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HomeMy WebLinkAbout2017-05-04 Planning Report CAclaum_ 45 TP 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@Plan ni ngCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 4, 2017 RE: Oak Park Heights — Oak Park Senior Living Phase 5 Senior Apartment Building and Enclosed Pedestrian Walkway — Planned Unit Development— General Plan and Amendment - Final Plat TPC FILE: 236.02 — 17.03 BACKGROUND Tim Nolde, representing Oakgreen Villa, LLC, has applied for a Planned Unit Development General Plan and Amendment and Final Plat for the Oak Park Senior Living, Phase 5 senior apartment building located near Nova Scotia Avenue and Lower 59th Street North. The application consists of a request for Building 5 as well as an enclosed pedestrian walkway between Buildings 1 and 2. The General Plan is generally in conformance with the Master Plan created for the Oak Park Senior Living Development as approved by the City Council. This phase of the development will consist of a three story, 72-unit senior apartment building with an underground parking garage. The building will require the removal of the two existing townhouse structures and the reconfiguration of the previously designated road alignment. There will be 41 one bedroom and 31 two bedroom units. The underground parking garage will provide 71 parking spaces. The PUD for the Oak Park Senior Living Development, which included the Master Plan and General Plan approval for portions of the project, was approved by the City Council on May 29, 2013. This also included the Concept Plan approval for Building 5. General Plan approval for Building 5 is now required under this application. A Planned Unit Development Amendment is required to allow the enclosed pedestrian walkway between Buildings 1 and 2. The review is based upon the following submittals: Exhibit 1: Project Narrative, April 28, 2017 Exhibit 2: Oak Park Senior Living Phase 5, Unit Count, Parking Stall Count Exhibit 3: Title Sheet (TO) Exhibit 4: Master Plan (C2.1) Exhibit 5: Site Plan (ASI) Exhibit 6: Site Plan with Basement (AS2) Exhibit 7: Landscaping Plan (L1) Exhibit 8: Title Sheet Civil (T) Exhibit 9: Existing Conditions and Demolition Plan (C1) Exhibit 10: Paving and Dimension Plan (C2) Exhibit 11: Fire Truck Turning Display (C2.1) Exhibit 12: Fire Truck Turning Display(C2.2) Exhibit 13: Grading and Erosion Control Plan (C3) Exhibit 14: Utility Plan (C4) Exhibit 15: Details (C5) Exhibit 16: Detail (C6) Exhibit 17: Basement Plan (A1.0) Exhibit 18: 1st Floor Plan (A1.1) Exhibit 19: 2nd Floor Plan (A1.2) Exhibit 20: 3rd Floor Plan (A1.3) Exhibit 21: Unit Plans (A1.0) Exhibit 22: Unit Plans (A2.0) Exhibit 23: Preliminary Site Design Exhibit 24: Preliminary Building Design (Page 1) Exhibit 25: Preliminary Building Design (Page 2) Exhibit 26: Floor Plan (A1.0) Exhibit 27: Enlargement Plans (A2.0) Exhibit 28: Elevations (A3.0) Exhibit 29: Pedestrian Walkway Design Exhibit 30: Pedestrian Walkway Design Exhibit 31: Sign Plans (5 pages) Exhibit 32: Final Plat— Oak Park Senior Living Second Addition (2 pages) Exhibit 33: Memo from City Arborist - Lisa Danielson Exhibit 34: Memo from City Engineer— Lee Mann Exhibit 35: Memo from Bayport Fire Chief—Allen Eisinger—April 16, 2017 PROJECT DESCRIPTION Beth Diem of Archnet has provided the following narrative related to the PUD General Plan and Amendment request: The attached project represents the fifth and final phase of the Oak Park Senior Living project and an enclosed pedestrian walkway between buildings one and two. It is our understanding that the walkway and phase five building require a Plat Amendment. Please find enclosed, the application for the Plat Amendment, with the following serving as the project narrative. Phase five will consist of a three story, 72-unit apartment building with underground parking. This facility will require the removal of the two existing townhouse structures and the reconfiguration of the previously designated road alignment. The layout of the building is being used to create a large park that will serve as the central green space 2 for the entire complex. The revised road alignment will ring the entire central park and accommodate the turning requirements of the city's emergency vehicles. The dwelling unit count for the overall project under the previous plat was 351 (9/13/2011), and would now total 346 units. This number includes the four townhouses remaining on the corner of Nova Scotia and 58th St N. The parking count for the overall project under the previous plat(9/13/2011), was 308 underground stalls and 169 exterior stalls, for a total of 477. With the plat amendment, we are proposing 281 underground stalls and 176 exterior stalls for a total of 457 spaces. The exterior materials will remain the same as previous buildings/phases, with