HomeMy WebLinkAbout01-11-48 RESOLUTION NO.
• PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY GOLDRIDGE GROUP, LOCATED SOUTH OF 58
STREET BETWEEN HIGHWAY 5 AND MEMORIAL AVENUE NORTH
FOR A PRELIMINARY PLAT/PLANNED UNIT DEVELOPMENT AND
PLANNED UNIT DEVELOPMENT /CONDITIONAL USE PERMIT
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request for a
preliminary plat/planned unit development to allow a commercial subdivision and a planned unit
development /conditional use permit to allow the construction of a 6,000 square foot bank on
property located south of 58 Street between Highway 5 and Memorial Avenue North, after
having conducted a public hearing relative thereto the Planning Commission of Oak Park
Heights makes the following findings of fact:
• 1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. To accommodate the phased development, the processing of a preliminary
plat /planned unit development (Concept Plan) is necessary; and
4. The applicants have further requested the approval of planned unit
development/conditional use permit (General Plan) to allow the construction of a 6,000 square
foot bank (with a drive - through facility) upon proposed Lot 1, Block 1, Oak Park Station; and
5. The conditional use permit evaluation criteria of Section 401.03.A.8 of the
Zoning Ordinance has been considered and determined to be satisfied; and
•
6. The applicable planned unit development requirements of Section
401.06.13 of the Zoning Ordinance will be satisfied as a condition of project approval; and
7. City staff prepared planning reports dated October 2, 2001 and November
1, 2001, reviewing the request for the preliminary plat/planned unit development and conditional
use permit/planned unit development; and
8. Said report recommended approval of the of the preliminary plat/planned
unit development and conditional use permit /planned unit development subject to the fulfillment
of various conditions; and
9. The Planning Commission held a public hearing at their October 11, 2001
meeting and their November 8, 2001 meeting, took comments from the applicants and public,
closed the public hearing, and made the following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
1. The requests submitted by the Goldridge Group for a preliminary plat/planned unit
development and planned unit development/conditional use permit for a commercial
development located between Highway 5 and Memorial Avenue North and affecting the
• real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval with conditions as follows:
A. Preliminary plat/planned unit development, concept plan, and vacation of easements
approval of a commercial subdivision entitled "Oak Park Station" subject to the
following conditions:
1. Legal descriptions of the easements to be vacated in Kern Center and Kern Center
2nd Addition are provided by the applicant subject to approval of the City
Engineer and City Attorney. It is recommended that the City Council set a public
hearing to consider vacation of the easements.
2. The Planning Commission recommends that the proposed street within the
development be dedicated and constructed as a public street.
3. The City Engineer and the applicable watershed district or authority provide
comment and recommendation in regard to drainage, storm water ponding, and
utility issues.
•
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I
4. A temporary cul -de -sac is provided at the proposed street's southern terminus at
the first phase of development.
5. As a condition of final plat approval, the applicant enter into a development
agreement with the City.
6. The easements for the storm water drainage areas are subject to review and
approval of the City Engineer and City Attorney.
7. As a condition of final plat approval, connection fees (for water, sewer and
sanitary sewer) for all lots which comprise the proposed subdivision shall be paid.
8. A 25 foot curb to building setback shall be required for all development in the
proj ect.
9. All other comments of the City Council, Planning Commission, and City staff.
B. Approval of a final plat, planned unit development/conditional use permit to allow a
6,000 square foot bank (with drive - through lanes) upon Lot 1, Block 1, Oak Park Station
subject to the following conditions:
1. The access to the proposed street is subject to review and approval of the City
Engineer.
2. A "do not enter" sign shall be installed near the southeast corner of the bank
building so that vehicles do not enter the drive - through area from the parking area.
3. The setback of the building from the curb of the proposed street is maintained at
25 feet.
4. The site shall be provided with 40 parking stalls and five proof of parking stalls.
5. Specific building material colors are specified and found to be acceptable by the
City.
6. The sidewalk is extended from the north side of the building to the proposed
street. The Parks Commission shall review the need for additional sidewalks on
58 Street and Memorial Avenue.
7. All site lighting shall meet Zoning Ordinance requirements, is hooded, and
directed such that the source of the light is not visible from surrounding properties
and rights -of -way. A revised plan shall be submitted that complies with all
ordinance requirements subject to City staff review and approval.
8. The revised landscape plan shall be subject to review and approval by the City
Arborist.
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9. The area identification sign is located within an easement and the applicant
provide a plan to ensure maintenance of the sign.
