052913 PacketPLANNING COMMISSION
AGENDA
Wednesday, May 29, 2013
7:00 p.m.
Introductory Proceedings
Roll Call
Approval of Minutes: Regular Planning Commission meeting of April 22, 2013.
Opportunity for Citizens to Address the Commission on items not on the Agenda
Public Hearing
ITEM #1 13-CUP-05, Final Development Plans and a Conditional Use Permit for
13-FDP-02 &the south half of the Planned Unit Development at 6400 and
13-PUD-02 6430 Lyndale Avenue. Plans requesk to construct a 25,000
square foot grocery store (Lakewinds Natural Foods).
ITEM #2 13-RZN-02, Change in zoning of property from Mixed Use— Regional
13-CUP-06, MU-R) to Planned Mixed Use (PMU); approval of site plans
13-FDP-03, &for a Planned Unit Development that would allow the
13-PUD-03 construction of a new Honda dealership and a Mitsubishi
dealership.
ITEM #3 13-CUP-04 Conditional Use Permit to allow a full service restaurant with
alcohol service (EI Tejaban) at 6519 Nicollet Avenue.
Continue public hearing to June 24tn
New Business
Old Business
Liaison Reports
Community Services Advisory Commission
City Council
Housing and Redevelopment Authority (HRA)
Richfield School Board
Transportation Commission
Chamber of Commerce
Other
City Planner's Report
Next Meeting Date: June 24, 2013
Adjournment
Auxiliary aid for individuals with disabilities are available upon request. Requests must be made at least 96
hours in advance to the City Clerk at 612/861-9738".
l Planning Commission
Minutes
Apri122, 2013
MEMBERS PRESENT: Chairperson Rick Jabs and Commissioners Susan
Rosenberg, Dennis Schuller, Tom Rublein, and Gordon
Vizecky
MEMBERS ABSENT: Commissioners Dan Kitzberger and Josh Root
STAFF PRESENT: Melissa Poehlman, City Planner
Matt Brillhart, Planning Technician
OTHERS PRESENT: Daniel Rosen (Counsel for Border Foods)
Barb Schneider (Border Foods VP of Real Estate)
Dean Madson (project architect)
Greg Nelson (property owner)
Theron Berg (Menards representative)
Chairperson Jabs called the meeting to order at 7:00 p.m.
APPROVAL OF MINUTES
M/Vizecky, S/Rublein to approve the minutes of the February 25, 2013 regular meeting.
Motion carried: 5-0
OPEN FORUM
No members of the public spoke.
PUBLIC HEARING(S)
ITEM #1
13-CUP-03, 13-VAR-02 — Consideration of a request for a conditional use permit
and variances for Taco Bell, 140 East 78t" Street.
April 22, 2013
City Planner Poehlman (Poehlman) presented the staff report, recommending approval
of the conditional use permit and variances. Poehlman stated that notices were sent to
surrounding property owners and a letter from Menards had been distributed.
In response to a question from Chairperson Jabs, Poehlman stated that widening of 494
and removal of
78t" Street at this location are not in MNDOT's 20-year plans. Staff and
the applicant have discussed the proposal with MNDOT.
Chairperson Jabs opened the public hearing.
In response to a question from Chairperson Jabs, Daniel Rosen stated that they had
reviewed the letter from Menards and felt that it raised many points about the aesthetics
of the project, but nothing to do with whether the application ought to be approved.
In response to a question from Commissioner Rublein, Poehlman stated that the
ownership of the property had not changed.
Theron Berg, representing Menards, gave a summary of recent redevelopments in the
Nicollet Avenue & I-494 area, and asked that the proposal reflect the high quality of
those redevelopments. He raised questions regarding pedestrian connections, trash
enclosures, traffic circulation, and the aesthetics of the proposed building.
In response to a question from Commissioner Rublein, Berg stated that he would like to
see the building use higher quality materials and a different color scheme.
Chairperson Jabs pointed out that the sidewalk would be continued along
78t" Street.
In response to Commissioner Rublein, Barb Schneider stated that they expect the
majority of their business to be drive-thru, and they did not expect heavy pedestrian
traffic. Schneider clarified that the dumpster would be enclosed within the footprint of
the building. She stated that this was a new design for Taco Bell and would be the first
for their franchise.
Chairperson Jabs stated that he felt a sidewalk along
2nd Avenue would have some
value.
In response to a question from Chairperson Jabs, Dean Madson, the project architect,
described the EIFS material to be used on the building and stated that it is a very
durable, watertight material.
In response to a question from Commissioner Schuller, Madson stated that the building
would approximate a 2-story building in height.
Poehlman addressed the sidewalk issue, stating that staff had declined to require
Menards to install a sidewalk along
2nd
Avenue, therefore requiring Taco Bell to do so
would be inconsistent and create a sidewalk to nowhere. The intent is that there will be
a sidewalk installed along the east side of
2nd
Avenue, with any potential redevelopment
on that side of the street. Poehlman addressed the height issue and stated that staff
had not required developers to create false second stories or parapet walls.
2
April 22, 2013
In response to a question from Commissioner Rublein, Schneider stated that they
expected very little pedestrian cross-traffic between Menards and Taco Bell.
Commissioner Rublein commented on MNDOT's lack of maintenance of the area and
would like to see the area made more attractive.
Berg made additional comments on the attractiveness of the buiiding and urged staff to
ask for more.
Schneider stated that this was a prototype and would be a very attractive building.
M/Rublein S/Vizecky, to close the public hearing.
Motion carried: 5-0
Commissioner Vizecky commented that the Menards proposal was a very different
issue, due to multiple parcels and other extenuating circumstances and he hoped that
their concerns were not inspired by having gone through a more difficult approval
process.
In response to a question from Commissioner Rublein, Poehlman stated that this would
not be an expansion of a non-conforming use and the footprint of the proposed building
is actually smaller than the existing Burger King.
Commissioner Rosenberg stated her support for the proposal.
Commissioner Schuller stated that he was nervous about the loss of 4 to 6 parking
spaces.
Commissioner Vizecky noted that aesthetics were not a condition of approval for the
variance or conditional use permit and complimented staff for their work on the project.
M/Vizecky S/Rosenberg, to recommend approval of the conditional use permit and
variances.
Motion carried: 4-1 (Schuller dissenting)
NEW BUSINESS
ITEM #2
PC Letter No. 7 — Reschedule the regular May 2013 Planning Commission meeting
from May 27, 2013 (holiday) to Wednesday, May 29, 2013.
M/Vizecky, S/Rublein to reschedule the meeting date.
Motion carried: 5-0
3
April 22, 2013
OLD BUSINESS
None.
LIAISON REPORTS
Community Services Advisory Commission: Commissioner Rublein
City Council: No report
HRA: No report
Richfield School Board: No report
Transportation Commission: No report
Chamber of Commerce: Commissioner Vizecky
Other: Commissioner Rublein noted that the planning for the 2nd annual Open Streets at
Penn Fest event was underway and was seeking volunteers.
CITY PLANNER'S REPORT
Poehlman noted that a joint study session between the City Council and Planning
Commission is tentatively scheduled for May 28t". The topic is impediments to business
development, including parking requirements and fire code sprinkler requirements. Poehlman
previewed the agenda items for the May 29t" Planning Commission meeting.
ADJOURNMENT
M/Vizecky, S/Rublein to adjourn the meeting.
Motion carried: 5-0
The meeting was adjourned by unanimous consent at 7:51 p.m.
Dan Kitzberger
Secretary
4
AGENDA SECTION: PU[3LIC HEARING
AGENDn ITEM# 1
RE oR'#
CASE# 3-CUP-O5, 13-FDP-
02, 13-PUD-02
PLANNING COMMISSION STAFF REPORT
PC MEETING DATE: MAY 29, 2013
ITEM FOR PLANNING COMMISSION CONSIDERATION:
Public hearing regarding a proposed Final Development Plan and Conditional Use Permit for
the south half of the Planned Unit Development at 6400 and 6430 Lyndale Avenue. Plans
re uest ermission to construct a 25,000 square foot grocery store Lakewinds Natural Foods).
I.RECOMMENDED ACTION:
Conduct and close a public hearing and by motion: Recommend
approval of a Planned Unit Development, Conditional Use Permit and
Final Development Plan to construct a 25,000 square foot grocery
store in coordination with the adjacent (north) mixed use
development (Lyndale Gardens .
II. BACKGROUND
In March, the City Council approved The Cornerstone Group's redevelopment plans for
the north half of the former Lyndale Garden Center site. That approval is contingent
upon the approval of coordinating plans for the redevelopment of the south half of the
site by Lakewinds Natural Foods ("Lakewinds"). The proposed grocer is the final piece
in the planned redevelopment of this large piece of land which will also include 151
housing units; 19,000 square feet of additional retail space; and quasi-public amenities
adjacent to Richfield Lake.
III. BASIS OF RF,COMMENDATION
A. POLICY
In 2008, the City approved designation of the entire Lakes at Lyndale area as a "Mixed
Use" area that would allow a variety of uses including high-density residential,
commercial, office and recreation in an area designated as the City's "downtown." This
property has been approved for rezoning from Planned General Commercial (PC-2) to
Pla i ed Pvlixed se (R JIU). This approLal sha!! be ctu#ed when/if#he Lakpwin+s
redevelopment site plans have been approved by the Council. The guiding districts for
a Planned Mixed Use development are the Mixed Use Districts (MU-R, MU-C, MU-N).
These districts were created in order to develop areas that would support multiple
complementary land uses in either horizontally or vertically mixed developments.
A full discussion of all required findings applicable to this proposal is included as an
attachment to this report. The following is a summary of key points.
Planned unit developments are intended to encourage the efficient use of
land and resources and to encourage innovation in planning and building.
PUDs provide flexibility in the application of dimensional requirements,
density and land uses if the proposed development is well-designed and can
be successfully integrated into the neighborhood. PUDs are expected to
provide superior design and/or benefit to the community in exchange for the
requested flexibility. The following variations from standard requirements are
proposed:
Building height - The minimum building height in the Mixed Use Districts
is two stories. The proposed co-op and adjacent/attached Cornerstone
Group retail component are one story. The residential component of The
Cornerstone Group's development is six stories. The intent of this
regulation is to increase the overall density of development in areas of the
City where it's found to be appropriate. The intent of this regulation is met
when the site is evaluated as a whole.
Impervious surface and usable open space - The Lakewinds site will
decrease in impervious surface from 97% to 92%. City requirements
allow for a maximum of 85% impervious surFace. The overall
development (including The Cornerstone Group's proposal) will exceed
City requirements.
Usable open space - The current site provides virtually no usable open
space. The Lakewinds portion of the site will include a patio for outdoor
dining and an employee patio. The Cornerstone Group's proposal
includes usable open space that will be shared by all users and far
exceeds City requirements.
Windows, blank walls and design of the ground floor—All new
development in the Mixed Use Districts is required to provide ground floor
windows along street facades, parks, plazas or other public outdoor
spaces. Walls within 30 feet of a street or major pedestrian area must
devote at least 20% of the ground floor wall area to display areas,
windows or doorways. The east wall of the building meets this
requirement; however, most of the visual interest is clustered near the
building entrance. Staff recommends that additional changes be made in
order to break up the remainder of the large, single-color wall. Visual
interest could be added through the use of additional windows, display
areas or variations in color/material. Staff recommends that this same
treatment be applied to the west side of the building that faces Richfield
Lake.
Vehicle circulation and parking — Code requires that parking drive aisles
be located away from building entrances so as to minimize pedestrian
conflicts. The proposed building is designed to abut the retail space that
wiii k e constructed as a part of the adja rt u i N t. This design
clusters the activity of the combined site in the center of the development
and allows the parking to more peripheral, rather than a main focus of the
site. The shape of the site and the need for delivery truck access then
largely dictate the parking lot design. This situation is not ideal, but given
the site characteristics, there are few alternatives. Staff recommends that
the developer be required to discuss alternative pavement treatments
and/or other safety measures for the cross walk area with staff, with the
understanding that this area will need to remain accessible to and capable
of tolerating large delivery vehicles.
Additional items of note:
Exterior Materials — The proposed plans indicate that a finished pre-cast
concrete is the selected material. Staff has requested a materials board to
facilitate better review of this proposal for compliance with requirements.
Parking Quantity & Sharing — A parking study that included the entire
development site (The Cornerstone Group and Lakewinds) has been
conducted and was tentatively approved as part of The Cornerstone
Group's application. This approval was contingent upon development of
the Lakewinds site in a manner that would be substantially similar to the
anticipated site design used in the study. This is the case. The study
anticipated an excess of 25 parking stalls on the Lakewinds site. Based
on these same assumptions and calculations, the proposal anticipates an
excess of 26 stalls on the Lakewinds property.
B. CRITICAL ISSUES
Staff recommends additional elements be added to the east and west
building elevations in order to visually break up the size of the large walls.
Parking analysis has been based on the assumption of shared parking
throughout the north and south halves of the site. The proposed site plan
is substantially similar to that used in the parking analysis and conclusions
remain the same.
Standard noise regulations will apply to all site activities, including
deliveries.
A reciprocal easement agreement related to parking, access, etc. has
been agreed to by both parties (attached).
C. FINANCIAL
Required application fee has been paid.
D. LEGAL
Zoning:
Existing: PC-2 (Planned General Commercial)
Proposed: PMU (Planned Mixed Use)
Land Use:
Existing: Commercial building, vacant
Proposed: Grocery component of Mixed Use Development
Comprehensive Plan: Mixed Use
Notification: Notice of the hearing was mailed to properties within 350 feet of
the proposed development and published in the Sun Current Newspaper.
ther Actions:
Council: June 11 , 2013
Stipulations of Approval:
1. A recorded copy of the approved resolution must be submitted to the City
prior to the issuance of a building permit.
2. The property must be platted and the plat recorded prior the issuance of a
building permit.
3. Cross-access and shared parking agreements must be recorded against all
parcels prior to the issuance of a Certificate of Occupancy.
4. Restaurants and other similar food preparation facilities require odor control
unless deemed unnecessary by the Community Development Director.
5. Separate sign permits are required. This approval does not constitute
approval of signs.
6. Final building plans/elevations that include additional visual interest along the
east and west walls must be submitted to and approved by the Community
Development Director prior to the issuance of building permits.
7. Final building materials must be approved by the Community Development
Director.
8. The applicant must discuss alternative pavement treatments for crosswalks
throughout the parking lot area with City staff. Final paving plans must be
approved by the Community Development and Public Works Directors.
9. Final lighting plans, including street lighting and Sheppard Hook pedestrian
lighting in accordance with Public Works requirements, must be submitted to
and approved by the Community Development and Public Works Directors.
A maintenance agreement related to lighting must be recorded prior to the
issuance of a certificate of occupancy.
10. The property owner is responsible for the ongoing maintenance and tending
of all landscaping in accordance with approved plans.
11 . Final landscaping plans must be approved by the Directors of Public Works
and Community Development. Full site irrigation, including boulevards, is
required.
12.A construction and maintenance agreement must be recorded prior to the
issuance of a final Certificate of Occupancy.
13. The applicant is responsible for obtaining all required permits, compliance
with all requirements detailed in the City's Administrative Review Committee
Report dated May 9, 2013 and compliance with all other City and State
regufations.
14. Prior to the issuance of an occupancy permit the developer must submit a
surety equal to 125% of the value of any improvements not yet complete.
15. This permit shall expire one year after it has been issued unless: 1) the use
for which the permit was granted has commenced; 2) building permits have
been issued and substantial work performed; or 3) upon written request of
the applicant, the Council extends the expiration date for an additional period
not to exceed one year.
N. ALTERNATIVE RECOMMENDATION S
Recommend approval of the proposed final development plan and conditional use
permit for the proposed planned unit development with additional and/or modified
conditions.
Recommend denial of the proposed final development plan and conditional use
permit for the proposed planned unit development with a finding that the proposed
project does not meet iiy requirements.
V. ATTACHMENTS
Resolution
Required Findings
Proposed plans
Parking Study and follow-up materials
City parking standards calculation table
Reciprocal Easement Agreement
Planning & Zoning maps
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
Dale Woodbeck, Lakewinds Natural Foods
Beth Pfeifer, The Cornerstone Group
RESOLUTION NO.
RESOLUTION APPROVING A FINAL DEVELOPMENT PLAN
AND CONDITIONAL USE PERMIT
FOR A PLANNED UNIT DEVELOPMENT
AT 6400 AND 6430 LYNDALE AVENUE
WHEREAS, an application has been filed with the City of Richfield which requests
approval of a final development plan and conditional use permit for a planned unit
development to allow construction of a 25,000 square foot retail store in coordination with an
adjacent mixed use development, on land generally located at 6400 and 6430 Lyndale Avenue
and legally described in the attached Exhibit A:
WHEREAS, the Planning Commission of the City of Richfield held a public hearing and
recommended approval of the requested final development plan and conditional use permit at
its May 29, 2013 meeting; and
WHEREAS, notice of the public hearing was published in the Sun-Current and mailed to
properties within 350 feet of the subject property on May 14, 2013; and
WHEREAS, the requested final development plan and conditional use permit meets
those requirements necessary for approving a planned unit development as specified in
Richfield's Zoning Code, Section 542.09, Subd. 3 and as detailed in City Council Staff Report
No. and
WHEREAS, the request meets those requirements necessary for approving a
conditional use permit as specified in Richfield's Zoning Code, Section 547.09, Subd. 6 and as
detailed in City Council Staff Report No. and
WHEREAS, the City has fully considered the request for approval of a planned unit
development, final development plan and conditional use permit; and
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield,
Minnesota, as follows:
1. The City Council adopts as its Findings of Fact the WHEREAS clauses set forth above.
2. A planned unit development, final development plan and conditional use permit are
approved for a mixed use development as described in City Council Report No. , on
the Subject Property legally described above.
3. The approved planned unit development, final development plan and conditional use
permit are subject to the following conditions:
A recorded copy of the approved resolution must be submitted to the City prior to the
issuance of a building permit.
The property must be platted and the plat recorded prior the issuance of a building
permit.
Cross-access and shared parking agreements must be recorded against all parcels
prior to the issuance of a certificate of occupancy.
Restaurants and other similar food preparation facilities require odor control unless
deemed unnecessary by the Community Development Director.
Separate sign permits are required. This approval does not constitute approval of
signs.
Final building plans/elevations that include additional visual interest along the east
and west walls must be submitted to and approved by the Community Development
Director prior to the issuance of building permits.
Final building materials must be approved by the Community Development Director.
The applicant must discuss alternative pavement treatments for crosswalks
throughout the parking lot area with City staff. Final paving plans must be approved
by the Community Development and Public Works Directors.
Final lighting plans, including street lighting and Sheppard Hook pedestrian lighting
in accordance with Public Works requirements, must be submitted to and approved
by the Community Development and Public Works Directors. A maintenance
agreement related to lighting must be recorded prior to the issuance of a certificate
of occupancy.
The property owner is responsible for the ongoing maintenance and tending of all
landscaping in accordance with approved plans.
Final landscaping plans must be approved by the Directors of Public Works and
Community Development. Full site irrigation, including boulevards, is required.
A construction and maintenance agreement must be recorded prior to the issuance
of a final certificate of occupancy.
The applicant is responsible for obtaining all required permits, compliance with all
requirements detailed in the City's Administrative Review Committee Report dated
May 9, 2013 and compliance with all other City and State regulations.
Prior to the issuance of an occupancy permit the developer must submit a surety
equal to 125% of the value of any improvements not yet complete.
As-built or $7,500 cash escrow required prior to issuance of final certificate of
occupancy.
This permit shall expire one year after is has been issued unless: 1) the use for
which the permit was granted has commenced; 2) building permits have been issued
and substantial work performed; or 3) upon written request of the applicant, the
Council extends the expiration date for an additional period not to exceed one year.
4.The approved planned unit development, final development plan and conditional use
permit shall expire one year from issuance unless the use for which the permit was
granted has commenced, substantial work has been completed or upon written request
by the developer, the Council e ends the expiration date for an additional period of up
to one year, as required by the Zoning Ordinance, Section 547.09, Subd. 9.
5.The approved planned unit development, final development plan and conditional use
permit shall remain in effect for so long as conditions regulating it are observed, and the
conditional use permit shall expire if normal operation of the use has been discontinued
for 12 or more months, as required by the Zoning Ordinance, Section 547.09, Subd. 10.
Adopted by the City Council of the City of Richfield, Minnesota this 11th day of June,
2013.
Debbie Goettel, Mayor
ATTEST:
Nancy Gibbs, City Clerk
EXHIBIT A
LEGAL DESRCRIPTIONS
PARCEL A:
Par 1:
That part of the following described land and accretions thereto lying northerly of the northerly
line of Registered Land Survey No. 1560 and its extensions:
That part of Government Lot 3 in Section 28, Township 28, Range 24 described as follows:
Beginning at a point on the East line of said Government Lot 3 distant 1060.94 feet South
from the Northeast corner thereof; thence West at a right angle to said East line a distance of
176.5 feet; thence North at a right angle a distance of 16.00 feet; thence West at a right angle
a distance of 123.5 feet to the Southerly extension of the West line of Block 1, "Ray's
Lynnhurst 2nd Addition" thence South along said extension to its intersection with a line
drawn parallel with and distant 192.67 feet South of the Westerly extension of the South line
of the East-West alley platted in said Block 1, "Ray's Lynnhurst 2nd Addition"; thence West
along said parallel line to its intersection with the Southerly extension of the East line of Block
2, "Ray's Lynnhurst 2nd Addition"; thence South along said Southerly extension to its
intersection with a line drawn parallel with and distant 225.00 feet South from the South line
of Lot 4, in said Block 2; thence West along said parallel line to its intersection with the
Southerly extension of the East line of the North-South alley platted in said Block 2; thence
North along said Southerly extension to the South line of the East-West alley platted in said
Block 2; thence West along said South line and its extension a distance of 202.00 feet;
thence Southwesterly to Judicial Landmark No. 7 set pursuant to Torrens Case No. A-2547
on the mean center line of the bed of Grass Lake; thence Southeasterly along said mean
center line, determined in Torrens Case No. A-2547 to the Northerly line Registered Land
Survey No. 1560, Hennepin County, Minnesota; thence Easterly, Southerly, Easterly and
Southerly along the Northerly, Easterly, Northerly and Easterly lines of said Survey to the
Southwesterly extension of the Northwesterly line of Tract A, Registered Land Survey No.
675, Hennepin County, Minnesota; thence Northeasterly along said Southwesterly extension
and along the Northwesterly line of said Registered Land Survey No. 675 to the East line of
said Government Lot 3; thence North along said East line to the point of beginning; except
that part of the East 176.5 feet thereof lying Northerly of a line bearing South 82 degrees
West (assuming the East line of said Government Lot 3 to bear North and South) from a point
on said East line distant 1176.3 feet South of the Northeast corner of said Lot 3.