variations provided in color and configuration. The lighting for the building and site will also remain similar to the previous phases. Currently, Building One provides a kitchen with meal services available for Buildings One, Two and Three. The popularity of the meal service, and the need to transport the meals on wheeled carts has created the need for the enclosed walkway between buildings One and Two. The location of the walkway was chosen to minimize the impact on interior units, maintaining a convenient connection for the residents and providing the ability for the existing parking facilities to remain operational during construction. It should also be noted that the walkway cannot be located on the first floor (on grade) due to the security measures required for a memory care facility. Exterior materials will be consistent with the existing buildings. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning — B-4, Limited Business District Present Use — Highway 36 orientated commercial development, and the Xcel Energy power line easement South of Site: Present Zoning —O, Open Space and R-1 Single Family Residential District Present Use — City park land and a single-family neighborhood West of Site: Present Zoning — B-4, Limited Business District Present Use — Lowe's/CSM Commercial development East of Site: Present Zoning — B-4/PUD, Residential Planned Unit Development Present Use — Existing Memory/Senior Care and Senior Living, and Oakgreen Avenue Comprehensive Plan. The 2008 Comprehensive Plan originally designated this area as medium density residential. The increase in number of approved units placed the area into a high density residential classification for land use purposes. The land use classification of the Comprehensive Plan was changed to high density residential in 2011. 3 Zoning. This property has been designated as B-4, Limited Business District which accommodates residential development as a conditional use. As such, the underlying base zoning district is B-4, Limited Business District with a PUD overlay. The B-4, Limited Business District lists two-family, townhomes and multiple family dwellings as a conditional use. The performance standards of the R-3 Multiple Family District must be complied with for residential development in the B-4 Limited Business District. Final Plat. The Applicant has provided a Final Plat for Oak Park Senior Living Second Addition. The Final Plat, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attorney. Park Dedication. Park dedication has been satisfied for this area. The applicant paid the maximum percentage (14%) of equivalent cash value as part of the original approvals in 2006. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Elderly housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirement is 2,500 square feet per unit. The property is 770,186 square feet. With a total of 350 units proposed, the resulting density is 2,200 square feet per unit. As long as the project stays as a senior rental complex, it would meet density requirements of the Zoning Ordinance. The development agreement has included a provision to assure that the project remains as senior rental and is not converted to non-restricted rental housing. Proposed Street Access. The existing roadway system that was developed for the Oakgreen Village and Oakgreen Commons projects will remain in place except for the closure of the access from Nova Scotia Avenue to Lower 59th Street North. The new building will block that entrance, so that all access to the development will be from Upper 58th Street North. The access at Nova Scotia Avenue will be 48 feet, 7 inches and narrow to the existing street network that is 28 feet wide. No parking will be allowed on the street network and there will be no street medians on Upper 58th Street North at the entrance to the development. Allen Eisinger, the Fire Chief of the Bayport Fire Department has reviewed the plans and made comments as found in the attached memo (Exhibit 35). The Applicant has altered the plans and provided turning movements diagrams to show how access will be provided for the ladder truck. Staff has indicated that the access is somewhat tight in front of the new building adjacent to the parking lot medians. The Applicant will provide a revised plan, indicating a reduction in the median size or elimination of a parking stall. Additionally, the access between the new building and the dog park would be signed so that there is no left turn allowed. That would allow easier access and traffic flow through this portion of the development. Trails/Sidewalks. The Site Plan as attached includes the locations of the existing public trails and the proposed/existing concrete sidewalks for Building 5. The sidewalk 4 system is well integrated with the City trail system and access is provided