10. Details related to proposed wall signage are submitted subject to City approval.
All signage shall conform to the Zoning Ordinance requirements.
11. The City Engineer provide comment and recommendation in regard to grading
and drainage issues.
12. The City Engineer provide comment and recommendation in regard to utility
issues.
13. A development agreement shall be required as part of the approvals subject to
City Council and City Attorney review and approval.
14. - All other conditions of the City Council, Planning Commission, and City staff.
Recommended by the Planning Commission of the City of Oak Park Heights this 8 day
of November 2001.
• �{�`
George V , Cha4r•
ATTEST:
Kimberly Kamper, A ting City Administrator
4
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com
PLANNING REPORT
TO: Kimberly Kamper
FROM: Scott Richards
DATE: November 1, 2001
RE: Oak Park Heights — Oak Park Station Preliminary Plat/PUD and
S and C Bank
FILE NO: 798.02 — 01.11
BACKGROUND
Following the October Planning Commission meeting, Goldridge Group has reviewed
the staff recommendations and made changes to the site plans to reflect those
comments. A review of the changes are below with a recommendation and suggested
conditions for approval.
Attached for reference:
Exhibit A: Preliminary Plat
Exhibit B: Preliminary Grading and Drainage Plan
Exhibit C: Preliminary Utility Plan
Exhibit D: Runoff Water Management Plans
Exhibit E: Lighting Plan
Exhibit F: S and C Bank Site Plan
Exhibit G: Bank Grading and Drainage Plan
Exhibit H: Bank Lighting Plan
Exhibit I: Bank Landscape Plan
Exhibit J: Bank Trash and Sign Plan
Exhibit K: Bank Elevations
� r
ANALYSIS
PUD Concept Plan
Preliminary Plat. The plat has been reconfigured so that the outlots have been
removed and replaced with easements for the private street and storm water drainage
areas. The easements are subject to approval of the City Engineer and City Attorney.
Existing drainage and utility easements will need to be vacated that are currently part of
Kern Center and Kern Center 2 " Addition. The applicant will need to provide a legal
description of the easements to be vacated as part of the adoption process for the Oak
Park Station plat.
The lot lines between Lots 3 and 4, Block 2 of Oak Park Station have been reconfigured
in the revised site plan. Lot 4, Block 2 would have a narrow access to the private street,
although the lot is compatible with subdivision and zoning lot requirements. The
Planning Commission should comment on the lot configuration.
Access. All of the proposed lots will have a double frontage on both the private and
public roadways. The two lots off 58 Street North will have a triple frontage. The City
will need to review the access points for both the private and City roadways as
development occurs. If future access is to be provided along Memorial Avenue North
and 58 Street, access locations should, to the extent possible, be in alignment with
existing curb cuts which border the subject property.
Setbacks. The B -3 District specifies 40 feet front yard setbacks, 10 foot side yard, 20
foot side corner, and 20 foot rear setbacks. The front yards for the proposed lots would
be the Highway 5 frontage and the Memorial Avenue North frontage. As part of the
PUD requirements, the City will specify a 25 foot curb to building setback from the
private street.
Streets. The Planning Commission should comment and the City Council determine
whether a private street is appropriate for this project. The 60 feet of roadway
easement and 28 foot street would be consistent with standards for City right -of -way
and streets.
The private street is proposed without parking on either side. The applicants have been
informed of the high school parking issues and have been advised to properly sign the
roadway. As a private street, maintenance responsibilities will lie with the developer or
by an association. As a condition of final plat approval, documents ensuring the
maintenance of the private street should be submitted to the City Attorney for review
and approval.
Grading and Drainage. The revised drainage plans are subject to approval of the
City Engineer and the applicable watershed district.
Oak Park Station Preliminary Plat/PUD
Planning Report
Page 2
Utilities. The utility plans are subject to the review and approval of the City Engineer.
Development Agreement. As a condition of final plat approval, a development
agreement between the applicant and the City will be required as part of the approvals
subject to City Council and City Attorney review and approval.
Issues related to assessments or payment of connection fees (for water, sewer, and
sanitary sewer) for all lots will need to be addressed in the development agreement.
Bank — PUD General Plan /Conditional Use Permit
Site Plan. The site plan has been significantly altered reflecting comments from staff.
The building has been shifted to the south and the row of parking on the south side of
the site has been removed.
The access to the site has been altered such that the northerly access point onto the
private street has been shifted to allow greater vehicle stacking at the intersection of
58 Street. The distance between the northerly access and the curb of 58 Street is 80
feet, allowing for four cars. The recommended distance between an access and street
intersection is 150 feet. The City Engineer has reviewed the situation and finds it
acceptable.