Par 2:
That part of Government Lot 3, Section 28, Township 28, Range 24, Hennepin County
Minnesota, described as follows: Commencing at the intersection of the East line of said
Government Lot 3 with the Northwesterly line of Tract A, Registered Land Survey No. 675,
Hennepin County, Minnesota; thence on an assumed bearing of South 55 degrees 14
minutes West along the Northwesterly line of said Tract A and its extension a distance of
178.99 feet to the actual point of beginning; thence South 72 degrees 50 minutes 34 seconds
East t the W?s# line f Tract =, in saicl. Regi tered Land Survey No. 675; thence Northerly
along said West line to the Northwesterly corner of said Tract C; thence South 55 degrees 14
minutes West to the actual point of beginning.
Par 3:
Tracts A and B, Registered Land Survey No. 1560, Hennepin County, Minnesota.
Torrens (Certificate of Title No. 1075759)
PARCEL B:
Par 1:
That part of Government Lot 1 in Section 27, Township 28, Range 24 lying Southwesterly of
the Southwesterly line of Lyndale Avenue South and Northwesterly of Registered Land
Survey No. 675, Hennepin County, Minnesota.
Par 2:
That part of the following described land and accretions thereto lying southerly of the
northerly line of Registered Land Survey No. 1560 and its easterly extension:
That part of Government Lot 3 in Section 28, Township 28, Range 24 described as follows:
Beginning at a point on the East line of said Government Lot 3 distant 1060.94 feet South
from the Northeast corner thereof; thence West at a right angle to said East line a distance of
176.5 feet; thence North at a right angle a distance of 16.00 feet; thence West at a right angle
a distance of 123.5 feet to the Southerly extension of the West line of Block 1, "Ray's
Lynnhurst 2nd Addition" thence South along said extension to its intersection with a line
drawn parallel with and distant 192.67 feet South of the Westerly extension of the South line
of the East-West alley platted in said Block 1 , "Ray's Lynnhurst 2nd Addition"; thence West
along said parallel line to its intersection with the Southerly extension of the East line of Block
2, "Ray's Lynnhurst 2nd Addition"; thence South along said Southerly extension to its
intersection with a line drawn parallel with and distant 225.00 feet South from the South line
of Lot 4, in said Block 2; thence West along said parallel line to its intersection with the
Southerly e ension of the East line of the North-South alley platted in said Block 2; thence
North along said Southerly extension to the South line of the East-West alley platted in said
Block 2; thence West along said South line and its extension a distance of 202.00 feet;
thence Southwesterly to Judicial Landmark No. 7 set pursuant to Torrens Case No. A-2547
on the mean center line of the bed of Grass Lake; thence Southeasterly along said mean
center line, determined in Torrens Case No. A-2547 to the Northerly line Registered Land
Survey No. 1560, Hennepin County, Minnesota; thence Easterly, Southerly, Easterly and
Southerly along the Northerly, Easterly, Northerly and Easterly lines of said Survey to the
Southwesterly extension of the Northwesterly line of Tract A, Registered Land Survey No.
675, Hennepin County, Minnesota; thence Northeasterly along said Southwesterly e>ctension
and along the Northwesterly line of said Registered Land Survey No. 675 to the East line of
said Government Lot 3; thence North along said East line to the point of beginning.
Par 3:
All of Tract A;
Tract B, except the northwesterly 15 feet of said Tract B, and except that part of the
southwesterly 55 feet of said Tract B lying southeasterly of said northwesterly 15 feet thereof,
all in Registered Land Survey No. 675, Hennepin County, Minnesota.
Together with a non-exclusive easement for driveway purposes over the Northwesterly 15
feet of Tract B, Registered Land Survey No. 675, Hennepin County, Minnesota as shown in
deed Doc. No. 536923; (as to land in Par 3).
Torrens (Certificate of Title No. 1169344)
STRIP PARCEL:
The Northwesterly 15 feet of Tract B, Registered Land Survey No. 675, County of Hennepin.
Required Findings
Part 1: Development proposals in the Mixed Use Districts shall be reviewed for
compliance with the following (537.01, Subd.3):
1. Consistency with the elements and objectives of the City's deve%pment
guides, including the Comprehensive Plan and any redevelopment plans
established for the area. The City's C mprehensive Plan designates these
properties as part of a larger mixed use district encompassing the 66th Street
and Lyndale Avenue area. The intent of the mixed use category is to focus on
creating a city center in Richfield that will serve as a "downtown." The city center
is to include a mix of residential, shopping, recreational and business uses.
2. Consistency with the regulations of the Mixed Use Districts as described by
Section 537 of the Code. The proposed development meets the intent of the
Mixed Use District regulations. The proposal deviates from regulations as
follows:
13uilding height - The minimum building height in the Mixed Use
Districts is two stories. The proposed co-op and adjacent/attached
Cornerstone Group retail component are one story. The residential
component of The Cornerstone Group's development is six stories.
The intent of this regulation is to increase the overall density of
development in areas of the City where it's found to be appropriate.
The intent of this regulation is met when the site is evaluated as a
whole.
Impervious surface — The Lakewinds site will decrease in impervious
surface from 97% to 92%. City requirements allow for a maximum of
85% impervious surface. The overall development (including The
Cornerstone Group's proposal) will exceed City requirements.
Usable open space —The current site provides virtually no usable open
space. The Lakewinds portion of the site will include a patio for
outdoor dining and an employee patio. The Cornerstone Group's
proposal includes usable open space that will be shared by all users
and far exceeds City requirements.
Windows, blank walls and design of the graund floor --All new
development in the Mixed Use Districts is required to provide ground
floor windows along street facades, parks, plazas or other public
outdoor spaces. Walls within 30 feet of a street or major pedestrian
area must devote at least 20% of the ground floor wall area to display
areas, windows or doorways. The east wall of the building meets fihis
requirement; however, most of the visual interest is clustered near the
building interest. Staff recommends that additional changes be made
in order to break up the remainder of the large, single-color wall.
Visual interest could be added through the use of additional windows,
display areas or variations in c lor/material. taff recommends that
this same treatment be applied to the west side of the building that
faces Richfield Lake.
Vehicle circulation and parking — Code requires that parking drive
aisles be located away from building entrances so as to minimize
pedestrian conflicts. The proposed building is designed to abut the
retail space that will be constructed as a part of the adjacent
development. This design clusters the activity of the combined site in
the center of the development and allows the parking to more
peripheral, rather than a main focus of the site. The shape of the site
and the need for delivery truck access then largely dictate the parking
lot design. This situation is not ideal, but given the site characteristics,
there are few alternatives. Staff recommends that the developer be
required to discuss alternative pavement treatments and/or other
safety measures for the cross walk area with staff, with the
understanding that this area will need to remain accessible to and
capable of tolerating large delivery vehicles.
3. Creation of a design for structures and site features which promotes the
following:
i.An internal sense of order among the buildings and uses. The
proposed building is designed to coordinate with the adjacent mixed use
development.
ii.The adequacy of vehicular and pedestrian circulation, including
walkways, interior drives and parking in terms of location and number of
access points to the public streets, widtl or interior drives and access
points, general i terior circulation, separation of pedestrian and vehicular
traffic and arrangement and amount of parking. Facilities are generally
adequate; however, increased safety features for the crosswalks should
be evaluated.
iii. Energy conservation through the design of structures and the use
of landsca e materials and site grading. The proposal reduces paved
areas as much as possible and has been designed to coordinate and
share parking with the adjacent mixed use development.
iv. The minimization of adverse environmental effects on persons
using the development and adjacent properties. No specific adverse
impacts are anticipated.
Part 2: The following findings are necessary for approval of a PUD application
542.09 Subd. 3):
1. The proposed develop nent conforms to the goals and objectives of the City's
Comprehensive Plan and any applicable redevelopment plans. See above —
F'art 1, #.
2. The proposed development is designed in such a manner as to form a
desirable and unified environment within its own boundaries. See above --
Part 1, #3.
3. The development is in substantial conformance with the purpose and intent of
the guiding district, and departures from the guiding district regulations are
justified by the design of the development. The development is in substantial
compliance with the intent of the guiding MU Districts. Deviations from MU
and PerFormance Standard regulations largely disappear when the
development is reviewed as a whole with the coordinating Cornerstone Group
development.
4. The development will not create an excessive burden on parks, schools,
streets or other public facilities and utilities that serv or area proposed to
serve the development. The City's Public Works, Engineering and Recreation
Departments have reviewed fihe proposal and do not anticip te any issues.
5. The development will not have undue adverse impacts on neighboring
properties. Undue adverse impacts are not anticipated.
6. 1he terms and conditions proposed to maintain the integrity of the plan are
sufficient to protect the public interest. The final development plan, which
establishes the terms and conditions of the development, meets this
requirement.
All uses are conditional uses in the PMU District. The findings necessary to
issue a Conditional Use Permit (CUP) are as follows (Subd. 547.09, Subd. 6):
1. The proposed use is consistent with the goals, policies, and objectives of
tl e City's Comprehensive Plan. See above -- Part 1, #1.
2. The proposed use is consistent witf the purposes of the Zoning Code and
the purposes of the zoning district in which tl e applicant intends to locate the
p oposed use. The proposed use will assist in the implementation of the
City's Comprehensive Plan by adding an additional business to the City's
downtown" area. The proposed use is consistent with the intent of the
Planned Mixed Use District and the underlying Mixed Use Districts.
3. The proposed use is consistent with any officially adopted redevelopment
plans or urban design guidelines. The mission of the Lakes at Lyndale Plan
is to create a "thriving urban center" by "provid[ing] more housing
opportunities, upgrad[ing) commercial properties and offer[ing] greater
E'1lJOj/P7ici ii vi iliC iiaiui'aI a11CI P(:CI'@at1011aI afli fiiiie UI vvUU( La( dt1d
Richfield Lake." The proposed use and its integration into the larger mixed
use development is consistent witri ihis mission.
4. The proposed use is or will be in compliance with the performance
standards specified in Section 544 of this code. The proposed development
will comply with performance standard requirements.
5. The proposed use will not have undue adverse impacts on governmental
facilities, utilities, services, or existing or proposed improvements. The City's
Public Works, Engineering and Recreation Departments have reviewed the
proposal and do not anticipate any issues.
6. The use will not have undue adverse impacts on the public health, safety,
or welfare. Adequate provisions have been made to protect the public heath,
safety and welfare.
7. There is a public need for such use at the proposed location. The City
has designated this site as a target for redevelopment. The existing vacant
building is detrimental to the area.
8. The proposed use meets or will meet all the specific conditions set by this
code for the granting of such conditional use permit. This requirement is met.
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ISSUED:4/29/13
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OWNER:
LAKEWINDS NATURAL FOODS
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ARCHITECT: I hereby certity that this
CHARLES LEVINARCH/TECTS
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CHUCK CHARLESLEVINARCHITECTSCOM
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1. BASE PLAN USED IS A TOPOGRAPHiC SURVEv PREPARED BY CAR SON McCAIN.s
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NOTES:
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1. BASE PLAN USED iS A TOPOGRAPHIC SURVEY PREPARED BY CARLSO McCAIN.
2. ALL EXISTING UTI ITIES OCATIOtiS AND ELEVATIONS SHOP v ARE APPROX MATE ONLY. y'"9 CharleS
CONTRACTOR SHALL CONFIRA ALL LOCATIONS AND ELEVA?IONS PR OR TO C0\STRUCT ON.
LeVln
CONTRACTOR SHA L CONTACT GOPNER STATE ONE-CAL.
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2300
Q\ 3. ALL CONSTRUCTION SHALL CONFORM TO THE M05T RES?R CT V OF ?HE PROJEC U Milwaukee
c\ SPECIFICATIONS, THE STANDARD SPECIFICATIONS O THE CIrY O RiCHFIELD AND THE \Avenue
Q G ATEST EDITION OF T!+E MNDOT STANDARD SPEC!FICATiONS FOR CO STRUCTION. Minneapolis
C, Minnesota
Q O PO'0 MATCH
4. COhSTRUCT DRIVEWAY PER CITY STANDARDS FOR CONCRETE DRiV N AY EhTRANCE. 55404-3150
P' Q
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EXISTING P:612.729.5333
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841.70
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j \\ 842.35
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841.60
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NOTES:
BASE PIAN UStD IS A TOPOGRAPH C SURVEY PREPARED BY CAR SON McCAI v.
s"
2. ALL EXISTING UTiU?IES LOCATIONS AhD ELEVATIONS SHOY N ARE APPROXIIAATE ONLY. Charles
CONTRACTOR SHALI CONFiRM1 ALL LOCATIONS AND ELEVATi0 1S PRIOR TO CONSTRUCTION.
y
Levin
a Architects
G
CONTRACTOR SHALL CONTACT GOPHER STATE ONE-CA L.
2300
CE Milwaukee5(c. 3. ALl CONSTRUCTiON SHAL COVFOR d TO THE MOST RESTR!CTIVE OF TNE PROJECT U
Avenue
0 ' (
G SPECiFICAT10NS, THE STANDARD SPECIFiCATIONS OF THE C TY OF RICdFiEID AND l ,J
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4. THE FOLLOP ING SEQUENCE SHALL BE FOLLOWED FOR THE EROSON AND SEDIMENT 55404-3150
P' G CONTROL DURING THE SITE DEV LOaMENT PROCESS h—
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P A. WSTALL SILT FENCE, INLET PROTECTION AND ROCK LOGS AS SNOWN. O F:612729.8351
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ALL DISTURBED AREAS OUTSIDE OF PROPOSED PAV MENT AND BUILDING
AREAS WITH N 72 HOURS OF THIS WORK.
5 _
ARCHITECTSPROJECT#1515G
C. INSTA_L CONCRETE CURBS AND BITUMINOuS PAVEldENT. a .
D. BACKFI L BEHIND CURBS AND RESTORE GREE AREAS PER AhDSCAPE PLAN.c
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NOTES:o
1. BASE PLAN uS=D IS A TOPO RAPHiC SURVEY PREPAREO BY CARLSON b cCAIN. IS
2 FIRE TRUCK D MENSiO`S SED: 42.3' OVERAL LENGTh, 8.9' fROM FRONT BUMPER TO FRONT AXLE, Charles
20.5 FROM fRONT AX E TO d-0DLE OF REAR TANDEM XLE, 8' wHEEL WIDTH, 9' TRACK WID H AND
LeVlnc
Architects
6' LOCK TO OCK TIME STEERMG ANG E Or 45 DEGREES.
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PUD REQUIREMENTS FOR MIXED-USE
j DEVELOPMENT
REOUIREMENT RESPONSE
SECTION 544.03, SUBOIVISION 4e 34 REC7UIRED TREES (16)2.5' TRIMOUTBRONENfiDEAD
TREE SIZES>-FOR SINGLE CAL OR 6' HE[GHT, <4) 3.5' siu.tsoNlv.
BWLDINGS AND REC]UIRING MORE CAI. OR 8.5' HEIGHT, (13)
TNAN 10 TREES,THE M[NIMUM 4.5' LAL. OR ll' HEIGHT
FULIMULCMAWAYFROMALL
STEMS TO PREVENT ROTTING.tJ \\ OVERSTORY TREE SIZES SHALL BE Charies
4 CRIMSON SPIRE OAK 30%) 2.5' f.AL, C40%) 3.5' CAL,Y 30%> 4.5' CAL.
3'SH0.EODE0lNRDWOODMOLCH
Levin
IN78"TOPSOILBEDCONTINUOU$
SECTION 544.03,SUBDIVISION 66 87885 Sf OEVEI PABLE viNiS oGw ne
Architects
BE7WEEN CURB AND WALK QUANTITIES>- ONE TREE PER 2,500 LAND AREA = 34 TREES 6 87 PlAlf MG SOII.SEE SPEC.
SOUARE EET Of DEVELOPABLE SHRUBS REQUIRED 33 TREES
r-r f . : .;.scakifiveorron ahosioes
LANDSCAP[NG AREA 6 aNE SHRUB 6 XXX SHRUBS PROPOSEO. 5 - OFPLAN INGHOLE.i
PER I,00 SOUARE FEET OF f s S y?
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2300
DEVELOPABLE IANDSCAPING AREA
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CWHICH INC UDES THE PLANTINGS Milwaukee
Zt f R PARKWG LOTS) SMubMir.Hn Oib9
SECTION 544.03, SUBDNISION 7n 486 PEET OF STREET Ms Avenue
CPERIHETER PLANTINGS)- 1 FR NTAGE = 12 TREES
OVERSTORY OR CONIFEROUS TREE REOUIRED AT PARKING LOT i um w rrznrainr.s
PER 40 FEET OF STREET EOGE OF PERIMETERI 16 TREES AND oruviNrconi.c Minneapolis
ALl PARKWG LOTS 6 25%OF THE %XX SHRUBS PROVIDED cuns.cvsc.ir
SYM[%NfltK<Oiv^'.NCIOW:[WlE
GROl1ND SHOUID BE COVERED BY
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TORBESADOP9 TOPTHENTUTAL<NOT rsx.:ooco ia vuu
AMOUNT FROM SECTION 544.03, nn encw v.xEwm*o
55404-3150
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COMMON NhME BOTANICAL NAME SIZE REMARKS 1 -i - --- -- E'ChuCk Clevin.COm4III _- SCNt'fYBOiLPNIlOSIOE50!
4 HACKBERRY DECIDUOUS OVERSiORV TREES xacnzos,ovwnwc.
4.5' Disease-resls
xorzaa n wrn xoois.
SHRUBS 13 Prineeton Eln ulmusamzdcana'Pdnceron' BB tnnt cultivur
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SHRUB$ \q Hockberry Ce,Yisoccidenfx'S
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2 CRIMSON SPIRE OAK IN
BB
16
Crinson Splre Ouercusa'axQxrcusmdur
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1•.18 OPSOIL BED CONTINUOUS Oak BB hablt
P ON ElM g N CURB AND WALK OECIDUOUS 4 CONIFEROUS SHRUBS P.nnN ccmuneurer ntn a ii
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SHRUBS
338 MIXE ps
1 •
VARIETIES CONT
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SHRUBS a
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Suite 21
PRINCEfON ELM
cr PRINCETON ELM ''a.•
6321 Bury Drive
Eden Prairie,MN 55346
SHRU6S
PRINCETON ElM
SHRU85 ISSUE DATE:
a
PRINCETON ELM
sHaues
412612013
S
PRINCETON ELM
Q PRINCETON ELM NOTEPRIOR TO DEIIVERY TO THE SITE,THE CONTRACTOR SHALL LOCATE THE BUTI'RE55 R00T5 OR TRUNK FLARE OF EACH TREE. IF FLARE IS
SHRUBS
I a
tv'
LOCATED MORE THAN 2"DOWN FROM THE TOP OF THE ROOTBALL THE TREE IS REIECTED AND SHALL NOT BE DELIVERED TO THE SITE.
ONCE TNE PROPERLV GROWN TREE IS EIIVERED TO THE SITE,AIEASUR[DISTANCE BEZWEEN TOP OF THE BUTTRE55 ROOTS AND 7HE
BOlTOM OF TNE ROOTBALL SUBTRAQ 2"TO DETERAlME OEPTFI OF PLANTING PIT.
DIG PIT TO DEPTH DEfERMINED ABOVE.PIT SHALI BE DISHED WITH SIOEWALLS AS SHOWN BELOW.SCARIfY WALLS AND BOTTOAIOF PIT.CunOphunGraup
SHRUBS SEf TREE IN PIT 50 THAT THE FIARE IS ONE-TWO INCHES ABOVE SURROIINDING GRA E. IN ALL AREAS WITH HEAVY CLAY Oft POORLY prch a n n,inc.
DRAINED SOILS(MOTTLING),CONTACT LAN SCAPE ARCHITECT.TREE 1MY BE RELOCATED OR THE ROOTBALL FURTHER ELEVATED.
1`) I
UNLfi55ETHE FLARE
SO
SIBLE
OF ROOTBALL TO EXPOSE TOP OF FIARE.THE LANDSCAPE ARCHITECT WILL NOT ACCEPT ANY TREE
III
St MmmyMan
5-0
i01 ManSY SE
Sv!a 315
setbaek BACKFtLL PLANTING PR TO WITHIN 12'OF GRADE AND TNOROUGHLY WATER. 6 xr.eapo-->,uN
REMOVE BURLAP,WIRE,AND ALL ROPE FROM THE TOP 12'OF THE ROOTBALI RO ENT TRUNK PROTECTION: 1/2"
pCP 6ACKFILL TO THE TOP OF THE ROOTBALL HARDWIREdLOTH MESH CYLINDEH. Te'.671379 JI00
DO NOT CREATE WATERING RING DIMENSIONS:8'DIAMETER(OR GREATER)X Fa<67t379M90
t"
p CONTACT LANDSCAPE ARCHITEQ TO INSPECT
0!J H I N@ G A MI
c
PLANTING PRIOR TO PLACING ANY MULCH
76'HGT.STAKE IN PLACE,AVOIDING R00T5. a o v un!,eh m.com
SEE SPECIFICATION
j: OVER TNE ROOT BALL SHREDDED HARDWOOD MULCH 4"DEPTH X 5 Ltn°"'i0''"'"
p DIMIETER. PULL AWAY FROM TRUNK OF
cS AFTER INSTALIATION,TRIM TREE.DO NOT PLACE MULCH UNTIL TREE HAS
GP OUT DEADWOOD AND/OR- BEEN INSPECTED AND ACCEPTED BY R I C H F I E L DDEFORMEDTWIGS. LANDSCAPE ARCt11TECT.
DO NOT CUT LEADER.
rwmxceurr STAKES AND GUY WIRES-STO RE
SEE NOTES BELOW AFTER SETTING R00T BAIL IN PIT,
v
PIANTING NOTES:
1.ALL QUAHTITIES,SMAPES OF BEDS AND LOCATIONS SHALL BE VERIFIEO AND ADJUSTEO AS REQUIRFD gh
BACKFILL TO WITHIN 12 OF TOP OF
I
ROOTBALL AND SATURATE WITH WATER. StOfB AddfeSS:
TO CONfOR1A TO TIIE EXACT CONDITIONS OF TNE SITE. FLARE SET AT 1"-2"ABOVE
2.LOCATE A L U7ILITIES,INCLUDING IRRIGATION LINES.NOTIFY THE lANDSCA E ARCMITECT Of AHY URROUNDING GRADE.SEE
CUT AND REMOVE TO BACKFILL LIYE 6420 Lyndale Ave.S.
CONFLICTS WITII PlA1R LOCATIONS.
ALL 7V/ME,WIRE AND/OR BURLAP.
7.THE C0IRRACTOR SHALL BE RESPONSIBLE FOR ALL MULCIIES,MSTALLED PIANTING SOIL QUANTITIES
R.O.YI
NOTE ABOVE
Richfield,MN 55423
a11D ALL PtAN7 tMTERINS.