to the building entrance as well as around the dog park and park area. Overall the plan shows a well- connected trail and sidewalk system. Setbacks. Within a PUD, the base district setback requirements (R-3) are applied only to the perimeter of the project. The R-3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is on a corner, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one-half the sum of the building heights of the two buildings. Building 5 is setback between 20 feet to 27 feet, 8 inches from Nova Scotia North and 22 feet, 2 inches from the north property line. Additionally, the building is setback 32 feet from feet from Upper 58th Street to the south. The side yard setbacks are met, but the front yard setback to Nova Scotia Avenue is less than 30 feet. The townhomes were previously approved with a setback less than 30 feet, but they are one story versus the three-story building that is now proposed. Staff has worked with the Applicant and the current site plan includes a five-foot increase in the setback to Nova Scotia Avenue North from the original application. Staff found that at least a 20-foot setback to the property line along with the wide boulevard (38 feet 9 inches) of Nova Scotia Avenue North will be more than adequate distance between the building and the roadway curb. This setback and wide boulevard situation was also allowed for Building 1 that is 60 feet from the curb line of Oak Green Avenue North. Building 1 is a four-story building. The distance between Building 3 and the proposed Building 5 will be 50 feet. Building 5 will have a building height of 38 feet and Building 3 has a height of 26 feet. With a total height of the two buildings at 64 feet, the distance between the two buildings is adequate. The Planning Commission should discuss the setback distance to Nova Scotia Avenue North and determine if it is adequate. Tree Preservation/Landscaping. The Applicant has provided a landscaping plan that includes detailed plans for the foundation plantings around Building 5 and around the dog park and park area. The City Arborist has reviewed the plan and found it acceptable with a request for additional planting schedule detail and changes to increase plant diversity. See Exhibit 33. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer has provided a review of the plans found as Exhibit 34. The City Engineer and the Middle St. Croix Watershed Management Organization shall review and approve the grading and drainage plans. 5 Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer. Lighting. A lighting plan has not been provided, but the Applicant has indicated that that any new street light fixture will be identical to what has been used previously. It is a full cut-off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer. The Applicant has indicated that the same wall light fixtures are to be used on the proposed building as what was approved for the existing buildings. As part of the PUD approvals, the Planning Commission and City Council will need to determine if these fixtures are appropriate in that they are not full cut off. Signage. The Applicant has provided a signage plan for the development. All of the signs are freestanding with no building wall signage proposed. The signs are consistent with the size and height requirements of the Zoning Ordinance and are consistent with residential housing development signage. The sign posts at intersection corners will assist visitors in finding a specific building in the development. The plans do not indicate how the signage shall be lit. At the time of the sign permitting process, a plan for sign lighting will be required. Parking. The Zoning Ordinance requires the following for elderly housing: "m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one-half(1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated." A detailed review of the existing and proposed parking is found in the table that includes the parking stall counts (Exhibit 2). With an overall total of 457 stalls, and 350 dwelling units, the buildings in the project comply with ordinance standards for elderly parking and leave additional spaces for staff and guest parking. Of the 457 stalls, 281 will be underground and 176 will be exterior stalls. The Applicant has indicated that there is more than adequate lower level parking that can be used for residents and staff. Building 5 will have 71 underground parking stalls and 73 surface stalls. Directly in front of the building will be 20 parking stalls, two of which are disability accessible. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The Applicant's architect has indicated that the mechanical equipment is located within the buildings or at ground level. The ground level mechanical units would be placed on the north side of Building 5 and surrounded by landscape materials. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 6 Trash/Recycling. All the trash storage and recycling will be internal to the buildings. Building Height. Building 5 will be 38 feet to the midpoint of the gable roof. The building is not in conformance with the 35-foot height limitation of the Zoning Ordinance, but the PUD process has allowed the other buildings in the development to exceed that requirement. The Planning Commission should comment. Unit Types. Building 5 will have the following unit types: 1 bedroom 1 bath: 750 square feet 2 bedroom 2 bath Standard: 1,125 square feet 2 bedroom 2 bath Corner: 1,350 square feet 2 bedroom 2 bath Sound End: 1,400 square feet 2 bedroom 1 bath: 1,025 square feet The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. Building 5 as proposed is compliant with these requirements. Architectural Appearance. The application materials indicate elevations and perspective diagrams from various locations surrounding the development. The appearance of Building 5 is similar to the existing buildings in the development. The building will be brick with upper level lap siding. The roof is hipped. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the review. Building Connection — Building 1 and 5 The submittal included plans to connect Building 1 and 2 with an enclosed walkway. Building 1 provides a kitchen with meal services available for Buildings 1, 2 and 3. The popularity of the meal service, and the need to transport the meals on wheeled carts, has necessitated the enclosed walkway between Buildings 1 and 2. The location of the walkway was chosen to minimize the impact on interior units, maintain a convenient connection for the residents, and provide the ability for the existing parking facilities to remain operational during construction. It should also be noted that the walkway cannot be located on the first floor (on grade) due to the security measures required for a memory care facility. Exterior materials will be consistent with the existing buildings. B-4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: 7 Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. The development will comply with the specific Zoning Ordinance requirements for senior housing. b. No physical improvements, either interior or exterior, may preclude future re-use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.C.6. All of the elderly units are at least 750 square feet and comply with the Zoning Ordinance. d. Compliance with conditional use requirements of Section 401.03.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. There would be no conflict. f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. The building setbacks are not consistent. The Planning Commission and City Council will need to comment on the setbacks. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. Adequate open space is provided. The park and dog park will provide more than adequate active and passive area for the development. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. No incompatible land use arrangements are created. 8 i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with. j. Residential and non-residential uses shall not be contained on the same floor. Not applicable. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission and City Council should comment on the architectural appearance. Development Agreement. The Applicant may be required to enter into an amended development agreement with the City should approval of the General Plan and Amendment of the PUD be granted. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION / RECOMMENDATION Staff is favorable to this last phase of the Oak Park Senior Living project in that it will provide a more unified development in building type and scale. The removal of the two townhouse buildings is positive and the proposed Building 5 will provide a more consistent land use and development type for the overall project. The park areas will also create a central open space and gathering area for the residents. Upon review of the application for the Planned Unit Development General Plan and Amendment, as well as the Final Plat for the Oak Park Senior Living Phase 5 senior apartment building located near Nova Scotia Avenue and Lower 59th Street North, City Staff would recommend the project with the conditions as follows: 1. The Final Plat for Oak Park Senior Living Second Addition, as well as the dedication and vacation of any easements, shall be subject to the review and approval of the City Engineer and City Attorney. 2. An amended development agreement, if required, shall include a provision that the Oak Park Senior Living Phase 5 will remain as senior rental and shall not be converted to non-restricted rental housing. The development 9 agreement shall be subject to the review and approval of the City Attorney and City Council. 