Director Jagoe stated a recommendation could be made if this was supported by the majority of the Planning Commission. She reported the City Council would review these minutes. Chair Vijums requested the group come together in order to make a decision regarding traffic studies, noise and air quality. Commissioner Collins discussed how the requirement for a traffic study may adversely impact the overall project moving forward. Community Development Director Jagoe stated that she was looking for language from the Planning Commission on what is to be moved forward. She explained an AUAR would be done and the County was in the process of completing a traffic study. She anticipated this study would be done shortly. Commissioner Weber stated he would not expect the traffic study to come back to the Planning Commission, but rather wanted to see the updated traffic study go to the JDA and be used to guide the design of the development. Councilmember Rousseau explained she could make the Council aware of the fact that the Planning Commission had significant concerns regarding noise and air pollution, along with concerns regarding traffic, with the Commission recommending a traffic study being completed. Commissioner Weber stated he was satisfied with the fact this report would be made to the City Council and the fact that the JDA Chair was in attendance at this meeting to report the same concerns to the JDA. Chair Vijums commented on the NR-3 and NR-4 definitions. He requested the Council review these definitions and the proposed metrics further in order to better understand the impacts of those numbers inside the overall development. Commissioner Collins indicated the Planning Commission had a motion and second on the floor. He requested the Chair hold a vote. Commissioner Bjorklund moved and Commissioner Collins seconded a motion to call the question. The motion carried 4-2 (Commissioner Mitchell and Chair Vijums opposed). (Commissioner Wicklund recused himself). The motion carried 4-2 (Commissioner Mitchell and Chair Vijums opposed). (Commissioner Wicklund recused himself). Chair Vijums recessed the Planning Commission meeting at 9:37 p.m. Chair Vijums reconvened the Planning Commission meeting at 9:43 p.m. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 18 A. Planning Case 23-020; 3737 Lexington Avenue North and 1133 Grey Fox Road – Crew Carwash – Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review – Public Hearing Community Development Director Jagoe stated the Applicant has submitted a land use application for Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review, proposing to redevelop a 2.48-acre site located at 3737 Lexington Avenue N. and 1133 Grey Fox Road. The Subject Property is currently owned by STORE Master Funding III, LLC. The site is currently developed with a vacant industrial building and associated parking lot. The Applicant is proposing to demolish the existing building and redevelop the site. The Subject Property would be combined and function as a single entity with shared site operations as part of the Planned Unit Development (PUD) with the phased development of the buildings. The Applicant is proposing two separate one-story carwash tunnel buildings. The first building would be an approximate 5,800 square foot exterior drive-through carwash to be constructed upon approval. The second building is an approximate 5,300 square foot interior drive-through carwash that the Applicant plans to construct three (3) to five (5) years after their customer base is established. Community Development Director Jagoe explained this area of the City includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. A number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses are located in this area. This area was largely developed between the 1950s and 1970s, though the retail area along Lexington Avenue has had some new development and redevelopment in the last 15 years. This area is marked as an area of possible redevelopment in 2040. Staff commented further on the history of the subject property. Community Development Director Jagoe reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. The property located at 3737 Lexington Avenue N. and 1133 Grey Fox Road is designated for Commercial uses on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development for a phased development consisting of two separate one-story carwash tunnel buildings, one approximate 5,800 square foot exterior drive-through carwash and one approximate 5,300 square foot interior drive-through carwash that will function as a single entity on the Subject Property. 6. The Applicant has proposed a phased development plan with Phase I referred to as the Exterior Carwash to be constructed following the land use approvals herein and Phase II referred to as the Interior Carwash to be constructed approximately three (3) to (5) years ARDEN HILLS PLANNING COMMISSION – December 6, 2023 19 later. 7. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 8. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 9. Flexibility through the PUD process has been requested in the following areas: landscaping, setbacks, building materials, transparency, lighting, pedestrian and bicycle circulation, drive-through facilities, and signage. 10. A public hearing for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council. , : Community Development Director Jagoe reviewed the motion options available to the Planning Commission for Planning Case 23-020 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue N. and 1133 Grey Fox Road: 1. Recommend Approval with Conditions 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The Master and Final Planned Unit Development approval for Phase I shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. 3. A violation of any condition set forth in the permit shall be a violation of this Code, and shall be cause for revocation of the permit. 4. A Master and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval for Phase I of the Development for the exterior carwash. The Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. 5. The Applicant will be required to submit for PUD Final Plan approval of Phase II at the time of future development prior to the issuance of permits associated to construction of the interior carwash building. 6. The Applicant shall apply to the City for Final Plat review and approval within three (3) months of City Council approval of Preliminary Plat. 7. Prior to the issuance of a building permit, a landscape financial security equal to 125% of the cost of the landscaping to be installed on the site shall be submitted. The Applicant must submit a detailed cost estimate for the landscaping so staff can determine the final amount. Landscape financial security shall be held for two full growing seasons. For any landscaping that is not in accordance with the approved landscaping plan at the end of two growing seasons, the Developer shall replace the material to the satisfaction of the City before the guarantee is released. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 20 Where this is not done, the City, at its sole discretion, may use the proceeds of the performance guarantee to accomplish performance. 8. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, MnDOT and Ramsey County prior to the start of any site activities. 9. The final plans shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 10. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 11. Upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 12. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 13. The Applicant shall be responsible for protecting the proposed on-site storm sewer infrastructure and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments and debris during all construction activities. Temporary stormwater facilities shall be installed to protect the quality aspect of the proposed and existing stormwater facilities prior to and during construction activities. Maintenance of any and all temporary stormwater facilities shall be the responsibility of the Applicant. 14. A right-of-way permit shall be required for work performed within the City right- of-way. 15. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. 16. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 17. A separate sign permit shall be required for all signs on the site. 18. Any future trash enclosures shall utilize gates and be constructed on three sides using the same materials and patterns used on the building. Locations shall be approved by the Planning Department. 19. The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. 20. All disturbed boulevards shall be restored with sod. All areas of the site, where practical, shall be sodded or seeded and maintained. The property owner shall mow and maintain all site boulevards to the curb line of the public streets. 21. The proposed structures shall conform to all other regulations in the City Code. 22. The Applicant shall provide a copy of the Stormwater Management Report and verification of Rice Creek Watershed approval prior to the approval of Development Agreement. 2. Recommend Approval as Submitted ARDEN HILLS PLANNING COMMISSION – December 6, 2023 21 3. Recommend Denial 4. Table Jake Steen, Crew Carwash representative, introduced himself to the Commission. He thanked staff for the thorough staff report and noted this project was being proposed for the PACE site. He explained he currently had 45 locations with four in Minnesota. He shared that Crew Carwash prides itself on having a clean site design with an efficient operation, noting washes took three to five minutes. He commented on the PUD flexibility requests for the canopy setback, glazing/building material requirements, drive thru access and for signage. He requested the spandrel glass be accepted for the southern elevation and noted that glazing would be added on the east elevation. He explained he was looking forward to locating the business in Arden Hills and stated he was 100% committed to cleaning up and developing this site. Chair Vijums opened the floor to Commissioner comments. Commissioner Bjorklund requested further information regarding the spandrel glass. Mr. Steen explained this was glass window that had a film on it that would not allow people to see through it. Commissioner Bjorklund stated he was concerned with the amount of signage on this site. Community Development Director Jagoe stated there was other auxiliary signage pictured that were not represented in the sign plan. She estimated there were eight signs on the site, but requested the Applicant confirm this. Mr. Steen explained he could sit down with staff to identify all of the signs on the site. Commissioner Mitchell questioned if the interior wash and exterior wash were completed within the same building and at the same time. Travis Smith, Crew Carwash representative, reported these were two separate cleanings that occurred on separate conveyor belts in different buildings. Further discussion ensued regarding how traffic would flow through the site. Commissioner Bjorklund reported he was very impressed by the level of detail that was provided by Crew Carwash. Commissioner Wicklund stated this was a different model for cars to navigate. He noted concerns about traffic on Grey Fox Road. He asked if cars could do an interior cleaning only. Mr. Smith explained vehicles had to do an exterior cleaning prior to completing an interior cleaning. Commissioner Wicklund asked when Crew Carwash saw its peak number of customers. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 22 Mr. Smith stated this was dependent on weather, but anticipated this would occur on a Saturday afternoon when there would be 45 to 55 customers per hour. Commissioner Wicklund inquired how people were paying for this service. Mr. Smith reported the two left lanes were for non-members and the two right lanes were for members. Members would have a RFID tag in their window. Non-members are assisted by a customer service representative to complete payment. He estimated 40% of his customers were members. Commissioner Wicklund indicated his main concern with this project was queuing and that cars do not spill over onto Gray Fox Road. He requested the applicant work with staff on the east elevation for the interior building because this elevation would be visible from Lexington Avenue. Commissioner Weber asked staff if there has been an instance in which a single entrance has been allowed to be called two entrances because of a median. Community Development Director Jagoe stated she was uncertain. Commissioner Weber reported City Code requires access shall be two public streets from at least two points on the subject premises. He noted this site does not have two entrances or two exits. He commented on the two different proposals that have been brought before the Commission in the past two years, one for Aldi and two other businesses and the other was for Rocket Car Wash and two other businesses. He was of the opinion this project feels like a massive underutilization of this property. He noted that the buildings were too spread out. He recommended more businesses be considered within this development. Chair Vijums asked if this business model could move forward with only one building for both interior and exterior cleaning operations. Mr. Smith explained the interior and exterior cleaning were completely different operations and required two separate buildings. Commissioner Wicklund stated he appreciated the comment Commissioner Weber made regarding the entrance/exit. Commissioner Weber indicated he was also concerned with the amount of signage on the site. He requested the applicant work to reduce the amount of signage on the property. He noted he could support the proposed spandrel glass but reiterated that he did not support the single business on this property. He stated given the number of flexibilities that were being requested, he suggested action on this project be tabled for a month in order to allow some of the issues to be fixed. Mr. Smith commented that with how contaminated this site was, the businesses he has approached have not been interested. He explained the only issue he was having on the site was with the setback for the canopy. He anticipated all other flexibility requests could be worked out with staff. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 23 Commissioner Weber asked if the applicant knew what contaminants were in the grounds. Mr. Smith reported a Phase I has been completed, but the seller will not allow a Phase II to be completed. He noted he has been working with a local environmental engineer who was familiar with the site. He explained testing would be completed if this project were approved by the City. He noted the groundwater would not be used from this site. Commissioner Weber thanked Mr. Smith for his comments. He stated he did not believe he would be able to support this project with only a single business on the property because it felt too spread out. He believed one half of the property was not being used. Mr. Smith discussed how Crew was requesting flexibility on the second building because this was a new business model that was being pursued three to five years in the future. Commissioner Wicklund clarified that the Planning Commission was not able to pick and choose businesses but rather was being asked to review the request before them. Commissioner Weber stated he understood this to be the case and noted he had nothing against Crew Carwash, but he felt the site was being underutilized. Commissioner Collins reported the Applicant was requesting flexibility on half of the standards within this PUD. He explained he was concerned with the access to this site and indicated he was also concerned with the visual of the structure. He stated he wasn’t saying no to this project, but he feared the Applicant was requesting too much flexibility. He questioned if this item should be tabled in order to allow the Applicant to revise the plans in order to reduce the flexibility requests. Commissioner Blilie stated it was not possible for the site to be uglier than it was right now. Commissioner Wicklund explained the Planning Commission advises the City Council on Planning Cases. He supported the item being approved, noting that the Commission was concerned with the egress/ingress to the site. He shared he would be open to tabling to allow the applicant to address some of the concerns though he believed the City Council had the knowledge to analyze this project for final approval. Chair Vijums anticipated many of the issues that have been raised could be addressed at this meeting. He stated he supported the spandrel glass because people didn’t need to see the car wash mechanics. He indicated the canopy was the only concern from the Applicant and he understood that this would not have an impact to the road itself. He understood there was all concrete and asphalt in this area and agreed this site was in need of redevelopment. He explained he supported the 18 proposed parking stalls and stated his only hang up with the property was with the signage. He asked how many other sign standard adjustments the City has approved in the past. Community Development Director Jagoe explained the City has had 12 sign standard adjustment requests in the past 20 years and the average request was for three times the permitted ARDEN HILLS PLANNING COMMISSION – December 6, 2023 24 amount in the district. She indicated there were five applicants in this same sign district that have been granted flexibility. Chair Vijums asked how the Commission wanted to proceed with the sign standard adjustment request. Commissioner Wicklund stated he did not have any concerns regarding the sign flexibility request. Commissioner Weber, Commissioner Blilie and Commissioner Bjorklund agreed. Chair Vijums also agreed, noting other sign standard adjustments have been granted by the City. He recommended that the business only be advertised on one building and not both. Mr. Smith stated he would like the buildings to be signed differently with one being Crew Car Wash and the other being Crew Interiors. Chair Vijums questioned if the Applicant has thought about how to gain another access point onto Lexington Avenue. Commissioner Weber reported the Applicant would not be able to get another access point approved by Ramsey County. Chair Vijums stated with only one access point, he would recommend this area be widened. Mr. Smith said they would consider widening the entrance. He explained he looked at using the alleyway as an access point, but the alleyway was not deemed a City street. Chair Vijums questioned if the Applicant had another car wash that was designed in a similar manner as this. Mr. Smith stated the Crew Carwash in Eden Prairie was very similar, except the parking was not in the middle. He explained there were other operations in Indiana that had both interior and exterior wash buildings. Chair Vijums stated it appears the Commission supported this item moving forward with an amendment to only have one wall sign along Lexington Avenue. He recommended the driveway curb cut wider. Commissioner Wicklund recommended Condition 23 read: The Applicant must work with City staff to confirm adequate egress. Commissioner Wicklund suggested Condition 17 be amended to read: The City approves one wall sign per street frontage. Community Development Director Jagoe explained the Applicant would be able to pick one sign for the east elevation. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 25 Mr. Smith requested each business be allowed to have one sign that faces Lexington Avenue. He reported one building would say Crew Carwash and the other would say Crew Interior. Discussion was had about allowing for each building to have a wall sign. Commissioner Wicklund moved and Commissioner Blilie seconded a motion to recommend approval of Planning Case 23-020 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue North and 1133 Grey Fox Road, based on the findings of fact and the submitted plans, as amended by the conditions in the December 6, 2023 Report to the Planning Commission as amended adding Condition 23 to read: The applicant must work with City staff to confirm adequate egress. The motion carried 6-1 (Commissioner Weber opposed). Commissioner Bjorklund moved, seconded by Commissioner Weber, to reopen Planning Case 23-020. The motion carried unanimously (7-0). Chair Vijums opened the public hearing at 11:00 p.m. Chair Vijums invited anyone for or against the application to come forward and make comment. There being no comment, Chair Vijums closed the public hearing at 11:00 p.m. Commissioner Wicklund moved and Commissioner Blilie seconded a motion to recommend approval of Planning Case 23-020 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue North and 1133 Grey Fox Road, based on the findings of fact and the submitted plans, as amended by the conditions in the December 6, 2023 Report to the Planning Commission as amended adding Condition 23 to read: The applicant must work with City staff to confirm adequate egress. The motion carried 6-1 (Commissioner Weber opposed). UNFINISHED AND NEW BUSINESS Community Development Director Jagoe stated she would be polling the Planning Commission to see if they would be available to attend their next regular meeting on January 3, 2024. REPORTS A. Report from the City Council Councilmember Rousseau provided the Commission with an update from the City Council. She thanked the Commission for their thoughtful consideration of the two Planning Cases that were before the Planning Commission this evening. She explained the Council tabled action on the ground mounted solar ordinance at its last meeting. ARDEN HILLS PLANNING COMMISSION – December 6, 2023 26 B. Planning Commission Comments and Requests None. ADJOURN Chair Vijums moved, seconded by Commissioner Weber, to adjourn the December 6, 2023, Planning Commission Meeting at 11:05 p.m. The motion carried unanimously (7-0). City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 1 of 9 PC Agenda Item – 3A MEMORANDUM DATE: January 3, 2024 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, Senior Planner SUBJECT: Planning Case #23-023 – No Public Hearing Required Applicant: Plekkenpol Builders Property Location: 1666 Oak Avenue Request: Variance Requested Action Plekkenpol Builders (“Applicant”) has requested a variance to construct a covered front porch addition on the property located at 1666 Oak Avenue (“Subject Property”). The Applicant has requested a variance to decrease the required front yard setback from 40 feet to 29.6 feet. The existing principal structure is nonconforming with the front yard setback requirement and has a front yard setback of 36.5 feet. The Applicant is proposing a 36.2 foot by 7 foot covered porch addition that would encroach further into the required front yard setback. The addition would add 253 square feet to the existing structure. Background 1. Existing Site Conditions 1666 Oak Avenue, the Subject Property, is zoned R-1, Single Family Residential District. It is designated for Low Density Residential in the 2040 Comprehensive Land Use Plan. The Subject Property is the site of a single-family dwelling owned by Jonathan and Lindsay Hill. All surrounding parcels are also zoned R-1, Single Family Residential District and designated for Low Density Residential Uses in the Land Use Plan. 2. Site Data 2040 Future Land Use Plan: LDR – Low Density Residential Existing Land Use: Single Family Dwelling Zoning: R-1, Single Family Residential District Lot Size: 0.49 acres City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 2 of 9 3. Proposed Use The Applicant is requesting a variance to decrease the required front yard setback of the single- family dwelling on the Subject Property from 40 feet to 29.6 feet for a proposed covered front porch addition. Section 1320.06 of the Arden Hills City Code requires a front yard setback of 40 feet. According to the Applicant’s narrative and the Certificate of Survey submitted as a part of the application, the Subject Property’s existing principal structure does not meet the front yard setback requirement. The Subject Property was developed in 1965 and today is a nonconforming lot for the front yard setback as the principal structure encroaches upon the 40-foot setback by 3.5 feet. Per the City Code, any nonconformity shall not be expanded but may be continued, including through repair, replacement, restoration, maintenance, or improvement. However, there are provisions for permitted encroachments for single and two-family nonconforming dwellings that would allow for an addition to an existing nonconforming principal structure. There are also criteria for permitted encroachments for covered porches additions to single-family detached dwellings. The plan evaluation of the proposed front porch addition will include a review of these provisions for the Planning Commission’s consideration. The Applicant is requesting the proposed covered front porch addition as the property owners report that the existing front entry steps are highly susceptible to freezing during the winter months and pose a safety risk. The property owners noted that several individuals have already slipped and fallen at the existing front entry due to the accumulation of ice on the steps. The proposed covered front porch roof design would mitigate the risk of falls due to ice at the front entry by shielding the entry from the elements. The roof design would also shield the front entry from icicles that form on the second-story roof above the front entry and protect those entering the residence from falling icicles. The Applicant also states that the covered front porch addition will improve site water drainage by moving rainwater further away from the home’s foundation. The Applicant states that the property owners considered the north and south sides of the principal structure as alternative locations for the covered porch. However, there are mature trees in both side yards that would potentially need to be removed in order for the addition to meet side yard setback requirements. The proposed covered front porch addition would meet applicable building codes and all other regulations in the R-1 District. As a nonconforming lot, the existing principal structure is allowed to be maintained through normal maintenance and repairs. The Applicant would not be able to construct the proposed covered front porch addition without a variance. 4. Approvals The Planning Commission is being asked to determine if a variance request for flexibility on the front yard setback should be approved. The submitted sketches show the location of the proposed covered front porch addition. The evaluation of the proposal should be based on the District Provisions in Section 1320 and the Requirements for a Variance in Section 1355.04, Subd. 4. Plan Evaluation Chapter 13, Zoning Regulations Review City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 3 of 9 1. District Provisions (R-1 Single Family Residential District) – Section 1320.06 Lot Size and Dimensions – Meets Requirements The Subject Property was constructed in 1965 on a lot with an area of 22,846 square feet (Attachment E). Section 1320 – District Provisions of the Zoning Code requires a minimum lot size of 14,000 square feet per single-family dwelling unit in R-1. Structure Setbacks – Variance Requested In the R-1 District, the minimum front and rear setback requirements are 40 feet and 30 feet, respectively. The minimum side yard setback is 10 feet and the minimum total of both side yards on a lot is 25 feet. The current structure complies with the minimum rear and side yard setback requirements in the R-1 District though it does not comply with the minimum front yard setback requirement. The proposed covered front porch addition would have a front yard setback of 29.6 feet as measured from the west property line. Today, as verified by the Certificate of Survey submitted with the variance application, the existing front yard setback is 36.5 feet. The principal structure was constructed in 1965 and permitted for construction with a 40-foot setback. The Applicant is requesting a variance to decrease the required front yard setback from 40 feet to 29.6 feet. The proposed covered front porch addition would conform to rear and side yard setback requirements. Required Existing Proposed Covered front porch addition Front Setback 40 36.5 feet 29.6 feet City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 4 of 9 Rear Setback 30 +/-79 feet +/-79 feet Side Yard Minimum 10 14.4 and 24.2 feet 14.4 and 24.2 feet (not impacted) Side Yard Total Both Side Yards 25 38.6 feet 38.6 feet (not impacted) Landscaped Area – Meets Requirements In the R-1 District, the minimum landscaped area required without a variance is 65% of the property or 14,849.9 square feet. The Subject Property has an existing landscaped area of 17,372 square feet or 76.04%. The proposed addition would decrease the total landscaped area to 17,141 square feet, or 75.03% percent of the property. The plans for the addition include a decrease in front stoop and front walk impervious surface coverage for a total decrease in landscaped area of 231 square feet. Structure Coverage – Meets Requirements The R-1 District allows for a maximum structure coverage of 25% or 5,711.5 square feet of the Subject Parcel. The existing structure coverage is 3,323 square feet or 15%. The proposed addition would increase the total structure coverage by 253 square feet for a total of 3,576 square feet, or 16% of the Subject Property. 2. Exceptions to the Minimum Requirements for All Districts (Single and Two-Family Nonconforming Dwellings) – Section 1325.03 In February 2012, the City Council adopted an amendment to the Zoning Code that allowed a nonconforming single or two-family dwelling to be expanded without a variance if the proposed addition meets criteria set in the Zoning Code. Subd. 2(D) in Section 1325.03 establishes nine (9) provisions for the expansion of principal structures that are nonconforming for reasons of setbacks or lot dimension, provided all of the provisions are met. The Applicant’s proposal meets provisions 3 through 9 but it does not meet provision 1 or 2 established in this section and therefore requires a variance. Provision 1 of Subd. 2(D) states “the proposed addition extends no closer to a property line than the pre-existing nonconforming structure,” meaning the addition to the structure does not increase the existing nonconformity. The proposed addition in this variance application would encroach further into the required front yard setback, increasing the nonconforming front yard setback. A variance is required if a proposed addition would increase the nonconformity of a nonconforming structure. Provision 2 of Subd. 2(D) states “if the addition expands the footprint of the structure, then the proposed addition extends no closer than thirty (30) feet from the front property line or five feet from a side property line.” The setback for the Applicant’s proposed addition is 29.6 feet, which is closer than 30 feet from the front property line. A variance is required if a proposed addition would extend closer than 30 feet from the front property line. The Applicant’s proposed addition to the existing nonconforming principal structure does not meet all nine of the established criteria in the code and therefore is not permitted without a variance. A variance is required for an addition to a nonconforming structure that does not meet the provisions in Section 1325.03 Subd. 2(D). City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 5 of 9 3. Exceptions to the Minimum Requirements for All District (Covered Porches for Single- Family Detached Dwellings) – Section 1325.03 The Applicant’s proposed addition would not be permitted without a variance as the proposed would increase an existing nonconforming setback and extend closer than 30 feet from the front property line. Before May 2005, an addition into the required front yard setback would require a variance, whether the principal structure was already conforming or nonconforming with the Arden Hills Zoning Code. In May 2005, the City Council adopted an amendment to the Zoning Ordinance that allowed covered front porches to encroach into the front setback under certain conditions without a variance, granted that the property already conformed with the applicable required front yard setback. One of these conditions was that the covered front porch could not be any closer than 30 feet to the front lot line. In April 2006, the City Council adopted an amendment to the covered front porch ordinance which removed the no closer than 30 feet condition and allowed for a more flexible but consistent standard. The amendment made it possible for properties platted and developed with a less than 40-foot front yard setback to construct a front porch. The ordinance amended in April 2006 is still a part of today’s Zoning Code. While the provisions of the covered front porch ordinance are applicable to the Subject Property, a variance is still required for a covered front porch as it is nonconforming and does not meet the criteria for expanding a nonconforming structure. As part of the variance application, the Applicant provided information about the proposed addition to be evaluated against the covered front porch provisions. Subd. 2(E) of Section 1325.03 establishes five (5) provisions for covered porch additions to single- family detached dwellings, provided the dwelling is conforming with the Zoning Code or is a nonconforming dwelling that meets the provisions for expansion as established in Section 1325.03 Subd. 2(D). Provisions 2, 3 and 4 apply to principal structures that are constructed after May 1, 2006. As the principal structure on the Subject Property was constructed in 1965, these provisions are not applicable. The Subject Property can be evaluated by Provisions 1 and 5 though a variance is required for the proposed covered porch addition submitted as part of the variance application. Provision 1 of Subd. 2(E) establishes “for already developed lots on which a principal structure existed prior to May 1, 2006, the Covered Porch shall not be closer to the front lot line and side yard corner as determined by the following provisions:” The provision goes on to provide a formula for calculating a covered porch addition setback by multiplying the current principal setback by .75. The existing principal structure setback for the Subject Property is 36.5 feet. Multiplied by .75, the result is 27.375. Based on the formula, a covered front porch on this lot could have a front yard setback of 27.375 feet, allowing for a 9.125-foot addition on this lot. The proposed addition would encroach 6.9 feet into the existing structure setback, which is below the permitted threshold according to this provision. Though the Applicant’s proposed covered porch would meet this provision, a variance is required because the existing principal structure setback of 36.5 feet is nonconforming with the setback required for the property. The original building permit showed the Subject Property was permitted with a 40-foot setback, the required setback for the property’s subdivision and the City when the structure was built in 1965. However, the principal structure was constructed with 36.5-foot setback and is nonconforming. As a result, the proposed covered porch addition requires a variance. City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 6 of 9 Provision 5 of Subd. 2(E) sets out findings required for the approval of a building permit for a covered porch. The Applicant has provided the required information, and it is included as Attachments E and F. The proposed covered porch meets the setback and zoning requirements as established for covered porches, meets the design guidelines established in the Zoning Ordinance Procedure Manual, and is integrated into the principal structure through proposed exterior materials and the roof design. There is also a provision that a covered front porch in the 40-foot front yard setback shall not be converted to a four season porch. The Applicant’s proposed covered porch addition would meet the requirements established for a covered porch addition but because the principal structure is nonconforming and does not meet the requirements for the expansion of a nonconforming structure, a variance is required. 4. Variance Review The role of the Planning Commission is to determine and consider how the facts presented to them compare with the city’s articulated standards. The Commission should base their decision on the facts presented and then apply those facts to the legal standards contained in city ordinances and relevant state law. Neighborhood opinion alone is not a valid basis for granting or denying a variance request. While the Planning Commission may feel their decision should reflect the overall will of the residents, the task in considering a variance request is limited to evaluating how the variance application meets the statutory practical difficulties factors. Residents can often provide important facts that may help in addressing these factors, however, unsubstantiated opinions and reactions to a request do not form a legitimate basis for a variance decision. The Planning Commission may impose conditions when granting variances as long as the conditions are directly related and bear a rough proportionality to the impact created by the variance. For instance, if a variance is granted to exceed the front setback limit, any conditions attached should presumably relate to mitigating the effect of the encroachment. 5. Variance Requirements – Section 1355.04, Subd. 4 The Applicant requests a variance to construct a covered front porch addition to the existing principal structure that would impede on the required front yard setback in the R-1 Residential District. The Planning Commission will need to make a determination utilizing the following variance findings and criteria on whether there are practical difficulties with complying with the zoning regulations. If the Applicant does not meet all the factors of the statutory test, then a variance should not be granted. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 1. Purpose and Intent. The variance request shall comply with the purpose and intent of the provisions of the City’s Zoning Regulations and with the policies of the City’s Comprehensive Plan. The variance request for 1666 Oak Avenue is for a proposed covered front porch addition. The Subject Property is zoned R-1, Single Family Residential District and is guided as Low Density Residential on the Land Use Plan. City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 7 of 9 2. Practical Difficulties. The Applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The term “Practical Difficulties” as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. According to the Applicant, a covered front porch for a single-family home is a reasonable use of the Subject Property in the R-1 Zoning District because the design of the existing principal structure front entry does not mitigate the safety risks posed to inhabitants and visitors of the residence by ice accumulation. b. Unique Circumstances. The plight of the property owner is due to circumstances unique to the property not created by the landowner. According to the Applicant, the Subject Property’s dwelling unit was constructed in 1965. The current property owners purchased the property in 2018 so they did not create the circumstances of the Subject Property’s nonconforming front yard setback. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. According to the Applicant, the variance for the covered front porch would not alter the essential character of the neighborhood. The Applicant states that the porch would bring nostalgia, charm, and a theme of relaxation to the neighborhood. It will also have the useful function of providing shelter to the main entry. The property owners state that the front porch would help foster neighborhood connections and enhance the home’s aesthetic as the design will integrate into the existing front façade. 3. Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The Applicant states that the proposed variance is not requested for economic reasons alone. 4. Access to Sunlight. Inadequate access to direct sunlight for solar energy systems shall be considered a practical difficulty. A solar energy system is not proposed. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 8 of 9 1. City Staff received a land use application for a variance request to the required R-1 Zoning District front yard setback at the Subject Property 1666 Oak Avenue. 2. A single-family dwelling is a permitted use within the R-1 Zoning District. 3. Section 1320.06 of the Arden Hills City Code requires a front yard setback of 40 feet within the R-1 Zoning District. 4. The covered front porch addition will not impede sight lines or obstruct the clear vision area from the roadways. 5. The existing principal structure is nonconforming with the front yard setback of 36.5 feet. 6. Section 1325.03 Subd. 2(D) establishes provisions for the expansion of nonconforming single and two-family dwellings. 7. The proposed covered front porch addition would have a front yard setback of 29.6 feet and does increase the nonconformity of the lot. 8. Section 1325.03 Subd. 2(E) establishes provisions for the addition of a covered front porch and would allow for a covered porch addition with a setback decrease of up to 9.125 feet based on the setback of the existing principal structure. 9. The proposed covered front porch addition would decrease the existing front yard setback by 6.9 feet. Variance Findings: 1. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 2. The proposed covered front porch addition would not alter the essential character of the neighborhood because the proposed design will integrate with the existing structure and will be compatible with the neighborhood. 3. The variance request is not based on economic considerations alone. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. • Recommend Approval with Conditions: Motion to recommend approval of Planning Case 23-023 for a Variance to construct a covered front porch addition with a 29.6 front yard setback at 1666 Oak Avenue, based on the findings of fact and the submitted plans, as amended by the conditions in the January 3, 2024, Report to the Planning Commission: 1. A Building Permit shall be issued prior to commencement of construction. 2. The proposed building shall conform to all other standards and regulations in the City Code. 3. The proposed covered porch shall not be converted to a four season porch. • Recommend Approval as Submitted: Motion to recommend approval of Planning Case 23- 023 for a Variance to construct a covered front porch addition with a 29.6 front yard setback at 1666 Oak Avenue, based on the findings of fact and the submitted materials in the January 3, 2024, Report to the Planning Commission. • Recommend Denial: Motion to recommend denial Planning Case 23-023 for a Variance to construct a covered front porch addition with a 29.6 front yard setback at 1666 Oak City of Arden Hills Planning Commission Meeting for January 3, 2024 P:\Planning\Planning Cases\2023\PC 23-023, 1666 Oak Avenue – VAR Page 9 of 9 Avenue, based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. • Table: Motion to table Planning Case 23-023 for a Variance to construct a covered front porch addition with a 29.6 front yard setback at 1666 Oak Avenue: a specific reason and information request should be included with a motion to table. Notice Although a variance does not require a public hearing, a public meeting notice was prepared by the City and mailed to properties within 500 feet of the Subject Property on December 22, 2023. A public hearing notice for this planning case was published in the Pioneer Press on December 22, 2023. Minnesota statute does not clearly require a public hearing before a variance is granted or denied, however, after consulting with the City Attorney, staff agree that the best practice is to allow public forum on all variance requests. A public forum allows the city to establish a record and elicit facts to help determine if the application meets the practical difficulties factors. Staff has not received any written or verbal comments regarding this proposal as of December 28, 2023. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on December 1, 2023. Pursuant to Minnesota State Statute, the City must act on this request by January 29, 2024 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the Applicant, the City may extend the review period beyond the initial 120 days. On December 8, 2023, the City provided the Applicant with written notification extending the review period to March 29, 2024 (120 days) based on the date of the submission for review by the Planning Commission and City Council during the January meeting cycle. The Applicant confirmed receipt of this notification on December 8, 2023. Attachments A. Land Use Application B. Location Map C. Variance Request Letter D. Letter from Property Owner E. Site Survey & Renderings F. Description of Project Location Map Streets Interstate US or State Highway US or State Highway US or State Highway US or State Highway Connector (Ramp) County Road County Road Local Road Local Road 12/13/2023, 3:31:23 PM 0 0.04 0.080.02 mi 0 0.07 0.130.03 km 1:2,400 Ramsey County Ramsey County MN November 17, 2023 City of Arden Hills, Minnesota RE: Variance for 1666 Oak Avenue Open Front Porch Criteria for Review We would like to ask for your considera�on of the original plan for following reasons: The property located at 1666 Oak Avenue was constructed in 1965 in its current loca�on. This residence has been labeled a non-conforming structure due to its placement on the lot by the original builder. The front yard setback per the 1320.06 District Requirement Chart is 40 feet. The current front yard setback is 36.5 feet. The current owner would like to construct an open front porch and a variance is required due to the exis�ng non-conforming status. The current house is located at the end of a cul-de-sac. The owner’s request for an open front porch is to have a loca�on where they can sit and watch their children play with friends, ride bikes, etc. The owners have considered alternate loca�ons for construc�ng the open porch on the north and south sides of the house. With the current 1320.06 District Requirements Chart side setbacks at 25 / 10. The current house side setbacks are 24.2 / 14.4 with mature trees in both side yards, making an addi�on at the side yards not feasible. With the side yard addi�ons not feasible, we looked at Sec�on 1325.03 Excep�ons to the minimum requirements for all districts. E. Covered Porches for Single-Family Detached Dwellings. 1. For already developed lots on which a principal structure existed prior to May 1, 2006, the Covered Porch shall not be closer to the front lot line and side yard corner as determined by the following provisions: a) The Covered Porch shall be set back from the front lot line and side yard corner at least the number of feet calculated by the following formula: Current principal structure setback in feet multiplied by .75 = Covered Porch setback from the front lot line and side yard corner in feet. (For example, if the principal structure is thirty-two (32) feet from the front lot line, then: 32 feet * .75 = 24 foot setback from the front lot line and side yard corner for the Covered Porch. In this case, the Covered Porch may extend up to eight (8) feet from the principal structure into the front setback) Current setback 36.5 feet x 0.75 = 27.38 feet. Proposed setback 36.5 feet – 7 feet = 29.5 feet. In addi�on, the front porch addi�on will not encroach into the 25 / 10 side yard setbacks. If this variance is accepted, it will not create a land use issue for R1 zoning. The exis�ng building’s height will s�ll be less than 30 feet. The floor area ra�o would s�ll be less than 0.3. The lot coverage by structure would s�ll less than 25%. And the minimum landscape lot area would s�ll be larger than the required 65% per 1320.06 District Requirement Chart. This open front porch addi�on will not alter the essen�al character of the city. In fact, the porch would bring nostalgia, charm, and a theme of relaxa�on, while it also has the useful func�on of providing shelter to the main entry. Also, this open front porch addi�on will improve site water drainage by moving the rainwater further away from the home’s founda�on. Thank you for your considera�on of this proposed project. Erik Mahin Plekkenpol Builders, Inc. To Whom It May Concern: We are writing to request permission to add a front porch to our residence at 1666 Oak Ave, Arden Hills. This addition will bring important enhancements to safety, as well as enrich the neighborhood community and add to the neighborhood’s charm. Safety Concerns Winter Hazard Mitigation: Our current staircase leading to the front door is highly susceptible to freezing during the winter months. Several individuals, including guests and family members, have already slipped and fallen. It is only a matter of time before a serious injury occurs. The installation of a covered porch would significantly reduce this risk, providing a safer entryway during icy conditions. Icicle Hazard Prevention: A concerning safety issue we face every winter is the formation of large icicles on the second-story roof directly above our front door. These pose a serious risk of injury, as they could fall unexpectedly on someone entering or exiting the house. By constructing a covered porch, we can mitigate this danger. The gabled porch roof design would ensure that icicles don’t form over the walkway – and any icicles that do form will be lower and easily removed – greatly reducing the risk of accidents. Community Enrichment Fostering Neighborhood Connections: During the pandemic, the neighborhood children joined together to create an extensive hopscotch course in the cul-de-sac in front of our house. The story of their creativity and collaboration even made the local news. The hopscotch course has become an annual tradition. Hopscotch, biking, tag, exploring, and other activities, continue to be a source of joy and creativity in front of our house every summer. A front porch would enhance these community activities by providing a shaded area for supervision and interaction. Aesthetic: We have carefully selected a porch design that seamlessly complements our home's architecture. We've entrusted this project to a highly regarded builder, guaranteeing a result that is attractive and high quality. This porch will feature several electrical outlets, addressing a current limitation in our home and enabling us to add lights and decorations during holiday seasons. Ultimately, this front porch will contribute positively to the overall aesthetic of the neighborhood. In conclusion, the addition of a front porch to our house would not only address significant safety concerns but also further enrich the community spirit that thrives in our neighborhood. We believe this improvement aligns with the city's goals of fostering safe and connected communities. Thank you for your time and attention to this matter. Sincerely, Jonathan & Lindsay Hill 1666SCALE:FLOOR PLAN - EXST.AS NOTED2tel: 952-888-2225 fax: 952-888-2259 401 East 78th Street Bloomington, MN 55420 Copyright © Plekkenpol Builders, Inc. - Plekkenpol Builders, Inc. has assigned the named Client the one-time use of the plans for the sole purpose of the construction of the described project. Plekkenpol Builders Inc. retains all rights to the intellectual principles described within the documents. Any drawing or rendering is an artistic interpretation of the general appearance of the project and not meant to be an exact rendition. Since these drawings may or may not be construction drawings, it is the responsibility of the Builder and respective trades to review all drawings and specifications for discrepancies and/or omissions prior to the start of production, including the verification of all dimensions, code compliance, performance of all structural calculations, and confirmation of all other elements relevant to standard construction practices regarding the project.A01 of 4SCALE:FRONT ELEV. - EXST.AS NOTED136'-3"WINDOWWINDOWWINDOWWINDOWDOORO.H. DOORO.H. DOORCONC. STOOPLINE OF CANTILEVER ABOVELINE OF ROOF OVERHANG ABOVE1'-0"0'2'4'8'0'2'4'8' SCALE:FLOOR PLAN - NEWAS NOTED1tel: 952-888-2225 fax: 952-888-2259 401 East 78th Street Bloomington, MN 55420 Copyright © Plekkenpol Builders, Inc. - Plekkenpol Builders, Inc. has assigned the named Client the one-time use of the plans for the sole purpose of the construction of the described project. Plekkenpol Builders Inc. retains all rights to the intellectual principles described within the documents. Any drawing or rendering is an artistic interpretation of the general appearance of the project and not meant to be an exact rendition. Since these drawings may or may not be construction drawings, it is the responsibility of the Builder and respective trades to review all drawings and specifications for discrepancies and/or omissions prior to the start of production, including the verification of all dimensions, code compliance, performance of all structural calculations, and confirmation of all other elements relevant to standard construction practices regarding the project.A12 of 4O.H. DOORO.H. DOORLINE OF CANTILEVER ABOVELINE OF ROOF OVERHANG ABOVE36'-3"6'-1014"7'-012"7'-0"7'-112"6'-1014"814"814"6'-33 4"8 1 4" 7'-0"DNNEW FRONT PORCH10"X10" COLS.TAPE LIGHT UNDERDECKTAPE LIGHT UNDERDECKNEW STEPS,RISERS 7 34" MAX. &TREADS 10" MIN.B7B7B7B7B8SCALE:ROOF / CLG. PLAN - NEWAS NOTED2CLCLCLCLCLCLCL B5B5B5B5B6 B6 1'-8 1 4" 1'-0" NEW 2X8 FLR. JSTS. @ 16" O.C.#5 (2) 2x6 - 16'-0"Bear on 6x6 postsLUS201-2 @ #6#6 (2) 1-3/4" x 5-1/2" LVL - 10'-0Pocket into wall 1-1/2" min.Bear on 6x6 post#7 (2) 2x8 - 16'-0(Treated)Bear on 6x6 posts#8 (2) 2x8 - 8'-0"(Treated)Bear on 6x6 postFRAMING MEMBERSCEILING MOUNTED LIGHT FIXTUREELECTRICAL LEGENDUNDER CABINET TAPE LIGHTSTANDARD SWITCHDIMMER SWITCHGROUND FAULT RECEPTACLERECESSED LIGHTELECTRICAL OUTLETNEWEXISTING WALL LIGHT FIXTURENOTE:SEE SHEET A2 FORFOOTINGS SIZESLINE OF CANTILEVERNEW 2X12 TRTD.STRINGERS @9" O.C.0'2'4'8'0'2'4'8' 1666tel: 952-888-2225 fax: 952-888-2259 401 East 78th Street Bloomington, MN 55420 Copyright © Plekkenpol Builders, Inc. - Plekkenpol Builders, Inc. has assigned the named Client the one-time use of the plans for the sole purpose of the construction of the described project. Plekkenpol Builders Inc. retains all rights to the intellectual principles described within the documents. Any drawing or rendering is an artistic interpretation of the general appearance of the project and not meant to be an exact rendition. Since these drawings may or may not be construction drawings, it is the responsibility of the Builder and respective trades to review all drawings and specifications for discrepancies and/or omissions prior to the start of production, including the verification of all dimensions, code compliance, performance of all structural calculations, and confirmation of all other elements relevant to standard construction practices regarding the project.A23 of 4SCALE:FRONT ELEV. - NEWAS NOTED1SCALE:SECTION AS NOTED33'-6" MIN.NEW 10"X10" COLS.NEW 2X6 @ 16" O.C.HAND FRAMEDRAFTERS1246" MIN. 7'-97 8"NEW 10"X10" COLS.NEW DECK FRAMING2X8's @ 16" O.C.NEW POURED CONC.POST FTGS.NEW 2X6 @ 16" O.C.HAND FRAMEDRAFTERS3'-6" MIN.FLR. LINELINE OF EXST.HOUSELINE OF EXST.CANTILEVERNEW FRAMING& SOFFITNEW BEAD BD.VAULTED CLG. W/LIGHT TROUGHNEW SQUARELATTICEPT. LD.1,690#PT. LD.4,190#PT. LD.3,520#PT. LD.1,690#PT. LD.3,520#PT. LD.4,190#NEW POURED CONC.POST FTGS. 10" DIA.BELLED TO 14" DIA.@ BOTTOMNEW POURED CONC.POST FTGS. 10" DIA.BELLED TO 20" DIA.@ BOTTOMNEW POURED CONC.POST FTGS. 10" DIA.BELLED TO 18" DIA.@ BOTTOMNEW POURED CONC.POST FTGS. 10" DIA.BELLED TO 18" DIA.@ BOTTOMNEW POURED CONC.POST FTGS. 10" DIA.BELLED TO 20" DIA.@ BOTTOMNEW POURED CONC.POST FTGS. 10" DIA.BELLED TO 14" DIA.@ BOTTOMNEW BEAM2 PLY 2X8 TRTD.7'-978"124NEW 10"X10" COLS.NEW DECK FRAMING2X8's @ 16" O.C.NEW 2X6 @ 16" O.C.HAND FRAMEDRAFTERS3'-6"MIN.FLR. LINELINE OF EXST.HOUSELINE OF EXST.CANTILEVERNEW BEAM 2 PLY2X6NEW BEAM2 PLY 2X8 TRTD.NEW POURED CONC.POST FTGS.SCALE:SECTION AS NOTED2CL7'-0"7'-0"6'-334"CL6'-334"NEW 2X12 TRTD. STAIRSTRINGERS @ 9" O.C.0'2'4'8'36'-3" tel: 952-888-2225 fax: 952-888-2259 401 East 78th Street Bloomington, MN 55420 Copyright © Plekkenpol Builders, Inc. - Plekkenpol Builders, Inc. has assigned the named Client the one-time use of the plans for the sole purpose of the construction of the described project. Plekkenpol Builders Inc. retains all rights to the intellectual principles described within the documents. Any drawing or rendering is an artistic interpretation of the general appearance of the project and not meant to be an exact rendition. Since these drawings may or may not be construction drawings, it is the responsibility of the Builder and respective trades to review all drawings and specifications for discrepancies and/or omissions prior to the start of production, including the verification of all dimensions, code compliance, performance of all structural calculations, and confirmation of all other elements relevant to standard construction practices regarding the project.L14 of 4SCALE:LANDSCAPE PLANAS NOTED10'2'4'8'EXISTING DRIVEWAYEXISTINGSIDEWALKEXISTINGRESIDENCEPROPOSEDOPEN PORCHREMOVE 8"ORNIMENTALTREENEW SHRUBS,BY OWNERNEWFLOWERS,BY OWNERNEW SHRUBS,BY OWNERNEW LOWPLANTINGS,BY OWNERPROPERTY LINELILACS TOREMAIN10" BIRCHTREE TOREMAIN26" SILVERMAPLE TOREMAIN November 17, 2023 City of Arden Hills, Minnesota RE: Variance for 1666 Oak Avenue Open Front Porch Writen Descrip�on of Project The proposed project is an open front porch with dimensions of 36’-3” x 7’-0”. The open porch will be supported on six (6) poured concrete post foo�ngs to a minimum of 42” below grade. The deck will consist of 5/4 x 6 composite decking material. The space between the deck and grade will be screened with a square la�ce material no larger than 2” x 2”. The open porch will consist of six (6) Perma cast 10” smooth, square, structural columns. The structural columns will support a 4:12 sloped asphalt shingle roofing system to match the color of the exis�ng house as close as possible for local stocks. The front door will have a gable arched roof. The finished ceiling of the open porch will be 1 x 6 ‘V’ groove tongue and groove knoty cedar. All non-factory finished materials will be painted or stained. Thank you for your considera�on of this proposed project. Erik Mahin Plekkenpol Builders, Inc. Page 1 of 16 PC AGENDA ITEM – 3B MEMORANDUM DATE: January 3, 2024 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, Senior Planner SUBJECT: Planning Case #23-024 – Public Hearing Required Applicant: Mister Car Wash Property Location: 3751 Lexington Avenue N. Request: Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit and Site Plan Review Requested Action Mister Car Wash (“The Applicant”) is requesting a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review for a proposed project on 3751 Lexington Avenue N. (“Subject Property”). The proposal includes the demolition of the existing vacant restaurant building to allow for the site to be redeveloped with a one-story car wash tunnel building, approximately 5,400 square foot conveyor-type, stand-alone exterior drive-through car wash. Background 1. Overview of Request The Applicant has submitted a land use application for Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review, proposing to redevelop a 1.26-acre site located at 3751 Lexington Avenue N. The Subject Property is currently owned by CS&M Arden Hills LLC and the building was previously occupied by Arby’s restaurant which closed in early 2023. The Applicant is proposing to demolish the existing building and redevelop the site. The Applicant is proposing a one-story car wash tunnel building of approximately 5,400 square feet as well as 17 parking stalls with vacuums for self- serve use. The car wash proposal also includes two detached accessory structures for an attendant shelter and canopy as part of the drive-through design. The Applicant presented a concept plan at the City Council Work session on November 27, 2023. Councilmembers provided feedback on the building appearance and materials, parking, landscaping, lighting, fencing and other items. This commercial corridor includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. This area is used by a Page 2 of 16 number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area along Lexington Avenue has had some new development and redevelopment in the last 15 years. This area is marked as an area of possible redevelopment in 2040. 