I BACKFILL UNTIL PIT IS FULL,WATER
4.LONG TERAI STORAGE OF IlATERiALS OR SIIPPLIES ON SITE WILL NOT BE ALLOWED. i AGAIN. -
5.THE COtIrRACTOR SHALL KEEP PAVEM.ENTS,PlAtf ERS AND BUIIDINGS CLEAN AND UNSTAMED.ALL
DISN PLANTING PIT.$CARIFY
WASTE SIIALL BE PROYPRY REMOVED FRO.N TIE SITF nNr o.wnee m exisrine rnaun t vuu ne
BOTTOM AND SIDES OF PI7
i
LANDSCAPE CONTRACTOR SHALL
aerniaeo ni i ie COVrnacroA s eveNSe
SCHEDULE INSPECTION BY THE
6 7HEPLANTANESPRECEOENCEOVERTMEPI.AIfTSCHEDULEIFDISCREPAIiCIE5FXI5T.THE
I' fll II I I I FIIf II III
UNDSCAPEARCHITECT4BHOURSPRIOR
SPECIFICATIONSTAMEPftECEDENCEOVEftTI{EPW7 IHGNOTESANDGENEPALNOTES.
I
I !f f 11 ) .III (_ IfF J I II II '.
7.SOIL PH SHALI BE BETWEEN 6 AND 8 UNLESS DIREGTED OTHERWISE BY IANDSCAPE ARCHITECT.
I I II II il I 1 h:f If I: TO PLACING MULLH AROUND THE TREE
B.NO SUBSTITUTIONS OF PIANT kATEftIALS SHAII E ACCEPTEO UNlF55 APPROVED IN WRITING BY THE
I 1 k I II I f I I 4 I II I I _I
I
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tiii ip ii. Pu,H7iNC5.
ur oscnaeaufNi ti. I
UNDISTURBEDSOILOR_
i_,JJi tli II h;il III„p,:,[,;,{p, (i=LL I II II;
9.ALL VlA1RING STOCK SflFll COVfORM TO THE'AMEPICAN SfAHDARD fOR NU0.5ERY STOCI('AN51,
I COMPACTED Sl1BGRADE TREE$WITH BE REJECTED FOR THE
lATE57 EDITION,OF THE Ah1EftICAN ASSOCIATION OF NURSERYMEN,INC.
FOLLOYJING REASONS:
10.ALL PlA1l 5 SHAIL BE Gl1ARANTEED FOR ONE YEAR FROM THE DATE OF SUBSTAIRIAL COMPLETION I CONTAINER GROWN TREES POOR FORM
UNLESS OTHERWISf SVECIFlED.THE GUARANTEE SHALI COVER TME FULL COST OF REPLACEMENT.GEAD
SCALE
LOCATE 6U17RE55 ROOTS(SEE NOTES ABOVE. DAMAGED TRl1NK
PlANTS SMALL BE REMOVEO Ih'kFDIA7ELY.
i6-Ta11 iyr,eaie n e e REIAOVE EXCE55 SOII FROM TOP OF ROOT BAII TO EXPOSE T(tUNK FLARE.MEASURE BURIED ROOT FLARES
11.SEASONS/TIME OF PIANTING:
Parking SMuE and
DEUDUOUS POTTEO PlANTS:APRIL h JUNE 15 L AUQ 21 NOV.15
DEPTH OF ROOTBALL TO DETERMINE DEPTH OF PLANTING PIT. ENGRCLING TMNSPORT ROOTS
DEGDl10US 05B:APRIL 1 JUHE 15./AUG.71 HOV.15
I, Permnial
I
I
EVERGREEN POTTED VLAHiS:APRiL h 6U BflEAI(•/-AUG.219EPT.H
P10"
TO EIIMINATE E CIRCUNG R00T5,MAKE SEVERAL VERTICAL SUTS AROUND PERIMETER UNCONSOLIDATED ROOTBALL SOR DUE TO
EVERGrtEEN 868:AVRIL I-Bu BREAK•/AUG.21 5EV7.it I
OF ROOT MASS FROM TOP TO BOTTOM OF THE ROOTBAIL DEPTH OF SLRS NTO THE EXCESSNE HANDLING)
12.PLAIRING SOR FOA TREE AND SHRUB PITS AN SHPUd AND PERENN!Pl BEUS:SEE SPECS.
I ROOTBALL SHALL BE AT LEAST 2".
1J.FPACTURE ALl COM ACTEO TOPSOILS.SEE SOIL DECOkPACTION NOTES
51Eewalk Grass I
11.IRRIGATION SYSTEM SIW.L BE tiLIY OPERATIONAL ANU TESTFD AT T/1E TWF OF PIANTING.DURING '
TAKING:
PIftST SEASON,COIfrMQOR SNALL MONITOR M,OISTURE CONUITIONS ANU ADJUff IPPIGATION AS NEEDED i GUY ASSEMBLY:16"POLYPROPYIENE OR POI.YETHYLENE(40 Mll)1-1/2"WIDE STRIP(TYP.)DOUBLE
STRAND 74 GA WIRE fi 3 STEEL STAKES OR SIGN POSTS p 120 DEG.O.C.(SEE STAKING DIAGRNAj.TO AVOID OVER AND UNDER WATERIHG OF PLAHi Al4TERIPIS DURING ESTABUSHblE1R.
I5.MULCH:DOUBLE SHRED EU HARDW000 MULCH QFAN AND FREE OF HO%IOUS WEEDS,SOIL,AHD
p¢¢
OTNER E EfERIOUS MAiFRIAL.USE FOR AlL TREE PLANTINGS AND OVER ALL PLANTING BEDS FOR I
1 1p
SH0.U05 AND PERENNIALS.PULL MULCH 6'AWAY fROM THE TIIUNKS M1D 51&AS OF ALL PLANTS.
I GUY ASSEMOIY MANDATORY ONLY FOR TNOSE TREES WITH 4"CALIPER OR GAEATER AND ALL BARE ROOT
GEOTErraE FAeaiC 9 nLt N07 se USEO UNOER A1ULCrt
TREES.CONTRACTOR SHALL MAINTAIN TftEE IN A PLUMB POSITION FOR THE DURATION OF THE GUAMNTEE 1°°"
PEa oo. SHEET TITLE
16.MAINTENANCE SHALL BEGIN IkkE01ATELY AFTER FACII POkTION OF PIE W09N IS IN PLACE.PIANT I I
MASTERIAIS SHAI.L BE PROTECTED AND MAItlTAINED IIHTIL TME INSTAIIATION Of All.PLANR IS I- '
STAKING DIAGI2AM
COMALEfE,IHSPECTION fNS BEEN MADE AND THE PLAIfTING ACCEVlED,E%CWSIVE OF TME GIIAMNTEE. I I
MAMTENANCE SHALL IHCLUDE WATEFING,CULTIVATING,kUICHING,PRUNING N!REM.OVAL OF DFPD 1.-
COORDINATE$TAKING TO INSURE UNIFORM ORIENTATION OF GUY LINE$AND$TAKES.
MATERIAL,ANO KEEPIKG TIIE PLANT$IN A GLUM1N POSITION.AFTE0.AUEPTMCE,TIE OWNCR SIIAII - - -- - -- -' 1 ...._... . ._ ._
ASSUME kAIHTENANCE ftESPONSI8IUTIES.TIIE COtfTPACTOR SHALI M411I AIN ALL MATERIAIS IN A PIUMB
POSRIONFORTHEDUMTIONOFTHEGUAM!lTEfPERIOJ. O clduowTn Pl nlh D II J__,
OZO'I3
s
Charles Levin Architects
secrroN
I dA
I
838
834
List of Easements Richfield Sign Regulations Charles
n R ati
e--. Under Negotiation)
Archttects
ig egu ons Levin
Estimahd Max Lot
a3 JLI IY Lines MaxS'zeo(1 o}Wall TotalAllowahle
Y WallArea Height Frontage
1'1.1:f,5'gn sqftl Allowed Area sqft
2e Z. Drainaye sqfl Ih 1«1
82g 3. Ingress,Egress/Parking Freestanding5igns -200 _ 27 465 -- 1860 230
4. OperationofProperty/ wallsig s 4700 lsi os Milwaukee
5. Constru
tionovenants
waus g e teoo Isi Z°
Avenue
WindowSigns No more han 30%o(Windov
S \
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No ea.SignSizingRegual onsfiomNkhlield(ilyCodeSe<Iion509.33i bd] Minneapolis
HH . Sy Copy of draft availahle
j p j
upon requesc)
proposed Lakewinds Sign Sizes
Minnesota
55404-3150
v \Q 9` Sign Len Ih Sign Hei ht Total ofWall
n Q9 N
g (
ft
g
Helght ft %
ofWall
qliowed
To[alArea(sqft
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pRCHITECT'S PROJECTR7575G
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to the top lot n pylonandm fi ta4e;' sgnagconLn l ideioll es•gn
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Lakewinds Anticipated Truck Traffic
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Area Summary icensed P .` er
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Area Summary
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Charles
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ARCHITECT'S PROJECT#1515 G
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I hereby certi(y that this
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Prepared for:
The Cornerstone Group
Bloomington, MN
Prepared by:
Kimley-Horn and Associates, Inc.
St. Paul, Minnesota
I I ercby ccrtily iht t this ccport w s prcj arcd by
me or wider m}direct supervision, ancl that 1 am
a dul Liceused I'rofessioual Engineer tmder the
lat s of tlic Statc ot Miuncsota.
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Brian R. Smalkc ski, P.E.. AICP,1'"I'P,PTOI:
P.}?. Lice isz No.47531
Datc: _Janu.ir l_,2013
Kimley-Horn Lyndale Gardens Redevelopment
lfld ASSOCI1t8S C1C.
Parking Supply/Demand Analysis
Richfield,Minnesota
Introduction
Kimley-Horn and Associates, Inc. has prepared the following parking analyses for The
Cornerstone Group at the proposed Lyndale Gardens redevelopment site in Richfield,
Minnesota.This report documents the methodology and findings of the parking supply
and demand analysis and provides recommendations to better utilize temporal parking
surpluses and/or deficiencies.
This document provides an overview of the proposed redevelopment land uses and
parking supply, a brief review of inethodology and assumptions, and a discussion of
r-esults in the subsequent sections.
Project Overview
This analysis evaluates parking demand and supply based on the type and scale of the
proposed land uses on the site, as well as tl e inventory and allocation of on-site
parking.Table 1 below provides the on-site land uses and Table 2 documents the on-site
parking considered in this analysis.
Table 1—Proposed Development Land Uses
Land Use Caiegory Units
Townhome (Units) 10 d.u.
Apartment (Units) 141 d.u.
Office (SF)1,500 s.f.
Retail (SF) 7,400 s.f.
Food Co-op (SF - ---- ---- --20,000 s.f.
Amphitheatre (seats) 200 seais
Restaurant (SF)2,600 s.f.
Farmer's Market (SF) 8,400 s.f.
Table 2—Proposed Parking Supply
Site Location Number of Spaces
Underground Parking 150 spaces
Parking Bel ind Townhomes 20 spaces
Visitor 34 spaces
Retail 98 spaces
Co-op 119spaces
On-Street 12 spaces
Total 433spaces
b
Jan;iary 2013 1
Kimley-Horn Lyndale Gardens Redevelopment
Parking SupplylDemand Analysis
and Associates, II1C. Richfield,Minnesota
Methodology
This section provides the methodology for analyzing parking for the Lyndale Gardens
site.The evaluation of parking supply and demand for the site used parking generation
rates from the City of Richfield Code of Ordinances(Section 544: General Building and
Performance Standards), Institute of Transportation Engineers (ITE), and Urban Land
Institute(ULI).Table 3 below provides a comparison of parking generation rates
recommended by each source.These parking generation rates were used to establish a
peak parking demand for each land use. It should be noted that demand for the
Farmer's Market use will only occur during the summer on Wednesday evenings. It is
included in Table 3, but is discussed separately in the Results section of this report.
Additionally,the demand for the Amphitheater use will occur on a non-routine basis, as
events are scheduled.This analysis considered site parking demands with and without
the demands for an event at the amphitheater.
Table 3-Parking Generation Rates
ULI Parking Generation Rates
City Parking
TE Parlcing
l.and Uses Generation Weekday Weekend
Requirements
Rates Resident/ Resident/
Employee Visitor Employee Visitor
Townhome 1 1.52 1.7 0.15 1.7 0.15
Apartment 2 1.94 1.5 0.15 1.5 0.15
Office* 3.64 3.45 3.5 0.3 0.35 0.03
Retail** S 5.05 0.7 2.9 0.8 3.2
Food Co-op^ 1.25 2.83 2.83 2.83
Theatre 0.4 0.32 0.7 0.3 0.07 0.33
Restaurant^^ 10 17.4 1.5 9 2.25 12.75
Farmer's
Market
1.25 2.83 2.83 2..83
For the City Parking Requirements, Office <SO,OOOSF was used. The rate is 1 space per 275SF. For
ULI rates, Office
25,OOOSF was used.
For ULl rates, Retail<400,OOOSF was used
For the City Parking Requirements, Other f3usiness was used for the Food Co-op at 1 space per
SDOSF. For both the ITE and ULI rates, the ITE Grocery use was used.
For the City Parking Requirements, Restaurant Class 1 and ll was used.
Note: The Farmer's Market wil!only occur in the summer on Wednesday evenings.
January 2013 2
Kimley-Norn Lyndale Gartlens Redevelopment
Parking Supply/Demand Analysis
and Associates, f1C. Richfieltl,Minnesota
The parking rates listed in the table above were applied to the various land uses on the
site to determine single use parking demand, which is a measure of how much parking
each individual land use would need if it were a standalone development. Table 4 and
Table 5 demonstrate the parking demand for each of the individual uses.
Tabie 4—Parking Demand for Individual Land Uses(Weekday)
Site Land Uses Total Demand
Townhome 19 spaces
Apartment 233 spaces
Office 6 spaces
Retail 25 spaces
Food Co-op 53 spaces
Amphitheatre 69 spaces
Restaurant 26 spaces
Farmer's Market 22 spaces
Site Total 453 spaces
Note: Values in this table are based on UU rates
Tabie 5—Parking Demand for Individual Land Uses(Weekend)
Site Land Uses Total Demand
Townhome 19 spaces
Apartment 233 spaces
Office 1 spaces
Retail 28 spaces
Food Co-op __ 53 spaces
Amphitheatre 74 spaces
Restaurant 36 spaces
Farmer's Marl<et 0 spaces
Site Total 444 spaces
Note: Values in this table are based on UL(rates
Due to the mixed use nature of the site, the analysis evaluated parking demand
reductions based on several factors, including time-of-day variation, multimodal trip
percentages, and internal capture of trip demands on the site. First,the peak parking
demands were reduced based upon the principles of shared parking for weekdays and
weel<ends, as described in the Urban L.and Institute's Shared Parking Manual. The theory
of shared parking indicates that several uses can share the same pool of parking, largely
based on fluctuations in time of day demand between the uses. As an example; a
restaurant's peak demands might be in the evening. When coupled with an office
complex, whose peak demands are mid-day,the two uses can share a smaller pool of
parking, without fear that their peak demands will overlap and cause a parking
January 2013 ---3
Kimley-Horn Lyndale Gardens Redevelopment
Parking Supply/Demand Analysis
and Associates, I1C. Richfield,Minnesota
deficiency on site. Figures 1a, 1b,2a,and 2b on the following page illustrate this
concept and show the specific time-of day distributions for the preferred uses on the
Lyndale Gardens site.
Figure 1a
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Site Time of Day Trends -Weekday
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is t
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E E E E E E E E E E E E E E E E E
1 OroD O N N !'1
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val O 1 O N
2 :
Figure 1a shows that during the week,the residential uses have higher demands in the
mornings and evenings and less demand in the afternoon. 7he office, food co-op,
restaurant, and retail land uses all experience a similar demand pattern with higher
demands in the afternoon.The restaurant and retail uses, as well as the amphitheater,
have demands that continue into the later part of the evening.This indicates that office,
retail, restaurant, and the food co-op uses are able to take advantage of reduced
residential demand during daytime hours. Conversely, increased residential demand
periods in the evening are acceptable given the reduced demand experienced by the
office, retail, restaurant, and the food co-op uses.Additionally, since demand for the
office and food co-op uses decreases earlier in the evening, the amphitheater use can
take advantage of the space made available as demand for office and food co-op space
diminishes.These relationships serve to confirm that a shared parl<ing approach to
parking demand mitigation on site will be acceptable.
Janu2ry 2013 Q
Kimley-Horn Lyndale Gardens Redevelopment
Parking Supply/Demantl Analysis
and Associates, If1C. Richfield,Minnesota
Figure 1b
Site Tiine of Day Trends -Weekend
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80% 4 qt`' Townhome
i Apartment
60% f Office
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Retail
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O 1 OD O O - N - N M ul O t 0 O O - N
2
Similar to the patterns experienced during the week, Figure 1b shows that the office,
retail, restaurant, and food co-op uses can take advantage of reduced residential
demand during the daytime hours. One notable difference between the weekday and
weekend demands is that on the weekends the amphitheater use has the potential to
experience a high mid-afternoon demand (matinee performance) as well as a high
evening demand (evening performance). Based upon event type,this may not occur
very frequently. However,this afternoon demand occurs when residential demand is
lower, providing potential space for parking during an event at the amphitheater.
In addition to time-of-day reductions for shared parking, demand reductions were
applied to account for the internal capture of parking demand on the site. Internal
capture assumes that a certain portion of the users will trip chain while visiting the site,
visiting two or more land uses without leaving the single parking space they have
occupied at the beginning of their trip. For example, a resident is likely to use the retail
or restaurant uses without moving their vehicle from their typical parking space near
their residence. Or, an office user may walk to lunch, leaving their vehicle parked near
their place of employment.Table 6 shows the internal capture percentages used as part
of this analysis. These percentages were derived from typical ITE internal capture for
these land uses, and were applied to those uses with the highest likelihood of being a
second trip in a typical trip chaining experience.
January 2013 5
Kimiey-Horn Lyndale Gardens Redevelopment
and Associates, (IIC.
Parking SupplylDemand Analysis
Richfield,Minnesota
Table 6—Internal Capture Reductions
Time of Food Amphi- Farmer's
Da
Townhome Apartment Office Retail
Co-o
Restaurant MarketYptheater
6am 0% 0%o 0% 10% 10% 0% 10% 0%o
7am 0% 0% 0% 10% 10% 0% 10% 0%
8am 0% 0% 0% 10% 10% 0% 10% 0%
9am 0% 0% 0% 10% 10% 0% 10% 0%
10am 0% 0% 0% 10% 10°/u 0% 10% 0°/o
11am 0% 0% 0% 10% 10% 0% 10% 0°/o
12pm 0% 0% 0% 10% 10% 0% 10% 0%
1pm 0% 0% 0% 10% 10% 0% 10% 0%
2pm 0% 0% 0% 10% 10% 0% 10%a 0%
3pm 0%u 0%u 0% 10% 10%n 0% 10%u 0%
4pm 0% 0% 0% 10% 10% 0°/a 10% 0%
5pm 0% 0% 0% 10% 10% 0% 10% 0%
6pm 0% 0% 0% 10% 10% 0% 10% 0%
7pm 0% 0% 0% 10% 10% 0% 10% 0%
8pm 0% 0% 0% 10% 10% 0°/a 10% 0%
9pm 0% 0% 0% 10% 10% 0% 10% 0%
10pm 0% 0% 0% 10% 10% 0% 10% 0%
11pm 0% 0% 0% 10% 10% 0% 10% 0%
12am 0% 0% 0% 10% 10% 0°/o 10% 0%
The values in this table represent the percentage of trips at any given time that are
generated from within the site. For example, the retail internal capture reduction
suggests that 10 percent of all retail, restaurant, and food co-op related trips are
associated with internally generated users(residents or employees) at any given hour
throughout the day.
Finaliy, a multimodal trip reduction for transit trips was also applied, largely based on
the proximity to transit stops adjacent to the site. Based on 2011 U.S. Census data for
the City of Richfield, 8%of the working population commutes via transit. Therefore,an
8%reduction was applied to incorporate trips that would be made to the site by transit.
This reduction was applied to all demands except residential uses, which were assumed
to need full auto parking capacity.This theory assumes that while residents may be
inclined to take transit for a portion of their trips, there will still be a need for auto
storage because residents will not make 100%of trips from non-vehicular means,
requiring auto ownership on site.
r
January 2013 6
Kimley-Horn Lyndale Gardens Redevelopment
ltld ASSOCI1t@S I 1C.
Parking Supply/Demand Analysis
Richfield,Minnesota
Analysis Results
Based on the input factors and assumptions described in the previous section,the
shared parking analysis was developed for the Lyndale Gardens site,for weekday and
weekend conditions,with and without an event. For the purposes of this document,
variations to the events will be described separately to help define the magnitude of
event demands on the site.The next few tables describe demand patterns for various
land use groupings based on their location on the site.The site consists of two buildings,
one in the north that has residential and office uses, and one in the south that has the
retail, restaurant,and food co-op uses. As a result,the site was divided into these north
and south areas.Table 7 and Table 8 below provide the general land use demand
conditions for weekday and weekend conditions, respectively.The results in each table
are based on ULI parking generation rates,which were preferred based on their reliance
on shared parking methodology and reduced parking rates to account for heavier
mixture of uses on a site. Rates using ITE and the City code were also evaluated and are
included in the Appendix.
Table 7—Weekday Peak Demand Results(No Events)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 319 spaces 7pm
Note: Values in this table are based on ULI rates
Table 8—Weekend Peak Demand Results(No Events)
Land Use Grouping Total Demand Peak Hour
North Area: 6am, 10pm,
252 spaces
11 m, and 12amTownhome/Apartment/Office p
South Area:
103 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 317 spaces 7pm
Note: Values in this table are based on ULf rates
January 2013 7
Kimley-Horn Lyndale Gardens Redevelopment
Parking SupplylDemantl Analysis
and Associates, It1C. Richfield,Minnesota
The previous tables and chart provide a review of the land use specific parking demands
generated on the site.Table 7 shows that during normal weekday conditions, the land
uses on site have varying peak conditions, with the northern land uses peaking early in
the morning and later in the evening, due to the nature of the uses and the heavy
prevalence of residential uses.The land uses in the southern portion of the site peak in
the afternoon. Retail, restaurant,and amphitheater uses all have similar peaking
patterns throughout the early evening,which could create potential parking demand
issues, especially on days when event conditions are at capacity. However,the peak
demand during weekday conditions without an event,which occurs at 7pm, is 319
spaces,which is approximately 74 percent of the 433 estimated parking spaces on-site,
indicating that there is enough parking to accommodate uses on the site during peak
conditions as illustrated in Figure 2.
Table 8 indicates that the weekend parking conditions are adequate to meet the
demand, when compared to the overall estimated parking capacity on-site. However,
similar to the weekday conditions, events at the amphitheater and/or the farmer's
market could create potential issues with parking demand on-site. Scenarios showing
events at the amphitheater and the farmer's market are presented following Figure 2.
Figure 2
I Demand vs.Supply(No Events)
f
5
4so ,
qpp ,
350 ,
Tota Supply
3pp '
i !
250 : Weekday Total
I200 j Demand
I
150 ' Weekend Total
100 °
Dernand
I
p i
E E E E E E E E E E E E E E E E E E
f
ro ra ro m Q. a n n. a n Q fl. n a a. a. ra
o r ao rn o .- N m a n io t oo rn o rv
Events held at the amphitheater will occur periodically both during the week and on the
weekends.The following tables and charts show the demand for parking when there is
an event held ai cne amphitheater,i his scenario does not include an event at the
farmer's market.