3. A revised plan shall be provided indicating a reduction in the median size or elimination of a parking stall to improve access at the front of Building 5. Additionally, the access between the new building and the dog park shall be signed so that there is no left turn allowed. 4. The Planning Commission and City Council shall comment on the proposed setback from Nova Scotia Avenue North to Building 5. 5. The landscape plan shall be subject to review and approval of the City Arborist. 6. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization approval. 7. All utility plans shall be subject to review and approval of the City Engineer. 8. The Planning Commission and City Council shall determine if the non- shielded, residential style light fixtures are appropriate. 9. The Fire Chief and Police Chief should review and approve the final plans to determine the accessibility of emergency vehicles throughout the development. 10.No parallel parking shall be allowed on the street network and shall be signed as such. 11.The snow storage areas and plan shall be subject to review and approval of the City Engineer. 12.A plan for sign lighting shall be provided at the time of the sign permitting process. 13. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 14. All trash and recycling storage shall be internal to the building. 15.The Planning Commission and City Council shall comment on the propsed building height of 38 feet. 16.The Planning Commission and City Council shall comment on the final building appearance, colors, materials and the variety between buildings. The Applicant shall provide a materials board for the buildings to be discussed at the Planning Commission and City Council meeting. 10 ARCHNETArchitecture I Interiors Sustainable Design 333 North Main Street Phone 651/430-0606 Suite 201 Fax 651/430-2414 Stillwater, MN 55082 www.archnetusa.com Revised April 28, 2017 e City of Oak Park Heights 14168 Oak Park Blvd. N. Oak Park Heights, MN 55082 RE: Oak Park Senior Living & The Villas of Oak Park The attached project represents the fifth and final phase of the Oak Park Senior Living project and an enclosed pedestrian walkway between buildings one and two. It is our understanding that the walk- way and phase five building require a Plat Amendment. Please find enclosed, the application for the Plat Amendment, with the following serving as the project narrative. Phase five will consist of a three story, 72 unit apartment building with underground parking. This fa- cility will require the removal of the two existing townhouse structures and the reconfiguration of the previously designated road alignment. The layout of the building is being used to create a large park that will serve as the central green space for the entire complex. The revised road alignment will ring the entire central park and accommodate the turning requirements of the city's emergency vehicles. The dwelling unit count for the overall project under the previous plat was 351 (9/13/2011), and would now total 346 units. This number includes the four townhouses remaining on the corner of Nova Scotia and 58th St N. The parking count for the overall project under the previous plat (9/13/2011), was 308 underground stalls and 169 exterior stalls, for a total of 477. With the plat amendment we are proposing 281 underground stalls and 176 exterior stalls for a total of 457 spaces. The exterior materials will remain the same as previous buildings/phases, with variations provided in color and configuration. The lighting for the building and site will also remain similar to the previous phases. Currently, Building One provides a kitchen with meal services available for Buildings One, Two and Three. The popularity of the meal service, and the need to transport the meals on wheeled carts has created the need for the enclosed walkway between buildings One and Two. The location of the walkway was chosen to minimize the impact on interior units, maintaining a convenient connection for the residents and providing the ability for the existing parking facilities to remain operational during construction. It should also be noted that the walkway cannot be located on the first floor(on grade) due to the security measures required for a memory care facility. Exterior materials will be consistent with the existing buildings. Thank you for your consideration of the Plat Amendment, and we look forward to answering any questions you may have. Respectfully submitted, Beth Diem Principal/Architect ARCHNET fit 2fts OAK PARK SENIOR LIVING - PHASE 5 4/25/2017 Amended PUD Proposed PUD Permit Amendment May 29, 2013 April 2017 UNIT COUNT EXISTING ASSISTED LIVING -BUILDING 1 120 120 EXISTING TOWN HOME UNITS 11 4 SENIOR LIVING-BUILDING 2 62 62 MEMORY CARE-BUILDING 3 30 30 MEMORY