The southerly access has been narrowed to control traffic movements. This access will
be utilized primarily for bank drive - through access.
Access for the parking lot will be primarily from the northerly curb cut. Vehicles in the
parking area of the site should be directed to not enter the drive - through area south of
the building. A "do not enter" sign would be placed near the southeast corner of the
bank building. All drive - through access would be directed by signage to enter from the
south and exit at the north driveway.
Parking. Thirty spaces are required for the bank and leasable space in the building.
Forty spaces have been provided with five proof of parking spaces at the southeast
corner of the site.
Drive - Through Lanes. Section 401.300.E of the Zoning Ordinance lists conditions for
approval of drive - throughs at banks. One of the conditions requires 180 feet (nine
cars) stacking distance for the service window. The language in the ordinance
anticipates one window, while most bank drive - throughs have multiple service windows
or remote service points as is proposed by S and C Bank. The proposed plan indicates
three drive - through windows and an ATM. The total stacking area is about 320 feet
total to accommodate 16 cars.
Landscaping. The landscape plan has been revised subject to City Arborist
• comments. The final plan shall be subject to the review and approval of the Arborist.
Sidewalks. The bank sidewalk (on the north side) should be extended to the private
street. The Parks Commission should review and comment for the need to install
sidewalks along 58 Street and Memorial Avenue.
Lighting. A lighting plan has been submitted for review. According to Section
401.15.13.7 of the Zoning Ordinance, no light source which cast light on a public street
may exceed one foot candle, as measured from the centerline of the street. Further, no
light source which casts light on adjacent property may exceed four - tenths foot candles
at the property line. The lighting plan for the bank indicates that the allowable foot
candles at the property line are exceeded in a number of locations around the site. A
new plan should be submitted that is in conformance with ordinance standards.
Grading and Drainage. Grading and drainage issues for the bank site are subject to
review and approval of the City Engineer.
Utilities. Utility plans for the bank site are subject to review and approval of the City
Engineer.
Signage. As shown on the site plan, freestanding signs have been proposed in the
northeast corner and southeast side of the bank site. The sign on the southeast site is
specific to the bank and measures six feet in height and 18 square feet in area (per City
definition of sign area), while the sign in the northeast corner is an area identification
• sign. The area identification sign measures eight feet in height and 70 square feet.
While both freestanding signs are considered acceptable in terms of size and
placement, the area identification sign should lie within an easement to allow for
maintenance by a party or parties other than the property owner.
Wall signs have been proposed on the north and west sides of the building. According
to the ordinance, buildings within B -3 Zoning Districts are allowed a maximum of 64
square feet of wall signage. While specific wall sign dimensions have not been
provided, it appears this requirement has been satisfied. Details related to proposed
wall signage should be submitted as a condition of PUD /CUP approval.
As a condition of PUD /CUP approval, all applicable sign related requirements of the
ordinance must be satisfied.
Trash. A single trash enclosure has been proposed in the southwest area of the site.
The enclosure measures five feet in height and matches the finish materials of the
principal building.
Development Agreement. A planned development agreement between the applicants
and the City will be required as part of the approvals subject to City Attorney and City
Council review and approval.
•
RECOMMENDATION
Based upon the preceding eview, our office recommends s the following.
A. Preliminary plat/planned unit development, concept plan, and vacation of
easements approval of a seven lot commercial subdivision entitled "Oak Park
Station" subject to the following conditions:
1. The Planning Commission should comment on the configuration of the
shared side lot line between Lots 3 and 4, Block 2, Oak Park Station.
2. Legal descriptions of the easements to be vacated in Kern Center and
Kern Center 2nd Addition are provided by the applicant subject to approval
of the City Engineer and City Attorney.
3. The Planning Commission should comment and the City Council
determine the acceptability of a private street for this project.
4. Prior to final plat approval, documents ensuring the maintenance of the
private service drive are submitted to the City Attorney for review and
approval.
5. The City Engineer and the applicable watershed district or authority
• provide comment and recommendation in regard to drainage, storm water
ponding, and utility issues.
6. A temporary cul -de -sac is provided at the private street's southern
terminus at the first phase of development.
7. As a condition of final plat approval, the applicant enter into a development
agreement with the City.
8. The easements for the private street and storm water drainage areas are
subject to review and approval of the City Engineer and City Attorney.
9. As a condition of final plat approval, connection fees (for water, sewer and
sanitary sewer) for all lots which comprise the proposed subdivision shall
be paid.
10. A 25 foot curb to building setback shall be required for all development in
the project.