January 2013
C Kimley-Horn Lyntlale Gartlens Redevelopment
Parking Supply/Demantl Analysis
and Associates, IIC. Richfield,Minnesota
Table 9—Weekday Peak Demand Results(Amphitheater Event Only)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 69 spaces 6pm-9pm
Site Total 388 spaces 7pm
Note: Values in this Yable are based on ULI rates
Table 10—Weekend Peak Demand Results(Amphitheater Event Only)
Land Use Grouping Total Demand Peak Hour
North Area: 6am, 10pm, 11pm,
252 spaces
and 12amTownhome/Apartment/Office
South Area:
103 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 74 spaces
1pm-3pm and 6pm-
9pm
Site Total 391 spaces 7pm
Note: Values in this table are based on ULI rates
An event at the amphitheater, whether it is during the week or on the weekend,
significantly incr-eases the demand on the site. However, with 433 available spaces for
the various land uses,there should be available parking capacity to accommodate an
event. By taking advantage of time of day demand patterns and available parking in tf e
north and south areas of the site, event managers should be able to allocate overflow
demands appropriately on site. Events will likely require specific traffic and parking
management plans, but with an additional 40+/-spaces available over the projected
demands, the overall site parking system should be able to support an event with a
seating capacity of 200 seats. Figure 3 below illustrates the demand versus supply
during an event at the amphitheater.
January 2013 J
Kimley-Horn Lyndaie Gardens Redevelopment
and Associates, nC. Parking Suppty/Demand Analysis
Richfieltl,Minnesota
Figure 3
Demand vs.Supply(Amphitheater Event Only)
500
450
n
I
I350 ,
i/ __..___ TotaiSupply
300 ;
Y ty
i 250 ,'
WeekdayTotal
iZ ; Demand
j 150 ' Weekend Total
Demand
100
i
50 ;i
i
I
E E E E E E E E E E E E E E E E E E Earocaioruran. n. a u n. n. n. fl. a n. n co
i
r oo rn o .- r. m v n n o rn o .- r
L r+
In addition to events at the Amphitheater,the site expects to have recurring Farmer's
Market events during the summer on Wednesday evenings. During these events, a
portion of the parking supply will be converted to an open air market, with
approximately 32 spaces removed from the regular parking suppfy, resulting in 401
spaces on the site. Additionally,the farmer's market creates a new demand for parking,
with approximately 8,400 square feet of retail/grocery space.Table 11 shows the
demand on the site during the Farmer's Market event, without a concurrent event at
the amphitheater. Weekend demands are not shown for a Farmer's Market event
because this event type is expected to only occur on weekdays.
Table 11-Weekday Peak Demand Results(Farmer's Market Only)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 22 spaces 4pm
Site Total 333 spaces 7pm
Note: Values in this table are based on ULI rates
r:
January 2013------- 0
Kimley-Norn Lyndale Gardens Redevelopment
Parking SupplylDemand Analysis
and Associates, (I1C. Richfeid,Minnesota
As shown in Table 11, in the event of a farmer's market,the overall demand for parking
space increases to 333 spaces. However, even with the increased demand and the
reduced parking supply to 401 spaces, parking conditions are adequate to meet the
projected demand. Figure 4 illustrates the supply versus demand for a Farmer's Market
event.
Figure 4
Demand vs.Supply(Farrner's Market Only)
nso
4
350
i 300
Total Supply
250
7CK1
150 Weekday Total
Demand
100
S0
0
E E E E E E E E E E E E E E E E E E E
ra ru m o n ra n. o. a a fl. n. n a n n. fl. a a
D I`+ OJ Ql O -1 N M '1 iD I 00 Ol
e-1 -1
The final event demand scenario includes two events held simultaneously at the
Amphitheater and the Farmer's Market. For this analysis, only the weekday demands
are evaluated, since it is expected that the Farmer's Market will only occur on
weekdays. Table 12 and Figure 5 show the demand on the site with concurrent events.
As with the previous scenario,the supply for concurrent events reduces the overall
parking supply from 433 spaces to 401 spaces.
n
January 2013
timley-Horn Lyndale Gardens Redevelopmen(
Parking Supply/Demantl Analysis
and Associates, I 1C. Richfield,Minnesota
Table 12—Weekday Peak Demand Results{Farmer's Market and
Amphitheater Events)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 22 spaces 4pm
Amphitheater 69 spaces 6pm-9pm
Site Total 402 spaces 7pm
Note: Values in this table are based on ULI rates
Figure 5
Demand vs.Suppiy(Farrner's Market and Ampi itheater Events)
450 ;
i
i
qpp ; .,._.,.._ _,._.. _ _,_ _.__..---- -:.._...-
i
350 '
300
Total Supply
250 i
200 ;
150 i WeekdayTotal
Demand
100 'i
50
E E E E E E E E E E E E E E E E E E E
ca ca m ca ra a a. n. n. a n. n. n a. o. a n ca
n t oo rn o ,- rv m v n n n oo rn o .- ni
1
The overall demand for parking space increases to 402 spaces when concurrent events
are held, essentially matching the total supply. During these types of events it will be
critical to have well defined event traffic and parking management plans to ensure that
the available parking on site is utilized appropriately and demands are balanced across
the entire site. Vfiith tne parking fully utilized, it will likely be ditficult for motorist to find
the final available parking spaces, without the aid of parking management, wayfinding,
and enhanced operations, such as valet conditions.
January 2013 12
Kimley-Norn Lyndale Gardens Redevelopment
and Associates, t1C.
Parking SupplylDemand Analysis
Richfield,Minnesota
Conclusions
The typical peak weekday and weekend parking demands should be satisfied with the
current proposed parking configuration. Because the projected peak parking demands
for residential uses are at off-setting times of day than the demands for the other uses
on the site, there is opportunity to utilize the underground parking for overflow from
the other uses,assuming proper signage and security protocols are established by
parking and site management. This analysis evaluated four scenarios, each varying in
their demands,with all but one resulting in a surplus of parking availability.
Table 13-Summary of Peak Parking Demands
Scenario Total Demand Peak Hour Surplus
No Events
Weekday 319 spaces 7pm 114 spaces
Weekend 317 spaces 7pm 116 spaces
Farmer's Market Event
Weekday(parking supply of 412 spaces)333 spaces 7pm 68 spaces
Amphitheater Event
Weekday 388 spaces 7pm 45 spaces
Weekend 391 spaces 7pm 42 spaces
Farmer's Market and Amphitheater Event
Weekday(parking supply of 412 spacesj 402 spaces 7pm 0 spaces
Note: Values in this table are based on ULI rates
Opportunities for reserved parking will be limited and should be implemented carefully
to closely monitor their impact to the parking operations. The townhomes will have
dedicated 1 space per unit and visitor parking will be dedicated, resulting in 51
dedicated spaces.The only evaluated scenario that could potentially cause parking
issues on site is the concurrence of two events held at the same time, resulting in fully
utilized parking supply. When two events are held simultaneously, parking issues can be
mitigated through the use of parking management, wayfinding, and enhanced
operation, such as use of a valet. Implementing these strategies will direct event traffic
to appropriate parking locations on the site, ensuring that the site parking is utilized
effectively.
January 2013 -- ----- -- ------------------- ---- 13
APPEN DIX
Table A1—Parking Demands Using City Code Requirements
Land Use Grouping Peak Demand Peak Hour
No Events
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1 m
Retail/Restaurant/Food Co-op
Site Total 349 spaces 7pm
Amphitheater Event Oniy
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 74 spaces 6pm-9pm
Site Total 423 spaces 7pm
Farmer's Market Event Only
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 10 spaces 4pm and 5pm
Site Total 355 spaces 7pm
Amphitheater and Farmer's Market Events
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 74 spaces E t71-9 tY1
Farmer's Market 10 spaces 4pm and 5pm
Site Total 429 spaces 7pm
Table A2—Parking Demands Using ITE Rates
Peak Demand
Land Use Grouping Total Demand Peak Hour
No Events
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 377 spaces 7pm
Amphitheater Event Only
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 59 spaces 6pm-9pm
Site Total 436 spaces 7pm
Farmer's Market Event Only
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 22 spaces 4pm
Site Total 391 spaces 7pm
Amphitheater and Farmer's Market Events
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 59 spaces 6prn-9pm
Farmer's Market 22 spaces 4pm
Site Total 450 spaces 7pm
Melissa Poehiman
From: brian.smalkoski@kimley-horn.com
Sent: Tuesday, January 29, 2013 1:47 PM
To:Melissa Poehiman
Cc:bpfeifer@tcgmn.com; pstewart@cuningham.com
Subject: Lyndale Gardens Redevelopment - Parking Questions
Melissa,
It was nice speaking with you this afternoon.The following is a brief summary of our conversation.
Residential/Tandem Stalls
Residential is proposed to be a blend of market and affordable units
All market rate units get one underground parking stall
o Exception, Townhomes get 2 stalls behind their unit
o Exception, 3 bedrooms get a tandem stall
Affordable units have the option of renting a parl<ing stall under the building or on the surface
Anyone can rent an additional stall while they are available. Excess tandem stalls will be available at a slightly
higher price than a single stall
Shared Parking
Our analysis assumed few barriers to truly sharing the surface lots
We don't anticipate a demand for the Food Co-op to exceed 53 or so spaces, meaning that there will be 66
surplus spaces in that area of the site
Par!<ing in the south lot will be necessary to accommodate event scenarios
In scenarios other than events, the 314 spaces in the north lot, underground, and on-street will accommodate
the peak demand of the residential, retail (non-Food Co-Op), and office uses at 292 spaces—although it is likely
that some retail and restaurant users may park in the south lot due to proximity
I believe this captures the key points of our conversation. If you need any additional information or have additional
questions, please feel free to contact me.
Have a great afternoon,
Brian R. Smallcoslci, PE,AICP, PTP, PTOE
ICimley-Horn and Associates, Inc.
2550 University Avenue West, Suite 238N
Saint Paul, MN 55114
Phone: (651) 643-0472 Fax: (651) 645-5116
br iai.siri fl:<ski_«I:ii_nl y l_rn.cuiii
www._kiml_horn_.com
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Reciprocal Easement A reement;ith Co enants, Conditions and Restrictions
Richfield, Minnesota
THIS R CIPROCAL AS MENT AGR F,MF,NT WITH COVENANTS,
CONllITIONS AND RESTRICTIONS ("RLA") made 2013, by,
Lyndale Gardens LLC, a Minnesota limited liability company ("Develol er") aud I ake inds Nat u•al
Foods Cooperative, a Minnesota coope ative ("Lakewinds").
IZ CI'1'ALS:
WHEREAS, Developer is the owner of certain property in the City of Richfield, County of
I-Iennepin, State oPMimlesota legally described as Lots l, 2 and 4, Block 1 and Outlots A and I3, all
in Lyndale Gardens Addition, Hennepin County, Minnesota (collectively referred to as "lleveloner
I'ract"), all as identified on the site plau attached hereto as F,hibit A (the "Site Plan").
WHERLAS, l.,akewinds is tlie o«liei• oi cei•tain property in the City of IZichf eld, legally
described as Lot 3, Block 1 Lyndale Uardeiis nddition, I-len lepin Cotuliy, Miiinesota (the
Laket inds Tract") and as identi ied on the Site Ylan.
WHCREAS, the lleveloper "l,ract and Lake inds Tract shall be collecti el} referred to as
flie "lle eloninent."
WHEREAS, Developer iiitends on developing a miaed use residcntial atid retail strip cei iei•
on the De eloper Tract ith related iu enities; and
WIIERI:AS, I,alce«inds intends on developing a «hole foods grocery store on the
Lal<evinds Tract; aud
Wlii;it AS, Deveioper and L,akev inds int end tiiat the I e eiopment be operated as au
inlcg•ated De elopineili on tl e terms and conditions stated iu tl is RI?A.
NOW, T'I-IEREI ORE, in consideration of the pren ises, tl e coeenants and agreements
1
herein set forth aild in furthei•ance of the developmeut, Developer aild Lakewinds hereb5 agi•ee that
the De elopmeilt is subject to ilie declarations, easements, covena its and agreements hereinafter
contained.
ARTICLI: l
D FINITIONS
Defined T'erms. Unless t he context otherwise requij•es, the terms defned in this IZEA will
have the followiiig definitions:
1.1 "Access Openin s" shall have tlie meaning ascribed to it irl Section 4.5 of this REA.
1.2 A rovui,g Parties. "Approving I'arties" shall mean tlie Parties designated fi•om tiji e
to time to make certaiu decisions and/or give certain approvals pursuant to the tei•ms of this REA.
There shall be only one (1) Approving Party repi•esenting the Developei• Traci and one (1)
Appt•oving Party representing the I akewinds Tract. Developer shall be the initial Approving Parly
for the Developei•Tract, and Lakev inds shall be the Appr•oving Parly for the Lakewinds Tract.
13 Building Area. 'Building Ai•ea" shall mean the ai•eas oi tlie Development within
which buildings (which foi• the purpose of this Rl;A shall include any ppurtenaut canopies,
supports, loading docks, truck ran7ps and other outward exteilsions and outdoor patio or seating
ai•ea)are constructed, placed or located.
1.4 Buildin. "Building" shall meati iiy perinarieiitl} enclosed sh•ucture placed,
constructed or located on a Lot, which for the purpose of this REA shall include any building
appurtenances such as stairs leading to or from a door, transformets, trasl containers or compactor s,
canopies, sLipports, loading docks,truck ratnps, and other outward eateiisioils of such structure.
1.5 Coniinon Ai•ea. "Coilunori Area" shall mean all par•king lots, di•iveways, side«allcs
and othei• al•eas within the eatei•ioi• boundaries of the Developme it, exclusive of any Building Area
and any Outside Sales Area.
L6 Drivev a_s. "Driveways" shall mean those drive ays and related driveway
iinproveinents, pa ing, curbing, entrauces aud eaits, in the locat ion on the Lots as sho n on the
Site Plan.
1.7 Fiiial Plat. '`Final Plaf' shall nlean the final plat (or later additioils) of the Lync ale
Uardens Addition recorded «ith I lennepin County, a cop of which is aitached hereio as Exhibit 3.
1.8 Go ernulesrial Autlioi•ities. "Governiilental Authorilies" shall meau a 1y federal,
state, coturty, ciiy or local governnlental or c uasi-go ernuiental authority, entity or bod} (or any
departmental agency thereo eaercising jurisdiction over a partic ilar subject matter.
Goverilr...tal_Rec uirer.zts. "Go er..:.lal [Zeqt ire..e:is" shall n:a.: all
applicable laws, statutes, ordivances, codes, rules, regulations, ordej•s, resolutions atid a plicable
judicial decisions o• decrees, as presentl} existiilg and hereafter amcnded, of any Gover nmelital
Authorities.
2
1.10 Interest Rate. The lesser of the following: (a) the }iighest i•ate permit ted b la v to
be paid on such type of obligation by tlie Pai•ty obligated to make such payment; oi• (b)tv o
percent (2%) per annunl in excess of the interest i•ate froin time to time publicly announced by
Wells Fargo Bai k N.A., Minneapolis, Minnesota, or its successor, as its reference or prime rate,
even tliough such bauk ma lend funds to its custo neis ai interest rates that ai•e at, aUove, or
Uelow such rate.
1.11 Lot. "Lot" or "Lots" shall mean individually or collectively the portions of the
Developinent legally described as Lots 1, 2, 3, 4, Block l, and Outlots A and B, Lyndale Gardens
Addition.
1.12 Occupant. "Occupant" shall meau any Person froin time to time entitled to the use
atid occupancy of any portion of a Building on a Lot under an ownership right or an3 lease,
sublease, lice lse, concession, or other similai•agreement.
L 13 Outside Sales Area. "Outside Sales Ai•ea" shall meat an area of a Lot which is
used exclusively by an Occupant of such Lot for sales and/or storage purposes aud wl ich is
enclosed by a fence or other security barrier, compliance witl all Governmental Requirements.
1.14 Party or Parties. "Party" ol• "Parties" shall mean Lake vinds, Developer and their
respective successors and assigns or any successors or assigns thereof who become owners of any
portion of the Developnient. Each Pai•ty shall be liable for the performance of all covenants,
obligations and undertakings herein set forth with respect to the portion of the Development o«ned
by it which accrue during the period of such o«ner•ship, and such liability shall continue with
respeci to an} portion trausferred, at which time the transferring Party's personal liability for
Linacciued obligatioiis shall terininate. On any conveyance of an5 portion of t he Development, the
conveying pai•ty will ihereafter be released fi oni any further obligation undei• this REA arising
thereafter with respect to the part of Development so conveyed, and the grautee shall be liable for all
obligations under this REA with respect to tlle pai•t of Developineni so coilveyed i•ising i•om and
after the conveyance. Fach Party agrees to execute and deliver an} documents i•easonably
necessary to evidence such release fot• the purpose of recorcling or• otherwise, which doctinlents or
assurances will be duly eaecuted by the Parties or by any grantee to any such grautor. However no
failure of a Party to execute or deliver such a document will render a release invalid.
A Pai•t5 transferring all or• auy poi•tio i oi'its fee interest in the Develo mleut o1•a Lot
shall give iiotice to all other Yarties aud the O erator, if au5, of sucl tra isfer a 7d shall include in
such notice at least tlle following information:
i) Tlie name and address o l tl e i ew Pai•ty;
ii) A copy of the legal desci•iption of the portion of the Development tra lsferred
by such PartS; aiid
iii) lf the nev Party is a designated lpproving Party.
Ii a Lot is owned b} mot•e thaii one Person, tl e Pei•soil or I'eisoils holding at least
3
fifty-one ercent (51%) of the ownei•ship intei•est in the Lot shall designate one of theii• number to
represent all owners of the Lot and such designated Person shall be deemed the Party for such Lot.
Any trausfert•iu Party shall (for•the purpose of tlie REA onl)be the ti•ansferee's agent.
Nothing contained hei•ein to the contrary shall affect the existence, priority, validity
or enforceability of any lien perrnitted hereunder whicli is placed upon the transferred portion of the
Developmerit prior to receipt of the notice.
1.15 Person. "Person" sllall mean an} indi idual, partneiship, fii•m, association,
corporation,trust, or an}other fot7il of business or government entity.
1.16 Permittee. "Perinittee" shall mean all Occupants and the officers, directors,
elll)10'eCS, agents, C011tl'aCt01'S, CUSt01112TS, Ve11C 0YS, SU]Ilel'S, V1S1t01'S, invitees, licensees,
subtenants, and concessionaires of Occupants. Aniong others, Persons engaging iti any of the
following activities on tlle Common Area will not be considered to be Pei•mittees: (a) exhibiting
any placard, signs or notice; (b) distributing any circulai•, handbill, placai•d, oi• booklet;
c) soliciting memberships or conri•ibutions; (d) parading, picketing, oi• demonstratiug; oi•
e) failing to follow regulations relating to tl e use of the Development.
1.17 Utility Lines. "Utility Lines" shall nlean those facilities and systenis for
h•ansinission of utility sei-ices including, without limitation, gas, electrical, water lines, sanitary
sewer lines, including without liniitation drainage ncl storage of surface water aud fire hydrauts aud
any water lines sei•vicing said hydrants. "Common Utility Lines" shall meau those Utility I.,ines, if
an}, which are installed to provide the applicable service to more than one Lot. "Sepai•ate Utilit}
Lines" shall mean those Utility Lines which are installed to provide the applicable service to only
one Lot. For t he purpose of this REA, the portioii of a Utility Line extending betweeii a Common
Utility Line and a Building shall be considered a Separate Utility Line.
ARTICLI;2
UTILITY LINI: EAS M NTS
2.1 tltility Litie Lasements. Lakewiuds and Developer hereb5 gi•ant to each othei•
over, thi•ougl and wldei•theii•respective Lots the easenients set fortl 1lereiil and declai•e tliat each
Lot is hereinai-ter subject to, eiicuillbered by a 1d shall be conveyed subject to and for tlle beilefit
of the Parties and Permittees, a pei•petual no i-exclusive easement over, under aiid aci•oss tllose
portions oi tlle gi•anior's Lot (eaclusi e of any ortion located within the 13uildi ig Ai•ea) to
maintaiii, operate, i•epair, replace and coilstr ict all Utility Lines to, ovei• and acr•oss tl e
Develo nle it serving tlie grantee's Lot. Thc itiitial locatio l of the Utility Lines shall be as
ideiltiiied on tlie I'inal Plat and the utility plans, if a 1y, which al•e appi•oved by botl Ap rovi ig
Parties. 7'lle easen eni ai•ea sl all be no widey tlian necessaj•y to i•easonably satis y the rcquii•ements
of a private or•public utility company.
Any Pai•ry sliaii a e t e igllt to reloeate any TJtilit I i„e :: its Lot upon not ice t:
the rantee, as long as tl e relocation: (a) does ilot unreasonably interfere with tl e utility sereices to
tlie gratitce; (b) is performed at tlie i•elocating I'ai•ty's expelise; aild (c) is completed usiiig
niatet•ials and desigu standards wllich equal or eaceed illose oi•iginally used.
4
A grantee may relocate a LJtility Line on another I'arty's Lot «ith such Pai ty's
coiise it, v l ich shall not be um easonably wit}iheld, conditioned or delayed, provided that such
relocation (a) does not unreasonably interfere with the utilit5 ser vices to the grantee; (b) is
erfornied at the i•elocating Party's eapense; and (c) is com leted Lising materials and design
standards which equal ol• exceed those or•iginally used. Any relocation oi1 anothei• Pat ty's Lot
shall be accomplished in accoi•dance v it}i the following: (i) before exei•cising the right to
relocate any iJtilit Line, the grantee shall fiist provide the grantor with a written statement
desci•ibing the need for• sucl i•elocation, a survey and proposed final woi•king drawings and
specifications for construction of the proposed relocated Utility Line, aiid an architect's or•
engineei•'s report that coiliains all information tliat the grantor may r•easonably i•equest in
connection with the proposed r•elocation and other work to be pei•formed in comiectioil therewith,
and shall identify the proposed new location o1'tlie Utility Line; and (ii) upon request, the grantee
shall pi•ovide to the gi•antor a copy of an as-built survey showing the location of such relocated
Utility L,ine.
Any Party installing, maintaiuing, operating, repaii•ing, replacing or constiucting
utilities pu suant to the provisions of this Section shall pa all costs and expenses with respect
thereto and shall cause all work in contiection there«ith (including without limitation general
clean-up and proper surface and/or subsurface restoration) to be completed as quickly as possible
and in a mamiei• so as to minimize interfel•ence with the use of the grantor's Lot.
If both Parties agree to install a Coinmon Utility Line, all costs and eapenses of
sucli Common Utilit} Line may be set forth in a separate agreemeni betv een those coopei•ating
Parties.
All Utility Lines shall be uiidei•gt oiuid eacepi ground mounted electrical
transformers, as may be iiecessary during periods of construction, reconstruction, r•epair or
tempoi•ary service, as ma be required by go ermnental agencies having jurisdiction as may be
required by the provider of such services, atid fire li}di•ants.