CARE-BUILDING 4 30 0 SENIOR LIVING -BUILDING 5(Phase 5) 32 C.77D) SENIOR LIVING-BUILDING 6(Phase 4) 50 62 TOTAL UNIT COUNT 335 350 PARKING STALL COUNT ASSISTED LIVING EXTERIOR 31 31 ASSISTED LIVING UNDERGROUND 28 28 TOWN HOME GARAGE 22 8 TOWN HOME DRIVEWAY 22 8 SENIOR LIVING (2)- EXTERIOR 43 44 SENIOR LIVING (2)- UNDERGROUND 96 94 FUTURE SENIOR LIVING UNDERGROUND-BUILDING 5 48 71 FUTURE SENIOR LIVING EXTERIOR BUILDING 5 58 73 FUTURE SENIOR LIVING UNDERGROUND- BUILDING 6 75 80 FUTURE SENIOR LIVING EXTERIOR BUILDING 6 9 12 MEMORY CARE EXTERIOR 6 8 TOTAL PARKING STALL COUNT 438 457 PROJECT DENSITY SUMMARY[2013] PROJECT DENSITY SUMMARY[2017] Total property Currently in Control of Owner= Total property Currently in Control of Owner= 770,186 s.f. 770,186 s.f. 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I t4 1 I V :i 1 VI L IY. —� $x L —.7:: -- 1 0 ' �. o s.7o saow9tn7y yas sr 4. syc.00 4147.ys sa w (P4.nren on,O.o Door etc uo' ----- - -- —_ __ & 33 11111/ City of Oak Park Heights 14168 Oak Park Blvd N.•Box 2007•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574 Memorandum To: Eric Johnson, City Administrator Cc: Scott Richards, City Planner, Julie Hultman, Building Official From: Lisa Danielson,Arborist Date: 04/24/2017 Re: Oak Park Senior Living Phase 5 Landscape Plan Review I have reviewed the landscape plans submitted by Tim Nolde/AnchoBayPro Inc. dated 4/10/2017. The following includes my comments and/or recommendations: Landscape Plan (L1) The submitted plan includes a very basic array of deciduous trees, coniferous shrubs and deciduous shrubs as shown in the landscape design and plant list. The plant schedule submitted is also very basic and incomplete. The following are items that must be included in the plant list: each of the symbols used on the landscape plan for the plant proposed to be planted must be included on the plant list, the size and type of planting stock for each plant and the quantities in the plant list must match with what is shown on the landscape plan. The plant schedule shows (21) Red Maple trees to be planted, I would recommend substituting these trees with ginkgo or hybrid elm to add some tree diversity to the area. Planting Specifications (L2) The landscape notes submitted is acceptable. The landscape contractor is required to plant trees and shrubs according to the approved planting detail submitted with the approved landscape plan. This will be checked after planting and any deviations from the detail will need to be corrected before the landscaping will be approved by the City, this needs to be noted in the final plans. Please contact me if you have any questions regarding this landscape plan review. Please forward my comments to the development team for this project. TREE CITY U.S.A. c34- Stantec Consulting Services Inc. 2335 Highway 36 West St.Paul MN 55113 Tel: (651) 636-4600 Stantec Fax: (651) 636-1311 May 4, 2017 Mr.Eric Johnson,Administrator City of Oak Park Heights 14168 Oak Park Blvd.N.,P.O. Box 2007 Oak Park Heights,MN 55082-2007 Reference: Oak Park Senior Living Phase 5—Plan and Drainage Design Review Dear Eric, We have reviewed the plans and drainage calculations submitted regarding the proposed Oak Park Senior Living Phase 5 development submitted 4/21/2017. Following are our comments and recommendations: Stormwater/Drainage Stormwater comments provided by Tyler Johnson-Tyler.Johnson@stantec.com. 1. The project is subject to review by the Middle St.Croix Watershed Management Organization.The City shall be provided a copy of the permit approval letter from the MSCWMO prior to construction activity. 2. Due to the site being located within the City's DWSMA,and in particular,the 1-yr travel time emergency response area,infiltration is not allowed on this site based on requirements of the NPDES Construction Permit. 3. Water Quality:The site will be required to meet the MSCWMO standards for water quality. Filtration is allowed as long as the design prohibits infiltration. 4. Volume Control:The site is not required to achieve volume control due to no infiltration being allowed on site(see comment 2). 5. Rate Control:The site layout has changed since its initial approval.The proposed design is still under the current threshold for approved impervious areas and discharge rates. As future develop occurs,more ponding and water quality features may be needed to account for impervious if it exceeds the original approved plans. 6. Based on the supplied soil borings from Braun Intertec,the area that is being constructed is primarily made up of Clayey Sand(SC)and Silty Clay(CL/ML)soils.This displays a soil characteristic of HSG C.Please update the HydroCAD model to reflect this. 7. The proposed storm sewer system for Phase 5 ties into an existing system that currently runs through the site and outfalls into Pond 1 to the north.Calculations should be Design with community in mind Mr.Eric Johnson Page 2 of 4 Reference:Oak Park Senior Living Phase 5-Plan and Drainage Design Review shown that verifies the existing storm sewer system capacity so water does not back up at the upper end of the system during a 10-year storm event. 