2. History of the Subject Property The Subject Property was originally developed in 1989 as a fast-food restaurant and drive-in business consisting of a 3,800 square foot principal building. A Conditional Use Permit was required for this use. The property changed ownership in 2008 and was reconstructed into a different fast-food restaurant and drive-in business use through a Conditional Use Permit Amendment. Approvals 1. Planned Unit Development A Planned Unit Development (PUD) is required for all new development and redevelopment in the B-3 District. In addition, a PUD would allow for performance standard flexibility. This proposal involves both the initial Master Plan PUD and the Final PUD. Site Plan 2. Conditional Use Permit In the B-3 District, a Conditional Use Permit (CUP) is required for Vehicle – Motorized Service which includes a car wash as a principal use since it provides “maintenance services” for motorized vehicles. Typical factors to consider in evaluation of the CUP request may be hours of operation, noise from equipment (washers, blowers and vacuums), lights from vehicles, and queuing of vehicles waiting for service. The car wash building is a drive-through style. Additionally, customers will be able to utilize one of the 17 self-service vacuums located on the north side of the property, approximately 25 feet from the northern property line. The vacuum stations to the top of the arch are approximately 13 ft. tall. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land and the community, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; Page 3 of 16 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. Plan Evaluation Chapter 13, Zoning Regulations Review 1. District Provisions (B-3 Service Business District) – Section 1320 – Meets Requirements Under the 2040 Comprehensive Plan, this site is guided as Commercial (COM) on the land use plan and is zoned B-3. Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses North COM - Commercial B-3 Service Business District Service Station/Retail/Mixed- Use, Multi-tenant Buildings South COM - Commercial B-3 Service Business District Vacant Pace Industries Site and Retail/Grocery Store West CMU - Community Mixed Use B-4 Retail Center District Retail and Other Commercial Uses The Future Land Use designation is for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. Retail sales and service are a permitted use within this district. The proposed site plan is attached as Attachment D. The table below provides the performance standards for the B-3 District and the preliminary analysis for the proposed development of the principal structure: Ordinance Requirements B-3 District Standards Proposed Development Maximum Floor Area Ratio (FAR) 0.8 Approx. 0.10 Maximum Structure Coverage 40% 10% Minimum Landscape Lot Area 25% 34.08% Minimum Front Yard Setback 50 feet 80.8 feet Minimum Rear Yard Setback 20 feet 224.8 feet Minimum Side Yard Setback 20 feet (min)/ 40 feet (total) 20 feet and 52.7 feet/72.7 feet (total) Minimum Lot Area 13,000 square feet 1.26 acres/+/- 54,450 square feet Maximum Building Height 35 feet Car wash Building – 35 feet 2. Design Standards - Section 1325.05 and 1325.055 A. Building Positioning – Flexibility Requested Section 1325.05 Subd. 8, E of the Arden Hills City Code states “at least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line.” The Applicant is proposing a single one-story car wash tunnel building of approximately 5,400 square feet for an exterior drive-through car wash. The front lot line is at Lexington Avenue and the front setback Page 4 of 16 line is at 50 feet. The Applicant has shown that the building would be constructed with an 80.8- foot setback. The Applicant has requested flexibility due to the narrowness of the site and the layout of the building. The Applicant states that with the building at the setback line, the exit drive from the tunnel would terminate across from an existing driveway median, creating an unsafe and impossible condition for customers to turn left and re-enter the site to utilize the vacuums. To achieve the 50 foot building setback, the exit driveway would also encroach into the twenty (20) foot parking and landscape setback. Visual of building at 50 foot building setback B. Exterior Materials – Flexibility Requested At least seventy-five (75) percent of the exterior building materials should be made of brick masonry, tile masonry, natural stone or its synthetic equivalent, decorative concrete plank, transparent glass or any combination thereof. Trim and other accent or decorative features may be metal, wood, split faced block, EIFS, or stucco. Metals shall have a matte finish and have visible corner moldings and trim when used on exterior walls. Undesirable materials include simulated brick, vinyl or aluminum siding, sheet or corrugated metal siding, plain concrete blocks or panels, brightly colored metal roofing or canopies, pre-cast tilt-up walls, and mirrored or reflective glass. Building colors shall be muted. Recommended colors include browns, grays, tans, beiges, and dark or muted green, blues, and reds. Bright or brilliant colors and sharply contrasting colors may be used for only accent purposes occupying a maximum of five percent (5%) of building façades. The Planning Commission should evaluate the architectural style and building character based on the quality of its design and on its relationship to its surroundings. Site characteristics to be evaluated for this purpose include, but are not limited to, building and landscaping materials, colors, textures, shapes, massing, building components, height, roof-line, and setback. A full plan set of building elevations is included as Attachment E. Planning Staff has provided the review below on building materials as shared by the Applicant in order for the Planning Commission to attain a better understanding of the full scope of their project design. Building Materials – Flexibility Requested Page 5 of 16 The proposed building elevations consist of brick veneer, stone veneer, aluminum siding, transparent glass, spandrel glass, and metal panels and trim. The Applicant has requested for the brick and stone veneer to be considered as preferred materials as both materials would be composed of individualized thin masonry units, approximately 1-3/4 inches thick, set into a mortar bed and grouted. If this flexibility is granted, the Applicant will have met the 75% threshold with desired materials on all four elevations between calculating the use of the brick and stone veneer and transparent glass. The metal panels and spandrel (i.e. opaque) glass have been calculated separately as “other accent or decorative” materials. Planning Staff has identified the use of spandrel glass since it is not transparent as a request for flexibility under the PUD for transparency requirements. The Applicant provided a material board as part of their submission. A combination of transparent and opaque glass is proposed on the east elevation. Clear glass is proposed for the remaining elevations. The buildings have a variation in rooflines as viewed from the side elevations (i.e. east and west). The car wash building includes a detached canopy and tower in the building design. The tower is positioned to be prominent on the east elevation facing Lexington Avenue and then the detached canopy and attendant shelter are positioned off of the rear of the principal building on the west side of the property. The following table shows the breakdown of materials for the principal structure: Car wash Building Required Preferred Materials Proposed Preferred Materials *includes brick/stone veneer Other Materials Required Transparency Proposed Transparency *% of first 12’ of elevation North Façade 75% 88% 12% N/A 9% (clear) East Façade 75% 88% 12% 50% 38% (clear) 13% (opaque) South Façade 75% 87% 13% N/A 17% (clear) West Façade 75% 88% 12% N/A 50% (clear) The transparency requirements for businesses within the B-3 District have been considered in the development and the proposal will use a combination of clear and opaque windows in the building design. Section 1325.05, Subd. 8, F. states that fifty percent (50%) of all first level building façades that front a public street shall be comprised of transparent windows or doors in order to allow views of interior uses and activities. If the building is a one story design and the first floor elevation exceeds 12 feet, then only the first 12 feet shall be included in calculating the façade area. If flexibility is given for the use of spandrel glass toward the transparency requirement, the Applicant would meet this requirement on the east side facing Lexington Avenue as shown in the table above. It should be noted that the proposed transparency percentages reflected in the above table mirror the figures provided on the architectural plans. The Applicant included a second table on these same plan sheets to calculate transparency based on the first 12 feet of the building façade since the proposed building façade is 25 feet. Page 6 of 16 Rendering of South and North Elevations –Car wash Building Rendering of East and West Elevations –Car wash Building The Planning Commission should provide comment on whether or not the use of spandrel glass would be considered acceptable in satisfying “transparent glass” which would bring the application in compliance with the fifty percent transparency of all first level building facades that front a public street requirement. Under Section 1325.05, Subd. 8, F.1, the City may consider a proportional reduction in the transparent window and door requirement on the public street façade if additional transparent glass is used on the remaining sides. The Applicant has stated that the proposed elevations include approximately 679 square feet of additional vision glass to the remaining building sides to satisfy this condition and is noted in the building material percentage table. The Applicant is proposing to construct two accessory structures as part of the drive-through car wash. An 18 foot by 42.5 foot canopy is proposed to provide cover over the payment stations and a 5.5 foot by 7 foot attendant shelter is proposed northeasterly of the payment stations. The proposed structures will be constructed of the same materials as the principal building structure Page 7 of 16 and will comply with structure setback requirement and other district regulations. The proposed canopy and the attendant shelter will meet district height requirements at 16 feet and 10.4 feet tall, respectively. C. Lighting – Meets Requirements The Zoning Code requires exterior lighting to be consistent in type, design, scale, and color to create unity in the Districts. Exterior lighting for parking lots and buildings shall not be excessive and shall be directed at their intended purposes. Any light or combination of lights shall not cast light that exceeds a meter reading of one foot candle on the travel lanes of adjoining public streets or 0.4 foot candles on adjoining residential property. The proposed plan includes traditional poly mounted area lights at 23 feet to the top of the fixture, canopy lighting under the canopy, and wall sconces on the building. The vacuum arms will provide illumination with linear LED lights. The proposed lighting is consistent with the use and the surrounding area. The Applicant has submitted a photometric plan that identifies the types of light fixtures and quantities. The Subject Property is not adjacent to a residential property. The photometric plan shows that proposed lighting will not exceed a meter reading of one foot candle on the travel lanes on Lexington Avenue. As a condition of approval, all lighting shall be downward directed shoebox style with flush lenses. Details about the proposed lighting are found in Attachment F. Planning Staff will add that the Applicant identified on the signage plans yellow accent tube lighting that would be located at the top elevation of the tower structures. Additionally, the tube lighting is proposed atop the east elevation arched roofline which would also be visible to the roadway. These forms of illumination were not included on the photometric plan or as part of the building elevation review. The Planning Commission should provide comment on the use of tube lighting as part of the building design. The Applicant provided information that these lighting features would have an insignificant impact on illumination to the roadway or the adjacent sites and renderings can be seen in Attachment J. D. Screening and Fencing – Flexibility Requested Screens and fencing help minimize adverse impacts of public nuisances, such as noise. There are trash enclosure/vacuum enclosure buildings proposed for the Subject Property. One is located toward the northwest corner of the property and will enclose the dumpster and mechanical equipment for the self-serve vacuum operations. This enclosure will feature a metal trash enclosure gate and a metal door for accessing the mechanical equipment. The other enclosure is located near the back of car wash tunnel entrance and will enclose vacuum mechanical equipment only. The fully enclosed buildings will be constructed of materials consistent with the building design (i.e. brick and limestone) on all four elevations and meet setback requirements. The Applicant provided roof plans and associated building sections to illustrate all roof-mounted mechanical equipment is screened by parapet walls ranging from 3 feet to 7 feet. It is also noted in the narrative that no exterior at grade mechanical equipment is proposed besides the mechanical equipment for the vacuums which will be fully enclosed. Under Section 1325.04, Subd, 2 applicable to drive-thru facilities, the City requires a suitable screening fence shall be erected along all property lines except those which are also public right- of-way lines. Said fence shall be of a type and design approved by the Council. Planting of a type approved by the Council may also be required in addition to or in lieu of fencing. There is an existing wood fence along the south and west property lines. The Applicant as part of this Page 8 of 16 application is proposing to replace the fencing along these property lines. The new vinyl fence would not be located directly on the property line due to existing easements. The proposed fence on the south property line extends easterly to the 20-foot parking setback line as measured from the front property line. The Applicant is not proposing a fence along the north property line due to the shared cross access easement with the adjacent property. Fences in the B-3 District shall blend into the landscape or be compatible with other materials used on site. This district encourages use of finished and treated wood, brick, stone, or wrought iron. The Planning Commission should comment as part of the review if the proposed screening is sufficient. E. Landscaping – Flexibility Requested Section 1320.06 – District Requirements Chart of the City Code requires a minimum landscape lot area of 25% or 13,612.5 square feet for the Subject Property in the B-3 District. The Applicant is proposing a landscape lot area of approximately 35.2% percent or 19,166 square feet. Additionally, at least 10% or 1,916.6 square feet of the total landscaped area (i.e. 19,166 square feet) shall be covered with perennials and/or shrubbery. The Applicant is proposing perennial and/or shrubbery of approximately 12.9% or 2,474 square feet. Planting islands shall occupy 10% or 2,041 square feet of the parking area (i.e. 20,411 square feet). The plans show the provided planting islands are below the requirement with 1,178 square feet and require flexibility. The site contains approximately 311 caliper inches of significant trees. Section 1325.055 Subd. 5 allows for the removal of fewer than ten (10) percent of the caliper inches of significant trees on the property without requiring mitigation. Ten percent of 311 is 31.1 caliper inches. The Applicant proposes removing 244 caliper inches of trees, meaning the Applicant is responsible for mitigation of 212.9 caliper inches removed above 10 percent. Per Section 1325.055 Subd 6, the number of caliper inches of trees required for replanting is determined at a rate of 1:2 or one inch replaced for every two inches lost. The Applicant intends to replace the 107 caliper inches required based on the total inches removed and the rate of replacement. Existing 10% of Existing Proposed Removal Inches in excess of 10% Required Replacement 311 caliper inches 31.1 caliper inches 244 caliper inches 212.9 caliper inches 106.5 caliper inches The Applicant proposes to plant 44 caliper inches on site and to plant 63 caliper inches at an off- site location as determined by the City or provide a fee in lieu. The Applicant cites the relatively small size of the site, the large number of caliper inches that need to be replaced and the percentage of the site that has existing parking, access and utility easements as reasons for not planting the total caliper inches for required for replacement on site. The Applicant has included an estimate for the proposed fee in lieu of plantings. If this is acceptable to the Planning Commission, the Applicant would be required to provide an estimate of cost of materials and installation of trees. The landscaping fee collected is calculated based on those costs, plus 10%. The City Code requires a minimum of one (1) tree be provided along the right-of-way of every 40 feet of public street frontage. The proposed development would be required to plant three (3) trees along the Lexington Avenue right-of-way which the Applicant has satisfied in their landscaping plan. Also under Section 1325.04, Subd, 2, the City has depth requirements as measured from the property line for landscaping on lots used for drive-thru which have been met. A landscape plan is included as Attachment D. Page 9 of 16 F. Snow Storage Adequate area should be designed for snow storage such that clear visibility shall be afforded from the property to any public street. The Applicant has identified in their narrative and on a separate plan that snow storage (Attachment L) would be located on the south side of the