2,2. Maintenauce of Utilit Line Easenlents. Each Pai•ty shall maintain, i•epair aud
replace, or cause to be maintained, repaired atid replaced, in a good st ate of repaii• and safe
conditioii, at it s sole cost, the portio i of the Co niiioil Utility Lines oil its I,ot aud auy Se i•ate
Iltility I_,ines utilized by it. A ly Yai•t performing or causing to be perfoi•med maintenauce, i•epail•or
replacement work agrees to promptly pay all costs and ea enses associated there«ith, to dilige ltly
eoinplete sucl ork as quicicl as possible, to n oniptly cleau the area auci restore the affected
portion o t'tl e llevelopiuent to a condiiioi equal to or better than tlle condition v rhich existed prioi•
to the coinn ence nent of such of k, and not to unreasonably interfere with the use or occupancy of
an} of the other Lots.
In ihe event that a Party fails to undertake such maint en uce, repair or replacement
Ul i1i1' OIlli11G11 riJii it' J,llle 011 11 S i vi 'It llll l lll'' vj ii?j` £lftf,'I' 1'CCf,'if i i. .i'I'lttf,'ll IlO11C
detailing suc11 failul•e, oi• within two (2) days a1 tc1• wj•itten iiotice in the event of an en1e1•geilc}, an}
of the other P rties n1a, but shall have no obligation to, undertalce such maiutenance, repair or
replace nent. A Pa•t (``Aci ancin Par ") ho maintains, repairs, or replaces any Conl uon
5
Utility Line on another Party's Lot in compliance with the terms of this REA shall bill the Party
owning the Lot containing the Common Utility Line for the Advancing Party's reasonable costs in
connection with such maintenance, repair and replacement. The Advancing Party shall have a lien
on such othei• Party's Lot to secure payment of all sums advanced under this Section which shall be
superior aud seilior to any lien hereaftei•placed upon tlie otlier Parry's Lot, including the lien of an5
subsequent mortgage or deed of trust, except auy first mortgage lien. Such other Party sl all pay
such expenses to the Advancing Party within thii ty (30) days of i•eceipt of such bill.
The easements granted in this Article 2 will include the right to go in, to, over or
across the Developinent, as may be reasonably necessary to exercise the easement rights granted in
this Article 2; provided, however,that:
a) Any Party repairing Utility Lines on another Party's Lot shall give
the otliei• Party thirty (30) days prioi• wr•itten notice of its intent to enter the otliei•
Party's Lot so as to exercise its rights under the easen ents granted in tl is Article 2,
but in the event of an emergency, each Party shall give the other Pai•ty reasonaUle
notice;
b) Such exercise sliall not unreasonably intei•fere with the use and
occupancy by the other Party of its Lot and shall be calculated so as to minimize any
interference with such use and occupancy;
c) Such exercise shall be at the sole cost and e pense of the Party
eaercisirig its rights hereunder;
d) The Party eaercisiug its rights hereunder shall promptly repair,
replace and restore the other Party's Lot and any 1111])1'OVe111e11tS Lllel'ell]011 111CI11C lll
without limitation laudscaping, sod and pavement to the condiiion that existed prior
to eaercise of its rights undei•the easements gi•anied in this Article 2.
Each Party agrees to perfornl all coi struction, maintenance or repair permiited by
this Article 2 in as ex editious a manner as possible.
ARTICLE 3
DRAINAGr rAS1:MENT
3.1 Drainage Easenient. l;ach Yarty grants to the other the easemeiit s set forth herein
and declares that each Lot is hereinafter subject to, encumbered b}, and shall be convEyed subject to
aud foi• tl e benefit o1 tlie Parties arid Permittees, a pei•petual not-eaclusive easemeiit to maint ai i,
operate, r•epair, replace and coiistruct ail di•aitlage im i•ovenie lts, including, it}iout liinitalion, t o
any catch basiii or po id ii a pliblic i•igllt of way, ovet• a id aci•oss: (i) tliat portion of tl e
De elopinent hicl may be identifed on the Final I'lat as the "lltility 1?,asement ancl Drainage
I_:asemeni'; (ii) any drainage alul utility easement s rec uired by thc City of Riclrlield; aud (iii) ny
catch basin or pond identi l ied on any graciing aud drainage plan as has been appro ed by t he City oi'
Ricllfield (collectively i'efei•red to as``Draiiia e I aseineuf').
i
3.2 Maintenance of Dr•aina e Lasement. Lach Pai ty shall maintain, repail• and i•eplace,
oi• cause to be maintained, i•epaired and i•eplaced, in good state of repait• and safe condition, at its
sole cost, that poi-lion of the Drainage Easement on its Lot. Iti the event that a Party fails to
undei lake such maintenance, repair or replacement of that portion of the Drainage Easement on its
Lot, within thirty (30) days after receipt of written notice detailing such failure, or within two (2)
days afier written notice in the event of au emergency, any of the othei• Pai•ties may, but shall have
no obligation to, widertake such maintenance, repair or replaceinent. A Pai ty ("Ad ancing Pat-ly")
who maintains, repai s oi•replaces the Drainage Easement as set forth hereiu on another Party's I,ot
in compliance v ith the ierms of this RLA shall bill the Pa ty owning the L,ot contaiiiing ihe
Di•ainage Lasement foi• the Advancing Pai ty's i•easonable costs in COI]i1CC11011 with such
maintenance, repair and replacement. The Advancing Party shall have a lien on such other Pat ty's
Lot to secure payment of all sums advanced u idei•this Section which shall be supei•ior and sejiior to
an5 lieil hei•eaftei• placed upon such other Pat ty's Lot, including without limitation the lien of any
subsequent mortgage ot• deed of tiust, except any fiist mortgage lien. Such other Party shall pay
such expenses to the Advancing Party within thii•ty (30) days of receipt of such bill.
ARTICL 4
INGRESS ANll EGR SS ANll PARKING AS MI;NT
4.1 In ress aud Lgress Easement. The Drive«ays provide the ingress and egress to
Lyndale Avenue, the public right of way on the eastern boundaries of the Development. The
Driveways are not public sti•eets and ai•e located within the Development. Developer atld
Lakewinds hereby grant the easements set forth herein and declare that the Developei•Tract and the
Lakewinds Tract are l ei•einafter subject to, encu nbered by and shall be conveyed subject to, and foi•
the bene it of the use by the Parties and Permittees, and in common with others entitled to use the
sarne, at no charge: (i) a perpetual non-exclusive easement for pedestrian and vehicular access on,
to, over and across the Driveways; and (ii) a non-e:clusive easet lent for pedestriati and vehicular
access on, to, over and across the all Comtnon Area parlcing lots, driveways and sidewalk areas of
each Lot, as the saine may time fi•otn time be constr•ucted and maintained for said use. Such
easement i•iglits sllall Ue subject to the n•ovisions coiitaiued i i this RLA.
Such easement i•iglits shall be suUject to the followiilg reservatioiis as well as tlie
other ap licable provisions contained in this RLA:
i) Each Party reser es the right to close-off auy portion of its Lot for such
reasonable period of time as may be legally necessary, in the opinion of such
Pai•l}'s cotznsel, to prevcnt the acquisition o pi•esci•ipti e rights by anyone;
provided, however, that prioj•to closiug-of1 any portion of its Lot, such Party
shall give as nnich ritten iiotice as is practicable (enerally not less thatl
thit•ty (30) days) to e cl otl ei• I'ai•t} ol its iutentio l to do so, a id sl all
attempt to coordinate sucl closing-off ith each other Parly so that no
uni•easonable i lterferer ce with the passage oi pedesti•ians or vehicles shall
occui;
ii) I:;ach Yat•ty rese•ves the riglit at airy time aild fi•om timc to time to excll de
ancl rest rain any Yeison ho is not a Per nittee fi•om usin; its Lot; aud
iii) l;ach Part} reserves the rigl t t o temporarily erect or place barriers in aud
around areas on its l.ot hich are bein constructed and/or repaired in
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order to insui•e either safety of Persons or protection of propert.
4.2 Maintenance and O eration of the In;ress and E ress Easements. Each Party
shall at its cost operate aud maintain the Common Area on its Lot, including, but not limited to
the di•i eways; the parking loi pavements; plantiiig areas, and storm drainage as set forth herein.
No I'ermittee shall be charged for the right to use the Conunon Area.
4.3 Additional Improvements. The aseillents granted in this Article 4 shall include
poi tions of any subsequent improvements located on the Development which are identified for use
as a roadway or pedestrian way providing ingress to aud egress fi•om the areas of the Developtnent
which are subject to the easements granted in this Article 4.
4.4 Parkin Requirements. The parking area(s} on eacl Lot shall contain sufficient
ground level, standard automobile size, parlcing spaces in order to comply with all applicable
Governmental Requirements of all Govei•nmental Authorities for their respective Lots. L;acl
Party shall use its best effot•ts to cause the employees of the Occupants of its Lot to park their
vellicles only on such Lot; rovided, ho eves•, fi•om tinie to tiine, to the extent that tliei•e are
evetlts that n ay occur at the amenities contemplated to be located on Outlot B being developed
by the Developer (e.g. outdoor theater, ice ring, farmer's market), and additional parking is
needed and the event occurs during a time pei•iod tl at does noi othet•wise interfere with the
business on the Lakewinds Traci then Lakewinds agrees to allow non-exclusive parking on the
Lakewinds Tt•act fot• such special events. In the event that Lot 4 is ever de eloped as a parking
site or parlcing ramp then at such time as this developiilent occurs then parking for e ents for
Outlot B shall be dil•ected to park in the ramp/parking area located on Lot 4 and not in tl e
Lakewinds Tract.
4.5 Access Opening. The openi ig(s) and access point(s) sho vn on the Site Plan are
hei•eiilafter called the "Access Openings." The Access Openings shall in no eve it be blocked,
closed, or remo ed, asld after the tiling of t he Final Plat t here shall be no alteration or change in
the location of the platted Access Opening to I,yndale unless an alternate acceptable Access
Ope iing is appi•oved by the Governiilental Authorities in col uection with any iurther
redevelopment of the Lots. "1 here shall be nlaintained between the Access Opening a smooth
and level grade to allow the use of the Driveways for pedesh ian and vehicular ingress and egress
as set forth in Paragraph 4.1 above.
AR'TICI r .5
OP RATION OF TH YROPI:RTY/RF.STRICTIV COVENANT
S.l Uses. No tisc shall be pei•initted on tlie Development «hicli is incousistent itli ihe
opei•atiotl of a f-list-class coiniuercial de elopiuent. ithout limitiug the generality of tlle foregoii g,
the followiug uses sl all not be permitted:
No portion of the Buyer's Parcel, or the Seller Retained Plrcel may be used, directly or indicectly, for any
of thc Ilo ing:
Uscs. No use shall be permitted Iu the Center hich is iuconsisteni v ith the opEration of a 1 irst-
8
class coinmei•cial developjnent. Without limiting the generality of the foi•egoing, the following uses
shall i ot be permitted:
i) Any use which emits an obno ious odor, noise, or sound which can be heard or
smelled outside of any building in the Centei;
ii) Any operation primarily used as a storage warehouse operation and any
asseinbling, manufacturing, distilling, refining, smelting, agi•icultural, industi•ial,
or mining operation, provided, however, that such restriction expressly eaempis
the followiug agricultui•al uses: pi•oductive gardeniilg, community gardetiing,
distribution of food through community supported agricultur•e (CSf1) programs
and ui•ban fai•ming that includes tlie i•aising of bees oi•othei• animals as permitted
by the applicable Governmental Requirements;
iii) Any mobile home park, trailei•court, labor ca iip,junkyar•d, or stockyard (except
that this provision shall not prohibit the temporary use of const ruction trailer•s
dt ri ig periods of consti•uction, recoiistruction, or maintenance);
iv) Any dumpiug, disposing, iiici ieration, or reduction of garbage (eaclusive of
garbage compactoi•s located iear the reai•of any building and eaclusive of oii-site
coillposting, the size, locatiori and screenin; of which shall be subject to the
review and consent of both parties, provided that such consent shall not be
unreasonably withheld, conditioned or delayed);
Any fire sale, baukruptcy sale (unless pursuant to a court order) or auction house
operation;
vi) Any autoniobile, truck, h ailer, or recreational vehicles sales, leasing, display,
body shop oi• repair opei•ation;
vii) Au3 niortuary or funeral home;
iii) Au} gambling facility or operation, including but not limited to: ofl=track or•
sports bettiiig pai•loi•; table games sucli as black jack or pol<ei•; slot macllines,
video poker/black-jack/keno machines or similar• devices; or bingo hall.
Not«ithstanding the fore oing, this pf•ohibitioi shall i ot ap ly to go ernmental
sponsored gambling activities, or charitable gambling activities, so long as such
governmental ancl/or charitable activities are iucidental to the busiuess operation
being conducted by the occupant;
i) An} adult boolc store, niglit club or discotheque, massage parlor, or a ly other
establishuient which pi•ovides live entertaiument oi• hich sells, rents oi• exhibits
j)01'ilO T'il])171C 01'O)SCCIIC 111'cltCt'1i11S;
x) Any ``second hand" store, "surplus"' store, flea market, pa n shop, government
sur}lus store, Goodwill Store, sal age store, Sal ation /lrmy Store or liquidation
c
store; as well as provided thai noihing in tl is section shall prohibit temporary
weekend festivals that feature new and uses merchaiidise sucll as antiques aud art
or stores that feaiure used items such as "Only Deals", "Play It Again Sports",
1.00 Store and similar stores;
ai) Any central laundry, dry cleaning plant, or laundromat; provided, however, this
prohibition shall not be applicable to nominal supportive facilities for on-site
service oriented to pickup and delivery by the ultimate consumei• as the same may
be found in retail shopping districts in ihe metropolitan area where the Center is
located;
xii) Auy bowling alley or skating i•iuk,prol ided, ho er ei this does not eaclude a
seasonal outdoor ice skating rink contemplated to be located on Outlot B; and
except that a bowling alley may be pei•mitted on the Developer"I,ract Lots 1 and 2
with the written consent of the I3uyer's Parcel, not to be unreasonably withheld,
conditioned or delayed provided that the size of the bowling alley does not exceed
8,500 squai•e feet;
xii) Any animal boarding facilities except that this shall not prohibit pet shops nor
sliall it pi•ohibit vetet•inary clinics oi•hospitals (tliat operate without boai•ding);
aiii) Any unlawful or illegal purpose.
No Party shall use, or permit the use of Hazardous Materials (as that term is defined herein) on,
about, u ldei• oi• in its I,ot oi• the Development, except in the oi•dinary course of its usual business
operations conducted thereo l, and at y such use shall at all times be in compliance with all
in ironmental Laws (as that term is defined herein). Each PartS shall indemnify, protect, defend
and hold harmless the other Parties fi•om and against all claims, suits, actions, demands, costs,
damages and losses of any kind, including but not limited to costs of investigation, litigation and
remedial response, arising out of an} Hazardous Material used or permitted to be used by such
I'ai•ty, whetlier or not iu the ordivary cou sc of business.
Foi• the pu•pose of tliis Ai•ticle, the term (i) "Hazai•dous Matei•ials" sliall meaii: asbestos,
polychloi•inated bipllenyls, radio ctive matei•ials and all otlier dangerous, toxic oi• haiardous
pollutants, contaminants, chemicals, materials or subst nces listed or identifed in, or regulated by,
any Ciivii•oiitneirial Law, and (ii) "Ln ii•omllental Laws" sll ll nlea»: all feciei•al, state, count},
municipa(, local of• othei• statutes, la«s, oi•ditiaiices and i•egulatioiis hicll i•elate to or deal vith ilie
ei vironu ent, all as n1a} be amended Ii•om time to time.
This R1;1 is not intended to, and docs not, create or impose any obligation on a
Party, aiid no Pat•ty oi• Occupaiit sllall Ilave any obligation, e pr•ess oi• implied, to opei•ate,
corltinuously operate, cause to be opef•ated a business or any particular business at the Devclopment
or on ail Lot, or to i•e-opeil foi• busiiless oilce a busiiiess is opened and thcii closcs.
10
5.2 Resh ictive Co enant/Eaclusive Use.
No pat-t of fihe Development, except the Lake i ids TI•act, shall be used or occupied for any
of the follov ing uses:
Sale of Food. A whole foods markel, supermarket, convenience stot•e, or other store, or
departcnent within a store, or a iy other business, that sells food, groceries, fi•uit, pi•oduce,
dairy products, vegetables, baked goods, meais, fish, seafood, oi• delicatessen pi•odL cts.
Notwithstanding the foi•egoing, this provision shall not prohibit (i) the operation of a
restaurant (which includes, without limitatioii, ice cream stores/parlors, such as Cold Stone
Creanlery, Ben & Jei•ry's and otlier similar operations); oi• (ii) the operation of a take-out,
pre-made but unbaked pizza store such as "Papa Murphy's"; or (iii) the operation of
temporary food tiucks; or(iv) the operation of a seasonal farmer's market or CSA drop oif
site; or (v) the sale of oceries and prepackaged snacks which is incidental to the
operation of another business, provided (a) no milk, eggs, fi•esh meat, pf•oduce, dairy,
frozen oi• refi•igerated foods (except for soft drinks, ice cream products and juice) shall be
sold (e cept by the above referenced restaurants or a pizza srore meeting the reqLiiremeirts
of this section or a weight loss cliuic), and (b) the number• of squas•e feet of building flooi•
area in such business which is devoted to the display of such groceries aild prepackaged
snacks (inclusive of aisle space) does not exceed the lesser of 1,500 squat•e feet or 10% of
ihe square feet contained in such busiuess (collectively, the "Gi•ocer Restriction");
5.3 Maintenance of Common Area and Drivewavs.
A) Each Party shall illaintaiu, repair and replace, or cause to be maintained, repaired
and replaced, at its sole cost and eapense, the Commoii Ai•ea on its Lot, including, but not limited
to, ihe pai•king lots, driveways, sidev alks, planting ai•eas, and stor•m draiilage, includirlg siiov
plowing, lawn mowing and landscaping of the Conuilon Areas and Driveways, t•epairs and
sealcoating of the Conlmoii Areas in a sightly, safe condition and good state of repair. Auy
unimproved Common Area shall be mowed and kept litter-fi•ee. The mininnun standard of
niaintenance for the iulpi•oved Co nmon Area shall be compat•able to the standat•d of inaintenance
followed in othe first class de elopments of coiu ai•able size in the Mimleapolis/St. Paul
izletropolitan area; iiotwithstanding the foi•egoitig, howevei•, the Cominon •ea shall be operated and
maintained in conipliance with all applicable Uovernmental Requirements, and the provisions of
this RF,A.
B) If any portion of the Con mon Acea is dauiaged or destroyed by aiiy cause
hatsoe ei•, vlletl er insul•ed or uninsured, dui•iiig tlie tet•m of tliis RI;A, othei• than damagc caused
by ordinary use or wear and tear, the Part y upon hose Lot such Common Area is located shall
r•epait or restore at least the parking portion of the Common Area at its sole cost aud expense «ith
all due diligence. If such datnage or destiuction oi Coininon Ai•ea on its Lot is caused in whole or
in part b} another Party, the Part} obligated to make sucl repaii• or•r•estoration i•eser es aild i•etaiiis
tll f'l llt ^,N'.':;C u ?a`TUi118t SUCI] OlI1C1'Yc P) for indc nnity, CO111P1'ilit3(iii aiiliivi iiniiiu ES.
C) Each Part shall be responsible for storillg or removing sno« froin such Part's Lot.
Not«rithstanding the foregoing, in the event that I,ake inds is tmable to store sno fi•on1 the
Lake iilds "I l act on-site aiid Lot 4 is uiideveloped, I,akev inds sllall ha e the t•ight to stoi•e s io o l
11
Lot 4 at no cost. The right to stoi•e snow on Lot 4 shall termivate upon the earlier of (a) the
conlinence uent of development acti ities on Lot 4 or• (b) written notice by Developer no less tlian
thirty (30) days prior to such termiriation. Notl ilig herein shall prohibit the Parties fi•oni entering
into a wr•itten agreement related to cooi•diiiated siiow i•emoval and/or off site snow storage.
5.4 Buildin 7 provements.
A) Aftei• completio i of consh•uction, each Pai ty covenants and agrees to maintain and
lceep the exterior portion of the Bliildings located on its Lot in fii•st-class condition and state of
repaii•, in com liance vith all Goverruilental Requirenients, and i i compliance vi1h the provisio is
of this REA, 111CIUC Illg without limitation the eaterior architectural concept appi•oved foi• such
Building. Eacl Pai•ty fui ther agrees to store all trash aud garbage on its Lot in adequate containers,
to locate such containers so that they are not readily visible from the parking area, and to arrange for
i•egular removal of such h ash ot•garbage.
B) In tlie event any of tlie Buildings on the llevelopment at•e damaged by fire oi• othei•
casualty (v hether iilsured or i ot), the Party upon whose Lot such Building is located shall, subject
to Governmental Requirements and/or insurance adjustment delays, immediately remove the debris
i•esulting fi•oin such casualty and pi•ovide a sightly bari•ier, and withiu a reasonable time thereafter
shall either (i) repair or i•esrore the Building so damaged to a complete uiiit, st ch repair oi•
restoration to be performed in accordance with all provisions of this REA, oi (ii)erect another
Building in such location, such construction to be performed in accordance with all provisions of
tliis REA, or (iii) demolish tlie dan7aged portion and/or the balance of such I3uildiug and restore the
cleared area to either a hard surface conditioii oi• a landscaped condition in which event the area
shall be Conimon Area until a replacemeiit Building is er ected. Such Party shall have the option to
choose which of the foregoing alternatives to perform, but such Party shall be obligated to perfornl
one(1) o sucll alternatives.
I,his REA is not intended to, and does not, create or impose any obligation on a
Party to continuously operate, or cause to be operated a business or any pai-ticular business at the
Development oi•on an}Lot.
AI2TICL G
CONS'TNUCTION
C.l Gcneral Rec uii•enlents.
A) I;ach Part agrees that all consh•uction acti ities per.forined or authorized by it withiii
tlle Developme ii shall be perl:ol•med iu co nplia lce with ll Uovei•nu ental IZequirements. 111
constructiou shall be pej•fornied in a good, safe, workman-like mauner.
B) Each Party further agrees that auy construction activities perforined or authorized by
it shall not:
i) Cause any unreasonable iiicrease in tl e cost o cousiruciing improvemeilis
upon another Yart}'s Lot;
ii) Unreasonably interfere ith construction worl: beiiig perFormcd on ai1} otl e•
part of tlle Develo meiit;
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iii) Unreasonably interfere with the use, occupancy or enjoyment of auy part of
the remainder of the Develo nneni; or
C) Each Party agcees to defend, protect, indemnify aud hold hartnless each olher Party
fl'011l and against all CIc11111S alla C elllal]dS, including without limitation any actioii or proceeding
brought thereon, aud all costs, losses, expenses aud liabilities of any kind relating thereto, including
withot t limitation reasonable attoi•iiey's fees and cost oi'suit, i•esulting fi•om any accident, injur•y or
loss oi•damage whatsoever occui•ring to any Person or to the pi•operty oi'any Person ai•ising out of oi•
r•esulting fi om any construction activities perfornied or authorired by such indemnifying Party;
provided, however, that the foregoing shall not be applicable to either events or circumstances
caused by the negligence or willful act or omission of such indemnified Party, its licensees,
concessionaires,agents, servants, employees, or anyone claiming by,through, or under any of them.