11. All other comments of the City Council, Planning Commission, and City
staff.
B. Approval of a final plat, planned unit development/conditional use permit to allow
a 5,988 square foot bank (with drive - through lanes) upon Lot 1, Block 2, Oak
Park Station subject to the following conditions:
1. The access to the private street is subject to review and approval of the
City Engineer.
2. A "do not enter" sign shall be installed near the southeast corner of the
bank building so that vehicles do not enter the drive - through area from the
parking area.
3. The setback of the building from the curb of the private street is
maintained at 25 feet.
4. The site shall be provided with 40 parking stalls and five proof of parking
stalls.
5. Specific building material colors are specified and found to be acceptable
by the City.
6. The sidewalk is extended from the north side of the building to the private
street. The Parks Commission shall review the need for additional
sidewalks on 58 Street and Memorial Avenue.
• 7. All site lighting shall meet Zoning Ordinance requirements, is hooded, and
directed such that the source of the light is not visible from surrounding
properties and rights -of -way. A revised plan shall be submitted that
complies with all ordinance requirements subject to City staff review and
approval.
8. The revised landscape plan shall be subject to review and approval by the
City Arborist.
9. The area identification sign is located within an easement to allow for
maintenance by a party or parties other than the property owner.
10. Details related to proposed wall signage are submitted subject to City
approval All signage shall conform to the Zoning Ordinance requirements.
11. The City Engineer provide comment and recommendation in regard to
grading and drainage issues.
12. The City Engineer provide comment and recommendation in regard to
utility issues.
•
13. A development agreement shall be required as part of the approvals
subject to City Council and City Attorney review and approval.
14. All other conditions of the City Council, Planning Commission, and City
staff.
pc: Kris Danielson
Md
•
•
•
Litt'!,
QAV PAPX
PRELMNARY PLAT OF: O-Ax RARX STATIOW R FC, F I VT
I � - � ' -,_,, � I _ I ,c o�� —I - — — '%'' \ \\ � _ _ ti
OCT 2 5 2001
By*-
MEMORIAL �AVENLJE NORTH— -
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1 7,
LEGEND
I • Denotes iron monument found
0 Denotes iron monument set
141,230 S.F.
RIMOING, SFTRArK INFORMATION TYPICAL EASEMENTS:
L30,231 S.F. 154,694 S.F. TYPICAL DRAINAGE & UTILITY CASEMENT
5 FRONT SETBACK 40 FEET REAR SETBACK 20 FEET STREET
2
SIDE YARD SETBACK 10 FEET
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10. Go 10.00
PARKING LOT SETBACK INFORMATION
10.00 10.00
FRONT SETBACK 10 FEE T 10.00
REAR SETBACK 10 FEET 10
cc: ^ SIDE YARD SETBACK 70 FEET
1 0 PRIVATE ROAD
MINIMUM LOT 'MOTH AT SETBACK LINE, ioo FEET BEING TO FEET IN WDlW ADJOINTING STFIEET
TINES AND OUTING FOR ATE ROAD. AND
TO FEET AT)dONING SME LOT LINES UNLESS
3 1
DRAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED AS
T At i OTHERNISE SHOW ON ME PLAT.
, , -,, , REQUIRED BY CITY, IT T
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L L0 BRAD COA TES
L .3 GOLDRIDCE GROUP, MN
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95.71 - Tor 3021 HARBOR LANE, SUITE 206
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PLYMOUTH, MN 55447
TEL.NO. (763) 577-9445
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13422 435 1
49,B6 S.F- I
50,414 S.F. it
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LOCAPON MAP
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NOTES:
DESCRIPTION (As per Schedule A of Commitment for Title Insurance from EXHIBIT A
TOTAL SITE AREA 506,417 S.F. Commonwealth Land Title Insurance Company File No. 108321 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,
doted February 1, 200 OR REPORT WAS PREPARED BY HE OR UNDER MY DIRECT
LOT LOT 1, BLOCK 1 1 41,230 S.F. 154,694 S.F. Lots 5, 6 and 7, Block 1, KERN CENTER 2ND ADDITION, SUPERVISION I AM DULY LICENSED
Z BLOCK Washingto� County, Minnesota. DIGINEER LIN FR HE LAWS OF THE STATE OF
MINNE TA.
LOT I. BLOCK 2 49865 S.F. AND DRAWN 9 0SO FOB �L07�60.002 DATE. 10125101
LOT 2 BLOCK 2 42 S. F.
_ Y DWG. 4AMJ METRO
Lots 1, Block 2, KERN CENTER, Washington County, Minnesota. C�FCK Fly 16000tpp r5HEEr. I of I
LOT J BLOCK 2 36,984 S.F.
j
9 � - - M LAND SURVEYM
LOT 5, BLOCK 2 130.211 S.F.
LOT 4. BLOCK 2 50,4 4 S.F.
JOHN
, S" & ENGNEERVING
NOTE: DINT 1541, No. D.,� ON ay Road D, Little Canada, NN 55117
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Description should be revised to exclude portion of Lot 5 taken IL SED ;,10 11546 ao, Far(651)766-0812 1
E-mail: su"itygrinetrols.com
per Final Certificate filed as Doc. No. 3111664.
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EXHIBIT J
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LAW OFFICES OF
Eckberg, Lammers, Briggs, Wolff & Vierling, P.L.L.P.
1835 Northwestern Avenue
James F. Lammers Stillwater, Minnesota 55082 Paul A. Wolff
Robert G. Briggs * (1944 -1996)
Mark J. Vierling (651 439 -2878
Thomas J. Weidner •¢ ` ) Lyle J. Eckberg
Susan D. Olson 4 FAX (651) 439 -2923 Of Counsel
-Qualified Neutral Arbitrator
David K. Snyder
Timothy M. Kelley Writer's Direct Dial: (651) 351 -2118 * t4 Certified Real Estate Specialist
'ed Neutral Mediator
qhLili November
15 v I
a
Ms. Kris Danielson
Community Development Director
City of Oak Park Heights -
14168 - 57th Street North
P.O. Box 2007
Oak Park Heights, MN 55082
Re: Oak Park Station
Dear Kris:
• Relative to Oak Park Station, I have received reports from the Office of the City
Engineer and have also had interim reports prepared and received from Northwest Associated
Consultants. Just to confirm, our office will recommend to the City Council that a development
contract be required to be entered into by the developer prior to the final approval of these projects
providing for, of course, the extension of City utilities, stormwater retention ponding, etc.
We are still awaiting final word from the developer relative to the issue as it affects
the construction of either a public road or a private drive within the cen x-ef ire c evelopment, and
their rationale or reasons therefor, and will reserve opinion relati o that issue until such time as
we receive them.
Yours v truly,
M J. Vierling
MJV /dcb
cc: Scott Richards
Kris Danielson
om: Postler, Dennis M [dpostler @bonestroo.com]
nt: Wednesday, October 17, 2001 2:03 PM
p; Kris Danielson (E- mail); Scott Richards (E -mail)
Cc: Jay Johnson (E- mail); Mark Vierling (E- mail); Kimberly Kamper (E -mail)
Subject: Oak Park Station
Kris:
I had a chance to review the Kern Center Pond storage and proposed expansion
with our drainage engineers, and have come to the conclusion that what METRO
Land Surveying and Engineering is proposing is acceptable for Oak Park
Station. Their proposed pond expansion(s) to accommodate development within
Oak Park Station keep the existing 100 -year High Water Level at or below its
current levels (I left you a long- winded voice mail on this, but wanted to
e -mail you also to cc: others).
However, the existing HWL in the Kern Center Pond is higher than desirable
due to allowing development to continue and decrease the freeboard (distance
between the HWL and building finished floor elevations). The existing
100 -year HWL is 935.9, the desirable HWL is 934.0. After Oak Park Station
enlarges the pond and fully develops, the HWL will be 935.6 (slightly lower
than the existing HWL). As such, the City should take steps to bring this
HWL back as close to 934.0 as possible. Two factors need to be considered
with this recommendation, namely 1) the pond should be enlarged even without
additional development in the Kern Center and 2) the pond should probably be
enlarged enough to account for ultimate development in the Kern Center (to
avoid individual lots needing on -site ponding).
Alikhe pond can either be enlarged to the south (MnDOT property?) or farther to
T north into Oak Park Station, with compensation to them, I would assume,
or utilizing more of their developable acreage. Additionally, the water
shed district(s) are requiring /requesting we deepen the existing pond for
water quality purposes.
Since Oak Park Station's latest grading plan (proposed pond enlarging) does
accommodate their proposed development, we contacted METRO to inform them a
meeting is not necessary.
Dennis M. Postler
Bonestroo, Rosene, Anderlik & Associates
2335 West Highway 36, St. Paul, MN 55113
Direct: (651) 604 -4815
Office: (651) 636 -4600, x4815
Fax: (651) 636 -1311
Cellular: (612) 865 -9187
E -mail: dpostler @bonestroo.com
i