property and provides for 4,000 square feet of snow storage. If the snow accumulation exceeds capacity available for on-site storage, the Applicant intends to have snow hauled off-site with a snow removal vendor. G. Parking Setbacks – Meets Requirements The City Code requires off-street parking spaces to be located a minimum of 20 feet from the right-of-way of any public street. The Applicant has satisfied this requirement and has a 20 foot setback from the ROW along Lexington Avenue. H. Number of Parking Stalls – Recommendation Requested Per City Code 1325.06, there are general categories that determine the number of parking spaces that would need to be provided, but a car wash as a principal use is not specifically identified. Therefore, the following provision would apply based on the proposed use: x Uses Not Specifically Noted – As Determined by the City Council after recommendation by Planning Commission (below is a similar land use category for reference) o Service Station – 3 for each enclosed bay and 1 for each employee The proposed plan would consist of a one-story car wash tunnel building of approximately 5,400 square foot exterior drive-through car wash. The Applicant is proposing 17 vacuum parking stalls in addition to four (4) employee parking stalls and one (1) maintenance vehicle parking spot. From the concept review comments, the Applicant has reduced one (1) of the vacuum stalls and added two (2) parking stalls to their site plan. The Applicant states that there is a Reciprocal Easement Agreement with the property at 3737 Lexington Avenue North that allows the Subject Property to access and park up to 19 vehicles. Their narrative states that customers utilize the vacuum stalls to park and vacuum their vehicles before or after a wash. With no retail sales or an interior wash option, customers have little need to enter the building and the turnover of the vacuum stalls is expected to be frequent. The Planning Commission may provide a recommendation to the City Council for approval of the parking plan as presented. I. Pedestrian and Bicycle Circulation – Meets Requirements Section 1325.05 Subd. 8, P states new building construction shall include construction of a minimum of six (6) foot concrete sidewalk adjacent to or in all right-of-way. The Applicant has indicated they will comply with this requirement. There is an existing sidewalk along Lexington Avenue from the Lexington Avenue Public Road Improvement Project with which the Applicant intends to connect. The Applicant is proposing a bicycle rack/bicycle parking as part of this development. City Code Section 1325.05 Subd, 8, Q does require one (1) space for every 20 parking spaces. Commercial developments are required to have a minimum of two (2) bicycle parking spaces. J. Freestanding Signs – Flexibility Requested The Subject Property is located in Sign District 5. Properties in Sign District 5 are allowed one (1) freestanding sign measuring up to 100 square feet in copy area and not exceeding 16 feet in height. Freestanding signs shall be located at least five (5) feet from any property line. Sign copy area is defined as the area in square feet of the smallest rectangle, circle, or triangle that contains the sign copy. The Applicant is proposing a monument sign along Lexington Avenue as shown on the site plan in compliance with setbacks requirements. The proposed internally illuminated Page 10 of 16 freestanding sign is 12 feet in height and has a total sign copy area of approximately 77.5 square feet. Also, the total area of a freestanding sign shall not exceed 1.5 times the permitted sign copy area of said sign which would be 116.2 square feet for this application. The proposed freestanding sign has a total area of 168 square feet. Sign materials are noted to be consistent with building materials and base materials will be brick. The sign plans are shown in Attachment G. The Applicant’s sign plans include three freestanding auxiliary signs. The city code defines an auxiliary sign as “a sign that provides direction for internal circulation, parking or entry, restrictions on parking, security warnings, or other similar primarily noncommercial signs that are directed at people that are entering, exiting, or on a particular property. Auxiliary signs do not include outdoor advertising signs.” The sign ordinance specifies that an auxiliary sign shall not be larger than eight (8) square feet and that more than two (2) signs per site requires Planning Commission review and City Council approval. The proposed signs are approximately 3.5 square feet each with internal illumination. Auxiliary signs under the sign code may not be illuminated. The Applicant states that these freestanding auxiliary directional signs are provided to serve a regulatory purpose and facilitate safe navigation throughout the site. As the site shares a driveway with the property to the north and vehicles are circulating the site, the Applicant states that it is important that the signage is illuminated and visible to allow customers safely navigate the site. Master Sign Plan Site Plan Other auxiliary signage the Applicant is asking the Planning Commission to consider is located on the canopy above the point of sale islands. These signs are all noted to be nonilluminated and between 9.75 and 12 square feet. The Applicant states that these signs are interior facing and are Page 11 of 16 not visible from the public right of way. The canopy signs are provided to efficiently move vehicles through the pay stations and help keep vehicles flowing and prevent potential backups. K. Wall Signs – Flexibility Requested Properties in Sign District 5 are allowed wall signs up to 80 square feet. The Applicant is proposing two (2) internally illuminated 57.4 square foot wall signs to be located on the tower, one on each of the north and east elevations. The sign plan also shows an “exit” wall sign on the exit of the car wash tunnel with a sign copy area of 8.4 square feet that would be illuminated. The total proposed wall signage is 123.2 square feet. The signage plans are shown in Attachment G. The sign plan includes two graphic signs. The city code defines a graphic sign as “a sculpture attached to or sign painted directly on a wall that is primarily symbolic or representational in nature and not alpha or numeric in content or copy.” The sign ordinance permits graphic signs in Sign District 5 at a maximum size of up to 25% of wall area and with external illumination. The signage plan shows two 20 square foot graphic signs that are internally illuminated. L. Drive-Thru Facilities – Requirements to be Reviewed Section 1325.04 of the Zoning Code lists additional requirements for the review of drive-up facilities and automobile service stations. The Subject Property has most recently been used as a drive-up facility. The Applicant is proposing a drive-thru component as part of the car wash design. The Planning Commission as part of the land use application review shall require the following conditions to be met in determining site suitability for a drive-up windows and automobile service stations: A. The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive-up windows. B. Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex. C. Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window. D. The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building. E. An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised. F. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. Customers enter the Subject Property car wash on the east side of the property and are routed to queue on the west side of the property into three (3) point of sale islands before entering the car wash tunnel. Customers leaving the car wash tunnel are exiting on the east side and oriented to the north with the option to use one of the self-service vacuum stations or to exit the Subject Property. City code states “electronic devices such as loudspeakers or devices, and similar instruments, shall not be located within 50 feet of any adjacent lot regardless of use or zoning district.” The Applicant as part of this application review is not seeking approval of any electronic devices as part of their drive-thru point of sale island design. Customers without unlimited memberships will be served by a customer service representative when they reach the front of the queue. Renderings were provided in their application of payment stations, gate arms, and unlimited membership scanners included as Attachment H. Page 12 of 16 3. Traffic Study and Site Circulation – Flexibility Requested The site currently has one access point to the Subject Property along Lexington Avenue and no changes are proposed to the current configuration. The access point provides for a divided entry with a center island, allowing for one entry lane for entering from the north on Lexington Avenue and one exit lane for exiting to the south on Lexington Avenue. The access point is shared with 3757 Lexington Avenue through an easement agreement. Under Section 1325.04, Subd. 2 for additional requirements for Drive-Thru Facilities, the city code requires access shall be to public streets from at least two (2) points on the subject premises. A divided entry with a center island may meet the requirements of this provision. Also, there will be 3 queueing lanes that can each accommodate up to 4 cars behind the payment stations. An additional five (5) vehicles could queue in front of the payment stations for a total stacking capacity of around 17 vehicles. A traffic study has been prepared (see Attachment K for summary section of report). The traffic report compares the current car wash proposal to a comparable Mister Car Wash location in Columbia Heights, MN on Thursday, April 21, 2022. The memo dated December 12, 2023 prepared by Kimley Horn notes that the redevelopment of the site to Mister Car Wash is expected to generate approximately 1,560 daily trips, 99 AM peak hour trips and 190 PM peak hour trips. Compared to the existing land use of Fast Food Restaurant, the proposed business is anticipated to produce a similar number of daily trips. Lastly, the Applicant was asked to demonstrate how larger trucks would maneuver internally and that pedestrian routes should be identified on the Subject Property. The Applicant did provide as part of their submission a plan illustrating vehicle and pedestrian movements. This plan sheet is included in the civil plans within Attachment D. The Public Works Director/City Engineer and Fire Marshal are still reviewing this application and have yet to provide formal comments. 4. 1355.04 Procedural Requirements for Specific Applications A public hearing for a CUP and PUD request is required before the request can be brought before the City Council. The applicant or its representative shall be given the opportunity to appear before the Planning Commission to answer questions or give explanations regarding the proposal. Upon completion of the public hearing and its study and consideration of the application, the Planning Commission shall submit its written report, containing its findings, conclusions, and recommendations as to the application, to the City Council. Plan Evaluation Summary The table below provides the performance standards for the B-3 District and the preliminary analysis for the proposed development: Ordinance Requirements B-3 District Standards Proposed Development Maximum Floor Area Ratio (FAR) 0.8 0.10 Maximum Building Height 35 feet Tower – 35 feet Building – 25.75 feet Maximum Structure Coverage 40% 10% Minimum Landscape Lot Area 25% 34.08% Minimum Front Yard Setback 50 feet Lexington Avenue – 80.8 feet Minimum Rear Yard Setback 20 feet North Property Line – 52.7 feet West Property Line – 224.8 feet Minimum Side Yard Setback 20 feet (min)/ 40 feet (total) 20 feet and 52.7 feet/72.7 feet (total) Building Positioning At Front Setback = 50 feet Building = 80.8 feet Page 13 of 16 Minimum Parking Requirements Car wash - Recommendation from PC 5 parking spaces 17 vacuum stalls Off-Street Parking Setbacks 20 feet from ROW 63.8 feet Building Façade Transparency 50% transparency at front Seeking flexibility Building Materials 75% brick, tile, natural stone, decorative concrete, transparent glass or any combination thereof Seeking flexibility Lighting Other lighting colors may be considered during the City review process Rooftop yellow accent lighting Screening/Fencing Fencing/Planting west and south property lines Planning Commission to review proposed fencing Landscaping Perennial/Shrubs/Planting Islands Seeking flexibility Landscaping 106.5 caliper inches On-site – 44 inches Off-site – 63 caliper inches or in lieu of payment Landscaping Boulevard Trees - 3 and Island Trees - 2 Boulevard Trees – 3 and Island Trees - 2 Pedestrian and Bicycle Circulation 6 foot sidewalk & Bike Rack Lexington Avenue – 6 foot sidewalk Bike Rack – 1 Drive-Thru Access Requirement Access to public streets from 2 points 1 access (divided entry with a center island) Freestanding Sign – Total Sign Area 116.2 square feet +/- 168 square feet Auxiliary Signs Nonilluminated Max. 8 square feet Illuminated Up to 12 square feet Wall Signage Sign District 5 (Max. 80 square feet) 123.2 square feet Graphic Sign Sign District 5 (Max. 25% of wall, externally illuminated) Internally illuminated Additional Review Building Official The Building Official has reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any construction taking place. Public Works Director/City Engineer The Public Works Director/City Engineer is currently reviewing the plans. Draft conditions at a minimum have been included on standard PW/Engineering permit requirements. Fire Marshal The Fire Marshal is currently reviewing the plans. No additional conditions have been included at this time. Ramsey County Ramsey County is currently reviewing the plans. No additional conditions have been included at this time. Findings of Fact Page 14 of 16 The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: 1. The property located at 3751 Lexington Avenue N. is designated for Commercial uses on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development for the development of one approximate 5,400 square foot exterior drive-through car wash on the Subject Property. 6. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 8. Flexibility through the PUD process has been requested in the following areas: landscaping, building positioning, building materials, transparency, drive-through facilities, lighting, and signage. 9. A public hearing for a Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. x Recommend Approval with Conditions: Motion to recommend approval of Planning Case 23-024 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3751 Lexington Avenue N., based on the findings of fact and the submitted plans, as amended by the conditions in the January 3, 2024 Report to the Planning Commission: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The Master and Final Planned Unit Development approval shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. 3. A violation of any condition set forth in the permit shall be a violation of this Code, and shall be cause for revocation of the permit. 4. A Master and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval for the Development for the exterior car wash. The Page 15 of 16 Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. 5. Prior to the issuance of a building permit, a landscape financial security equal to 125% of the cost of the landscaping to be installed on the site shall be submitted. The Applicant must submit a detailed cost estimate for the landscaping so staff can determine the final amount. Landscape financial security shall be held for two full growing seasons. For any landscaping that is not in accordance with the approved landscaping plan at the end of two growing seasons, the Developer shall replace the material to the satisfaction of the City before the guarantee is released. Where this is not done, the City, at its sole discretion, may use the proceeds of the performance guarantee to accomplish performance. 6. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, MnDOT and Ramsey County (i.e ROW or access) prior to the start of any site activities. 7. The final plans shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 8. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 9. Upon completion of grading and utility work on the site, a grading as-built and utility as- built shall be provided to the City for review. 10. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 11. The Applicant shall be responsible for protecting the proposed on-site storm sewer infrastructure and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments and debris during all construction activities. Temporary stormwater facilities shall be installed to protect the quality aspect of the proposed and existing stormwater facilities prior to and during construction activities. Maintenance of any and all temporary stormwater facilities shall be the responsibility of the Applicant. 12. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. 13. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 14. A separate zoning permit shall be required for a new fence on the site. 15. A separate sign permit shall be required for all signs on the site. 16. Any future trash and vacuum enclosures shall utilize gates and be constructed on three sides using the same materials and patterns used on the building. Locations shall be approved by the Planning Department. 17. The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. 18. All disturbed boulevards shall be restored with sod. All areas of the site, where practical, shall be sodded or seeded and maintained. The property owner shall mow and maintain all site boulevards to the curb line of the public streets. 