ARTICL 7
TLRM
7.1 Liinitaiions. In exercising their respective rights and fulfilling their respective
obligations under this REA the Parties subject to this REA will (a) not unreasonably interfere with
any of the easements oi• licenses granted llereundei•; and (b) comply with all of the applicable
pr•ovisions of this R A.
7 2 `l erm. This REA sliall C011tllllle in full force and effect until 11:59 p.m. on
December 31, 2053; provided, however, that this REA, aud all restrictions and covenants
coiitained in this RLA, shall be automatically extended on a year to year basis following such
date unless any Party notifies all other Parties, by noiice given at least foui• months prioi• to the
eiid of any year, that it exei•cises its option to preveiit tliis REA fi•om bei lg so exteiided; and
provided further that, «hether or nol this REA is so eatended, any easements referred to in this
RLf1 which are specified as being perpetual or as contim ing beyond the term of this REE1 shall
continue in for•ce and effect.
ARTICLr 8
ALTI;RATIONS
8.1 fllterations. I?acept as other«ise provided herein, no Party shall mal<e or permit any
nlaterial exterior or st ructural aiteration, addition or barrier ot• otl er nlaterial addit ion, alteration or
bai•rier to aily pai•t of the Developineilt w llich wil( interfei•e «ith, pr'cvent or unreaso iably obstruct
the exercise ol auy easemeni or license granted herein t ithout the prior written consent of all
directly affected Parties hich consent ill not be unreasonably ithheld. 'I his R A does not limit
construction of any Buildings or other impro ements in the locatioi s set forth on the Site Ylau.
I,ake«inds shall not have any rigiri of consent or approval as to the desig i or configuration of any
building consttucted on the Developer "l,ract and neither Developer nor any ather Yarty shall havc
any riglit oi coiisent or• appr'oval as to tlle desig l oi• co lfigui•at io l of any building on the I,alce itlds
I raci.
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ARTICLE 9
INSURANC
9.1 Ilisurance. Each Party sliall maintain comprehensive ublic liability insurance
comprehensi e general liability cover•age endorsed for broad form all risk coverage) coveriiig
clairns for personal and bodily injury or property datilage occurring in or on their portion of the
Development on its Lot, including without liniitation indooi• or enclosed parking areas, the
ciriveways and those areas covered by the easements under this IZEA, in an amount of$1,000,000
single limit coverage for bodily or personal injury or death, and for pi•operty damage, arising out of
any one occurrence and $2,000,000 in tlie aggregate.
9.2 Certificates of Insurance. I acli Party to tliis easement will deliver to the other Party
upon flle v n•itten r equest by the other Parly certiticates of insurauce evidencing i he insurance
i•equired to be carried het•eunder•.
ARTICLL+' 10
WAIVER OF SUI3ROGATION
10.1 Mutual Waiver of Subro a tion. Fach Party waives all claims for recoveiy fi•oiu the
other party for any loss or damage to any of its property insured or is of the type gener•ally covered
by property insurance provided under the Comprehensi e Replacement Cost Form, ir•respective
either of an5 negligence on the pat•t of the i•eleased pal•ty wliich ma have contributed to or
caused such loss, or of the amount of insurance i•equired or actually cari•ied.
AR'TICL ll
COMPLIANCI.WITI LAWS; ZONING
11.1 Compliance with Law. Vdith respect t o their respective use, enjo nient and exercise
of any rights or obligatioiis hereunder, tlle Pai•ties will coinply with all Govei•iiniental Requirements
of all Governtnental Aiithorities. If a Party does not proceed diligently wifli an5 such com liance
lon-per forming party") aild such iailure to pi•oceed adversely and illatei•iall afiects another Pat•ty,
t hen the other party nia5 give written notice to tlie iion-pei•1 or ning Pal•ty specifying the respect in
w1 ic11 the cure of such noncompliance is no1 proceeding diligently. lf the non-pet•formiug party
lails to proceed diligently itliin thit•ty (30) d ys aitel• t•ecei t of such ilotyee, the oflier Party shall
17a e tlie right to seek all rejiledies set forth iil Article lA. Notv itlistaildi lg the i oi•egoing, eitl ei•
Pat•t may contest in good 1ait11 any suc}7 Govet•umental Rec uirements, includiiig an ol tl e
foregoing relating to the iniposition of taxes and assess nents so long as such contesting party
pi o ides ritten notice to tlle oiliei• pai•t 01 sucl contest witliiil ten (10) da5 s aitei• i•eceipt of the
noiice described above and said Party iiidemuiiies, defends alid liolds tlie other Part]larmless fi orn
all' IGS,vi i 3ciiSc i,CaSIvIlEt i)j' SL1C}I CO111eS1.
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ARTICLE 12
DAMAG AND DrSTRUCTION
12.1 Damage and Destruction. If au}' ])OI'IOIl of the I'roperty over wl ich runs an
easement oi• liceiise granted her•eunder are danlaged oi• desti•oyed, the owner of such damaged or
destroyed property will i•epair oi• restoi•e the damaged oi• desti•oyed portions to ihe extent necessary
to allov for the operation and use of said easements or licenses withiu a reasonable time fi•om the
date of damage or destiuction.
ARTICLC 13
CONDEMNATION
13.1 Condemnation. If any poi•tion of the Development over which i•uns an easement or
license gi•aiited hei•eunder is taken or condemned, the ownei• of such proper•ty will restore oi• 1•epair,
within a reasonable period thereafter, to the extent of any proceeds fi•om the taking ot•
condemnation, the remaiiling portion of its site so as to fulfill the terms and conditions of this R A
and to a coiidition reasonably suitable to the affected Pat•ties. In addition to any rights oi•obligations
hereundei•, the owner of the propei•ty so taken or condemned will restore oi• i•ebuild any
improvements required for the use of any of the easements granted hereunder, and so as to inaintain
the pi•opei•ty in compliance with federal, state and local t•egulations, i•ules and laws, and in
compliance with the terms of this RLA.
13.2 Award. In the event any poi•tion of tlie Developnlent sh ll be condeiizned, t he
awai•d sliall be paid to the Party owning the pt•operty taken, except that if the taking includes
impi•ovements beloiiging to moi•e than one Party, such as Utility Lines oi• signs, the poi•tion of the
award allocable thei•eto shall be used to relocate, replace oi• restore such jointly owned
iiilproveinents io a i seful conditioii as agreed upon by both Parties in wi•itiiig.
A1tTICL 14
lll!I'AULTS AND ItrMrDI S
14.1 Default. A party shall be deeined to be i i default of this RLA sllould a party fail to
pei•form its obligations set fortli herein oi• violate the i•i l ts at d privile;es of t lie otllei• part} as
provided herein and sttch failure to perfortll or violation continues (a) in tl e event oP a n7onetary
matter, for a period in excess of ten (10) days after written notice of default, or (b) in the event of a
non-monetary matter, except as ex n•essly provided hereiu, for a period in excess oi'thirty (30) days
aftel• vi•itten notice of default, pi•ovided, howevei•, tliat in the e eiit o'a matt ei• hicll is susceptible
to cure but hich takes i•easoiiably OI1 e1' t ic ll lllil't) (30) days to cure, Ol' SUCIl 1'ec1S011 lhle )CI'IOCi
after written notice of default, but in an event no longer than niuety (90) days.
14.2 I ijunction. In the event any violation Ol' t li'elleile( violation by a P11'ly or its
i•espective Pei•inittees o1 any of tl e terms, covena its a ld coilditioils iil tliis RI;A, aliy of tlie oihei•
Parties, or iheir respective successors or tssigns, ill ha e, in addition to the ri;llt to collect
dau ages and to pursue a iy reiued pro ided Ilereiii oi•available at la oi• equit}, tlie i•igl t to eiljoi l
sucl iolation or threatened iolation in a court of conlpet ent jurisdiction.
l5
14.3 Cure of Default. In addition to the i•einedies provided herein, following a default
which is not cured within the time periods provided for herein, upon terl (10) days prior wi•itten
notice a non-defaulting Party ("Non-Defat ltiti Parh") may cure the default of anothei• Pai-ty
llefaultin Partv") including, without limitation, entei•ing the Defaulting Party's site and
constructing, re airing and maintaining, any or all parts of an easement, proper-ty to facility in, on,
over or across which an easement or license granted herein iuns, for the puipose or use for which
that easement or license is hereb}created and established, and all work shall be done at the sole cost
and expense of the defaulting party. I i the event any Non-Defaulting Party shall cure a default, the
Defaulting Party shall reimbLUSe the Non-Defaulting Pai ty for all costs aud expenses reasonably
incurred in connection with such curative action, including reasonable attorneys' fees, plus interest
at the Intet•est Rate, within ten (10) days of receipt of demand, together with reasonable
docuinentation supporting the e penditures made. So long as such sums remain unpaid, the Noli-
Defaulting Party will ha e a lien on the Defaulting Party's Lot to secure payment of all sums owing
under this REA, which lien shall be superior and senior to any lien thereafter placed upon the other
Party's Lot, including the lien of any mortgage oi•deed of trust hereafter given, except auy mortgage
lien (whether• such mortgage lien is in fii•st or auy subsequent positions), which lien to secure
repayment to a Non-Defaulting Pat•ty may be foreclosed as provided by the laws of the state of
Minnesota in the manner of a mortgage containiiig a powec•of sale.
14.4 Unavoidable Delav. If performance of any act or obligation of any Party is
pre ented or dela ed b5 an act of Uod, war, labor disputes, unavailability of labor or niaterials or
other cause be3 ond the reasouable control of such Party, the time for the performance of the act or
obligation will be exteuded for a period that such act or perfortnance is delayed or prevented by any
st ch cause; provided, ho«ever, that a Party's inability to perform its obligations hei•eLindei• due to
financial incapacity or its own negligence sl all not constitute unavoidable delay. The dela «ill be
excusable under this Section only if the Party unable to perfornl infor iis the other Pai ties in writing
of tlie existence and nature of the delay and the time pei•iod i•easonably necessary to cure the def ult.
14.5 Limitation of Remedv. No bi•eacli of this R A will entitle any Party to caiicel,
rescind, or otherwise tet•illinate this REA, but this lirilitation will ilot affect, in any»iaiiner, auy other
rights oi•i•en edies which the Parties nlay have by i•easoii of any l reach of tllis REA.
I:ach Party hereb waives any a 1d all riglits it lla} haee to r•eceive lost l rofit,
consequential, eaemplai•y or punitive damages with i•espect to any clainl it may have against the
othei• Part} under tl is REA, it being agreed that no Part y shall be entitled to receive money
damages in excess of its actual compensatoi•} datnages, notwit llstaudiiig an} contrai•} provisioil
contained in tl is REA or otherwise.
ARTICLE l S
AMLNllM1,NTS
IJ.1 f i11 i1Ci111Ei i. XCE[)t c S eX])IlCltl}' })1'OV1C eC EISe 11eiE iii iiiiS i i fi, iiTiS i,f 117c1}'
orlly be an ended b v n itten agreenlent signed by all of tl e then current Pat•ties, eaccpt in the
follo iug event: that a pro ision of tl is RI:A «hich only affects specific Lots may be amended by
a written agreeinent by all of tl e then current I'arties o uing the affected Lots.
1C
No ter•minatiov, modif cation oi• amendn ent will be effective until a written
instrument has been recorded in the court recorder's or regish ar's office for Hennepin County,
Minnesota.
No consent to tlie aiueiidment of this REA shall ever be i•equired of aiiy Occupaut or
pei•son othei•than the Parties whose coiisent is requii•ed pursuant to the p1•ovisions of this Sectio i.
AItTICL 1G
LIENS
16.1 Liens. lf a Party ("Lien Parn") performs or has performed any work upon its own
property or upon the property of another I'arty ("Creditor Partv"), the Lien Party will not permit
auy mechanic's,materialmen's or other similar lievs to stand against the Creditor Party's property for
the labor or material which have been furnished in connection with such work. If any mechanic's,
materialmen's or other lieil is f led against tlle propei•ty of the Creditoi• 1'arty as a result of the
nonpayment of au amount due which, if due, would not be payable by the Creditor Party by reason
of this RBA and hich, if due, would be payable by the Lien I'arty, then the Lien Part} will at its
sole cost post a bond to procure the discharge of said lien upon vv iiten r•equest of tlie Creditor Party.
If the Lien I'arty fails to discharge said lien withiu ten (10) days fi•om the written request of the
Creditor Party, the Creditor Par ty may bond and contest the alidity of any lien, pay the unpaid
amount of the lien oii its propei•ty and purcliase the lieii i•ighis of the party wllicli furnislied the
matei•ials or seivices, and take all otller action and eapend any sum necessat•y to remove said lie i.
The Lien Yarty to whom the labor and materials were supplied will immediately pay any judgment
rendered, all amounts expended by the Creditor Pat•ty (including without limitation all amouuts
expended by Creditor Party to cure), and all other expenses inctu•red by the Creditor Pai•ty to i•elease
iis property fi•oin said lien including vithout limitation reasonable aitorney's fees, inter est aild costs.
The Lien Party oi• the Creditoi• Pac•ty ill inimediately notify the othei• of atiy lien filed against tlic
other Party's property.
ARTICLr 17
I3INDING rFFI:CT
17.1 I3indi_Lifect. All of the easements and rigllts gcanted in this RrA are
appurte iances io the applicable portions of tlle Development aiid none of the easeinents aiid rights
may be trausferreci, assigued or encumbered excej t as an appurtenancc io such portions. Lach and
all of tl e easements, covenants, i•esh•ictions and conditioils coiriained iii tl is RF;A (wlietliei•
aifirmative oi• negative i i natui•e) (i) at•e n ade for the dii•ect, inutual aud recipi•ocal be iefit of the
1_,ots; (ii) w ill create niutlial equit tble servitudes upon the Lots iu favor of t he otlier Lots; (iii)v ill
constitute coveiiants i•unning witl tlle land; (iv) ill bind evei•y pei•soii having a»y 1 ee, leasellold oi•
other interest in auy portion of ihe Lots at any tinie to t he e tent that such portion is affected or
bound by the easement, covenant, restrict ion or condition; and () will iuure to the benefit of the
Pat•ties and il eii•i•espective successors aiid assigils.
17.2 Con ances. 171e Parties ackno ledge that this Rl?A ruus witl thc land atld agree
tllat in each irlstance iii -hicli a Party com e}s a iy part o 1 it s inte•est in all or any poi•tion of t11e
17
Development to a grantee or lessee: (i)the grantee or lessee shall not use, occupy, or allow any use
or occuparicy of tlie Development so conveyed in any mannei•which would constitute a violatioi or
bi•each of auy of the coeenants in this REA; and (ii) that ihe gi•antee will pei•fol•m all of the
obligations of the conveying party under• this REA witli respect to the portioii of the Development
conveyed to such grantee.
17.3 Su ei•iority of REA. Eacept as otherwise provided herein, this REA and the rights
and privileges, easements, covenants, agreen ents and licenses, tendered with respect to the
Developnient shall be superioi• and senior to any lien now or hereafter placed upon any Lot
including the lien of any moi tgage or deed of tiust. Without lessening any of the foregoing, no
breach hei•ein shall i•etider iuvalid, diminish oi• impair the lien of any moi tgage or any deed of trust,
but all of the easements, covenants, conditions, i•estrictions, licenses aud ter•ins contaiued it this
REA shall be binding upon and effective agaiiist auy person or pat ty (including any mortgagee or
beneficiai•y uiider a deed of trust) who acguires title to any portion of the Development by
foreclosure, ti•ust deeds, deed in lieu of foi•eclosure oi•othei•ise.
ARTICL 18
DI;llICATION
18.1 Dedication. Nothing contained iu this RCA will be deemed to be a gift or dedication
of any portion of the Development to the general publie or for the general public of for any public
purpose whatsoe er, it being the intention of tlie parties, that tl is REA will be sti•ictly liu ited to and
for the pui•pose eapressed in this REA.
A1tTICL 19
S V RAI3ILITY
19.1 Severabilitv. If an clause, sentence oi• othei• portion of the te1•n1s, conditions ol•
covenanis of this R A become illegal, null or void fo1• any reason oi• be held by aiiy court of
competent jurisdiction to be so,the remaining portions will i•emain in full foi•ce and effect.
ARTICLr 20
N01'ICES
20.1 Notices. All iiotices, statemeiits, deinands, l]I'OVaIS OI'011lel'COI11111L1111Cat10113 t0 he
given ptirsuant to this REE1 il ust be iil writing, addressed to the parties and will be delivered in
pei•son, oi•b}cert ified or•i•egistered m il, postage prepaid, to the follov i 1g addresses, 01•to ali} otller
address «hicli ilie l arties may ti•om tiine to t ime designate:
18
If to Developer, to Lyndale Gardens LLC
7661 Busli Lake Drive
Bloomiugton, MN 55438
Attention: Colleen Carey
With a copy to: Winthcop& Weii stine, 1'.A.
225 South Sixth Street, Suite 3500
Minneapolis, MN 55402
Attention: Tammera Diehm
If to the Lake inds, to: Lakewinds Natural I oods Coopei•ative
Attn: Dale Woodbeck, General Manager
6321 Biu•y Drive, Suite 21
Eden Prairie, MN 55344
With a copy to: Geistein-Timm, I'LLC
100 Prairie Center Drive, Suite 210
Eden Prairie, MN 55344
Attention: Beth Timnl, sq.
To auy Party subject to this REA to the adclress provided pursuant to Section 1.4.
ARTICL 21
GEN I2AL
21.1 Headin s. The headiiigs of articles aild sections in ihis RCA are for conveiiience of
i•efei•ence only and will not in any way linlit or define the content, substavice or effect of
the ai•ticles or sections.
21.2Abandomiient. EasEments created hereunder will not be presumcd abaudoned b3' I1011-
use aud riglrts and the easemeiits aiid i•ights cr•eated hereunder will not ter•minate due t o
the occurrence of any dainage or destruction of portions of the Development subject to
an easement or other right except as provided ex ressly herein.
21.3Uo ernin La. This REA will be governed in accordance«ith the laws of Minuesota,
including«ithout limitation matters afiecting title to all real ro erty described herein.
21.4No "Third Part Beneticiar. 7'his RI A is not inteiided to give or confei• auy beiiefit s,
riglits, pri ileges, clainls, actions or remedies to any person or entity, including ithout
limitation the public, as a tllii•d p rl benei iciai•y or undei• any statutes, laws, codes,
ordinances,rules, regulaiions, ordei•s, decrees oi•otliet•ise.
21.5 Status of Pat•ties. "l,he parties have not become and do noi intend to become partuers or
j iiii %ciiiurei°s a ti ii ihiiig l ereii shall be consirued or appiied to constitute il e parCies
as pai•tiiers or joint venturei•s.
21.CMortga r Protection. If the l older of any nof•tgage shall succeed io au Party's
iiit ei•est iii the Develop111eiit, whetl ej• by forcclostu e sale of by deed in lieu thei eo l; t11ci
19
the holder of such mot tgage will not be liable for the acts or oniissions of sucl Pai•ty
occurring prior to the date the holder of such rnortgage succeeds to possession aiid
control of such Par•ty's interest in its Lot. The holders of any first mortgage affecting
any pat•t of the Development or an3 improvements thei•eon shall have the right but not
the obligation to cur•e a default hereunder.
21.7Taxes and Assessments. Each Pai•ty shall pay, or cause to be paid prior to
delinquency, all taaes and assessments with respect to its Lot, the buildings, and
improvements located thereon and any personal propei ty owned or leased by such
Party in the Development, provided that if the taxes or assessments or any part of the
same niay be paid in install nents, the ParCy may pay each such installment as and
hen the same becoines due and payable. Nothing COI1ta111eC 111 tI11S Section 23.7
shall prevent any Party fr•om contesting at its cost and expense any such taxes and
assessi7 ents v ith respect to its Lot in any manner such Pai•ty elects, so long as such
contest is maintained with reasoiiable diligence and in good faith. At the time as
such contest is concluded (allowitig for appeal to the highest appellate court), the
contesting Pai•ty shall promptly pay all such taxes and assessments determined to be
o ving, together with all interest, penalt ies and costs tliereon.
21.8Interest. Wherever and as often as one Party shall not have aid any sum payable
hereunder to another Party within teti (10) days of the due date, such delinquent Part
shall pay interest on slich an7ount fi•o il the due date, through and iiicluding the date
such payment is received b} the Party entitled thereto, at the Inierest Rate.
21.9Consent. Unless expressly provided otherwise in this REA, whenever consent is
required in this REA, siich consent shall not be utireasonably withheld or delayed.
IJnless provision is nlade for specilic time period, consent shall be iven oi• ithhelci
ithin thirty (30) da s of the receipt of the request for consent. If a notice that consent
will be refused is not given within the required time pei iod, the requested Parly shall be
deemed to have given its coilse it. If a Party i•efuses consent, the i•easons tliei•efoi• shall
be stated. Except with j•espect to a consent given by lapse of time, all consents and
refizsals to consent shall be in writing.
Auy right to consent cont ained in t his RLA shall be held b} fl1e Party ov nin the
Lot to whicll stich riglit i•elates. Auy purchaser oP n Lot in the Development shall autoniaticall}
acc uire any riglit to consent at sucl time as such purchaser becomes a Party, uiiless the selling Party
a) coiiveys less thail all of it s owiiet•ship interest in the Developiilent and (b) provides iti writiiig,
eitliei• iii tlle deed conveyiug a poi•tion o its owneiship interest in the DevElopinent or in anotliei•
agceenient Eaecuted by the selling Party aud recorded in the Ilennepin Couuty recor•der's ofrice
prior to or simultaneousl} with such deed, that such selling Party ret ins the right or rights of
conseilt desci•ibed in such instrument. Until a nzrchaser becomes a Party, and only t o the eatent the
selling 1'ai•t} does not so retai i ati} i•iglit to consent, all i•iglits to coiisent associ ted ith such 1_,ot
shall remain v ith the selling i'arty anq its heirs, successors aiid assigns wicii respeci to the non-
conveyed portion of the I,ot.
20
Signatut•es Appear On Next Page]
21
IN WITNLSS WH It OF, the undersigned have executed this Reciprocal Easement
Agreement with Covenants, Conditions and Restrictions effective the date and year first above
written.
LYNDALE GARDENS LLC
By:
Name:
Its:
LAKEWINDS NATURAL I'OODS
COOPERATIVE
By—
Name:
Title:
STATE OF MINNI3SOTA )
ss.
COUNTY OF
The fore oing instrume it was acknowledged before me this day of
2013, by the of Lyndale
Gardens, LLC, a Mitmesota limited liability compauy, on behalf of the company.
Notary Public
ST'ATE OF M1NNI;SOTA )
ss.