8. Please indicate on the proposed and existing HydroCAD areas maps where all the ponds are located.Currently ponds B3,B2,and City Pond are not shown on the maps.Also, please provide the overall drainage map for the overall site. 9. Emergency overflows should be noted on the plans. Sheet Ci—Demolition Plan 1. Clearly delineate the method of bulkheading the storm sewer where the existing pipe is removed. Sheet C2—Paving and Dimension Plan 1. At Nova Scotia Avenue,tie in matching pavement with a butt joint. 'nDisplay Sheet C2.i, C2.2 Fire Truck Turns g 1. Modify parking,island radii as discussed in the meeting with City staff on 4/26/2017. 2. Refer to the Fire Department review of fire lanes and circulation. Sheet C3-Grading and Erosion Control Plan 1. The stormwater facilities proposed for the site,including facilities that encroach into the pond area at the north end of the property shall be considered private and shall be owned and maintained by the Owner. 2. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 3. The pond on the north side of the site will need to have sediment that has been deposited in the pond removed. Design with community in mind 5 Mr.Eric Johnson Page 3 of 4 Reference:Oak Park Senior Living Phase 5—Plan and Drainage Design Review Sheet C4-Utility Plan i. Connections to the City's sewer and water systems shall be per the City's standards and detail plates. The City or its designee shall be present for water and sanitary sewer service connections to the City's systems. Testing will be per City requirements. 2. The watermain,hydrants and sanitary sewer that serve the site will be private and maintained by the owner. 3. Add a valve to the water main just east of the relocated hydrant in front of the existing building that is east of the proposed building. 4. Submit a map showing the locations of the existing,unused water and sanitary sewer services along the existing building to the east of the proposed building. Sheet C5 and C6—Details 1. Revise Hydrant and Gate Valve installation detail to be consistent with City Standard Detail Plates WAT-3 and WAT-8. 2. Confirm that all details conform to City standard details. General Comments 1. The City reserves the right to inspect the construction of the project. The City or its designee shall be present for water and sanitary sewer service connections to the City's systems. 2. The Owner will need to comply with all requirements of the NPDES Construction Stormwater Permit and the Middle St.Croix Watershed Management Organization. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 3. Lighting and landscaping to be reviewed by others. 4. The Owner shall be responsible for obtaining all required permits. Design with community in mind Mr.Eric Johnson Page 4 of 4 Reference:Oak Park Senior Living Phase 5—Plan and Drainage Design Review If you have any questions or require further information,please do not hesitate to contact me. Regards, STANTEC CONSULTING SERVICES INC. Lee M.Mann,P.E. City Engineer Phone: 651-604-4850 lee.mann@stantec.com cc: Andy Kegley,Public Works Director Julie Hultman,Building Official Scott Richards,City Planner Mark Vierling,City Attorney Lisa Danielson,City Arborist Design with community in mind 35 Julie Hultman From: Allen Eisinger <aeisinger@ci.bayport.mn.us> Sent: Sunday, April 16, 2017 2:42 PM To: Julie Hultman Cc: Mike Bell;Jason Severson (jsbfd2103@yahoo.com) Subject: RE: OPH Site Review - Plan Feedback Requested Attachments: Turning radius..pdf Follow Up Flag: Follow Up Due By: Sunday, April 16, 2017 2:57 PM Flag Status: Flagged Julie, the attached file has red boxes at the areas I have concerns with our ladder truck being able to negotiate the turn into the parking lots with the proposed plan. It looks like they are deviating from the standard road width to a narrower road on upper 58th. (Although I could not really tell due to the poor scan quality of the plans.) The data below is for our ladder and the access areas will need to be design to accommodate our ladder truck. Overall length is 47' 3" Turning radius Outside is 70' Turning radius inside radius is 53' Out riggers in the out position is 16' Vehicle Weight 80,000# I will be traveling on the 19th so I will not be able to attend the meeting. Let me know if you have any questions. Sincerely, Allen Eisinger Fire Chief Bayport Fire Department Station ;\cidres : 1912 5' .\v \9:ai1 294 \orth 3rd Sr. 11a\port. \1\ 53003 Office: 051 275 441o1 Ccll 651 300 2101 fax: 051 275 4402. 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