19. The proposed structures shall conform to all other regulations in the City Code. 20. The Applicant shall provide a copy of the Stormwater Management Report and verification of Rice Creek Watershed approval prior to the approval of Development Agreement. Page 16 of 16 x Recommend Approval as Submitted: Motion to recommend approval of Planning Case 23- 024 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3751 Lexington Avenue N., based on the findings of fact and the submitted plans in the January 3, 2024 Report to the Planning Commission. x Recommend Denial: Motion to recommend denial of Planning Case 23-024 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3751 Lexington Avenue N., based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. x Table: Motion to table of Planning Case 23-024 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3751 Lexington Avenue N.: a specific reason and information request should be included with a motion to table. Public Comments Notice was published in the Pioneer Press on December 21, 2023. Notice was prepared by the City and mailed to property owners within 1,000 feet of the subject property. The City has not received any public comments regarding this case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on December 14, 2023. Pursuant to Minnesota State Statute, the City must act on this request by February 11, 2023 (60 days), unless the City provides the petitioner with written reasons for an additional 60- day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. On December 18, 2023, the City provided the Applicant with written notification extending the review period to April 11, 2024 (120 days) based on the date of the submission for review by the Planning Commission and City Council during the January meeting cycle. The Applicant confirmed receipt of this notification on December 18, 2023. Attachments A. Land Use Application B. Location Map C. Narrative D. Civil and Landscape Plans E. Architectural Plans F. Lighting Plan G. Signage Plan H. Canopy Renderings I. Vacuum Station Plans and Photos J. Site Photos with Roof Lighting K. Traffic Study L. Snow Storage Plan Page 1 of 3 1245 West Highway 96 Arden Hills, Minnesota 55112 Telephone (651) 792-7800 Fax (651) 634-5137 www.cityofardenhills.org For Office Use Only Planning Case No. 23- Submittal Date Application Completed Date Accepted by Receipt Number Council Decision Council Decision Date 2023 LAND USE APPLICATION Applicant Information Applicant: Address: Telephone No.: Other: Fax No.: Email Address: Property Information Property Owner: Owner Address: Owner Telephone No. Other: Address of Property Involved: Legal Description: Property ID No.: Type of Use: Zone: Property Acreage: Type of Request ‰ Comprehensive Plan Amendment (Fee: $550 + Escrow: $2,500) ‰ Conditional Use or Interim Use Permit/CUP or IUP Amendment (Fee: $400 + Escrow: $1,500) ‰ Preliminary Plat (Fee: $500 + Escrow: $2,500) ‰ Final Plat (Fee: $450 + Escrow: $1,000) ‰ Concept Plan Review (Fee: $300 + Escrow: $750) ‰ Master Planned Unit Development or Master Special Development Plan (Fee: $600 + Escrow: $2,500) ‰ Final Planned Unit Development or Final Special Development Plan (Fee: $350 + Escrow: $2,000) ‰ Planned Unit Development Amendment or Special Development Plan Amendment (Fee: $400 + Escrow: $1,500) ‰ Site Plan Review (Fee: $450 + Escrow: $1,500) ‰ Rezoning or TCAAP Regulating Plan Amendment (Fee: $500 + Escrow: $1,500) ‰ Zoning Code or TCAAP Redevelopment Code Amendment (Fee: $400 + Escrow: $1,500) ‰ City Code Amendment (Fee: $350 + Escrow: $1,500) ‰ Lot Split/Minor Subdivision (R-1 and R-2 Districts Only) (Fee: $350 + Escrow: $1,500) ‰ Variance or Permitted Adjustment (Fee: $350 + Escrow: $1,000) ‰ Vacation of Easement or Right-of-Way (Fee: $150 + Escrow: $1,000) ‰ Appeal of Administrative Decision (Fee: $150 + Escrow: $1,000) ‰ Land Use Requests – Not Already Specified (Fee: $150 + Escrow: $1,000 CWP West, LLC (Mister Car Wash) 222 E. 5th St, Tucson, AZ 85705 763-360-8963 ccampbell@mistercarwash.com CS&M Arden Hills, LLC 900 Cummings Ctr #226U, Beverly, MA 01915-6183 3751 Lexington Avenue N, Arden Hills, MN 55128-2937 Section 27 Town 30 Range 23 The S 125 FT on N 1047.1 FT...to Hwy) of Sec 27 TN 30 RN 23 273023410021 435 Drive-In Rest/Food Service Facility B3 - Service Business District 1.25 X X X X 978-766-3140 Attachment A Page 2 of 3 Brief Description of Request (please also include a typed, detailed letter explaining the project): Filing & Information Requirements The City requests that you make a pre-application meeting with the Community Development Director to discuss the application process, requirements, and deadlines. Unless waived by the Community Development Director or Planning Commission, a certified survey of the property is required for all applications. A checklist with additional application requirements can be found at www.cityofardenhills.org/landuseapplications . Complete/Incomplete Applications Under Minnesota Statute, Chapter 15.99, cities have 15 business days to review all plans and application materials to ensure they satisfy City requirements. During the 15 day review period, planning staff will provide written comments on the application and may request plan revisions. If the application is determined to be complete, Minnesota State Statute then requires the City to approve or deny the application within 60 days, up to 120 days. If not complete, the City may require plan revisions and/or additional information before the application is scheduled for Planning Commission review and/or City Council action. Project will not be scheduled for any meeting until the application submittal is found to be complete by the Community Development Director. Payment of Fees and Escrows The undersigned acknowledges that she/he understands that before a land use application can be deemed complete, all required fees and escrows must be paid to the City. The applicant is responsible for all costs incurred by the City related to the processing of this application. Each separate land use request shall be charged a separate administrative fee and escrow even if submitted on the same application. Costs expended in reviewing and processing an application will be charged against the cash escrow and credited to the City. Charges to the escrow may include planning and engineering staff time, City Attorney and consulting fees, and mailing costs. If, at any time, a required cash escrow is depleted to less than 20 percent of its original amount, the applicant shall deposit additional funds in the cash escrow account as determined by the City. The City may withhold final action on a land use application, withhold building permits, and/or rescind prior action until all fees have been paid. Unused portions of an escrow are returned to the applicant upon successful implementation of an approved plan. The escrow may be reduced or increased by the Community Development Director on a project by project basis. Notice of Meeting Attendance In order for the Planning Commission and the City Council to consider any application, the applicant or a designated representative must be present at the scheduled meeting. If not, the matter may be tabled until the next available agenda. *IMPORTANT* x Certain applications are subject to review and approval by the Rice Creek Watershed District. Contact RCWD directly at 763-398-3070 for additional information. x The land use application fees do not cover building, sign, or other permit fees that may be required upon approval of a land use application. x All applications will be subject to additional fees for reimbursement of consultant costs associated with filing, reviewing, and processing of application in the form of an escrow to the City. Applicant wishes to construct an express tunnel car wash at the above property. Page 3 of 3 Meeting Schedule Planning Commission meetings are typically held on the first Wednesday after the first Monday of each month at 6:30 PM, though please contact City Hall to verify the meeting date and time. City Council meetings are held typically the last Monday of the same month at 7:00 PM. Meetings are held in the Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112, unless otherwise stated. The schedules below are for reference purposes only. Project will not be scheduled for any meeting until the application submittal is found to be complete by the Community Development Director. 2023 Planning Commission and City Council Schedule (*subject to change) TENTATIVE PLANNING COMMISSION MEETING DATE* (Generally held on the first Wednesday after the first Monday at 6:30 p.m.) TENTATIVE CITY COUNCIL MEETING DATE* (Generally held on the fourth Monday at 7:00 p.m.) DEADLINE FOR LAND USE APPLICATION SUBMISSION (1st day of the preceding month) January 4 January 23 December 1 (2022) February 8 February 27 January 2 March 8 March 27 February 1 April 5 April 24 March 1 May 3 May 22 April 3 June 7 June 26 May 1 July 5 July 24 June 1 August 9 August 28 July 3 September 6 September 25 August 1 October 4 October 23 September 1 November 8 November 27 October 2 December 6 January 8 (2024)November 1 Acknowledgement and Signature I hereby apply for the above consideration and declare that the information and materials submitted with this application are complete and accurate per city code and ordinance requirements. I fully understand that I am responsible for all costs incurred by the City related to the processing of this application. __________________________________________________ ________________ Property Owner Signature (Required) Date ________________________________________________ ________________ Applicant Signature (If different than the property owner) Date Please contact the Community Development Director at 651-792-7800 if you have any questions regarding this application. Additional copies of this application form are available on the City’s website:www.cityofardenhills.org/landuseapplications _____________________ Property Owner Signature ( __________ Date 12/01/2023 Location Map Tax Parcels _Query result Personal Property Tax Parcels Cities County Offices 12/27/2023, 2:04:47 PM 0 0.08 0.160.04 mi 0 0.1 0.20.05 km 1:3,600 Ramsey County Ramsey County MN $WWDFKPHQW%       dŽ͗ ŝƚLJŽĨƌĚĞŶ,ŝůůƐWůĂŶŶŝŶŐΘŽŶŝŶŐĞƉĂƌƚŵĞŶƚ   ƚƚŶ͗:ĞƐƐŝĐĂ:ĂŐŽĞ͕ŽŵŵƵŶŝƚLJĞǀĞůŽƉŵĞŶƚŝƌĞĐƚŽƌ  &ƌŽŵ͗ ŚƌŝƐƚŽƉŚĞƌĂŵƉďĞůů͕^ĞŶŝŽƌWƌŽũĞĐƚDĂŶĂŐĞƌ DŝƐƚĞƌĂƌtĂƐŚ  ĂƚĞ͗ ĞĐĞŵďĞƌϭϱ͕ϮϬϮϯ  ^Ƶďũ͗ DŝƐƚĞƌĂƌtĂƐŚʹƌĚĞŶ,ŝůůƐ͕DE  ϯϳϱϭ>ĞdžŝŶŐƚŽŶǀĞŶƵĞEŽƌƚŚ  WƌŽũĞĐƚEĂƌƌĂƚŝǀĞ;ŵĞŶĚĞĚͿ  WƌŽƉĞƌƚLJKǁŶĞƌ WƌŽƉĞƌƚLJĞǀĞůŽƉĞƌͬƉƉůŝĐĂŶƚ ^ΘDƌĚĞŶ,ŝůůƐ͕>>  tWtĞƐƚ͕>> ϵϬϬƵŵŵŝŶŐƐĞŶƚĞƌ  ŚƌŝƐƚŽƉŚĞƌĂŵƉďĞůů͕^ĞŶŝŽƌWƌŽũĞĐƚDĂŶĂŐĞƌ ^ƵŝƚĞϮϮϲhϯϲϱϬŶŶĂƉŽůŝƐ>ĂŶĞEŽƌƚŚ ĞǀĞƌůLJ͕DϬϭϵϭϱͲϲϭϴϯ  ^ƵŝƚĞϭϵϬ WůLJŵŽƵƚŚ͕DEϱϱϰϰϳ ĐĐĂŵƉďĞůůΛŵŝƐƚĞƌĐĂƌǁĂƐŚ͘ĐŽŵ WŚŽŶĞ͗ϳϲϯͲϯϲϬͲϴϵϲϯ  ƉƉůŝĐĂŶƚ/ŶƚĞƌĞƐƚ 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DŝƐƚĞƌĂƌtĂƐŚƚĂŬĞƐƉƌŝĚĞŝŶƚŚĞƉŚLJƐŝĐĂůƉůĂŶƚĂƐǁĞůů͕ƌĞŝŶǀĞƐƚŝŶŐŽǀĞƌΨϭϱϬ͕ϬϬϬĂŶŶƵĂůůLJ͕ŽŶ ĂǀĞƌĂŐĞ͕ƉĞƌůŽĐĂƚŝŽŶƚŽĞŶƐƵƌĞĂďƌŝŐŚƚ͕ĐůĞĂŶĂŶĚĨůĂǁůĞƐƐĞdžƉĞƌŝĞŶĐĞĨŽƌŽƵƌĐƵƐƚŽŵĞƌƐ͘/Ŷ ĂĚĚŝƚŝŽŶ͕ŵĂŝŶƚĞŶĂŶĐĞƚĞĐŚŶŝĐŝĂŶƐƐƵƉĞƌǀŝƐĞϮͲϯƐƚŽƌĞƐƚŽŬĞĞƉŽƵƌƐƚŽƌĞĞƋƵŝƉŵĞŶƚƌƵŶŶŝŶŐĂƚƉĞĂŬ ƉĞƌĨŽƌŵĂŶĐĞ͘KƵƌƚĞĂŵŵĞŵďĞƌƐŚĂǀĞĂƌŽƵƚŝŶĞĐůĞĂŶŝŶŐƐĐŚĞĚƵůĞƚŚĞLJĨŽůůŽǁƚŽĞŶƐƵƌĞƚŚĞƐƚŽƌĞ ĂůǁĂLJƐƉƌĞƐĞŶƚƐŝŶƚŚĞďĞƐƚĐŽŶĚŝƚŝŽŶ͘  ƵŝůĚŝŶŐDĂƚĞƌŝĂůƐ dŚĞďƵŝůĚŝŶŐĚĞƐŝŐŶŚĂƐďĞĞŶĞŶŚĂŶĐĞĚĨƌŽŵƚŚĞƉƌŽƚŽƚLJƉŝĐĂůDŝƐƚĞƌĂƌtĂƐŚƐƚĂŶĚĂƌĚƐƚŽĂĐŚŝĞǀĞ ĂϳϱйůĂƐƐ/ŵĂƚĞƌŝĂůĐŽĚĞƌĞƋƵŝƌĞŵĞŶƚ͘dŚĞƉƌŽƉŽƐĞĚďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐĐŽŶƐŝƐƚŽĨƌŝĐŬsĞŶĞĞƌ͕ ^ƚŽŶĞsĞŶĞĞƌ͕/&^ĂŶĚDĞƚĂůWĂŶĞůƐ͘ŽƚŚďƌŝĐŬĂŶĚƐƚŽŶĞǀĞŶĞĞƌĂƌĞĐŽŵƉŽƐĞĚŽĨŝŶĚŝǀŝĚƵĂůŝnjĞĚ ƚŚŝŶŵĂƐŽŶƌLJƵŶŝƚƐ͕ĂƉƉƌŽdžŝŵĂƚĞůLJϭͲϯͬϰ͟ƚŚŝĐŬ͕ƐĞƚŝŶƚŽĂŵŽƌƚĂƌďĞĚĂŶĚŐƌŽƵƚĞĚ͘ƐĚĞƐŝŐŶĞĚ͕ƚŚĞ ƉƌŽƉŽƐĞĚŵĂƚĞƌŝĂůƐĂŶĚĐŽůŽƌƐƉƌŽǀŝĚĞĂǀŝƐƵĂůůLJĂƉƉĞĂůŝŶŐĂŶĚŵŽĚĞƌŶĂƉƉĞĂƌĂŶĐĞ͘/ŶĂĚĚŝƚŝŽŶ͕ ƚǁŽϯϱ͛ĨŽŽƚŚŝŐŚƌŽŽĨĞůĞŵĞŶƚƐĂƌĞƉƌŽƉŽƐĞĚŽŶĞŝƚŚĞƌĞŶĚŽĨƚŚĞďƵŝůĚŝŶŐ͕ƉƌŽǀŝĚŝŶŐǀŝƐƵĂůĐƵĞƐĨŽƌ ĐƵƐƚŽŵĞƌƐƚŽƚŚĞĞŶƚƌĂŶĐĞĂŶĚĞdžŝƚŽĨƚŚĞƚƵŶŶĞů͘ /ŶƌĞƐƉŽŶƐĞƚŽĐŽŵŵĞŶƚƐŚĞĂƌĚĂƚƚŚĞĐŽƵŶĐŝůǁŽƌŬƐŚŽƉ͕ƚŚĞĞůĞǀĂƚŝŽŶĨĂĐŝŶŐ>ĞdžŝŶŐƚŽŶǀĞŶƵĞŚĂƐ ďĞĞŶĨƵƌƚŚĞƌĞŶŚĂŶĐĞĚƚŽĐƌĞĂƚĞĂŵŽƌĞĂƚƚƌĂĐƚŝǀĞǁĞůĐŽŵĞŝŶƚŽƚŚĞƐŝƚĞ͘hƉŐƌĂĚĞƐŝŶĐůƵĚĞƚŚĞƵƐĞ ŽĨƐƉĂŶĚƌĞůƐƚŽƌĞĨƌŽŶƚŐůĂƐƐ͕ůŝŐŚƚŝŶŐĂŶĚĂĚĞĐŽƌĂƚŝǀĞĐĂŶŽƉLJ͕ĂƐǁĞůůĂƐďƵŝůĚŝŶŐĂƌƚŝĐƵůĂƚŝŽŶ͕Ă ĐƵƌǀĞĚƌŽŽĨĨŽƌŵ͕ĂĐŚĂŶŐĞŝŶƌŽŽĨƉůĂŶĞĂŶĚĂĐŚĂŶŐĞŝŶŵĂƚĞƌŝĂůĂŶĚĐŽůŽƌ͘ĚĚŝƚŝŽŶĂůůLJ͕ĂƉĂƚŝŽ ǁŝƚŚƐĞĂƚŝŶŐĂŶĚďŝĐLJĐůĞƉĂƌŬŝŶŐŚĂƐďĞĞŶƉƌŽǀŝĚĞĚĂƚƚŚŝƐĞůĞǀĂƚŝŽŶ͘   ^ŝŐŶĂŐĞ DŝƐƚĞƌŝƐƉƌŽƉŽƐŝŶŐĂŵŽŶƵŵĞŶƚƐŝŐŶĂůŽŶŐ>ĞdžŝŶŐƚŽŶǀĞŶƵĞǁŚŝĐŚǁŝůůďĞŚĂƌŵŽŶŝŽƵƐǁŝƚŚƚŚĞ ďƵŝůĚŝŶŐĂƌĐŚŝƚĞĐƚƵƌĞĂŶĚŵĞĞƚŝƚLJnjŽŶŝŶŐƐƚĂŶĚĂƌĚƐĂƐƚŽƐŝnjĞĂŶĚĚĞƐŝŐŶ͘dŚĞŵŽŶƵŵĞŶƚƐŝŐŶ ŵĞĂƐƵƌĞƐϯϰ͘ϰƐƋ͘Ĩƚ͘ƉĞƌƐŝĚĞ͕ŽƌϲϵƐƋ͘Ĩƚ͘ŽĨƚŽƚĂůƐŝŐŶĐŽƉLJ͕ĂƌĞĚƵĐƚŝŽŶŽĨϵϬĂůůŽǁĂďůĞƐƋ͘Ĩƚ͘ŽĨ ĐŽƉLJ͘  DŝƐƚĞƌƉƌŽƉŽƐĞƐĂƉƉƌŽdžŝŵĂƚĞůLJϳϵƐƋƵĂƌĞĨĞĞƚŽĨǁĂůůƐŝŐŶĐŽƉLJĂƌĞĂƉůƵƐĂŶϴ͘ϳƐƋ͘Ĩƚ͘ƌĞŐƵůĂƚŽƌLJdžŝƚǁĂůů ƐŝŐŶ͘dŚĞdžŝƚƐŝŐŶŝƐƉůĂĐĞĚĂƚƚŚĞĞdžŝƚƚŽƚŚĞƚƵŶŶĞůĂŶĚŝƐŝŶƚĞŶĚĞĚƚŽƉƌĞǀĞŶƚǀĞŚŝĐůĞƐĨƌŽŵĞŶƚĞƌŝŶŐƚŚĞ ƚƵŶŶĞůĨƌŽŵƚŚĞǁƌŽŶŐĚŝƌĞĐƚŝŽŶ͘ /ŶĂĚĚŝƚŝŽŶ͕DŝƐƚĞƌƉƌŽƉŽƐĞƐϭϬ͘ϱƐƋ͘Ĩƚ͘ŽĨĂƵdžŝůŝĂƌLJĚŝƌĞĐƚŝŽŶĂůƐŝŐŶĂŐĞƚŚƌŽƵŐŚŽƵƚƚŚĞƐŝƚĞƚŽŚĞůƉ ĐƵƐƚŽŵĞƌƐƐĂĨĞůLJŶĂǀŝŐĂƚĞƚŚĞƉƌŽƉĞƌƚLJ͕ĂŶĚϯϮƐƋ͘Ĩƚ͘ŽĨĂƵdžŝůŝĂƌLJĐĂŶŽƉLJĚŝƌĞĐƚŝŽŶĂůƐŝŐŶĂŐĞƚŽ ĞĨĨŝĐŝĞŶƚůLJŵŽǀĞŵĞŵďĞƌƐƚŚƌŽƵŐŚƚŚĞƉĂLJƐƚĂƚŝŽŶůĂŶĞƐ͘   WĂƌŬŝŶŐ  DŝƐƚĞƌƉƌŽƉŽƐĞƐϭϳǀĂĐƵƵŵƉĂƌŬŝŶŐƐƚĂůůƐŵĞĂƐƵƌŝŶŐϭϯ͛ǁŝĚĞdžϭϴ͛ĚĞĞƉĂůŽŶŐǁŝƚŚϰĞŵƉůŽLJĞĞ ƉĂƌŬŝŶŐƐƚĂůůƐĂŶĚϭŵĂŝŶƚĞŶĂŶĐĞǀĞŚŝĐůĞƉĂƌŬŝŶŐŵĞĂƐƵƌŝŶŐϵ͛ǁŝĚĞĂŶĚϭϴ͛ĚĞĞƉ͘dŚŝƐŝƐĂƌĞĚƵĐƚŝŽŶ ŝŶϭǀĂĐƵƵŵƐƚĂůůĂŶĚĂŶŝŶĐƌĞĂƐĞŽĨϮĞŵƉůŽLJĞĞƉĂƌŬŝŶŐƐƚĂůůƐĂƐĂƌĞƐƵůƚŽĨĐŽŵŵĞŶƚƐƌĞĐĞŝǀĞĚĂƚ ƚŚĞĐŽƵŶĐŝůǁŽƌŬƐŚŽƉ͘ĚĚŝƚŝŽŶĂůůLJ͕ĂƌĞĐŽƌĚĞĚZĞĐŝƉƌŽĐĂůĂƐĞŵĞŶƚŐƌĞĞŵĞŶƚ;ŽĐƵŵĞŶƚη   ϰϯϲϯϳϲϱͿŝƐŝŶƉůĂĐĞǁŝƚŚƚŚĞƉƌŽƉĞƌƚLJƚŽƚŚĞŶŽƌƚŚƚŽĂůůŽǁƚŚĞDŝƐƚĞƌƐŝƚĞƚŽĂĐĐĞƐƐĂŶĚƉĂƌŬƵƉƚŽ ϭϵǀĞŚŝĐůĞƐ͘  ƵƐƚŽŵĞƌƐƵƚŝůŝnjĞƚŚĞǀĂĐƵƵŵƐƚĂůůƐƚŽƉĂƌŬĂŶĚǀĂĐƵƵŵƚŚĞŝƌǀĞŚŝĐůĞƐďĞĨŽƌĞŽƌĂĨƚĞƌĂǁĂƐŚ͘ƐĂŶ ĞdžƉƌĞƐƐǁĂƐŚĨĂĐŝůŝƚLJ͕ƚŚĞƌĞĂƌĞŶŽƌĞƚĂŝůƐĂůĞƐƚŚĂƚƚĂŬĞƉůĂĐĞ͕ŶŽƌŝƐƚŚĞƌĞĂŶŝŶƚĞƌŝŽƌĐůĞĂŶŽƉƚŝŽŶ͕ ƚŚĞƌĞĨŽƌĞ͕ĐƵƐƚŽŵĞƌƐŚĂǀĞůŝƚƚůĞŶĞĞĚƚŽĞŶƚĞƌƚŚĞďƵŝůĚŝŶŐĂŶĚƚƵƌŶŽǀĞƌŽĨƚŚĞǀĂĐƵƵŵƐƚĂůůƐŝƐ ĞdžƉĞĐƚĞĚƚŽďĞĨƌĞƋƵĞŶƚ͘   >ĂŶĚƐĐĂƉŝŶŐΘ^ĐƌĞĞŶŝŶŐ  DŝƐƚĞƌƚĂŬĞƐƉƌŝĚĞŝŶŽƵƌƚŚŽƵŐŚƚĨƵůůLJĚĞƐŝŐŶĞĚůĂŶĚƐĐĂƉŝŶŐ͕ƵƚŝůŝnjŝŶŐŶĂƚŝǀĞƉůĂŶƚŝŶŐƐƚŚƌŽƵŐŚŽƵƚƚŚĞ ƐŝƚĞĂƐǁĞůůĂƐĚĞĐŽƌĂƚŝǀĞƌŽĐŬ͕ĂǀĂƌŝĞƚLJŽĨƐŚƌƵďƐĂŶĚƉĞƌĞŶŶŝĂůƐĂůŽŶŐǁŝƚŚŶĞǁĚĞĐŝĚƵŽƵƐĂŶĚ ĐŽŶŝĨĞƌŽƵƐƚƌĞĞƐ͘  dŚĞƐŝƚĞĐŽŶƚĂŝŶƐĂƉƉƌŽdžŝŵĂƚĞůLJϯϭϭĐĂůŝƉĞƌŝŶĐŚĞƐŽĨƐŝŐŶŝĨŝĐĂŶƚƚƌĞĞƐ͘dŚŝƐƉƌŽƉŽƐĂůŝŶĐůƵĚĞƐƌĞŵŽǀŝŶŐ ĂƉƉƌŽdžŝŵĂƚĞůLJϮϰϰĐĂůŝƉĞƌŝŶĐŚĞƐŽĨƐŝŐŶŝĨŝĐĂŶƚƚƌĞĞƐ͘tŚĞŶĂƉƉůLJŝŶŐĂƚĞŶƉĞƌĐĞŶƚ;ϭϬйͿĐƌĞĚŝƚŽĨƚŽƚĂů ĐĂůŝƉĞƌŝŶĐŚĞƐŽĨƐŝŐŶŝĨŝĐĂŶƚƚƌĞĞƐ͕ƚŚĞƌĞƐƵůƚŝŶŐƌĞƋƵŝƌĞĚƌĞƉůĂĐĞŵĞŶƚŝƐϮϭϯĐĂůŝƉĞƌŝŶĐŚĞƐ͘DŝƐƚĞƌŝŶƚĞŶĚƐ ƚŽƌĞƉůĂĐĞϭϬϳĐĂůŝƉĞƌŝŶĐŚĞƐǁŚŝĐŚŝƐĂƌĂƚĞŽĨϭŝŶĐŚĨŽƌĞǀĞƌLJϮŝŶĐŚĞƐůŽƐƚĂƐƉĞƌϭϯϮϱ͘Ϭϱϱ^ƵďĚ͘ϲ͘ϭ͘  ƵĞƚŽƚŚĞƌĞůĂƚŝǀĞůLJƐŵĂůůŶĂƚƵƌĞŽĨƚŚĞƐŝƚĞ͕ƚŚĞůĂƌŐĞŶƵŵďĞƌŽĨĐĂůŝƉĞƌŝŶĐŚĞƐƚŚĂƚŶĞĞĚƚŽďĞƌĞƉůĂĐĞĚ ĂŶĚƚŚĂƚĂƉƉƌŽdžŝŵĂƚĞůLJƚǁĞŶƚLJͲĨŝǀĞƉĞƌĐĞŶƚ;ϮϱйͿŽĨƚŚĞƐŝƚĞŝƐǁŝƚŚŝŶĞdžŝƐƚŝŶŐƉĂƌŬŝŶŐ͕ĂĐĐĞƐƐŽƌƵƚŝůŝƚLJ ĞĂƐĞŵĞŶƚƐǁŚŝĐŚĐĂŶ͛ƚďĞƉůĂŶƚĞĚŝŶ͕ŝƚŝƐŶŽƚƉƌĂĐƚŝĐĂůƚŽƌĞƉůĂĐĞĂůůƌĞƋƵŝƌĞĚĐĂůŝƉĞƌŝŶĐŚĞƐŽŶƐŝƚĞ͘ dŚĞƌĞĨŽƌĞ͕DŝƐƚĞƌƉƌŽƉŽƐĞƐƚŽƉůĂŶƚϰϰĐĂůŝƉĞƌŝŶĐŚĞƐŽŶƐŝƚĞĂŶĚϲϯĐĂůŝƉĞƌŝŶĐŚĞƐƚŚĂƚĐĂŶ͛ƚďĞƌĞƉůĂĐĞĚ ŽŶƐŝƚĞ͕ĂƚĂŶŽĨĨͲƐŝƚĞůŽĐĂƚŝŽŶĂƐĚĞƚĞƌŵŝŶĞĚďLJƚŚĞĐŝƚLJŽƌƉƌŽǀŝĚĞĂĨĞĞŝŶͲůŝĞƵ͕ďŽƚŚĂƐĂůůŽǁĞĚďLJ ϭϯϮϱ͘Ϭϱ^ƵďĚ͘ϲ;Ϳ;ϯͿ;Ϳ͘dŚĞƉƌŽƉŽƐĞĚĨĞĞŝŶͲůŝĞƵĂŵŽƵŶƚƐƚŽĂƉƉƌŽdžŝŵĂƚĞůLJΨϮϱ͕ϮϬϬďĂƐĞĚŽŶΨϰϬϬƉĞƌ ĐĂůŝƉĞƌŝŶĐŚƉůĂŶƚŝŶŐĐŽƐƚ͘  DŝƐƚĞƌƉƌŽƉŽƐĞƐƚŽƌĞƉůĂĐĞƚŚĞĞdžŝƐƚŝŶŐǁŽŽĚĨĞŶĐĞĂůŽŶŐƚŚĞƐŽƵƚŚĂŶĚǁĞƐƚƉƌŽƉĞƌƚLJůŝŶĞƐǁŝƚŚĂŶĞǁ͕ Ɛŝdž;ϲ͛ͿĨŽŽƚĐŽŵƉŽƐŝƚĞͬǀŝŶLJůĨĞŶĐĞ͕ƐŝŵŝůĂƌƚŽƵĨĨƚĞĐŚƌŽŽŬůŝŶĞ͕ŽƌĂŶĂƉƉƌŽǀĞĚĞƋƵĂů͘   >ŝŐŚƚŝŶŐ  DŝƐƚĞƌŚĂƐǁŽƌŬĞĚǁŝƚŚĂůŝŐŚƚŝŶŐĚĞƐŝŐŶĞƌƚŽĞŶƐƵƌĞƐĂĨĞ͕ĂĚĞƋƵĂƚĞůŝŐŚƚůĞǀĞůƐĂƌĞƉƌŽǀŝĚĞĚ ƚŚƌŽƵŐŚŽƵƚƚŚĞƐŝƚĞŝŶĐůƵĚŝŶŐĂƚƚŚĞǀĂĐƵƵŵƐ͕ǁŚŝůĞŵŝŶŝŵŝnjŝŶŐůŝŐŚƚƐƉŝůůĂŐĞŽŶƚŽŶĞŝŐŚďŽƌŝŶŐƐŝƚĞƐ͘  dŚĞǀĂĐƵƵŵĂƌŵƐĂƌĞůŝƚǁŝƚŚůŝŶĞĂƌ>ůŝŐŚƚƐ͕ŐĞŶĞƌĂƚŝŶŐĂƉƉƌŽdžŝŵĂƚĞůLJƚĞŶ;ϭϬͿĨŽŽƚĐĂŶĚůĞƐĂƚƚŚĞ ĐĞŶƚĞƌŽĨƚŚĞǀĂĐƵƵŵƐƚĂůůƐ͘dŚĞďĂůĂŶĐĞŽĨƚŚĞƐŝƚĞŝƐůŝƚǁŝƚŚƚƌĂĚŝƚŝŽŶĂůƉŽůĞŵŽƵŶƚĞĚĂƌĞĂůŝŐŚƚƐĂƚ Ϯϯ͛ƚŽƚŚĞƚŽƉŽĨƚŚĞĨŝdžƚƵƌĞ͕ĐĂŶŽƉLJůŝŐŚƚŝŶŐƵŶĚĞƌƚŚĞĐĂŶŽƉLJĂŶĚǁĂůůƐĐŽŶĐĞƐŽŶƚŚĞďƵŝůĚŝŶŐ͘ůů ůŝŐŚƚŝŶŐŝƐ>͘  dŚĞƐŝƚĞŵĞĞƚƐĐŽĚĞϭϯϮϱ͘Ϭϱ^ƵďĚ͘ϯŝŶĂůůƌĞƐƉĞĐƚƐŝŶĐůƵĚŝŶŐŶŽƚĐĂƐƚŝŶŐŝŶĞdžĐĞƐƐŽĨŽŶĞ;ϭͿĨŽŽƚ ĐĂŶĚůĞŽŶƚŚĞƚƌĂǀĞůůĂŶĞƐŽĨĂĚũŽŝŶŝŶŐƌŽĂĚƐ͘  ^ŶŽǁ^ƚŽƌĂŐĞ  DŝƐƚĞƌŝŶƚĞŶĚƐƚŽƉƌŽǀŝĚĞϰ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚŽĨƐŶŽǁƐƚŽƌĂŐĞƚŚƌŽƵŐŚŽƵƚƚŚĞƐŝƚĞ͕ĂƐŝĚĞŶƚŝĨŝĞĚŽŶƚŚĞ ^ŶŽǁ^ƚŽƌĂŐĞWůĂŶ͘ŶLJƐŶŽǁƚŚĂƚŝƐƵŶĂďůĞƚŽďĞƐĂĨĞůLJƐƚŽƌĞĚŽŶͲƐŝƚĞǁŝůůďĞŚĂƵůĞĚƚŽĂŶŽĨĨͲƐŝƚĞ   ůŽĐĂƚŝŽŶďLJƚŚĞƐŶŽǁƌĞŵŽǀĂůƉƌŽǀŝĚĞƌ͘   ĞǀĞůŽƉŵĞŶƚdŝŵĞůŝŶĞ  hƉŽŶĂƉƉƌŽǀĂůĨƌŽŵƚŚĞŝƚLJ͕DŝƐƚĞƌĂƌtĂƐŚŝŶƚĞŶĚƐƚŽƐƵďŵŝƚĨŽƌďƵŝůĚŝŶŐƉĞƌŵŝƚƐŝŶϮϬϮϰǁŝƚŚĂŶ ĂŶƚŝĐŝƉĂƚĞĚĐŽŶƐƚƌƵĐƚŝŽŶƐƚĂƌƚŝŶƐƵŵŵĞƌϮϬϮϰ͘dŚĞƌĞǁŝůůďĞŶŽƉŚĂƐŝŶŐŽĨƚŚĞƉƌŽũĞĐƚ͕ĂŶĚ ĐŽŶƐƚƌƵĐƚŝŽŶĚƵƌĂƚŝŽŶŝƐĞƐƚŝŵĂƚĞĚĂƚϴŵŽŶƚŚƐŝŶĐůƵĚŝŶŐĚĞŵŽůŝƚŝŽŶŽĨƚŚĞĞdžŝƐƚŝŶŐďƵŝůĚŝŶŐ͘   ŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶΘŽŶŝŶŐDĂƉŽŶƐŝƐƚĞŶĐLJ  /ŶĂĚĚŝƚŝŽŶƚŽƉƌŽǀŝĚŝŶŐĂŶĂŵĞŶŝƚLJĨŽƌƚŚĞĐŽŵŵƵŶŝƚLJŽĨƌĚĞŶ,ŝůůƐ͕ƚŚĞDŝƐƚĞƌĂƌtĂƐŚƉƌŽƉŽƐĂů ƐƵƉƉŽƌƚƐŵƵůƚŝƉůĞŐŽĂůƐǁŝƚŚŝŶƚŚĞϮϬϰϬŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ͘  ŚĂƉƚĞƌϲ͗>ĂŶĚhƐĞΘŚĂƉƚĞƌϴ͗ĐŽŶŽŵŝĐĞǀĞůŽƉŵĞŶƚĂŶĚZĞĚĞǀĞůŽƉŵĞŶƚ ŚĂƉƚĞƌϲ'ŽĂů͗ĞǀĞůŽƉĂŶĚŵĂŝŶƚĂŝŶĂůĂŶĚƵƐĞƉĂƚƚĞƌŶƚŚĂƚƐƚƌĞŶŐƚŚĞŶƐƚŚĞǀŝƚĂůŝƚLJ͕ƋƵĂůŝƚLJ͕ĂŶĚ ĐŚĂƌĂĐƚĞƌŽĨŽƵƌƌĞƐŝĚĞŶƚŝĂůŶĞŝŐŚďŽƌŚŽŽĚƐ͕ĐŽŵŵĞƌĐŝĂůĚŝƐƚƌŝĐƚƐ͕ĂŶĚŝŶĚƵƐƚƌŝĂůĂƌĞĂƐǁŚŝůĞƉƌŽƚĞĐƚŝŶŐ ƚŚĞĐŽŵŵƵŶŝƚLJ͛ƐŶĂƚƵƌĂůƌĞƐŽƵƌĐĞƐĂŶĚĚĞǀĞůŽƉŝŶŐĂƐƵƐƚĂŝŶĂďůĞƉĂƚƚĞƌŶĨŽƌĨƵƚƵƌĞĚĞǀĞůŽƉŵĞŶƚ͘  ŚĂƉƚĞƌϴ'ŽĂů͗WƌŽŵŽƚĞƚŚĞĚĞǀĞůŽƉŵĞŶƚ͕ƌĞĚĞǀĞůŽƉŵĞŶƚ͕ĂŶĚŵĂŝŶƚĞŶĂŶĐĞŽĨĂǀŝĂďůĞ͕ŝŶŶŽǀĂƚŝǀĞ͕ ĂŶĚĚŝǀĞƌƐĞďƵƐŝŶĞƐƐĞŶǀŝƌŽŶŵĞŶƚƐĞƌǀŝŶŐƌĚĞŶ,ŝůůƐĂŶĚƚŚĞŵĞƚƌŽƉŽůŝƚĂŶĂƌĞĂ͘  dŚĞDŝƐƚĞƌĂƌtĂƐŚƉƌŽƉŽƐĂůƐƵƉƉŽƌƚƐƚŚĞŐŽĂůƐŽĨŚĂƉƚĞƌϲĂŶĚŚĂƉƚĞƌϴďLJƚĂŬŝŶŐĂĚŝůĂƉŝĚĂƚĞĚ͕ ĐůŽƐĞĚƌĞƐƚĂƵƌĂŶƚĂŶĚƌĞĚĞǀĞůŽƉŝŶŐŝƚĂƐĂŚŝŐŚƋƵĂůŝƚLJ͕ĞĨĨŝĐŝĞŶƚĞdžƉƌĞƐƐƚƵŶŶĞůĐĂƌǁĂƐŚ͘dŚŝƐŶĞǁ ĨĂĐŝůŝƚLJǁŝůůŽĨĨĞƌĂƋƵĂůŝƚLJĂŵĞŶŝƚLJǁŚŝĐŚŝƐŶ͛ƚĐƵƌƌĞŶƚůLJŽĨĨĞƌĞĚǁŝƚŚŝŶƚŚĞĐŝƚLJ͕ŝŶƚŚĞĐĞŶƚƌĂů ĐŽŵŵĞƌĐŝĂůĚŝƐƚƌŝĐƚŽĨƌĚĞŶ,ŝůůƐ͘DŝƐƚĞƌŚĂƐƚĂŬĞŶĨĞĞĚďĂĐŬĨƌŽŵƐƚĂĨĨĂŶĚŝƚLJŽƵŶĐŝů͕ĂůŽŶŐǁŝƚŚ ĚŝƌĞĐƚŝŽŶĨƌŽŵƚŚĞĐŽĚĞ͕ƚŽĞŶŚĂŶĐĞƚŚĞƉƌŽƚŽƚLJƉŝĐĂůĂƌĐŚŝƚĞĐƚƵƌĞĂŶĚĚĞƐŝŐŶŽĨƚŚĞďƵŝůĚŝŶŐĂŶĚƐŝƚĞ͕ ƚŽĐƌĞĂƚĞĂĚĞǀĞůŽƉŵĞŶƚƚŚĂƚŝƐŝŶŚĂƌŵŽŶLJǁŝƚŚŶĞĂƌďLJƉƌŽƉĞƌƚŝĞƐĂŶĚŝƐǀŝƐƵĂůůLJĂƉƉĞĂůŝŶŐƚŽƚŚĞ ĐŽŵŵƵŶŝƚLJ͘   ŚĂƉƚĞƌϭϬʹWƌŽƚĞĐƚĞĚZĞƐŽƵƌĐĞƐ 'ŽĂů͗WƌĞƐĞƌǀĞ͕ƉƌŽƚĞĐƚ͕ĂŶĚƌĞƐƚŽƌĞƚŚĞĐŽŵŵƵŶŝƚLJ͛ƐŶĂƚƵƌĂůƌĞƐŽƵƌĐĞƐ͕ŝŶĐůƵĚŝŶŐŽƉĞŶƐƉĂĐĞƐ͕ ůĂŬĞƐ͕ǁĞƚůĂŶĚƐ͕ŽƚŚĞƌƐŝŐŶŝĨŝĐĂŶƚŶĂƚƵƌĂůĨĞĂƚƵƌĞƐ͕ĂŶĚŚŝƐƚŽƌŝĐƌĞƐŽƵƌĐĞƐ͘  DŝƐƚĞƌĂƌtĂƐŚƐƵƉƉŽƌƚƐƚŚĞŐŽĂůƐŽĨŚĂƉƚĞƌϭϬƚŚƌŽƵŐŚŽƵƌƵƐĞŽĨŶĂƚŝǀĞůĂŶĚƐĐĂƉŝŶŐĂŶĚĂƐŝƚĞ ƉůĂŶƚŚĂƚƉƌŽǀŝĚĞƐůĂŶĚƐĐĂƉŝŶŐŽŶĂƉƉƌŽdžŝŵĂƚĞůLJƚŚŝƌƚLJͲĨŝǀĞƉĞƌĐĞŶƚ;ϯϱйͿŽĨƚŚĞƐŝƚĞ͕ĞdžĐĞĞĚŝŶŐĐŽĚĞ ƌĞƋƵŝƌĞŵĞŶƚƐ͘  tŝƚŚŝŶŽƵƌŽǁŶŶĞǁͲďƵŝůĚƐƚŽƌĞƐ͕ŽƵƌǁĂƚĞƌƌĞĐůĂŵĂƚŝŽŶƐLJƐƚĞŵƐĂůůŽǁƵƐƚŽƵƐĞŽǀĞƌϱϬй ƌĞĐůĂŝŵĞĚͬƌĞĐLJĐůĞĚǁĂƚĞƌǁŝƚŚŝŶƚŚĞǁĂƐŚƉƌŽĐĞƐƐ͕ĂƐǁĞůůĂƐƌĞĚƵĐŝŶŐŽƵƌĨƌĞƐŚǁĂƚĞƌƵƐĂŐĞďLJϮϱй ĚƵĞƚŽŽƵƌƉƌŽƉƌŝĞƚĂƌLJƐLJƐƚĞŵĚĞƐŝŐŶ͘KƵƌǁĂƐƚĞǁĂƚĞƌƐLJƐƚĞŵƐĂƌĞĚĞƐŝŐŶĞĚĂŶĚŵĂŝŶƚĂŝŶĞĚƚŽ ĞŶƐƵƌĞĐŽŵƉůŝĂŶĐĞǁŝƚŚŵƵŶŝĐŝƉĂůǁĂƚĞƌƌĞŐƵůĂƚŝŽŶƐ͘DŝƐƚĞƌƌĞŐƵůĂƌůLJƌĞĐĞŝǀĞƐƌĞĐŽŐŶŝƚŝŽŶĨƌŽŵ ŵƵŶŝĐŝƉĂůǁĂƚĞƌĂƵƚŚŽƌŝƚŝĞƐŽŶŽƵƌƉƌŽĐĞƐƐĞƐĨŽƌƌĞĚƵĐŝŶŐŚĂƌŵĨƵůƌƵŶŽĨĨĂŶĚĂƉƉƌĞĐŝĂƚŝŽŶŽĨŽƵƌ ƉĂƌƚŶĞƌƐŚŝƉƚŽĨŝŶĚĐƌĞĂƚŝǀĞƐŽůƵƚŝŽŶƐƚŽŝŵƉƌŽǀĞŽƵƌǁĂƐƚĞǁĂƚĞƌŝŵƉĂĐƚ͘  DŝƐƚĞƌĨƵƌƚŚĞƌƐƵƉƉŽƌƚƐƚŚŝƐŐŽĂůƚŚƌŽƵŐŚƚŚĞĐŽŵƉůĞƚŝŽŶŽĨĂƚƌĞĞƐƵƌǀĞLJĂŶĚŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨƚƌĞĞ ŵŝƚŝŐĂƚŝŽŶŵĞĂƐƵƌĞƐ͘ĚĚŝƚŝŽŶĂůůLJ͕DŝƐƚĞƌƉĂƌƚŶĞƌƐǁŝƚŚWƌŽũĞĐƚtĞƚŽŶĂŶĂƚŝŽŶĂůďĂƐŝƐƚŽĞĚƵĐĂƚĞ   ƚŚĞĐŽŵŵƵŶŝƚLJŽŶƚŚĞďĞŶĞĨŝƚƐŽĨǁĂƚĞƌƐƚĞǁĂƌĚƐŚŝƉ͘   ŽŶĚŝƚŝŽŶĂůhƐĞWĞƌŵŝƚǀĂůƵĂƚŝŽŶƌŝƚĞƌŝĂ tŚĞŶƌĞǀŝĞǁŝŶŐĂŽŶĚŝƚŝŽŶĂůhƐĞWĞƌŵŝƚ͕ƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶĂŶĚŝƚLJŽƵŶĐŝůĞǀĂůƵĂƚĞƚŚĞ ƉƌŽũĞĐƚďĂƐĞĚŽŶĂŶƵŵďĞƌŽĨŵĞĂƐƵƌĞƐĂƐŽƵƚůŝŶĞĚŝŶϭϯϱϱ͘Ϭϰ^ƵďĚ͘ϯ͘dŚĞDŝƐƚĞƌĂƌtĂƐŚ ƉƌŽũĞĐƚŝƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞĐŽĚĞďĂƐĞĚŽŶƚŚĞĨŽůůŽǁŝŶŐ͘ ϭ͘džŝƐƚŝŶŐĂŶĚĂŶƚŝĐŝƉĂƚĞĚƚƌĂĨĨŝĐĂŶĚƉĂƌŬŝŶŐĐŽŶĚŝƚŝŽŶƐ͘ Ă͘dŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚŝƐĂŶƚŝĐŝƉĂƚĞĚƚŽŵĂŝŶƚĂŝŶƚŚĞĐƵƌƌĞŶƚƚƌĂĨĨŝĐǀŽůƵŵĞƚŚĂƚǁĂƐ ƉƌĞƐĞŶƚǁŚĞŶƚŚĞĞdžŝƐƚŝŶŐĨĂƐƚͲĨŽŽĚƌĞƐƚĂƵƌĂŶƚǁĂƐŽƉĞƌĂƚŝŶŐ͘ĐĐŽƌĚŝŶŐƚŽƚŚĞdƌĂĨĨŝĐ DĞŵŽƌĂŶĚƵŵƉƌĞƉĂƌĞĚďLJ<ŝŵůĞLJͲ,ŽƌŶ͕ƚŚĞĂŶƚŝĐŝƉĂƚĞĚĚĂŝůLJƚƌĂĨĨŝĐŝƐϭ͕ϱϲϬǀĞŚŝĐůĞƐ ƉĞƌĚĂLJ͕ĂŶŝŶĐƌĞĂƐĞŽĨϭϳǀĞŚŝĐůĞƐŽǀĞƌƚŚĞϭ͕ϱϰϯǀĞŚŝĐůĞƐƉĞƌĚĂLJĞƐƚŝŵĂƚĞĚĨŽƌƚŚĞ ĨĂƐƚͲĨŽŽĚƌĞƐƚĂƵƌĂŶƚ͘ ď͘dŚƌŽƵŐŚŽƵƚDŝƐƚĞƌĂƌtĂƐŚ͛ƐŶƵŵĞƌŽƵƐƐƚƵĚŝĞƐŽŶĞdžŝƐƚŝŶŐƐƚŽƌĞƐ͕ŝƚ͛ƐďĞĞŶ ĚĞƚĞƌŵŝŶĞĚƚŚĂƚƚŚĞĐĂƌǁĂƐŚŝƐŶŽƚĂĚĞƐƚŝŶĂƚŝŽŶůŽĐĂƚŝŽŶĨŽƌĐƵƐƚŽŵĞƌƐ͕ŵĞĂŶŝŶŐƚŚĞLJ ĚŽŶ͛ƚůĞĂǀĞƚŚĞŝƌŚŽŵĞŽƌǁŽƌŬǁŝƚŚƚŚĞĞdžƉƌĞƐƐŝŶƚĞŶƚŽĨŐŽŝŶŐƚŽƚŚĞĐĂƌǁĂƐŚ͘dŚĞ ƚLJƉŝĐĂůĐƵƐƚŽŵĞƌŝƐŽŶƚŚĞŝƌǁĂLJƚŽͬĨƌŽŵǁŽƌŬŽƌƌƵŶŶŝŶŐĞƌƌĂŶĚƐƚŚĂƚďƌŝŶŐƚŚĞŵƚŽƚŚĞ ĐĂƌǁĂƐŚ͘dŚĞĐĂƌǁĂƐŚŝƐĂŶƚŝĐŝƉĂƚĞĚƚŽĐĂƉƚƵƌĞĐƵƐƚŽŵĞƌƐĨƌŽŵƚŚĞĞdžŝƐƚŝŶŐƚƌĂĨĨŝĐ ďĂƐĞ͕ĂŶĚŶŽƚƐŝŐŶŝĨŝĐĂŶƚůLJŝŶĐƌĞĂƐĞƚƌĂĨĨŝĐǁŝƚŚŝŶƚŚĞĂĚũĂĐĞŶƚŶĞƚǁŽƌŬ͘ Đ͘dŚĞƐŝƚĞŝƐĂĚĞƋƵĂƚĞůLJƉĂƌŬĞĚƉƌŽǀŝĚŝŶŐϱĞŵƉůŽLJĞĞƉĂƌŬŝŶŐƐƚĂůůƐĂŶĚϭϳĐƵƐƚŽŵĞƌ ǀĂĐƵƵŵƐƚĂůůƐ͘/ŶĂĚĚŝƚŝŽŶ͕ƚŚĞƌĞŝƐĂŶĞdžŝƐƚŝŶŐZĞĐŝƉƌŽĐĂůĂƐĞŵĞŶƚŐƌĞĞŵĞŶƚ ;ŽĐƵŵĞŶƚηϰϯϲϯϳϲϱͿ͕ƌĞĐŽƌĚĞĚŽŶKĐƚŽďĞƌϮϮ͕ϮϬϭϮ͕ĂůůŽǁŝŶŐĨŽƌƉĂƌŬŝŶŐŽĨƵƉƚŽϭϵ ǀĞŚŝĐůĞƐŽŶƚŚĞĂĚũĂĐĞŶƚƉƌŽƉĞƌƚLJƚŽƚŚĞŶŽƌƚŚ͘ĞĐĂƵƐĞŶŽƌĞƚĂŝůƐĂůĞƐŽĐĐƵƌǁŝƚŚŝŶƚŚĞ ďƵŝůĚŝŶŐ͕ĐƵƐƚŽŵĞƌƐŚĂǀĞŶŽŶĞĞĚƚŽƉĂƌŬĞdžĐĞƉƚǁŚĞŶǀĂĐƵƵŵŝŶŐƚŚĞŝƌǀĞŚŝĐůĞƐ͕ ƚŚĞƌĞĨŽƌĞ͕ŶŽŶĞŐĂƚŝǀĞƉĂƌŬŝŶŐĐŽŶĚŝƚŝŽŶƐĂƌĞĞdžƉĞĐƚĞĚ͘ Ϯ͘EŽŝƐĞ͕ŐůĂƌĞ͕ŽĚŽƌƐ͕ǀŝďƌĂƚŝŽŶ͕ƐŵŽŬĞ͕ĚƵƐƚ͕ĂŝƌƉŽůůƵƚŝŽŶ͕ŚĞĂƚ͕ůŝƋƵŝĚŽƌƐŽůŝĚǁĂƐƚĞ͕ĂŶĚŽƚŚĞƌ ŶƵŝƐĂŶĐĞĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐ͘ Ă͘DŝƐƚĞƌŚĂƐĚĞƐŝŐŶĞĚƚŚĞƐŝƚĞĂŶĚĨĂĐŝůŝƚLJƚŽĂǀŽŝĚŽĨĨͲƐŝƚĞŶŽŝƐĞ͕ůŝŐŚƚƐƉŝůůĂŐĞŽƌĂŶLJŽƚŚĞƌ ŶƵŝƐĂŶĐĞĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐ͘dŚĞǀĂĐƵƵŵƐĂƌĞŝŶƐƚĂůůĞĚŝŶĐŽŶĐƌĞƚĞĞŶĐůŽƐƵƌĞƐǁŝƚŚŵƵĨĨůĞƌƐ ĂĚĚĞĚƚŽƌĞĚƵĐĞŶŽŝƐĞůĞǀĞůĂŶĚŚĂǀĞďĞĞŶůŽĐĂƚĞĚŽŶƚŚĞŝŶƚĞƌŝŽƌŽĨƚŚĞƐŝƚĞ͕ĂƐĨĂƌ ĨƌŽŵƉƌŽƉĞƌƚLJůŝŶĞƐĂƐƉŽƐƐŝďůĞ͘ ď͘^ŝƚĞůŝŐŚƚŝŶŐŚĂƐďĞĞŶĚĞƐŝŐŶĞĚƚŽƌĞŵĂŝŶŽŶƐŝƚĞĂŶĚĂƚŶŽƉŽŝŶƚĚŽƚŚĞĨŽŽƚĐĂŶĚůĞƐ ĞdžĐĞĞĚƚŚŽƐĞĂůůŽǁĞĚďLJĐŽĚĞĂƚƚŚĞƉƌŽƉĞƌƚLJůŝŶĞŽƌǁŝƚŚŝŶƚŚĞĂĚũĂĐĞŶƚZKt͘ Đ͘EŽŽĚŽƌƐ͕ǀŝďƌĂƚŝŽŶ͕ƐŵŽŬĞ͕ĚƵƐƚ͕ĂŝƌƉŽůůƵƚŝŽŶ͕ŚĞĂƚŽƌůŝƋƵŝĚǁĂƐƚĞĂƌĞĂŶƚŝĐŝƉĂƚĞĚŽŶ ƚŚĞƐŝƚĞ͘ůůƐŽůŝĚǁĂƐƚĞǁŝůůďĞƐƚŽƌĞĚŝŶĂĚĞƐŝŐŶĂƚĞĚƚƌĂƐŚĞŶĐůŽƐƵƌĞĂŶĚƌŽƵƚŝŶĞůLJ ĞŵƉƚŝĞĚďLJĂůŽĐĂůǁĂƐƚĞŚĂƵůĞƌ͘ ϯ͘ƌĂŝŶĂŐĞ Ă͘^ƚŽƌŵǁĂƚĞƌŝƐƉƌŽƉŽƐĞĚƚŽďĞŵĂŶĂŐĞĚĂŶĚƚƌĞĂƚĞĚŽŶͲƐŝƚĞǀŝĂĂŶƵŶĚĞƌŐƌŽƵŶĚ ĨŝůƚƌĂƚŝŽŶƐLJƐƚĞŵ͘^ƚŽƌŵǁĂƚĞƌǁŝůůƐŚĞĞƚĨůŽǁƚŽŽŶͲƐŝƚĞĐĂƚĐŚďĂƐŝŶƐƚŚĂƚǁŝůůĚŝƌĞĐƚƚŚĞ ĨůŽǁƚŽƚŚĞƵŶĚĞƌŐƌŽƵŶĚĨŝůƚƌĂƚŝŽŶƐLJƐƚĞŵǁŚĞƌĞƐƚŽƌŵǁĂƚĞƌŝƐƚƌĞĂƚĞĚǀŝĂĂŶ   ĞŶŐŝŶĞĞƌĞĚƐĂŶĚĨŝůƚĞƌ͘dŚĞƐLJƐƚĞŵŚĂƐďĞĞŶĚĞƐŝŐŶĞĚƐƵĐŚƚŚĂƚŝŶůĂƌŐĞƌƐƚŽƌŵĞǀĞŶƚƐ͕ ŽŶͲƐŝƚĞƌƵŶŽĨĨǁŝůůďĞĚĞƚĂŝŶĞĚĂŶĚƌĞůĞĂƐĞĚĂƚĂƐůŽǁĞƌƌĂƚĞƚŚĂŶƚŚĞĞdžŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶ͘ ď͘ƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶ͕ĞƌŽƐŝŽŶĐŽŶƚƌŽůŵĞĂƐƵƌĞƐ;DW͛ƐͿǁŝůůďĞƵƚŝůŝnjĞĚƚŽĂƐƐŝƐƚǁŝƚŚƚŚĞ ƐƚĂďŝůŝnjĂƚŝŽŶŽĨƚŚĞƐŝƚĞĂŶĚůŝŵŝƚƚŚĞĂŵŽƵŶƚŽĨƐĞĚŝŵĞŶƚĂƚŝŽŶƚŚĂƚĨůŽǁƐŽĨĨͲƐŝƚĞ͘ ƐĞƌŝĞƐŽĨƐŝůƚĨĞŶĐĞƐ͕ĨŝůƚĞƌůŽŐƐ͕ƐƚĂďŝůŝnjĂƚŝŽŶďůĂŶŬĞƚƐ͕ĂŶĚŽƚŚĞƌďĞƐƚŵĂŶĂŐĞŵĞŶƚ ƉƌĂĐƚŝĐĞƐĂƌĞƉƌŽƉŽƐĞĚƚŽďĞƵƚŝůŝnjĞĚǀŝĂƚŚĞŽŶƚƌĂĐƚŽƌ͛ƐĞƌƚŝĨŝĞĚWƌŽĨĞƐƐŝŽŶĂůŝŶ ƌŽƐŝŽŶĂŶĚ^ĞĚŝŵĞŶƚŽŶƚƌŽů;W^Ϳ͘ ϰ͘WŽƉƵůĂƚŝŽŶĞŶƐŝƚLJ Ă͘dŚĞƐŝƚĞŝƐůŽĐĂƚĞĚŝŶĂďƵƐŝŶĞƐƐĚŝƐƚƌŝĐƚǁŝƚŚŵƵůƚŝƉůĞƌĞƚĂŝůĞƌƐŝŶƚŚĞǀŝĐŝŶŝƚLJ͘dŚĞƐŝƚĞ ůĞŶĚƐŝƚƐĞůĨǁĞůůƚŽƚŚĞƉƌŽũĞĐƚĚƵĞƚŽƚŚĞƌĞƚĂŝůŶĂƚƵƌĞŽĨƚŚĞĚŝƐƚƌŝĐƚ͕ƚŚĞůŽĐĂƚŝŽŶŽĨĨ >ĞdžŝŶŐƚŽŶǀĞŶƵĞ͕ĂŶĚƚŚĞĐůŽƐĞƉƌŽdžŝŵŝƚLJƚŽ/Ͳϲϵϰ͕ĂůůĂůůŽǁŝŶŐĐŽŶǀĞŶŝĞŶƚĂĐĐĞƐƐĨŽƌ ĐƵƐƚŽŵĞƌƐ͘dŚĞĂƉƉƌŽǀĂůŽĨƚŚŝƐƉƌŽũĞĐƚǁŝůůŶŽƚĂĨĨĞĐƚƚŚĞŽǀĞƌĂůůƉŽƉƵůĂƚŝŽŶĚĞŶƐŝƚLJŽĨ ƚŚĞĂƌĞĂ͘ ϱ͘sŝƐƵĂůĂŶĚůĂŶĚƵƐĞĐŽŵƉĂƚŝďŝůŝƚLJǁŝƚŚƵƐĞƐĂŶĚƐƚƌƵĐƚƵƌĞƐŽŶƐƵƌƌŽƵŶĚŝŶŐůĂŶĚ Ă͘dŚƌŽƵŐŚĐŽŶƐƵůƚĂƚŝŽŶǁŝƚŚƐƚĂĨĨĂŶĚŝƚLJŽƵŶĐŝůŵĞŵďĞƌƐ͕DŝƐƚĞƌŚĂƐĚĞƐŝŐŶĞĚĂŶĞǁ ĂŶĚŵŽĚĞƌŶ͕ĞdžƉƌĞƐƐƚƵŶŶĞůĐĂƌǁĂƐŚ͘dŚĞƵƐĞĐŽŵƉůŝŵĞŶƚƐŶĞŝŐŚďŽƌŝŶŐƵƐĞƐĂŶĚ ƐƉĞĐŝĂůĂƚƚĞŶƚŝŽŶǁĂƐƉĂŝĚƚŽƚŚĞďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐĂŶĚůĂŶĚƐĐĂƉŝŶŐ͕ƚŽĞŶƐƵƌĞƚŚĞ ƉƌŽũĞĐƚŝƐŝŶŚĂƌŵŽŶLJǁŝƚŚƚŚĞŶĞŝŐŚďŽƌŝŶŐĚĞǀĞůŽƉŵĞŶƚŽŶ>ĞdžŝŶŐƚŽŶǀĞŶƵĞĂŶĚ ĚĞǀĞůŽƉĞĚŝŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚƚŚĞŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶĂŶĚŝƚLJŽŶŝŶŐKƌĚŝŶĂŶĐĞƐĂĨƚĞƌ ƌĞƋƵĞƐƚĞĚŵŽĚŝĨŝĐĂƚŝŽŶƐ͘ ϲ͘ĚũŽŝŶŝŶŐůĂŶĚǀĂůƵĞƐ Ă͘/ƚ͛ƐĂŶƚŝĐŝƉĂƚĞĚƚŚĞƌĞĚĞǀĞůŽƉŵĞŶƚŽĨĂǀĂĐĂŶƚĨĂƐƚͲĨŽŽĚƌĞƐƚĂƵƌĂŶƚǁŝƚŚĂŶĞǁ͕ƐƚĂƚĞŽĨ ƚŚĞĂƌƚĐĂƌǁĂƐŚĨĂĐŝůŝƚLJ͕ǁŝůůƉƌŽǀŝĚĞĨŽƌŝŶĐƌĞĂƐĞĚƉƌŽƉĞƌƚLJǀĂůƵĞƐŽŶƚŚĞŶĞŝŐŚďŽƌŝŶŐ ƉƌŽƉĞƌƚŝĞƐ͘ ϳ͘WĂƌŬĚĞĚŝĐĂƚŝŽŶƐǁŚĞƌĞĂƉƉůŝĐĂďůĞ Ă͘dŚĞƉƌŽũĞĐƚŝƐĐŽŵŵĞƌĐŝĂůŝŶŶĂƚƵƌĞĂŶĚƚŚĞƌĞĨŽƌƉĂƌŬĚĞĚŝĐĂƚŝŽŶƐĂƌĞŶŽƚĂƉƉůŝĐĂďůĞ͘ ϴ͘KƌĚĞƌůLJĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞŶĞŝŐŚďŽƌŚŽŽĚĂŶĚƚŚĞŝƚLJǁŝƚŚŝŶƚŚĞŐĞŶĞƌĂůƉƵƌƉŽƐĞĂŶĚŝŶƚĞŶƚŽĨ ƚŚĞŽŶŝŶŐŽĚĞĂŶĚƚŚĞŽŵƉƌĞŚĞŶƐŝǀĞĞǀĞůŽƉŵĞŶƚWůĂŶĨŽƌƚŚĞŝƚLJ͘ Ă͘dŚĞƉƌŽũĞĐƚŝƐĂŶĂůůŽǁĞĚƵƐĞǁŝƚŚĂhWŝŶƚŚĞͲϯnjŽŶŝŶŐĚŝƐƚƌŝĐƚ͘ĚũĂĐĞŶƚnjŽŶŝŶŐŝƐͲ ϯĂŶĚƚŚĞĂƌĞĂďĞƚǁĞĞŶ'ƌĞLJ&ŽdžZĚ͘ΘZĞĚ&ŽdžZĚ͘ŝƐŚŝŐŚůLJĚĞǀĞůŽƉĞĚǁŝƚŚĐŽŵŵĞƌĐŝĂů ĂŶĚƌĞƚĂŝůƵƐĞƐ͘dŚĞĂĚĚŝƚŝŽŶŽĨDŝƐƚĞƌĂƌtĂƐŚĂƚƚŚŝƐůŽĐĂƚŝŽŶ͕ƉƵƌƐƵĂŶƚƚŽƚŚĞ ĂƉƉƌŽƉƌŝĂƚĞƉůĂŶŶŝŶŐĂƉƉƌŽǀĂůƐĂŶĚďƵŝůĚŝŶŐƉĞƌŵŝƚƐ͕ǁŝůůƉĞƌŵŝƚƚŚĞĐŽŶƚŝŶƵĞĚŽƌĚĞƌůLJ ĚĞǀĞůŽƉŵĞŶƚŽĨƚŚĞŶĞŝŐŚďŽƌŚŽŽĚ͘ƐƉƌĞǀŝŽƵƐůLJŵĞŶƚŝŽŶĞĚ͕ƚŚĞƉƌŽũĞĐƚƐƵƉƉŽƌƚƐƚŚĞ ϮϬϰϬŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶ͕ŝŶĐůƵĚŝŶŐƚŚĞŽŵŵĞƌĐŝĂůůĂŶĚƵƐĞĚĞƐŝŐŶĂƚŝŽŶ͕ǁŚŝĐŚĐĂůůƐ ĨŽƌ͞ĂďƌŽĂĚƌĂŶŐĞŽĨƌĞƚĂŝů͕ƐŚŽƉƉŝŶŐĂŶĚƐĞƌǀŝĐĞƐƚŽŵĞĞƚƚŚĞŶĞĞĚƐŽĨƚŚĞĐŽŵŵƵŶŝƚLJ ĂŶĚƌĞŐŝŽŶ͘͟   ŽŶŝŶŐŽĚĞ&ůĞdžŝďŝůŝƚLJ dŚĞĨŽůůŽǁŝŶŐĨůĞdžŝďŝůŝƚLJƚŽƚŚĞnjŽŶŝŶŐĐŽĚĞŝƐƌĞƋƵĞƐƚĞĚ͘   ϭϯϮϱ͘Ϭϱ^ƵďĚ͘ϴ͘͘ϭ ƚůĞĂƐƚĨŝĨƚLJƉĞƌĐĞŶƚ;ϱϬйͿŽĨƚŚĞůĂƌŐĞƐƚďƵŝůĚŝŶŐŽŶĞĂĐŚƐŝƚĞƐŚĂůůďĞĐŽŶƐƚƌƵĐƚĞĚĂƚƚŚĞĨƌŽŶƚ ƐĞƚďĂĐŬůŝŶĞ͘ &>y//>/dzZYh^d͗DŝƐƚĞƌƌĞƋƵĞƐƚƐĨůĞdžŝďŝůŝƚLJƌĞŐĂƌĚŝŶŐƚŚŝƐĐŽĚĞƐĞĐƚŝŽŶ͘ƵĞƚŽƚŚĞŶĂƌƌŽǁŶĞƐƐ ŽĨƚŚĞƐŝƚĞ;ΕϭϮϱ͛Ϳ͕ƚŚĞďƵŝůĚŝŶŐŵƵƐƚďĞůĂŝĚŽƵƚǁĞƐƚƚŽĞĂƐƚ͕ǁŝƚŚƚŚĞƚƵŶŶĞůĞdžŝƚĨƌŽŶƚŝŶŐ>ĞdžŝŶŐƚŽŶ ǀĞŶƵĞ͘tŝƚŚƚŚĞďƵŝůĚŝŶŐĂƚƚŚĞƐĞƚďĂĐŬůŝŶĞ͕ƚŚĞĞdžŝƚĚƌŝǀĞĨƌŽŵƚŚĞƚƵŶŶĞůǁŽƵůĚƚĞƌŵŝŶĂƚĞĂĐƌŽƐƐ ĨƌŽŵĂŶĞdžŝƐƚŝŶŐĚƌŝǀĞǁĂLJŵĞĚŝĂŶ͕ĐƌĞĂƚŝŶŐĂŶƵŶƐĂĨĞĂŶĚŝŵƉŽƐƐŝďůĞĐŽŶĚŝƚŝŽŶĨŽƌĐƵƐƚŽŵĞƌƐƚŽ 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ƵƉĚŽŽƌĂƚƚŚĞƚƵŶŶĞůĞdžŝƚĂŶĚĂĐĐĞƐƐĚŽŽƌƐƚŽƚŚĞŵĞĐŚĂŶŝĐĂůƌŽŽŵ͘dŚŝƐŐůĂƐƐƉƌŽǀŝĚĞƐ ĂƉƉƌŽdžŝŵĂƚĞůLJϭϴϬƐƋ͘Ĩƚ͘ŽĨƚƌĂŶƐƉĂƌĞŶĐLJŽƌƚŚŝƌƚLJͲƚŚƌĞĞƉĞƌĐĞŶƚ;ϯϯйͿŽĨƚŚĞĨĂĕĂĚĞ͕ďĞůŽǁƚǁĞůǀĞ ĨĞĞƚ͘DŝƐƚĞƌŚĂƐƉƌŽǀŝĚĞĚĂƉƉƌŽdžŝŵĂƚĞůLJϲϳϵƐƋ͘Ĩƚ͘ŽĨĂĚĚŝƚŝŽŶĂůǀŝƐŝŽŶŐůĂƐƐŽŶƚŚĞƌĞŵĂŝŶŝŶŐƐŝĚĞƐ ŽĨƚŚĞďƵŝůĚŝŶŐƚŽƐĂƚŝƐĨLJϭϯϮϱ͘Ϭϱ^ƵďĚ͘ϴ͘&͘ϭ͘Đ͘ dŽĞŶŚĂŶĐĞƚŚĞ>ĞdžŝŶŐƚŽŶǀĞŶƵĞĨĂĕĂĚĞĂŶĚĨƵůĨŝůůϭϯϮϱ͘Ϭϱ^ƵďĚ͘ϴ͘&͘ϱ͕DŝƐƚĞƌŚĂƐƉƌŽǀŝĚĞĚ ĂĚĚŝƚŝŽŶĂůĂĞƐƚŚĞƚŝĐŝŶƚĞƌĞƐƚŝŶĐůƵĚŝŶŐƚŚĞƵƐĞŽĨƐƉĂŶĚƌĞů;ŽƉĂƋƵĞͿƐƚŽƌĞĨƌŽŶƚŐůĂƐƐ͕ůŝŐŚƚŝŶŐĂŶĚ ĚĞĐŽƌĂƚŝǀĞĐĂŶŽƉŝĞƐ͕ĂƐǁĞůůĂƐďƵŝůĚŝŶŐĂƌƚŝĐƵůĂƚŝŽŶ͕ĂĐƵƌǀĞĚƌŽŽĨĨŽƌŵ͕ĂĐŚĂŶŐĞŝŶƌŽŽĨƉůĂŶĞĂŶĚ ĂĐŚĂŶŐĞŝŶŵĂƚĞƌŝĂůĂŶĚĐŽůŽƌ͘  ^ŝŐŶĂŐĞdĂďůĞϭϮϰϬ͘ϬϮ ƵdžŝůŝĂƌLJ^ŝŐŶĂŐĞʹϮĂƚϴƐƋ͘Ĩƚ͘ĞĂĐŚ &>y//>/dzZYh^d͗DŝƐƚĞƌƌĞƋƵĞƐƚƐĨůĞdžŝďŝůŝƚLJƚŽĂůůŽǁƚŚƌĞĞ;ϯͿĂƵdžŝůŝĂƌLJŝůůƵŵŝŶĂƚĞĚĚŝƌĞĐƚŝŽŶĂů ƐŝŐŶƐƚŽƚĂůŝŶŐϭϬ͘ϱƐƋ͘Ĩƚ͘ĂŶĚƚŚƌĞĞ;ϯͿĂƵdžŝůŝĂƌLJŝůůƵŵŝŶĂƚĞĚĐĂŶŽƉLJĚŝƌĞĐƚŝŽŶĂůƐŝŐŶƐƚŽƚĂůŝŶŐϯϮƐƋ͘ Ĩƚ͘dŚŝƐƌĞƋƵĞƐƚŝƐďĂƐĞĚŽŶƚŚĞĨŽůůŽǁŝŶŐƌĞĂƐŽŶƐ͗ ϭͿϭϮϲϬ͘Ϭϭ^ƵďĚ͘ϭ dŚĞƌĞĂƌĞƐŝƚĞĐŽŶĚŝƚŝŽŶƐǁŚŝĐŚƌĞƋƵŝƌĞĂƐŝŐŶĂĚũƵƐƚŵĞŶƚƚŽĂůůŽǁƚŚĞƐŝŐŶƚŽďĞƌĞĂƐŽŶĂďůLJ ǀŝƐŝďůĞĨƌŽŵĂƐƚƌĞĞƚŝŵŵĞĚŝĂƚĞůLJĂĚũĂĐĞŶƚƚŽƚŚĞƐŝƚĞ͘ Ă͘dŚĞƚŚƌĞĞ;ϯͿĂƵdžŝůŝĂƌLJŝůůƵŵŝŶĂƚĞĚĚŝƌĞĐƚŝŽŶĂůƐŝŐŶƐĂƌĞƉƌŽǀŝĚĞĚƚŽƐĞƌǀĞĂƌĞŐƵůĂƚŽƌLJ ƉƵƌƉŽƐĞĂŶĚĨĂĐŝůŝƚĂƚĞƐĂĨĞŶĂǀŝŐĂƚŝŽŶƚŚƌŽƵŐŚŽƵƚƚŚĞƐŝƚĞ͘ƐƚŚĞƐŝƚĞŚĂƐĂƐŚĂƌĞĚ ĚƌŝǀĞǁĂLJǁŝƚŚƚŚĞŶĞŝŐŚďŽƌŝŶŐŶŽƌƚŚƉƌŽƉĞƌƚLJ͕ĐŽƵƉůĞĚǁŝƚŚǀĞŚŝĐůĞƐŵŽǀŝŶŐ ƚŚƌŽƵŐŚŽƵƚƚŚĞƐŝƚĞƚŽƌĞĐĞŝǀĞĂǀĞŚŝĐůĞǁĂƐŚŽƌǀĂĐƵƵŵƚŚĞŝƌǀĞŚŝĐůĞƐ͕ŝƚ͛ƐŝŵƉŽƌƚĂŶƚ ƚŚĂƚƐŝŐŶĂŐĞďĞŝůůƵŵŝŶĂƚĞĚĂŶĚǀŝƐŝďůĞƚŽĂůůŽǁĐƵƐƚŽŵĞƌƐƚŽƐĂĨĞůLJŶĂǀŝŐĂƚĞƚŚĞƐŝƚĞ͘ ď͘dŚĞƚŚƌĞĞ;ϯͿĂƵdžŝůŝĂƌLJŝůůƵŵŝŶĂƚĞĚĐĂŶŽƉLJĚŝƌĞĐƚŝŽŶĂůƐŝŐŶƐĂƌĞŝŶƚĞƌŝŽƌĨĂĐŝŶŐƐŝŐŶƐĂŶĚ ĂƌĞŶŽƚǀŝƐŝďůĞĨƌŽŵƚŚĞƉƵďůŝĐƌŝŐŚƚŽĨǁĂLJ͘dŚĞƐĞƐŝŐŶƐĂƌĞƉƌŽǀŝĚĞĚƚŽĞĨĨŝĐŝĞŶƚůLJŵŽǀĞ ǀĞŚŝĐůĞƐƚŚƌŽƵŐŚƚŚĞǁĂƐŚƉĂLJƐƚĂƚŝŽŶƐ͘KǀĞƌϴϬйŽĨĐƵƐƚŽŵĞƌƐĂƌĞhŶůŝŵŝƚĞĚtĂƐŚ ůƵďŵĞŵďĞƌƐ͕ǁŚŽƵƚŝůŝnjĞĂŶZ&/ƚĂŐƚŽŽƉĞŶƚŚĞƉĂLJƐƚĂƚŝŽŶŐĂƚĞďĞĨŽƌĞďĞŝŶŐŐƵŝĚĞĚ ŝŶƚŽƚŚĞǁĂƐŚ͘WƌŽǀŝĚŝŶŐĚĞĚŝĐĂƚĞĚhtůĂŶĞƐŚĞůƉƐŬĞĞƉǀĞŚŝĐůĞƐĨůŽǁŝŶŐĂŶĚƉƌĞǀĞŶƚ ƉŽƚĞŶƚŝĂůďĂĐŬƵƉƐ͘ ϮͿϭϮϲϬ͘Ϭϭ^ƵďĚ͘Ϯ͘ dŚĞƐŝŐŶĂĚũƵƐƚŵĞŶƚǁŝůůĂůůŽǁĂƐŝŐŶŽĨĞdžĐĞƉƚŝŽŶĂůĚĞƐŝŐŶŽƌĂƐƚLJůĞƚŚĂƚǁŝůůĞŶŚĂŶĐĞƚŚĞ ĂƌĞĂŽƌƚŚĂƚŝƐŵŽƌĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞĂƌĐŚŝƚĞĐƚƵƌĞĂŶĚĚĞƐŝŐŶŽĨƚŚĞƐŝƚĞ͘ Ă͘dŚĞĂƵdžŝůŝĂƌLJŝůůƵŵŝŶĂƚĞĚĚŝƌĞĐƚŝŽŶĂůƐŝŐŶƐĂƌĞŽĨĂŚŝŐŚƋƵĂůŝƚLJĂŶĚĞŶŚĂŶĐĞƐƚŚĞƐŝƚĞ ǁŚŝůĞƐŝŵƵůƚĂŶĞŽƵƐůLJĨƵŶĐƚŝŽŶŝŶŐĂƐĚŝƌĞĐƚŝŽŶĂůƐŝŐŶĂŐĞƚŽĂůůŽǁĐƵƐƚŽŵĞƌƐƚŽƐĂĨĞůLJ ŶĂǀŝŐĂƚĞƚŚĞƐŝƚĞ͘ ϯͿϭϮϲϬ͘Ϭϭ^ƵďĚ͘ϯ dŚĞƐŝŐŶĂĚũƵƐƚŵĞŶƚǁŝůůŶŽƚƌĞƐƵůƚŝŶĂƐŝŐŶƚŚĂƚŝƐŝŶĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞƉƵƌƉŽƐĞŽĨƚŚĞnjŽŶŝŶŐ ĚŝƐƚƌŝĐƚŝŶǁŚŝĐŚƚŚĞƉƌŽƉĞƌƚLJŝƐůŽĐĂƚĞĚŽƌƚŚĞĐƵƌƌĞŶƚůĂŶĚƵƐĞ͘   Ă͘dŚĞƐŝŐŶĂŐĞƌĞƋƵĞƐƚĞĚŝƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞƉƵƌƉŽƐĞŽĨƚŚĞͲϯnjŽŶŝŶŐĚŝƐƚƌŝĐƚ͘dŚĞ ƐŝŐŶĂŐĞŝƐŚŝŐŚƋƵĂůŝƚLJĂŶĚŝƐƚŚĞŵŝŶŝŵƵŵŶĞĞĚĞĚƚŽƐĂĨĞůLJƉƌŽǀŝĚĞŶĂǀŝŐĂƚŝŽŶ ƚŚƌŽƵŐŚŽƵƚƚŚĞƐŝƚĞ͘  ϭϯϮϱ͘Ϭϰ^ƵďĚ͘Ϯ;Ϳ ^ĐƌĞĞŶŝŶŐ͗ƐƵŝƚĂďůĞƐĐƌĞĞŶŝŶŐĨĞŶĐĞƐŚĂůůďĞĞƌĞĐƚĞĚĂůŽŶŐĂůůƉƌŽƉĞƌƚLJůŝŶĞƐĞdžĐĞƉƚƚŚŽƐĞǁŚŝĐŚĂƌĞ ĂůƐŽƉƵďůŝĐƌŝŐŚƚͲŽĨͲǁĂLJůŝŶĞƐ͘^ĂŝĚĨĞŶĐĞƐŚĂůůďĞŽĨĂƚLJƉĞĂŶĚĚĞƐŝŐŶĂƉƉƌŽǀĞĚďLJƚŚĞŽƵŶĐŝů͘ WůĂŶƚŝŶŐŽĨĂƚLJƉĞĂƉƉƌŽǀĞĚďLJƚŚĞŽƵŶĐŝůŵĂLJĂůƐŽďĞƌĞƋƵŝƌĞĚŝŶĂĚĚŝƚŝŽŶƚŽŽƌŝŶůŝĞƵŽĨĨĞŶĐŝŶŐ͘ &>y//>/dzZYh^d͗DŝƐƚĞƌƌĞƋƵĞƐƚƐĨůĞdžŝďŝůŝƚLJƚŽƉƌŽǀŝĚĞĂŶĞǁĐŽŵƉŽƐŝƚĞͬǀŝŶLJůĨĞŶĐĞƐŝŵŝůĂƌƚŽ ƵĨĨƚĞĐŚƌŽŽŬůŝŶĞŽƌĂŶĂƉƉƌŽǀĞĚĞƋƵĂů͕ĂůŽŶŐƚŚĞƐŽƵƚŚĂŶĚǁĞƐƚƉƌŽƉĞƌƚLJůŝŶĞĂŶĚŶŽĨĞŶĐĞĂůŽŶŐ ƚŚĞŶŽƌƚŚƉƌŽƉĞƌƚLJůŝŶĞ͘dŚĞŶŽƌƚŚƉƌŽƉĞƌƚLJůŝŶĞƌƵŶƐƚŚƌŽƵŐŚĂŶĞdžŝƐƚŝŶŐĐƌŽƐƐĂĐĐĞƐƐĞĂƐĞŵĞŶƚ ǁŚŝĐŚƉƌŽǀŝĚĞƐĂĚƌŝǀĞĂŝƐůĞĂŶĚƉĂƌŬŝŶŐĨŽƌƚŚĞďƵƐŝŶĞƐƐĞƐƚŽƚŚĞŶŽƌƚŚĂƐǁĞůůĂƐƚŚĞƉƌŽũĞĐƚƐŝƚĞ͘LJ ƉƌŽǀŝĚŝŶŐĂĨĞŶĐĞĂůŽŶŐƚŚĞŶŽƌƚŚƉƌŽƉĞƌƚLJůŝŶĞ͕ĂůůĂĐĐĞƐƐƚŽƚŚĞďƵƐŝŶĞƐƐĞƐƚŽƚŚĞŶŽƌƚŚĂŶĚƚŚĞ ƉƌŽũĞĐƚƐŝƚĞǁŽƵůĚďĞĐƵƚŽĨĨ͘dŚŝƐŝƐĂŶĞdžŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶ͘  ϭϯϮϱ͘Ϭϰ^ƵďĚ͘Ϯ;,Ϳ ĐĐĞƐƐƐŚĂůůďĞƚŽƉƵďůŝĐƐƚƌĞĞƚƐĨƌŽŵĂƚůĞĂƐƚƚǁŽ;ϮͿƉŽŝŶƚƐŽŶƚŚĞƐƵďũĞĐƚƉƌĞŵŝƐĞƐ͘ĚŝǀŝĚĞĚĞŶƚƌLJ ǁŝƚŚĂĐĞŶƚĞƌŝƐůĂŶĚŵĂLJŵĞĞƚƚŚĞƌĞƋƵŝƌĞŵĞŶƚƐŽĨƚŚŝƐƉƌŽǀŝƐŝŽŶ͘ &>y//>/dzZYh^d͗DŝƐƚĞƌƌĞƋƵĞƐƚƐĨůĞdžŝďŝůŝƚLJƚŽƵƚŝůŝnjĞƚŚĞĞdžŝƐƚŝŶŐ͕ƌĞĐĞŶƚůLJƌĞĐŽŶƐƚƌƵĐƚĞĚ ĚƌŝǀĞǁĂLJǁŝƚŚĂĐĞŶƚĞƌŝƐůĂŶĚƚŽŵĞĞƚƚŚĞŝŶƚĞŶƚŽĨƚŚŝƐĐŽĚĞƐĞĐƚŝŽŶ͘dŚŝƐŝƐĂŶĞdžŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶ͘  ŽŶĐůƵƐŝŽŶ  DŝƐƚĞƌĂƌtĂƐŚďĞůŝĞǀĞƐƚŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚǁŝůůƌĞǀŝƚĂůŝnjĞĂŶĚďĞĂƵƚŝĨLJĂŶƵŶĚĞƌƵƐĞĚƐŝƚĞŝŶƚŚĞ ŚĞĂƌƚŽĨƚŚĞƌĞŶĞǁĞĚďƵƐŝŶĞƐƐĚŝƐƚƌŝĐƚ͘dŚĞƉƌŽũĞĐƚŝƐĂŶĂůůŽǁĞĚƵƐĞ͕ƐƵďũĞĐƚƚŽĂhWĂŶĚWh͕ĂŶĚ ƐƵƉƉŽƌƚƐƚŚĞϮϬϰϬŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶďLJƉƌŽǀŝĚŝŶŐĨŽƌĂĐŽŵŵĞƌĐŝĂůƵƐĞƚŽŵĞĞƚƚŚĞŶĞĞĚƐŽĨƚŚĞ ĐŽŵŵƵŶŝƚLJĂŶĚƌĞŐŝŽŶ͘tĞůŽŽŬĨŽƌǁĂƌĚƚŽLJŽƵƌƌĞǀŝĞǁĂŶĚĂƉƉƌŽǀĂůĂƐǁĞůŽŽŬƚŽǁĞůĐŽŵĞDŝƐƚĞƌ ĂƌtĂƐŚƚŽƌĚĞŶ,ŝůůƐŝŶϮϬϮϱ͘  WůĞĂƐĞĐŽŶƚĂĐƚŵĞǁŝƚŚĂŶLJƋƵĞƐƚŝŽŶƐ͘  ^ŝŶĐĞƌĞůLJ͕    ŚƌŝƐƚŽƉŚĞƌĂŵƉďĞůů ^ĞŶŝŽƌWƌŽũĞĐƚDĂŶĂŐĞƌ DŝƐƚĞƌĂƌtĂƐŚ ĐĐĂŵƉďĞůůΛŵŝƐƚĞƌĐĂƌǁĂƐŚ͘ĐŽŵ ͿϳϲϯͲϯϲϬͲϴϵϲϯ This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\PlanSheets\C0-COVER SHEET.dwg December 14, 2023 - 11:49amBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORCOVER SHEETC000MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTANORTHVICINITYN.T.S.SITEARDEN HILLS, RAMSEY COUNTY, MINNESOTA1. CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCHWHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION.2. IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A ANSI full bleed D(34.00 x 22.00 Inches) SHEET.3. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/ORUTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDINGPOSSESSION AND THE FINAL CONNECTION OF SERVICES.4. ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES,AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS.NOTES:LANDSCAPE ARCHITECTKIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS AVE. SUITE 100ST. PAUL, MN 55114TELEPHONE: (612) 578-2043CONTACT: RYAN HYLLESTED, PLAPROJECT TEAM:ENGINEERKIMLEY-HORN AND ASSOCIATES, INC.PREPARED BY: ARIK C. LOKENSGARD, P.E.14800 GALAXIE AVE, SUITE 200APPLE VALLEY, MN 55124TELEPHONE (612) 503-8547MISTER CAR WASH - ARDEN HILLS, MN3751 LEXINGTON AVE N.FORPRELIMINARY SITE DEVELOPMENT PLANSARCHITECTEXCEL ENGINEERING, INC.100 CAMELOT DRIVEFOND DU LAC, WI 54935TELEPHONE: (920) 926-9800CONTACT: KIM OLIGDEVELOPERCWP WEST, LLC222 EAST 5TH AVETUSCON, AZ 85705TELEPHONE: (520) 314-8865CONTACT: CHRIS CAMPBELLLEXINGTON AVEGREY FOX RDRED FOX RDSheet List TableSheet Number Sheet TitleC000 COVER SHEETC200 TREE INVENTORY AND PRESERVATION PLANC400 SITE PLANC500 GRADING PLANC600UTILITY PLANL100LANDSCAPE PLAN Attachment D RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"12345678910111213141516PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINELEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNEL± 5,400 SFEXISTING 7.5' DRAINAGE ANDUTILITY EASEMENTEXISTING 5' PARKING EASEMENTEXISTING 5' PARKING EASEMENTEXISTING CROSS ACCESS EASEMENTEXISTING CROSS ACCESS EASEMENTThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\PlanSheets\L1-TREE INVENTORY AND PRESERVATION PLAN.dwg December 14, 2023 - 11:50amBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORTREE INVENTORYANDPRESERVATIONPLANC200MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTATREE TO BE REMOVEDPROPERTY LINETREE TO REMAINLEGENDTREE PROTECTIONSIGNFURNISH AND INSTALL TEMPORARY FENCE AT THE TREE'S DRIPLINEOR CONSTRUCTION LIMITS AS SPECIFIED, PRIOR TO ANY CONSTRUCTION.WHEN POSSIBLE PLACE FENCE 25 FEET BEYOND THE DRIP LINE.PLACE PROTECTION SIGNS ALONG FENCE AT 20' INTERVALS.CONSTRUCTION LIMITSDRIP LINETREE MITIGATION DATA1. PRUNING WILL BE DONE BY PROFESSIONALS DURING APPROPRIATE PRUNING SEASON.2. NO STORAGE OF MATERIALS, OPERATION OF MACHINERY, OR DEVELOPMENT OF ANY SORTWILL OCCUR WITHIN THE FENCE-LINE WITHOUT APPROVAL IN WRITING FROM CITY.3. SITE GRADING TO BE DONE ONLY AFTER PROTECTIVE MEASURES HAVE BEEN TAKEN, CITYHAS APPROVED FENCING LOCATIONS, AND ALL CONTRACTORS HAVE BEEN BREIFED ONTREE PRESERVATION TECHNIQUES.4. EXISTING TREES TO REMAIN OR REMOVED TO BE CLEARLY IDENTIFIED, WITHINDISTURBANCE LIMITS AND 10' OUTSIDE OF THE DISTURBANCE LIMITS.5. TREE PRESERVATION TO BE APPROVED BY OWNER AND PER LOCAL GOVERNMENTALAUTHORITY.TREE PROTECTION NOTES12"REMOVEDTAG # SPECIES STATUSEASTERN RED CEDARTEMPORARY TREE PROTECTION FENCE PLACEMENTSCALE: N.T.S.C2001NORTHCAL. IN.226"SILVER MAPLE38"SPRUCE4 17"BLUE SPRUCE5 16"BLUE SPRUCE69"BLUE SPRUCE79"BLUE SPRUCE8 25"SILVER MAPLE9 16"MAPLE1017"MAPLE11 27"COTTONWOOD1223" + 16"COTTONWOOD (X2)13 24" + 25" + 22"COTTONWOOD (X3)14 13"MAPLE15 18"MAPLE162"CRABAPPLEREMOVEDREMOVEDREMOVEDREMOVEDREMOVEDREMOVEDREMOVEDREMOVEDREMOVEDREMOVEDSAVEDSAVEDSAVEDSAVEDSAVED(A) EXISTING SIGNIFICANT TREE CALIPER INCHES:(B) SIGNIFICANT TREE CALIPER INCHES TO BE REMOVED:(C) 10% CREDIT BASED ON EXISTING SIGNIFICANT TREE CALIPER INCHES:(D) CALIPER INCHES REQUIRED TO BE REPLACED (B-C)CALIPER INCHES TO BE REPLACED ONSITE (D/2):CALIPER INCHES PROPOSED TO BE REPLACED ONSITE:CALIPER INCHES PROPOSED TO BE REPLACED OFFSITE OR FEE IN LIEU PAID:PROPOSED FEE IN LIEU FOR 63 CALIPER IN. ($400 PER IN.)HEIGHT(EVERGREEN ONLY)7'25'40'37'23'21'CONIFEROUSHARD/SOFTSOFTCONIFEROUSSOFTHARDSOFTSOFTSOFTHARDHARDHARDHARDCONIFEROUSCONIFEROUSCONIFEROUSCONIFEROUSSIGNIFICANT TREEYESNOYESYESYESYESYESYESYESYESNOYESYESYESYESYES311 IN244 IN31.1 IN213 IN107 IN44 IN63 IN$25,200 RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"ABBBBBBCCCCCDEFFFFGGGGGGGHHHHHHHHHHHIIIIIIIIILIIIJIIJJJJJJJJJJJJJKKKKKLLLMNNNNNOOOOOPPPPPRQATTENDANT HUTTRANSFORMER PADTRASH/VACUUM ENCLOSURE(4) EMPLOYEE STALLSEXISTING 7.5' DRAINAGE ANDUTILITY EASEMENTEXISTING 5' PARKING EASEMENTLIMITS OF PAVEMENTREMOVAL/REPLACEMENTUNDERGROUND RECLAIM TANKS. REFERENCEMEP/ARCHITECTURAL PLANS FOR DETAILSVACUUM ENCLOSUREEXISTING 5' PARKING EASEMENTEXISTING CROSS ACCESS EASEMENTEXISTING CROSS ACCESS EASEMENTPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE15' PARKING SETBACK20' BUILDING SETBACK10' PARKING SETBACK20' BUILDING SETBACK20' BUILDING SETBACK10' PARKING SETBACK50' BUILDING SETBACK20' PARKING SETBACKLEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNEL± 5,400 SF24.0'42.5'18.0'33.5' 16.5'12.0'13.0'18.0'13.0'18.0'130.0'5.5'18.0'5.0'9.0'18.0'28.5'JJJLLJJFF(4) BIKE PARKING SPACESHSEATING AREAMONUMENT SIGNMAINTENANCE VEHICLE STALLCCFUNDERGROUND FILTRATION SYSTEMPROPOSED FENCE.BUFFTECH BROOKLINEOR APPROVED EQUAL25.0' 25.0'PROPOSED FENCE.BUFFTECH BROOKLINEOR APPROVED EQUALPROPOSED FENCE.BUFFTECH BROOKLINEOR APPROVED EQUAL20.0' 20.0'80.8'52.7'224.8'29.1' 25.8'45.1'12.5'5.0'KJPREPARED FORSITE PLANC400MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTAPROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINERETAINING WALLPROPOSED CONCRETE PAVEMENTPROPOSED CONCRETE SIDEWALKLEGENDThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg December 14, 2023 - 11:50am©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONSITE PLAN NOTES1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONSOF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDINGDIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSEDLIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT.2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTINGEASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY &PARCEL INFORMATION.3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISENOTED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREASARE ROUNDED TO THE NEAREST SQUARE FOOT.4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FORRELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSEDWORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES,ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITHGOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORKSPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID.5. TYPICAL VACUUM PARKING STALL DIMENSIONS SHALL BE 13.0-FEET IN WIDTH AND18-FEET IN LENGTH UNLESS OTHERWISE INDICATED.6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARESHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TOVERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER.BUILDING DATA SUMMARYAREASPROPOSED PROPERTY ±1.26 ACBUILDING AREA±5,400 SFPARKING LOT/DRIVEWAY ±0.59 ACWALKWAYS/PATIOS ±0.11 ACPERVIOUS AREA ±0.44 ACPARKINGREQUIRED PARKING*AS DETERMINED BY CITYCOUNCILPROPOSED PARKING22 SPACES(17 VACUUM, 4 EMPLOYEE,1 MAINTENANCE)ADA STALLS REQ'D / PROVIDED1 STALL / 1 STALLPROPERTY SUMMARYARDEN HILLS, MN MISTER CAR WASHTOTAL PROPERTY AREA ±1.26 ACZONING SUMMARYEXISTING ZONINGB-3 - SERVICE BUSINESSDISTRICTPROPOSED ZONINGB-3 - SERVICE BUSINESSDISTRICTPARKING SETBACKSFRONT: 20'SIDE: 10'REAR: 15'BUILDING SETBACKSFRONT:30'SIDE: 20'REAR: 20'KEYNOTE LEGENDPOS CANOPY AND EQUIPMENT: REF. ARCHITECTURAL PLANSMATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTERACCESSIBLE CURB RAMPACCESSIBLE PARKING SIGNACCESSIBLE PARKING STALLAREA STRIPED WITH 4" SYSL @ 45° 2' O.C.CONCRETE PAVEMENT PER MISTER CARWASH STANDARDS ANDSPECIFICATIONS. REINFORCEMENT TO INCLUDE #3 REBAR SPACEDAT 18" O.C. IN BOTH DIRECTIONSLANDSCAPE AREAVERTICAL CURB (TYP.)TRANSITION CURBFLUSH CURBROLLED CURBTRENCH DRAIN WITH EXIT SIGN PER MISTER CAR WASHSTANDARDS AND SPECIFICATIONSVACUUM EQUIPMENT: REF. ARCHITECTURAL PLANSDIRECTIONAL TRAFFIC ARROW. PER GREENBOOK STANDARDSWAYFINDING SIGNAGE (TYP.)STOP SIGNBYPASS GATEABCDEFGHIJKLMNOPQRNORTH RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"LEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNELMAIN FFE: 933.00UNDERGROUND FILTRATION SYSTEM60" PERFORATED CMPWQV PROVIDED: 6,596 CFTOTAL VOLUME PROVIDED: 12,5746" DRAINTILE IE: 920.002' SAND SECTION60" PIPE IE: 922.00TOP OF PIPE: 927.00TOP OF COVER ROCK: 928.00100-YR HWL: 927.30DD DDFFE: 933.00FFE: 933.00FFE: 932.50FFE: 932.75FFE: 932.83ST-3RE:932.06IE:925.82 WIE:925.82 EST-6RE:931.89IE:924.02 NST-4RE:931.70IE:925.06 WIE:925.06 EST-5RE:931.60IE:924.14 WIE:924.14 SST-2RE:931.36IE:926.72 WIE:926.72 EST-1RE:931.04IE:928.00 EST-8RE:931.02IE:926.88 NWST-7RE:930.35IE:927.00 SEST-9OCSRE:923.88IE:920.00 ECONNECT TOEXISTING MHIE:919.50 W128 LF - 15" HDPE@ 1.00%91 LF - 15" HDPE@ 1.00%76 LF - 15" HDPE@ 1.00%92 LF - 15" HDPE@ 1.00%12 LF - 15" HDPE@ 1.00%12 LF - 15" HDPE@ 1.00%65 LF - 12" HDPE@ 0.77%GRADING LIMITS (TYP.)GRADING LIMITS (TYP.)GRADING LIMITS (TYP.)GRADING LIMITS (TYP.)GRADING LIMITS (TYP.)9319319329329329339339329329329329329329329329329329319329329329319329320.95%0.87%1.59%1.52%0.64%1.78%1.02%1.41%2.14%1.62%0.58%1.38%1.89%1.44%0.88%0.93%2.30%1.04%1.74%1.48%2.13%1.04%1.11%3.99%1.68%1.27%3.30%31.84%25.91%18.99%33.37%8.86%25.52%7.05%1.12%2.66%ME:931.15ME:931.46ME:931.98ME:932.51ME:932.00ME:932.01ME:932.01ME:932.00ME:932.00G:931.26G:931.76G:931.52G:932.02G:933.04G:933.06G:932.72G:932.00G:931.76G:931.75T/G:931.71G:932.15G:932.45G:932.64G:932.50G:932.50G:932.52G:932.40G:932.23G:932.10G:931.89G:932.31G:932.59G:932.26G:932.10T/G:932.60T/G:932.60T/G:932.68T/G:932.88T/G:931.75T/G:931.80T/G:932.70T/G:932.72T/G:932.01T/G:931.72This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg December 14, 2023 - 11:50am©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORGRADING PLANC500MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTANORTHGRADING PLAN NOTES1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OFARDEN HILLS, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS.2. CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> ATLEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FORUTILITY LOCATIONS.3. STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76HDPE: 0" - 10" PER AASHTO M-252HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-1785STORM SEWER FITTINGS SHALL BE AS FOLLOWS:RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443HDPE PER ASTM 3212PVC PER ASTM D-3034, JOINTS PER ASTM D-32124. CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OREXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE STARTOF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THEPROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS.5. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTEREXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATERSEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIALADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BEBACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL ANDVERTICAL CONTROL.7. CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOWPROPOSED STORM SEWER ALIGNMENTS.8. GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGHGRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FORSUBBASE.9. ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANYABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALLBECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSEDOF OFF THE CONSTRUCTION SITE.10. REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAINSERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURENOTATION.11. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS ANDCURB AND GUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDEPOSITIVE DRAINAGE.12. INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB ANDGUTTER AND CONCRETE SIDEWALKS.13. UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALLRESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBEDAREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF <4" OF TOPSOIL>.14. ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESSOTHERWISE NOTED.15. GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDINGCROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADASTATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMPSLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALLSIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINALSIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKINGSTALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS.SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BEADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IFADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NOCONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.ACOMPLIANCE ISSUES.16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS.17. CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ONSTORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESSTHAN 3' OF COVER IN LANDSCAPE AREAS.18. ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE ATELEVATION 926.00 OR LOWER UNLESS NOTED OTHERWISE. REFERENCEMEP PLANS FOR ROOF DRAIN CONNECTION.19. ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATERTIGHT INCLUDING MANHOLE CONNECTIONS.20. ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THECURRENT PLUMBING CODE.21. MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS,0.5% SLOPE IN CONCRETE PAVEMENT AREAS.22. CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT"INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND"OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER.PROPOSED STORM SEWERPROPOSED STORM SEWERPROPERTY LINEEXISTING CONTOURPROPOSED CONTOUR925PROPOSED SPOT ELEVATION100.00LEGENDPROPOSED HIGH POINT ELEVATION HP:0.0PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0G:0.00T:0.00PROPOSED EMERGENCY OVERFLOW T/G:0.0EOF:0.00.0%PROPOSED DRAINAGE DIRECTION ME:0.0MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING)PROPOSED STORM MANHOLE (ROUND INLET CASTING)PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)PROPOSED STORM SEWER CLENOUTPROPOSED RIPRAPPROPOSED FLARED END SECTIONCOD RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"CODD DDPROPOSED SANITARY SEWER SERVICES.REF MEP PLANS AND CARWASHEQUIPMENT PLANS FOR DETAILSPROPOSED RECLAIM TANKS. SEECARWASH EQUIPMENT PLANS FOR DETAILSNATURAL GAS SERVICEPROPOSED SAND/OIL SEPARATOR. SEECARWASH EQUIPMENT PLANS FOR DETAILSTELECOMM SERVICECONNECT COMM IN EASEMENT.CONTRACTOR TO COORDINATE ANDVERIFY WITH FRANCHISE UTILITYCOMPANIES ON EXACT LOCATIONCONNECT GAS IN ROW. CONTRACTOR TOCOORDINATE AND VERIFY WITH FRANCHISEUTILITY COMPANIES ON EXACT LOCATIONELECTRIC SERVICEPROPOSED TRANSFORMERCONNECT POWER IN EASEMENT.CONTRACTOR TO COORDINATE ANDVERIFY WITH FRANCHISE UTILITYCOMPANIES ON EXACT LOCATIONFIRE AND DOMESTICWATER SERVICECONNECT 6" WATERMAIN TO EXISTINGWM WITH A TEE. CONTRACTOR SHALLVERIFY SIZE AND INVERT PRIOR TOCONSTRUCTIONGATE VALVEUNDERGROUND STORMWATERMANAGEMENT SYSTEM. REFERENCEGRADING PLAN FOR DETAILS.LEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNEL± 5,400 SFSS-1CLEANOUTRE:932.20IE:926.72 WCONNECT TOEXISTING MHIE:926.00 E36 LF - 6" PVC@ 2.00%This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg December 14, 2023 - 11:51amBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORUTILITY PLANC600MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTAUTILITY PLAN NOTES1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFOREINSTALLATION OF PROPOSED UTILITIES.2. SANITARY SEWER PIPE SHALL BE AS FOLLOWS:8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP6" PVC SCHEDULE 40 PER ASTM D-1785DUCTILE IRON PIPE PER AWWA C1503. WATER LINES SHALL BE AS FOLLOWS:6" AND LARGER, PVC C-900 PER ASTM D 2241CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 1504" AND LARGER DUCTILE IRON PIPE PER AWWA C150SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PERANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241.4. MINIMUM TRENCH WIDTH SHALL BE 2 FEET.5. ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTSSUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUEBOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECTDOCUMENTS.6. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHENCROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDEEDGE OF PIPE OR STRUCTURE).7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALLWATERLINES.N THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES,SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION(EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THECENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVEMECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TOPROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETINGREQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50).9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVEDBEFORE BACKFILLING.10. TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITHPROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVEFINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHTLIDS.11. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAYCOMPRESSION STRENGTH AT 3000 P.S.I.12. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATIONOF ANY NEW LINES.13. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.14. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONSOF THE CITY OF ARDEN HILLS AND/OR STATE OF MINNESOTA WITHREGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWERLINES.15. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATIONAND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS ISBASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHEREPOSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION ISNOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTORMUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURSBEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OFUTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TORELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS.16. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONSAND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICECOMPANIES.17. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FORINSTALLATION REQUIREMENTS AND SPECIFICATIONS.18. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTINGAND ELECTRICAL PLAN.19. BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARELOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS.20. ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELYOWNED AND MAINTAINED.21. ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITHREACTION BLOCKING.NORTHSANITARY SEWER MANHOLESTORM SEWERSANITARY SEWERWATERMAINGATE VALVEHYDRANTTEEREDUCERUNDERGROUND ELECTRICTELEPHONEGAS MAINSTORM SEWERLEGENDCOSANITARY CLEANOUTCOEXISTING PROPOSED RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"DD DDBADDDDCCESYMBOLCODEQTYBOTANICAL NAMECOMMON NAMECONTAINERCAL/SIZEDECIDUOUS TREESDAK 6 BETULA PLATYPHYLLA 'FARGO' DAKOTA PINNACLE BIRCH B & B 2" CAL.GNK 1 GINKGO BILOBA `AUTUMN GOLD` TM AUTUMN GOLD GINKGO B & B 3.5" CALGSL 1 TILIA CORDATA `GREENSPIRE` GREENSPIRE LITTLELEAF LINDEN B & B 3.5" CALHCK2 1 CELTIS OCCIDENTALIS COMMON HACKBERRY B & B 2.5" CAL.KCY 2 GYMNOCLADUS DIOICA `ESPRESSO` ESPRESSO KENTUCKY COFFEETREE B & B 2.5" CAL.NRB 1 CERCIS CANADENSIS NORTHERN REDBUD B & B 1.5" CAL.QUA5 POPULUS TREMULOIDESQUAKING ASPENB & B 1.5" CAL.RVB2BETULA NIGRA RIVER BIRCH MULTI-TRUNK B & B 6` HT. MULTI-STEMSWO2QUERCUS BICOLORSWAMP WHITE OAK B & B 2.5" CAL.CONIFEROUS TREEBHS 6 PICEA GLAUCA `DENSATA` BLACK HILLS SPRUCE B & B 6` HT.ERC 9 JUNIPERUS VIRGINIANA EASTERN RED CEDAR B & B 6` HT.WHC 4 THUJA OCCIDENTALIS `WHITE CEDAR` WHITE CEDAR B & B 6` HT.WHP 3 PINUS STROBUS WHITE PINE B & B 6` HT.PLANT SCHEDULESYMBOLCODEQTYBOTANICAL NAMECOMMON NAMECONTAINERSPACINGCONIFEROUS SHRUBSMDJ11 JUNIPERUS SCOPULORUM `MEDORA` MEDORA JUNIPER #5 CONT. 4` O.C.WBM10PINUS MUGO `WHITE BUD` MUGO WHITE BUD PINE #5 CONT. 3` O.C.DECIDUOUS SHRUBSAFD 12 CORNUS SERICEA `ARTIC FIRE` ARTIC FIRE DOGWOOD #5 CONT. 3` O.C.GLS 26 RHUS AROMATICA `GRO-LOW` GRO-LOW FRAGRANT SUMAC #5 CONT. 4` O.C.SYMBOLCODEQTYBOTANICAL NAMECOMMON NAMECONTSPACINGPERENNIALSBES 90RUDBECKIA FULGIDA `GOLDSTURM` BLACK-EYED SUSAN#1 CONT 18" O.C.KFG 122CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` KARL FOERSTER FEATHER REED GRASS#1 CONT 18" O.C.MFG22 MISCANTHUS SINENSIS `PURPURESCENS` MISCANTHUS FLAME GRASS#1 CONT 36" O.C.WLC 92NEPETA X FAASSENII `WALKERS LOW` WALKERS LOW CATMINT #1 CONT30" O.C.ALANDSCAPE KEYNOTESEDGER (TYP.)DOUBLE SHREDDED HARDWOOD MULCH (TYP.)ROCK MULCH (TYP.)SOD (TYP.)MAINTENANCE STRIP (TYP.)ABCDELANDSCAPE LEGENDEXISTING DECIDUOUS TREE (TYP.)EXISTING CONIFEROUS TREE (TYP.)EXISTING SHRUB (TYP.)EDGER (TYP.)APPROXIMATE LIMITS OF SOD / IRRIGATION,SOD ALL DISTURBED AREAS (TYP.)This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.DWG December 14, 2023 - 11:51amBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORLANDSCAPE PLANL100MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTANORTHLANDSCAPE REQUIREMENTSMINIMUM CALIPER INCHES REQUIRED: 16.88 IN.= 5,400 G.S.F. / 320MINIMUM CALIPER INCHES PROVIDED: 111 IN.= 67 EXISTING CALIPER INCHES ON SITE + 44 PROPOSED CALIPER INCHESMINIMUM LANDSCAPE LOT AREA REQUIRED: 13,612.5 S.F. = 54,450 S.F. LOT AREA *0.25MINIMUM LANDSCAPE LOT AREA PROVIDED: 19,166 S.F.TREE RATIO (BUILDING STORIES: 1)CALIPER INCH: (2-3") (3.5-4") (4.5-6")REQUIRED: 9"/ 50% 5"/ 30% 4"/ 20%PROPOSED: 93.5" 7" 67" EX. CAL. IN.PERENNIALS/SHRUBS REQUIRED: 1,917 S.F. = 19,166 S.F. LANDSCAPE AREA * 0.1PERENNIAL/SHRUBS PROVIDED: 2,474 SFREQUIRED PLANTING ISLANDS: 2,041 S.F. = 20,411 S.F. PARKING AREA *0.1PROVIDED PLANTING ISLANDS: 1,178 S.F.(MINIMUM 150 SF)REQUIRED PLANTING ISLAND TREES: 2 TREES = 2 PLANTING ISLANDS x 1 TREEPROVIDED PLANTING ISLANDS: 2 TREESR.O.W. TREE PLANTING REQUIRED (LEXINGTON): 3 TREES = 1 TREE / 40 LF = (124 L.F. R.O.W. - 34 L.F. DRIVEWAY) / 40R.O.W. TREE PLANTING PROVIDED (LEXINGTON): 3 TREES = 3 PROPOSEDDIVERSE SELECTION REQUIRED: FULL COMPLIMENT OF OVERSTORY, ORNAMENTAL, AND EVERGREEN TREES, SHRUBBERY, AND GROUND COVERS PROVIDING YEAR-ROUNDCOLOR AND INTERESTSCREENING REQUIRED - LOAD SERVICE: MAY INCLUDE A COMBINATION OF THE FOLLOWING - BERMS, SHRUBS TREES AT A HEIGHT AND DEPTH CONSISTENT WITH THE HEIGHTAND SIZE OF THE AREA TO BE SCREENED. NATURAL MATERIALS TO ACHIEVE 60% OPACITY YEAR ROUND AT MATURITY.SCREENING PROVIDED - LOAD SERVICE: SEE PLAN RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINELEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNEL± 5,400 SFTHERE IS AN ACCESS AGREEMENT IN PLACE:RECIPROCAL ACCESS AGREEMENT (DOCUMENT #4363765)Lock to Lock TimeHeil DuraPack 5000WidthTrackSteering Anglefeet::8.008.00:45.0:6.015.674.8730.03PREPARED FORVEHICLEMOVEMENTEXHIBITEX-1MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTAThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMC:\Users\ARIK~1.LOK\AppData\Local\Temp\AcPublish_9336\2023-1214 Truck Turning Movement Exhibit.dwg December 14, 2023 - 12:00pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONNORTH RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINELEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNEL± 5,400 SFTHERE IS AN ACCESS AGREEMENT IN PLACE:RECIPROCAL ACCESS AGREEMENT (DOCUMENT #4363765)22.007.0043.00:33.3Steering Angle8.508.506.0Aerial Fire Truckfeet:::WidthTrackLock to Lock TimePREPARED FORVEHICLEMOVEMENTEXHIBITEX-2MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTAThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMC:\Users\ARIK~1.LOK\AppData\Local\Temp\AcPublish_9336\2023-1214 Truck Turning Movement Exhibit.dwg December 14, 2023 - 12:00pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONNORTH 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With exclusive WindZone™ performance, Bufftech fence is engineered for use in high wind and hurricane conditions, as approved by Miami-Dade County NOA #21-0125.07*. Recognized as the most stringent standards in the country, Miami-Dade test protocols include dynamic wind load testing up to 115 mph. The Bufftech line also meets requirements of the ASTM and includes styles that comply with local codes for swimming pool applications. Check with your local building code official as local codes may vary. Bufftech panels block 98% of direct sound, with an (STC) sound transmission class of 21, to create quiet spaces. *Miami-Dade County-approved NOA #21-0125.07, for exceptional performance in high wind conditions. To comply with WindZone Performance, additional items are needed for installation. Please reference our product catalog. Expires 3/13/2024 . Peace of MindCertainTeed stands behind the Bufftech line with an exceptional lifetime limited transferable warranty. SureStart™ protection, an exclusive CertainTeed benefit, covers warranted repair and replacement costs—including labor, for five years after installation. CertainTeed also guarantees the performance of products with our proprietary ColorLast® fade protection, a state-of-the-art acrylic formulation that provides superior protection from the harsh rays of the sun. CertainTeed is actively pursuing strategies to reduce our environmental impact, while increasing the sustainability of our operations and products. CertainTeed conducted a Life Cycle Assessment (LCA) that was submitted to the National Institute of Standards and Technology (NIST) and was published in the building product LCA database, BEES (Building for Environmental and Economic Sustainability). A company you can trust. For more than 100 years, homeowners and building professionals alike have relied on CertainTeed as a trusted source of innovative, high-quality building products. 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WRITTEN CONSENT MAY NOTBE PROVIDED BY ANYPERSON, AGENCY, OR DEALER NOT AUTHORIZED BY VACUTECH.FIELD VERIFY ALL DIMENSIONS1350 HI-TECH DRIVESHERIDAN, WY 82801PHONE: (307) 675-1982EMAIL: vacinfo@ncswash.comWEB: www.vacutechllc.com8/1/2023 10:10:31 AMV301PARKING ELEVATION266298MISTER CARWASH7422 EAST RIVERSIDE BOULEVARDLOVES PARK, ILLINOIS 611118/1/23TDMLPIER DESIGN AND REINFORCEMENT FOR CONCEPTUAL USE ONLY. CONSULT STRUCTURAL ENGINEER IN YOUR AREA FOR SPECIFIC DESIGN CRITERIA.PARKING ELEVATIONITEM DESCRIPTION1 6" OVERHEAD ALUMINUM VACUUM TUBE2 BUTTERFLY VALVE3 DUAL USER MISTER CAR WASH ARCH4 AIR TOOL HANGER5 AIR NOZZLE & HOSE6 CREVICE VACUUM TOOL7 SONNY'S VACUUM TOOL8 1-1/2"x15' RAPIDLOCK HOSE# Revision By Chk Date1PARKING ELEVATIONPARKING ELEVATIONITEM DESCRIPTION9 13" MAT RACK W/ DOOR PROTECTION10 30 GALLON WASTE RECEPTACLE11 CURB12 COMPRESSED AIR LINE RAN UP THROUGHFOOTING WITH 1/2" FIPT ADAPTER, 10"ABOVE FOOTING GRADE (BY OTHERS)13 BURIED COMPRESSED AIR LINE (BY OTHERS) Attachment J kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 MEMORANDUM To: City of Arden Hills From: Jacob Rojer, P.E., PTOE Kimley-Horn and Associates, Inc. Date: December 12, 2023 Subject: Arden Hills Mister Car Wash – Trip Generation & Queuing Summary INTRODUCTION The proposed site is located at 3571 Lexington Avenue North in Arden Hills, Minnesota. The approximately 1.26-acre site is currently occupied by a fast-food restaurant. The proposed development includes a single car wash tunnel, 130’ in length, that is served by 3 inbound lanes. The site will also have 5 parking spaces and 17 vacuum stalls. The existing site shares a site access with the retail building to the north. As part of the Lexington Avenue reconstruction, the only site access was converted to a right-in/right-out access. The proposed site plan is attached. This memorandum documents the anticipated trip generation of the proposed development, the anticipated queueing, and the peak operation times for the car wash. TRIP GENERATION The trip generation for the development was calculated based on data collected at a comparable Mister Car Wash location in Columbia Heights, MN. The data was collected on Thursday, April 21 st, 2022. The weather on the day of data collection was mid-50’s and sunny, it is anticipated that trip generation and queuing data would be representative of a typical day. Table 1 provides the daily, AM, and PM peak hour trips for the proposed development based on the local data. It is anticipated that the Arden Hills location will operate similarly to the Columbia Heights location even though it is anticipated to have more payment stations and vacuum stalls, this is because there is still only one car wash tunnel proposed on the site. The Arden Hills Mister Car Wash is expected to generate approximately 1,560 daily trips, 99 AM peak hour trips (8:00AM – 9:00AM), and 190 PM peak hour trips (4:45PM – 5:45PM). Attachment K Page 2 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 Table 1 – Trip Generation LLand Use Description Intensity / Units Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Mister Car Wash – Columbia Heights 1 car wash tunnel 1,560 57 42 99 99 91 190 Chart 1 shows the hourly distribution for the Columbia Heights Mister Car Wash location. The daily trip distribution patterns for the car wash increased throughout the day during operating hours with the PM peak hour traffic accounting for the largest percentage of daily traffic at 11.7%. Chart 2 – Hourly Trip Distribution The site is currently occupied by an Arby’s restaurant. ITE LUC 934 (Fast Food Restaurant with Drive Through Window) was used to compare the traffic from the proposed car wash with the existing land use. The daily, AM peak hour, and PM peak hour trips generated by the existing land use are provided in Table 2. It should be noted that Arby’s is not open during the AM peak hour, so the ITE trip generation was omitted for the AM peak hour. Compared to the existing land use, the Mister Car Wash is anticipated to produce a similar number of daily trips, with 99 more trips produced during the AM peak hour and 81 more trips produced during the PM peak hour. 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%0:001:002:003:004:005:006:007:008:009:0010:0011:0012:0013:0014:0015:0016:0017:0018:0019:0020:0021:0022:0023:00Percentage of Daily TripsTime of Day Page 3 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 Table 2 – Trip Generation of Existing Land Use LLand Use Description Intensity / Units Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Arby’s 3.3k sf 1,543 - - - 57 52 109 CAR WASH VEHICLE QUEUE As part of the data collection, a camera was set up to observe the queues entering the car wash. Video was observed during peak periods to determine the impacts of the queuing on site. The results of the observations are listed below. x The maximum observed queue was 7 vehicles during the PM peak hour (4 vehicles in front of the car wash payment and 3 vehicles behind the car wash payment). x During the PM peak hour (highest traffic volumes), there were minimal queuing issues on site with typically no more than 1 vehicle at each of the two payment stations on site. x It was observed that the majority of vehicles were part of the Wash Club and therefore had minimal to no wait at the payment stations. Based on the site plans, the proposed Mister Car Wash in Arden Hills will have 3 payment stations. There will be queuing on site for an estimated 12 vehicles behind the payment stations and an additional 5 vehicles in front of the payment stations. This results in a total stacking capacity of around 17 vehicles before queues would begin to stack into the drive aisle. Based on the observed queues and the proposed site plan, it is anticipated that all queues during typical operations can be accommodated on site without impacting the parking lot to the north. CONCLUSION The proposed car wash is anticipated to generate 1,560 daily trips, with 190 trips generated during the car wash peak hour of 4:45 PM to 5:45 PM. This is a similar number of daily trips as the existing land use and about 80 more trips during the PM peak hour. The observed maximum queue analysis at the Columbia Heights Mister Car Wash was 7 vehicles. With the proposed site layout providing storage on-site for approximately 17 vehicles before impacting the shared drive aisle, the car wash queues are not anticipated to impact operations of adjacent land uses or roadways. RECYCLING AND WASTECONTAINER8 YARD6'-11" x 6'-10"PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINELEXINGTON AVE.ALLEYPROPOSED CAR WASH130' TUNNEL± 5,400 SFDD DDBADDDDCCEPREPARED FORSNOW STORAGEEXHIBITEX-1MISTER CAR WASH -ARDEN HILLS, MNCWP WEST, LLCARDEN HILLS MINNESOTAPROPERTY LINELEGENDThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER2018 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Mister Car Wash\Arden Hills, MN\3 Design\CAD\Exhibits\Snow Storage Exhibit\2023-1214 Snow Storage Exhibit.dwg December 14, 2023 - 11:57am©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONNORTHPROPOSED SNOW STORAGE AREA±4,000 SFNOTE: ±4,000 SF OF SNOW STORAGE IS PROVIDEDON-SITE.SNOW THAT IS UNABLE TO BE KEPT ON-SITE ORSNOW THAT INTERFERES WITH VISIBILITY TOSAFELY NAVIGATE THE SITE, WILL BE HAULEDOFF-SITE.Attachment L