COUNTY OF
The foi•egoiilg i»strumeilt was ackilov ledged before ine t his _ _ da5 of
2013, b} ------- a of
Lalcev inds Natural l oods Coo}erative, a Miunesot cooper tive, on l ehalf of the C'ooperative.
Notai•y Public
i iIl INa1 RUPd'iI N"I' `JJAS Di Al ii?i BY:
Gerstein"I`imn, l'I,LC (BG7')
100 1'rairie Center I)rive, Suite 2.10
1Jden Yraii•ie, MN 55344
2
EXHIBII' A
SITE PI.AN
23
rXHI13IT I3
FINAL PLAT
24
25
CONSCNT TO 12LCIYROCAL EASEMrN'1 AGR MCNT WITH COVI,NANTS,
CONllITIONS AND RESTRICTIONS
TIIe undersigued, Local Initiatives Support Coipor•ation, a New York not-foi• profit cor•poratioil,
Mortgagee") is a holder of that certain Mortgage, Security Agreement, Assignment of Leases and
Reizts and l ixture Filing ("Ot•iginal Mortgage"), eaecuted by Lyndale Gardens, LLC, a Minnesota
limited li bility conipauy ("Mortgagoi•"), in favor of Mortgagee dated November 21, 2011. Said
Mortgage was recorded on November 22, 2011 in the office of the Registrar of Titles of Hennepin
Couniy, Minnesota as llocument No. T4903926, as thereafter amended by Fitst Mortgage
Modification aud S reading Agreement dated August 29, 2012, filed on September• 13, 2012 in the
office of the Registrai•o f"l,itles of I ennepin County, Mimiesota as Docun ent No. T4992449 ("Fii•st
Modification"), the original as modified b5 the First Modii ication ai•e collectivel referred to herein
as ihe "Mortgage").
I'lie Moi•tgage constitutes a valid atid subsistirlg first lien upon tl e propert} legally described
in the attached Eahibit A. I'he Mortgagee desires to wai e any objection it nlay have to the
execution and ackno ledgment of the foregoing Reciprocal I;asement Agreemefit ith Covenants,
Conditions aiid iZestrictic ns °`eclaratic.'"), by the a.•ties t hereo:E, ?? desires liartLer io consent to
tl e 1•ecoi•ciiilg of tl e foregoiug I)ecla•atioil i l tlle of fice of the Registrai• of "1'itles iil and for
I-Ienne iii County, Min iesota.
6
NOW, THEREFORF., in considel•ation of One Dollar ($1.00) and for other good and
valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Mortgagee,
for itself, its successor•s, a id assigns, hereby consents to the foregoing Declai•ation, and to all the
terms, covenants, easements and conditions contained in said Declaration, and consents to the
recording of said Declaration in the office of the office of the Registrar of 'I'itles in and foi•
Hennepin Coutlty, Miiuiesota. In addition, Mortgagee, for itself, its successors and assigns,
agrees that the Mortgage shall be, and the same hereby is made, subject to the foregoing
Declaration vvith the same force and effect as though the foregoing Declaration had been
executed, delivered and recorded prior to the date of the Mortgage.
IN WII'NESS WHEIZEOF, this Consent has been executed by the undersigned as of
this day of__ _, 2013.
Local Initiatives Supporl Coiporatioii, a Nev York
not-for profit corporation
By'
Its
S'I'A1'L OF
SS.
COUN`TY OF
I'he foregoing instrunient vas acknowledged before n1e this _ _ da} of__
2013, by _ ___ ____ ihe _ of I,ocal Initiatives Support
Corporat ion, a Ne Yorlc not-for profit corporation, on behalf of the not-ior-p•oiit corporation.
Notary Public
TIIIS INSTRUM}_?NT WAS llRAPTED I3Y:
Gerstein-1 imm, YLL I3G'I')
100 Prairie Genter Di•ive, Suite 210
Eden I'raij•ie, MN 55344
27
Exhibit A
to Consent to Reciprocal Easeinent Agt•eement with Covenauts, Conditioiis and Resti•ictions
28
CONSENT TO 1tLCIPROCAL EASEM NT AGRLEMENT WITH COVrNANTS,
CONDITIONS AND RESTRICTIONS
I he undersigned, Henilepin County Housing and Redevelopinent Authority, a Minnesota body
corporate nd politic ("Moi•tgagee") is a holder of that certain Combination Mortgage, Securit}
Agreement, Assignment of Leases and Rents and Fixture Filing ("Moi tgage"), executed by Lyndale
Gardens, L,LC, a Minuesoia limited liability coinpany ("Mortgagor"), in favoi• of Mortgagee dated
Noveinber 21, 20] 1. Said Mortgage was recot•ded on No ember 22, 2011 in the office of the
Registrar of Titles of Hennepin County, Minnesota as Document No. T4903927.
The Mortgage constitutes a valid and subsisting first lien upon the property legally described
in the attached L;xhibit A. The Mortgagee desires to waive an5 objection it may have to the
eaecution and acknowledgment of the foi•egoing Reciprocal Easement Agreement with Covenants,
Conditions and Restrictions ("Declaration"), by tl e parties thereof and desires fiu•ther to consent to
the recording of the for•e oing Declai•atioli iii the office of the Registi•at• of '1'itles in aud for
Hetitiepin Couirty, Minnesota.
NOW, T'HLitEI,OIt, in consideration oi One Dollar ($1.00) and foj• otliet• good and
valuable considei•ation, the i•eceipt aud suff iciency of rhich is liei•eby ackno ledged, Moi•tgagee,
foi• itseli, its successoi•s, and assigns, hei•eby co isents to tlle foregoiilg Declai•tio i, and to all tlie
terms, co enants, easements aud conditions contairied in said Declaratioil, aiid coi sents to the
recording of said Declaration i i the oftice of the ofi ice of the Registr r of Titles in and for
Herinepin County, Mi inesota. In additioil, Mortgagee, for itself, its successoi•s aild assigns,
agrees that tl e Mort;age shall be, and the same hereb} is made, subject to the roregoing
1)eclaratioii itll the same foi•ce aiid eifect as thougll the ioi•egoiiig Declai ation liad been
29
executed, delivered aud recorded prior to the date of the Mortgage.
IN WITN SS WHERrOF, this Consent has been eaecuted by the under•signed as of
this day of__2013.
Hennepin County HOl1S1I1 aud
Redevelopment Authority, a Minnesota body
corpoi•ate and politic
By:
Its
S"1'ATE OFMINN SOTA )
SS.
COUNTY OF HCNN PIN )
The foregoing instrument v as acknowledged before me this day of__
2013, by the of Hellnepin County Housing
and Redevelopment Autliority, a Mimiesoia body corporate and politic, on behalf of Authority.
Notai•y Public
THIS INSTRiJMI?N"I'WAS DRAFTEI }3Y:
Uerstein-"l,imin,YI LC (BGT)
100 Praii•ie Center Drive, Suite 2l 0
Lden Pi•ait•ie, MI,T 55344
30
Lahibit A
to Consent io Reciprocal Easement Agreement with Covenants, Conditions and Restrictions
31
CONSENT 'I'O RrCIPROCAL EAS MCNT AGREEMENT WITH COV NANTS,
CONDITIONS ANll RI.STKICTIONS
Tlie undersigned, Greatei• Metropolitan Housing Coi•poi•ation, a Minnesota non-profit corporation
Mortgagee") is a holder of that certain Mortgage ("Mortgage"), executed by I,yndale Uardens,
LLC, a Minnesota limited liability compauy ("Mort agoi•"), in favor of Mortgagee dated November
21, 2011. Said Mortgage was recorded on November 22, 2011 in the office of the Registrar of
Titles of Heimepin County, Minnesota as Document Na T4903930.
The Mortgage constitutes a valid aiid subsistiug fit•st lien upon the property legally described
in the attached Eal ibit A. The Mortgagee desit•es to waive any objection it may have to tlie
execution and acicno ledgnlent of tl e ioregoing Reciprocal Easement Agi•eement with Covenants,
Conditious aud Restrictions ("lleclaration"), by the parties thereof, and desires further to consent to
tl e recording of tlie foi•egoing Declai•ation in the office of the Registrar of Titles in aud for
Henuepin Coutity, Minuesota.
NOW, THEREFORE, in consideration of One Dollar ($1.00) and for other good alid
valuable consideration, the receipt aild sufficieiicy of hich is hereby acknowledgeci, Mortgagee,
foi• itself, its successors, and assigns, hereby coiisents to tlie foi•egoing Declaration, and to all tlie
tei•ins, covena lts, easeinents and conditions co»tained in s id Declai•ation, and conseirts to tlie
i•ecording of said lleclaration in the ofiice oi' the o1-ice of tlie Registr r ol "Titles in atici -or
Henuepin County. Minnesota. In additioii, Mortgagee, for itself, its successors and assigns,
agrees that t he Mortgage shall be, and the same hereby is made, subjcct to the fore oing
Declaration with the szine force aud effect as il ough the foregoing Declaration liad been
e;aecuted, delivei•ed and i•ecorded prior to thc date of tl e Mortgage.
32
IN WITNESS WHEREOF, this Consent has been eaecuted by the undersigned as of
this day of 2013.
Greater Meh•opolitan Housing Corporation, a
Minnesota non-profit corporation
H5'
Its
S'I'ATL OFMINNLSOTA )
SS.
COUNTY OF
The foregoing instrument was acknowledged before me this day of
2013, by the of Greater Metropolitan
I-ousing Corporation, a Minnesota non-profit corporation, on behalf of corporation.
Noiary Public
I'I-IlS INSTRUMENT WAS DRAFTED BY:
C'erstein-T'inuii, PLI_,C (BG"I')
100 Pi•airie Centei•Drive, Suite 2l 0
Eden Prairie, MN 55344
33
Eahibit A
to Consent to Reciprocal Easement Agreement with Covenants, Conditions and Restrictions
34
CONSENT TO RECIPROCAL AS MrNT AGREEMENT WITH COVENANTS,
CONDI'I'IONS AND RESTRICTIONS
The undersigned, Housing and Redevelopment Authority in aud foi• the City of Richfield, a puUlic
body corporate a 1d politic undei• the laws of tlle State of Miiulesoia ("Mortgagee") is a holder of
that cei tain Moi•tgage ("Mot•tgage"), executed by Lyndale Gardens, LLC, a Mi inesota limited
liability coinpany ("Mortgagor"), in favor of Moi tgagee dated November 21, 2011. Said Mortgage
v as recorded on November 22, 2011 in the office of the Registrar of Titles of Hennepin County,
Minnesota as llocument No. T4903928.
The Mortgage constitutes a valid and subsisting lien upon the property legally desci•ibed iii
the attached Exhibit A. The Moi tgagee desires to waive any objection it iilay have to the execution
and acknowledgnlent of the foi•e oing Reciprocal Lasement Agreement with Covenants, Conditio is
and Restrictions ("Declaration"), by the pai ties thereof, and desires fui tllei• to consent to the
recording of the foregoing lleclaration in the offce of the Registrar of Titles in and I-or Hennepin
Couuty, Minnesota.
NOW, THEI2EFOltI'., iii consideration of One Dollar ($1.00) and ioi• otlier good and
valuable cousiciei•ation, the receipt aud suificiency of whicll is l ereby acknowledged, Mol•t;agce,
i-or itself-, its successoi•s, and assigns, ]iereby consents to the foi•egoi ig Declaration, and to all tl e
terins, coveiiants, e semeiits aiid coilditions coiitaiiied in said Declaration, and consents to t11e
recordi g of said Deelaration iu the office of the ofi ice of tl e Registrar of 7 itles in ud for
I-Iennepin Coutlt, Minuesota. ]n addition, Mortgagee, for itself, its successors and assigns,
agi•ees that t11e Moi•tga e sliall be, and tl e satne hereby is inade, subject to t11e foregoilig
Declaration with the same force and effect as though the foregoing Declaration had been
executed, delivei•ed and 1•ecol•ded prior to tl e date of tlie Mortgage.
i.5
IN WITNLSS WHEREOF, this Consent has been executed by the undersigned as of
this day of 2013.
Housing and Redevelopment Authority in
and for the City of Richfield, a public body
corporate and politic under the laws of the
State of Minuesota
r•
ItS
STATL OF MINNESOTA )
SS.
COUNZ'Y OF HI;NNF,PIN )
The foregoing instr•ument was ackuo vledged before me this ___ day of__
2013, by _ the of the I Iousing and
Redevelopilient Authority in and foi• the City of Richfield, a public body corporate and politic
uuder the laws of the State of Mim esota.
Notai•5 Public
THIS INSTRUMENT WAS DRAFTrD BY:
Geistein-Timui,PLLC (BG"I')
100 Praii•ie Center Drive, Suite 210
Eden Prairie, MN 55344
36
Exhibit A
to Consent to Recipr•ocal Easement Agi•eeinent with Covenants, Conditions and Restrictions
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AGENDA SEC'I'ION: PUBLIC HEARING
AGENDA ITGM# 2
REPORT#
C sE# 13-RZN-02, l 3-CUP-
06, 13-FDP-03, 13-
PUD-03
PLANNING COMMISSION STAFF REPORT
PC MEETING DATE: MAY 29, 2013
ITEM FOR PLANNING COMMISSION CONSIDERATION:
Public hearing regarding a proposed Final Development Plan, Conditional Use Permit and the
related rezoning for a Planned Unit Development that would allow construction of a new
Richfield Bloomington Honda and Mitsubishi campus along Interstate 494.
I.RECOMMENDED ACTION;
Conduct and close a public hearing and by motion:
1) Recommend approval of the rezoning of 401-77th Street West, 501-
77th Street West, 7724 Harriet Avenue, 400-78th Street West, 500-
78th Street West and 520-78th Street West from Mixed Use —
Regional (MU-R) to Planned Mixed Use (PMU); and
2) Recommend approval of a Planned Unit Development, Conditional
Use Permit and Final Development Plan to construct a 132,600
square foot automobile dealership and service campus.
II. BACKGROUND
Richfield Bloomington Honda ("Honda") opened in 1986. Since that time, sales at the
dealership have increased from approximately 1,000 cars per year to over 2,800
annually. The current dealership is approximately 28,000 square feet and the
dealership has outgrown this space.
Earlier this year, Honda purchased a number of properties across the street from their
current location. LaMettry's Auto Body, USA Baby and Tires Plus occupied the
buildings that have been purchased.
Honda is proposing redevelopment of the entire property (including the vacation of
Harriet Avenue) into a two-dealership campus. In addition to Honda sales and service,
a Mitsubishi dealership will occupy roughly one-third of the property. Future plans
include a multi-story parking ramp for additional inventory storage. The proposed plans
are substantially similar to those presented to the Planning Commission and City
Council at a joint worksession in April.
III. BASIS OF RECOMMENDATION
A. PoLicv
In 2005, the City adopted an I-494 Corridor Master Plan which has since been
incorporated into the City's Comprehensive Plan. These plans stress a mix of uses,
walkability, cohesive design and active uses. The Mixed Use Zoning Districts and
associated regulations were created to implement the Master Plan vision. The Honda
properties are currently zoned Mixed Use — Regional. Due to the size and the
somewhat unique requirements of a car dealership, the applicant has requested a
change in zoning to a Planned Unit Development District — Planned Mixed Use.
Planned Unit Developments are intended to encourage the efficient use of land and
resources and to encourage innovation in planning and building. In exchange for these
efficiencies and superior design, flexibility in the application of dimensional requirements
is available.
There are a number of different sets of review criteria that apply to this proposal. A full
discussion of all requirements is included as an attachment to this report.
The following variations from standard requirements are proposed:
Use — The Mixed Use Districts allow auto rental as an accessory to office
and hotel uses only. Honda proposes to include a small accessory auto
rental business that would primarily serve Honda and Mitsubishi service
customers. Staff believes that this is substantially similar to what the
Code allows and recommends approval with the condition that no signage,
with the exception of directional signage, for the auto rental business be
permitted.
Building coverage — Without the multi-story parking ramp, the proposal
offers building coverage of only 17 percent of the site. In the two Mixed
Use Districts that provide for primarily commercial development, the
minimum building coverage requirements are 30 percent (MU-C) and 50
percent (MU-R). Building coverage would increase to an estimated 31
percent upon construction of the parking ramp (assumes 47,000 sf
footprint). Honda management indicates that construction of the parking
ramp is anticipated in 2020.
Impervious surFace and usable open space —The proposed site design
slightly decreases impervious surFace (-0.1%). The new site will also
underground infiltration which will decrease impervious area by an
additional 0.6 percent. While the site will continue to exceed maximum
limits (+0.9%), the situation will improve from the existing conditions.
Additionally, the green space provided is in keeping with the intent of the
District regulations. The site will provide a significant amount of usable
outdoor open space (8.2%) where none is available now. Parking lot
islands will also increase from 4.9 percent of the parking lot to 6.5 percent.
Setbacks —
The proposed buildings exceed the maximum front setback limit of 15
feet. The Mitsubishi building is set back 25 feet and Honda is set back
approximately 28 feet. Of the existing buildings, the nearest to the
road (LaMettry Auto Body) is set back over 40 feet. Other existing
buildings are set back over 100 feet from the right-of-way. The area
between the proposed buildings and the street will be used for vehicle
display and include substantially improved landscaping and pedestrian
lighting that will coordinate with other newer developments along 77th
Street.
A buffer yard of 15 feet is required to separate auto sales businesses
from all adjacent parcels. Honda proposes buffers of 10-12 feet, which
maintains or expands upon the existing setbacks. Additional
landscaping shall be provided to better screen the new dealership.
The dealership, as opposed to USA Baby and Tires Plus, will now be
adjacent to the Four Points by Sheraton Hotel. The Honda dealership
has been adjacent to the Candlewood Suites for a number of years
and the proposed site design and characteristics are anticipated to be
compatible with the hotels.
A 15-foot landscape buffer is required along I-494. In this particular
area, there is a sound wall along the Interstate that would make this
buffer yard largely invisible. To meet the intent of the regulation
creation of an attractive, landscaped view of the City from I-494), the
applicant has proposed a number of substantial landscape islands set
farther back from the property line and therefore visible from the
Interstate.
Signs —
The applicant is proposing three pylon signs and permission to
construct a fourth, should an additional dealership join the proposed
campus. The proposed signs would be 35 feet tall. This is the height
of the existing sign, but exceeds the maximum height limit by eight
feet.
Plans for "The Boulevard" (vacated and redesigned Harriet Avenue)
include entry elements on either side of the street. The proposed
architectural walls will wrap around benches and include dealership
emblems on either side of the bench. The walls are proposed to
extend up to the right-of-way line. While sign requirements state that
all aspects of signage mu t be et back a minimum of five feet, th
advertising aspect of these elements is limited. So long as the
proposed walls maintain a three-foot setback from the sidewalk to
prevent damage from snowplowing, staff supports the requested
modification.
Lighting — Existing light levels at the Honda dealership exceed 90
footcandles; City Code allows 4.0 footcandles maximum in surFace parking
lots. The proposal reduces overall light limits significantly. The proposed
maximum is 14 footcandles. Light levels adjacent to neighboring
properties meet City requirements.
B. CRITICAL ISSUES
Most of the requested Code deviations are minor and relate specifically to the
proposed use and particulars of the site. The delayed construction of the
multi-story parking ramp, proposed for 2020, is a key consideration for the
Commission and Council. Staff recommends that approval of the proposed
PUD require the property owner and local Honda manager to meet with City
staff annually beginning in 2015 to discuss progress toward a December 31,
2020 construction deadline. A PUD amendment and building permit shall be
required prior to construction of the proposed parking ramp. If a building
permit application has not been received by June 1, 2020, the property owner
must return to the Council to request an extension or amendment to the
approved PUD.
The proposed two-story buildings and their architectural design in addition
to the added 77th Street and I-494 landscaping will create a site with
improved presence from 77th Street and from I-494.
The proposal to vacate and redesign Harriet Avenue as a private grand
boulevard is a unique and inviting element that attempts to capture the
City's "urban home town" image.
Estimated cost to develop the campus as proposed is $25 million.
An additional 25 jobs are anticipated as a result of the proposed
expansion.
Hours of operation are not proposed to change.
Estimated completion date of Mitsubishi — December 2013. Estimated
Honda completion - December 2014.
C. FINANCIAL
Required application fee has been paid.
D. LEGAL
Zoning:
Existing: MU-R (Mixed Use — Regional)
Proposed: PMU (Planned Mixed Use)
Land Use:
Existing: Car dealership, body shop, retail (now-vacant)
Proposed: Multi-dealership campus
Comprehensive Plan: Regional Commercial/Office
Notification: Notice of the hearing was mailed to properties within 350 feet of
the proposed development and published in the Sun Current Newspaper.
Other Actions:
Council: 1st Reading Rezone & Harriet Avenue Vacation: June 11,
2013
2nd Reading Rezone & Vacation, PUD, Plat: June 25, 2013
Stipulations of Approval:
1. A recorded copy of the approved resolution must be submitted to the City
prior to the issuance of a building permit.
2. Minimum right-of-way requirement is 14 feet behind curb on City streets.
3. The property must be platted and the plat recorded prior the issuance of a
building permit.
4. The property owner and local Honda manager must meet with City staff
annually beginning in 2015 to discuss progress toward construction of the
multi-story parking ramp. A PUD amendment and building permit shall be
required prior to construction of the proposed parking ramp. If building
permit application has not been received by June 1, 2020, the property
owner must return to the Council to request an extension or amendment to
the approved PUD.
5. Separate sign permits are required. This approval constitutes height (35-ft)
and setback (3-ft from sidewalk) approval variations only. Up to four 35-foot
tall signs (one campus identifier and one per dealership) are permitted along
I-494 as shown on plans dated 5/13/13. An "entry element" wall with minimal
signage (shown on plan illustrations dated 5/9/13) is permitted on either side
of Harriet Avenue so long as a minimum distance of 3-feet is maintained
between the wall and the public sidewalk along 77th Street.
6. An accessory car rental facility is permitted so long as no advertising, with
the exception of directional signage, is present.
7. All new utility service must be underground.
8. All utilities must be screened from public view.
9. Final 77th Street pedestrian light selection and location must be approved by
the Public Works Director. A Maintenance Agreement related to lighting
must be recorded prior to the issuance of a Certificate of Occupancy.
10. Final landscaping plans must be approved by the Directors of Public Works
and Community Development. Full site irrigation, including boulevards, is
required.
11. The property owner is responsible for the ongoing maintenance and tending
of all landscaping in accordance with approved plans.
12.A Construction and Maintenance Agreement must be recorded prior to the
issuance of a final Certificate of Occupancy.
13. The applicant is responsible for obtaining all required permits, compliance
with all requirements detailed in the City's Administrative Review Committee
Report dated May 9, 2013 and in compliance with all other City and State
regulations.
14. Minnesota Department of Transportation review required. Applicant must
obtain all required permits for work in State right-of-way and connection to
stormwater system.
15.Water Quality Treatment will be supplied regionally at a rate of $0.60/square
foot of surface that is tributary to the City's stormwater treatment facilities.
Estimated fee based on plans dated 4/29/13: $130,392.50
16. Final stormwater management plan must be approved by Public Works
Director.
17. Prior to the issuance of an occupancy permit the developer must submit a
surety equal to 125°/o of the value of any improvements not yet complete.
18.As-builts or $7,500 cash escrow must be submitted to the Public Works
Department prior to issuance of a final Certificate of Occupancy.
19. This permit shall expire one year after it is has been issued unless: 1) the
use for which the permit was granted has commenced; 2) building permits
have been issued and substantial work performed; or 3) upon written request
of the applicant, the Council extends the expiration date for an additional
period not to exceed one year.
IV. ALTERNATIVE RECOMMENDATION S
Recommend approval of the proposed final development plan and conditional use
permit for the proposed planned unit development with additional and/or modified
conditions.
Recommend denial of the proposed final development plan and conditional use
permit for the proposed pianned unit deveiopment with a finding tha"t ine proposed
project does not meet City requirements.
V. ATTACHMENTS
Resolution
Required Findings
Proposed plans
Proposed parking ramp timeline memo
Sustainable Design Strategies letter
Planning & Zoning maps
Site photos
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
Jeff Wood - President/CEO, Tom Wood Management (property owner)
John Wood - Vice-President, Tom Wood Management
Tim Carter - General Manager Richfield-Bloomington Honda
John Oney - Architectural Alliance
Barry Wagner - Hakanson Anderson
Debra Brodsho - Brodsho Consulting
RESOLUTION NO.
RESOLUTION APPROVING A FINAL DEVELOPMENT PLAN
AND CONDITIONAL USE PERMIT
FOR A PLANNED UNIT DEVELOPMENT
AT 401-77th Street West, 501-77th Street West, 7724 Harriet Avenue,
400-78th Street West, 500-78th Street West AND 520-78th Street West
WHEREAS, an application has been filed with the City of Richfield which requests
approval of a final development plan and conditional use permit for a planned unit
development to allow construction of a 132,600 square foot automobile dealership and service
campus at 401 — 77th Street West, 501 — 77th Street, 7724 Harriet Avenue, 400 — 78th Street
West, 500 — 78th Street West and 520 — 78th Street West and legally described in the
attached Exhibit A:
WHEREAS, the Planning Commission of the City of Richfield held a public hearing and
recommended approval of the requested final development plan and conditional use permit at
its May 29, 2013 meeting; and
WHEREAS, notice of the public hearing was published in the Sun-Current and mailed to
properties within 350 feet of the subject property on May 14, 2013; and
WHEREAS, the requested final development plan and conditional use permit meets
those requirements necessary for approving a planned unit development as specified in
Richfield's Zoning Code, Section 542.09, Subd. 3 and as detailed in City Council Staff Report
No. and
WHEREAS, the request meets those requirements necessary for approving a
conditional use permit as specified in Richfield's Zoning Code, Section 547.09, Subd. 6 and as
detailed in City Council Staff Report No. and
WHEREAS, the City has fully considered the request for approval of a planned unit
development, final development plan and conditional use permit; and
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield,
Minnesota, as follows:
1. The City Council adopts as its Findings of Fact the WHEREAS clauses set forth above.
2. A planned unit development, final development plan and conditional use permit are
approved for an automobile dealership and service campus as described in City Council
Report No. , on the Subject Property legally described in Attachment A.
3. The approved planned unit development, final development plan and conditional use
permit are subject to the following conditions:
A recorded copy of the approved resolution must be submitted to the City prior to the
issuance of a building permit.
Minimum right-of-way requirement is 14 feet behind curb on City streets.
The property must be platted and the plat recorded prior the issuance of a building
permit.
The property owner and local Honda manager must meet with City staff annually
beginning in 2015 to discuss progress toward construction of the multi-story parking
ramp. A PUD amendment and building permit shall be required prior to construction
of the proposed parking ramp. If building permit application has not been received
by June 1, 2020, the property owner must return to the Council to request an
extension or amendment to the approved PUD.
Separate sign permits are required. This approval constitutes height (35-ft) and
setback (3-ft from sidewalk) approval variations only. Up to four 35-foot tall signs
one campus identifier and one per dealership) are permitted along I-494 as shown
on plans dated 5/13/13. An "entry element" wall with minimal signage (shown on
plan illustrations dated 5/9/13) is permitted on either side of Harriet Avenue so long
as a minimum distance of 3-feet is maintained between the wall and the public
sidewalk along 77th Street.
An accessory car rental facility is permitted so long as no advertising, with the
exception of directional signage, is present.
All new utility service must be underground.
All utilities must be screened from public view.
Final 77th Street pedestrian light selection and location must be approved by the
Public Works Director. A Maintenance Agreement related to lighting must be
recorded prior to the issuance of a Certificate of Occupancy.
Final landscaping plans must be approved by the Directors of Public Works and
Community Development. Full site irrigation, including boulevards, is required.
The property owner is responsible for the ongoing maintenance and tending of all
landscaping in accordance with approved plans.
A Construction and Maintenance Agreement must be recorded prior to the issuance
of a final Certificate of Occupancy.
The applicant is responsible for obtaining all required permits, compliance with all
requirements detailed in the City's Administrative Review Committee Report dated
May 9, 2013 and compliance with all other City and State regulations.
Minnesota Department of Transportation review required. Applicant must obtain all
required permits for work in State right-of-way and connection to stormwater system.
Water Quality Treatment will be supplied regionally at a rate of $0.60 / square foot of
surFace that is tributary to the City's stormwater treatment facilities. Estimated fee
based on plans dated 4/29/13: $130,392.50
Final stormwater management plan must be approved by Public Works Director.
Prior to the issuance of an occupancy permit the developer must submit a surety
equal to 125% of the value of any improvements not yet complete.
As-builts or $7,500 cash escrow must be submitted to the Public Works Department
prior to issuance of a final certificate of occupancy.
4.The approved planned unit development, final development plan and conditional use
permit shall expire one year from issuance unless the use for which the permit was
granted has commenced, substantial work has been completed or upon written request
by th? ?Ploper, the Cn ncil e ends th expiration date for an additional period of up
to one year, as required by the Zoning Ordinance, Section 547.09, Subd. 9.
5.The approved planned unit development, final development plan and conditional use
permit shall remain in effect for so long as conditions regulating it are observed, and the
conditional use permit shall expire if normal operation of the use has been discontinued
for 12 or more months, as required by the Zoning Ordinance, Section 547.09, Subd. 10.
Adopted by the City Council of the City of Richfield, Minnesota this 11th day of June,
2013.
Debbie Goettel, Mayor
ATTEST:
Nancy Gibbs, City Clerk
EXHIBIT A
DRAFT LEGAL DESRCRIPTIONS
Parcel 1:
That part of the East 150 feet of the West Half of the East half of the Southwest Quarter of the
Southwest Quarter of the Southwest Quarter of Section 34, Township 28, Range 24, lying
South of the North 30 feet thereof and lying Northerly of State Highway, according to the
United States Government Survey thereof and situate in Hennepin County, Minnesota.
520 78t" Street West
Parcel 2:
The South 44 feet of the North 324 feet of the East Quarter of the Southwest Quarter of the
Southwest Quarter of the Southwest Quarter of Section 34, Township 28, Range 24, Hennepin
County, Minnesota.
7724 Harriet Avenue South
Parcel 3:
That part of the East Quarter of the Southwest Quarter of the Southwest Quarter of the
Southwest Quarter of Section 34, Township 28, Range 24, Hennepin County, Minnesota, lying
South of the North 324 feet thereof and lying North of the Northerly right of way line of Highway
No. 494 as acquired under Final Certificate filed as Document Number 3417875, except the
East 30 feet thereof.
500 78t" Street West
Parcel 4:
The North 280 feet of the East Quarter of the Southwest Quarter of the Southwest Quarter of
the Southwest Quarter of Section 34, Township 28, Range 24, Hennepin County, Minnesota,
except the North 30 feet and the East 30 feet thereof, Hennepin County, Minnesota.
501 West 77t" Street
Parcel 5:
The South 45 feet of the North 75 feet of the North 230 feet of the West Quarter of the
Southeast Quarter of the Southwest Quarter of the Southwest Quarter of Section 34, Township
28, Range 24, Hennepin County, Minnesota.
401 77t" Street W
Parcel 6
Parcel A:
T.h.at art of the E,st 5 feet of the We t ne-fourth of the Southeast Quarter of the Southwest
Quarter of the Southwest Quarter of Section 34, Township 28, Range 24, lying South of the
North 314.25 feet thereof, and lying Northerly of a line running from a point in the East line of
the West one-fourth of said Southeast Quarter of the Southwest Quarter of the Southwest
Quarter distant 120 feet North of the Southeast corner thereof, to a point in the West line of
said Southeast Quarter of the Southwest Quarter of the Southwest Quarter, distant 150 feet
North of the Southwest corner thereof, Hennepin County, Minnesota.
Torrens Property, Certificate No. 711184
Parcel B:
That part of the West-one fourth of the Southeast Quarter of the Southwest Quarter of the
Southwest Quarter of Section 34, Township 28, Range 24, lying South of the North 230 feet
thereof and lying Northerly of the following described line running from a point in the East line
of the West one-fourth of said Southeast Quarter of the Southwest Quarter of the Southwest
Quarter distant 120 feet North of the Southeast corner thereof to a point in the West line of
said Southeast Quarter of the Southwest Quarter of the Southwest Quarter distant 150 feet
North of the Southwest corner thereof, except the part of the East 65 feet of said tract lying
South of the North 84.25 feet thereof, according to the United States Government Survey
thereof and situate in Hennepin County, Minnesota.
Torrens Property, Certificate No. 711184
Parcel C:
All that part of the East Three Quarters of the Southeast Quarter of the Southwest Quarter of
the Southwest Quarter of Section 34, Township 28 North, Range 24, West of the 4t" Principal
Meridian, lying West of the East 330 feet, thereof and South of the North 220 feet thereof and
North of the North line of State Highway, according to the United States Government Survey
thereof and situate in Hennepin County, Minnesota.
Abstract Property
Parcel D:
The North 220 feet of all that part of the East Three Quarters of the Southeast Quarter of the
Southwest Quarter of the Southwest Quarter of Section 34, Township 28 North, Range 24,
West of the 4t"
Principal Meridian, lying West of the East 330 feet thereof. ALSO: The South
155 feet of the North 230 feet of the West Quarter of the Southeast Quarter of the Southwest
Quarter of the Southwest Quarter, Section 34, Township 28, Range 24, according to the
United States Government Survey thereof and situate in Hennepin County, Minnesota.
Abstract Property
Building coverage — Without the multi-story parking ramp, the proposal
offers building coverage of only 17 percent of the site. !n the two
Mixed Use Districts that provide for primarily commercial development,
the minimum building coverage requirements are 30 percent (MU-C)
and 50 percent (fVIU-R). Building coverage would increase to an
estimated 31 percent upon construction of the parking ramp (assumes
47,000 sf footprint).
Impervious surface — The maximum imp rvious surface allowed is 85
percent of the site. The existing parcels are 86.6 percent impervious
and the proposaa is for a site that will be 86.5 percent impervious.
Additional underground infiltration will be provided. When included, the
overall impervious area decreases to 85.9 percent. The proposal does
not strictly meet requirements; however, the situation is improved and
the green space provided is in keeping with the intent of the District
regulations. The site will provide a significant amount of usable
outdoor open space (8.2 percent); where none is available now.
Parking lot islands will also increase from 4.9 percent of the parking lot
to 6.5 percent.
Setbacks —
The proposed buildings exceed the maximum front setback limit of
15 feet. The proposed Mitsubishi building is set back 25 feet and
Honda is set back approximately 28 feet. Of the existing buildings,
the nearest to the road (LaMettry) is set back over 40 feet. Other
existing buildings are set back over 100 feet from the right-of-way.
The area between the proposed buildings and the street will be
used for vehicle display and include substantially improved
landscaping and pedestrian ligh#ing that vvill coordinate with other
newer developments along 77`h Street.
A buffer yard of 15 feet is required to separate auto sales
businesses from all adjacent parcels. Honda proposes buffers of
10-12 feet, which maintains or expands upon the existing setbacks.
Additional landscaping shall be provided to better screen the new
dealership.
A 15-foot landscape buffer is required along I-494. In this particular
area, there is a sound wall along the Interstate that would make this
buffer yard largely invisible. To meet the intent of the regulation
creating an attractive, landscaped view of the City from I-494), the
appficant has proposed a number of substantial landscape islands
set farther back from the property line and therefore visible from the
highway.
3. Creation of a design for structures and site features which promotes the
following:
i. An internal sense of order among the buildings and uses. The
location of buildings, drives, amenities and walkways provide a safe and
accessible site that will adequately serve everything from large tractor-
trailer delivery trucks to pedestrians.
ii.The adequacy of vehicular and pedestrian circulation, including
walkways, inferior drives and parking in terms of location and number of
access points to the public streets, widfh or interior drives and access
points, general interior circulation, separation of pedestrian and vehicular
traffic and arrangement and amount of parking. See above (i).
iii. Energy conservation through the design of structures and the use
of landscape materials and site grading. The proposal includes many
sustainable design practices including use of only local/native landscaping
plants, changing/shower facilities for employees, a "white" roofing
membrane, a carwash recycle system to reclaim 90 percent of the water
used and more. A full list of sustainable strategies is provided in the
attached letter from Architectural Alliance.
iv. The minimization of adverse environmenta!effects on persons
using the development and adjacent properties. The proposed design
includes improved buffering and landscaping along property boundaries
and significantly reduced light levels. These modifications are anticipated
to improve conditions for adjacent properties. No adverse impacts are
anticipated.
Part 2: The following findings are necessary for approval of a PUD application
542.09 Subd. 3):
1. The proposed development conforms to the goa/s and objectives of the City's
Comprehensive Plan and any applicable redevelopment plans. See above —
Part 1, #1.
2. The proposed development is designed in such a manner as to form a
desirable and unified environment within its own boundaries. See above —
Part 1, #3.
3. The development is in substantial conformance with the purpose and intent of
the guiding district, and departures from the guiding district regulations are
justified by the design of the development. The development is in substantial
compliance with the intent of the guiding MU Districts. Deviations from MU
and Performance Standard regulations have been allowed in order to
accommodate particular conditions of the site (Interstate soundwall), existing
conditions and project staging needs. All deviations are consistent with the
intent of the MU District regulations.
4. The development will not create an excessive burden on parks, schools,
sii eis or oiher puaiic faciiiiies and utiiities that serve or area proposed to
serve the development. The City's Public Works, Engineering and Recreation
Departments have reviewed the proposal and do not anticipate any issues.
5. The developmenf will not have undue adverse impacts on neighboring
properties. No undue adverse impacts are anticipated. Site improvements
are expected to improve conditions in regard to adjacent properties.
6. The terms and conditions proposed to maintain the integrity of the plan are
sufficient to protect the public interest. The final development plan, which
establishes the terms and conditions of the development, meets this
requirement.
All uses are conditional uses in the PMU District. The findings necessary to
issue a Conditional Use Permit (CUP) are as follows (Subd. 547.09, Subd. 6):
1. The proposed use is consistent with the goals, policies, and objectives of
the City's Comprehensive Plan. See above — Part 1, #1.
2. The proposed use is consistent with the purposes of the Zoning Code and
the purposes of the zoning district in which the applicant intends to tocate the
proposed use. The use is consistent with the intent of the Planned Mixed
Use District and the underlying Mixed Use Districts. The proposal provides a
destination oriented commercial" use at what will be (with the multi-level
parking ramp) an increased level of density/intensity. The site plan includes
pedestrian-oriented building siting, improved landscaping, and attractive
public and private spaces with a pedestrian and bicycle friendly character.
3. The proposed use is consistent with any officially adopted redevelopment
plans or urban design guidelines. The proposal includes additional
landscaping and pedestrian elements called for as part of the 77th Street
Corridor.
4. The proposed use is or will be in compliance with the performance
standards specified in Section 544 of this code. The proposed development
is in substantial compliance with City performance standards. Deviation from
Code requirements is requested as follows:
Signs — 1) The applicant is proposing three pylon signs and
permission to construct a fourth should an additional dealership join
the proposed campus. The proposed signs would all be 35 feet tall.
This is the height of the existing sign, but exceeds the maximum height
limit by eight feet. The square footage of the proposed signs is well
within City allowances. 2) Plans for "The Boulevard" (vacated and
redesigned Harriet Avenue) include entry elements on either side of
the street. The proposed architectural walls will wrap around benches
and include dealership emblems on either side of the bench. The walls
are proposed to extend up to the right-of-way line. While sign
requirements state that all aspects of signage must be set back a
minimum of five feet from the right-of-way, the advertising aspect of
these elements is limited. So long as the proposed walls maintain a
three-foot setback from the sidewalk to prevent damage from
snowplowing, staff supports the requested modification.
Lighting — Existing light levels at the Honda dealership exceed 90
footcandles; City Code allows 4.0 footcandles maximum in surface
parking lots. The proposal reduces overall light limits significantly.
The proposed maximum is 14 footcandles. Light levels adjacent t
neighboring properties meet City requirements.
5. The proposed use will not have undue adverse impacts on governmental
facilities, utilities, services, or existing or proposed improvements. The City's
Public Works and Engineering Departments have reviewed the proposal and
do not anticipate any adverse impacts.
6. 7he use will not have undue adverse impacts on the public health, safety,
or welfare. Adequate provisions have been made to protect the public heath,
safety and welfare.
7. There is a public need for such use at the proposed location. The City's
long-term plans call for regional commercial uses in this area.
8. 7"he proposed use meets or will meet all the specific conditions set by this
code for the granting of such conditional use permit. This requirement is met.
I
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BUILDWG DIMENSIONS WITH ARCHITECTURAL
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PROJECT: A13-014P. 614.4G9.7500 F. 614.469.0500 v w v.archall.com
400 West 78th Street,Richfield MN 55423
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To: John Stark, Melissa Poehlman 5/15/13
Subject: Richfield Bloomington Honda Proposed Parking Ramp Timeline
Back round
With the acquisition of the LaMettry property, RBH is expanding service capacity in the use of the
former USA Baby and the Tires Plus stalls. Our service business over the next year and a half will grow to
gain rnomentum of revenue, improving the probability of filling the expanded Honda service capacity
the new building affords us.. The new two story Honda service facility is being built to house retail on
the main floor and internal on the second floor. Once we open in 2015, I believe, over tfie next four
years (2015 to 2019), our retail service business will start to "pusl" out the internal from the second
floor creating the need for expanded capacity. At this time, we will start planning the parking ramp and
possibly include a full/partial first floor shared internal service facility with Mitsubishi. Construction of
shared the new parking ramp should occur in the year 2020.
Proiected timeline:
8/2013—Mitsubishi construction begins, Honda Pre Owned moves to former USA Baby
12/13 --Mitsubishi moves from Bloomington to new Richfield Campus, Honda Pre Owned moves to
former Mitsubishi E3loornington location, Ueconstruction of all forrner LaMettry site buildings begins
2/14—Construction of new Honda facility on former LaMettry site begins
1/15— New Honda facility opens, former Honda facility is deconstructed and parking lot installed
1/20—Construction of new shared first floor internal service/multi level parking ramp begins
If you I ave any questions, please feel free to contact me.
Sincerely,
Tim Carter
General Manager
Richfield Bloomington Honda
May 13, 2013
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Melissa Poehlman,AICP
City Planner r
City of Richfield ro
6700 Portland Avenue South 3
Richfield, Minnesota 55423 3
00u70
RE: RB Honda and Mitsubishi Sustainable Design Strategies
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Dear Melissa,
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The RB Team is very excited to share the sustainable design initiatives the RB Honda and Mitsubishi o
development is pursuing. Below is a list of strategies and design decisions for your use. We look forward
to sharing this information with our guests and the community around our facility.
Sustaina e Sites
NMd
Install only local/native plants for landscaping.
Provide a changing room/shower for employees. o
Install a"white' roofing membrane. m
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Water EfficiencV
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Install low-flow type plumbing fixtures,w
Instali carwash recycle system,which reclaims 90 percent of water used. ci
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Provide occupancy sensors in applicable areas.
Provide LED site lighting W
Provide LED or fluorescent lamps for interior building fixtures. v
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Provide Energy Star equipment.t
JInstalllargefans(Big Ass Fans)to facilitate air movement and cut down on heating/cooling Qrequirements.
Incorporate an energy management system to control lighting and HVAC systems.
Install tankless water heating capabilities.
Investigate waste oil to generate heat in the service areas.
w
Increase roof/wali insulation to increase R-value of the building envelope and cut down on heat
loss/gain. v
lnvestigate high-speed doors at service areas to cut down on heat loss/gain.
Provide airlock at main entry areas.
Materials and Resources
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Provide separation, collection and storage of recyclables for glass, paper, metal, plastic and
cardboards waste.
Select construction,graphic and fixture materials based upon inherent recycled content and
regional availability.
Select finish materials with a high-recycled content.
Purchase materials regionally(within 500 miles).
Indoor Environmental Qualitv
Install carbon dioxide monitors.
Provide as many"day lit"rooms as possible.
Prohibit smoking from inside the building and designate tobacco use areas away from building
entrances and air intakes.
Control sources of pollutants at building entrances thru the installation of walk-off mats.
Verify that HVAC unit filters are minirnum MERV 8.
Use products and paints with low or no VOC's.
Provide appropriate exhaust for areas where hazardous materials or services are provided.
Use low-emitting materials(adhesives, sealants,carpet, paints and coatings)for all
construction/renovation work.
Zero use of CFC-based refrigerants in HVAC systems.
Provide additional outside air ventilation to improve indoor air quality.
Do not use materials that contain urea formaldehyde resins.
We thank you for the opportunity to submit these development decisions proposai and look forward to
working with you on this project.
Very truly yours,
John A. Oney, President
Architectural Alliance
501 77TH T 1IV - 5/2013 RZN & Pl9 D
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C SF# 13-CUP-04
PLANNING COMMISSION STAFF REPORT
i
PC MEETING DATE: MAY 29, 2013
ITEM FOR PLANNING COMMISSION CONSIDERATION:
Public hearing to consider a Conditional Use Permit for 6519 Nicollet Avenue.
I.RECOMMENDED ACTION:
Continue consideration of a request for a conditional use permit for 6519 Nicollet
Avenue to June 24, 2013.
IL BACKGROUND
The applicant is proposing to open a full-service (Class I) restaurant with alcohol
service (EI Tejaban) at the proposed location. This location was previously approved
for a Class II restaurant; however the addition of alcohol service requires a conditional
use permit.
The application, which was submitted on April 26, 2013, is incomplete and therefore
staff is recommending the public hearing be continued to the June 24, 2013 Planning
Commission meeting to allow the applicant time to submit the required materials.
III. BASIS OF RECOMMENDATION
A. POLICY
B. CRITICAL ISSUES
None
C. FINANCIAL
N/A
D. LEGAL
e l.t;e of th; public hA ring was Nublishe+ n the !n 'UI"C'?nt in aCGnrrlanCg
with State and Local requirements.
IV. ALTERNATIVE RECOMMENDATION(S
None
V. ATTACHMENTS
None
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
N/A