Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2017-12-06 OPH Ltr to CA Forwarding PUD & CUP For Recording
r 4 , f, CITY OF ,,,,iii,4 . OAK PARK HEIGHTS - 14168 Oak Park Boulevard No. • P.O.Box 2007 • Oak Park Heights,MN 55082-2007 • Phone:651/439-4439• Fax:651/439-0574 December 6, 2017 Mr. Mark Vierling Eckberg, Lammers, Briggs, Wolff& Vierling Attorneys at Law 1809 Northwestern Ave. Stillwater, MN 55082 Re: Creative Home Construction Investments LLC —Planned Unit Development and Conditional Use Permit OPH File No.: 2014-05.02 (Palmer Station Subd.) TPC File No.: 236.02-14.02 Dear Mr. Vierling: Enclosed herewith for filing with the Washington County Recorder's Office,please find a copy of I . ,ove-refer- •ced document. Notice of Certification has been attached. Re:and // 'ric If son Cit, dministrator E •jah Enclosure Tree City U.S.A. NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Planned Unit Development and Conditional Use Permit For Creative Home Construction Investments LLC (Palmer Station Subd.) with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Hei , this 6th day of December, 2017. w • �.4ff,son k . Cit, Administrator CITY OF OAK PARK HEIGHTS PLANNED UNIT DEVELOPMENT AND CONDITIONAL USE PERMIT File No.:236.02-1402 Date Issued:July 24,2014 Legal Description: (Washington County Geo.Code:04-029-20-23-0063) See Attached Exhibit"A" Owner:Creative Home Construction Investments LLC 707 Commerce Drive Suite 410 Woodbury Minnesota 55125 Site Address:XXXX Oak Park Blvd,Oak Park Heights,MN Present Zoning District:R-1 Residential District Permitted uses set forth in Ordinance 401 Section 401.22 I. CUP&VARIANCE PERMIT:The City of Oak Park Heights has received a request for a Rezoning,Planned Unit Development/Conditional Use Permit,and Preliminary/Final Plat for a thirteen lot subdivision of the Palmer Property at 5625 Oakgreen Avenue North.The property is zoned R-1 Residential.Following public hearings and recommendation from the planning commission the City Council grants the application conditioned upon the following: 1. The preliminary and final plat,as well as the dedication of easements shall be subject to the review and approval of the City Engineer and City Attorney. 2. The Applicant shall pay a park dedication fee of 10 percent of the fair market value of the land payable as specified in the Development Agreement. 3. An easement or other permission of access with the City of Oak Park Heights shall be required to provide access to Oak Park Boulevard. 4. An easement with the City of Oak Park Heights shall be required for placement of the entrance monument sign. 5. Drainage and utility easements along the road/cul-de-sac right of way shall be increased to 15 feet to compensate for the proposed road right of way width and radius. • 6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed street dimensions and adequacy for emergency vehicle access. 7. The Planning Commission recommends that a 10 foot easement on the west side of the Palmer property shall be retained by the City for future sidewalk/trail development subject to review and approval of the City Engineer. 8. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. There shall be no reduction allowed for the required tree replacement. 9. The proposed wetland buffer impact/mitigation plan is subject to review and approval of the City Engineer. 10. The street construction plans shall be subject to review and approval of the City Engineer. 11. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. The City Engineer shall require the installation of a storm water pipe between 5519 and 5523 Oakgreen Place North to address the 100 year storm events. The City Engineer and Project Engineer shall continue to resolve any issues with storm water drainage on the south property line. The City Council shall determine if there will be any cost sharing by the City for the storm water pipe installation. The Planning Commission recommends that the Applicant pay 100 percent of all project costs for the storm sewer improvements. 12. All utility plans shall be subject to review and approval of the City Engineer. 13. The Applicant shall be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. 14. The City will not maintain the landscaping and monument entrance sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. 15. The Planning Commission was favorable to the proposed fmal building appearance, colors, materials and the variety of the house plans as part of the PUD/CUP review. 16. For emergency vehicle access purposes,parking will be allowed on one side of the street only, and no parking be allowed within the cul-de-sac. 17. The Planning Commission recommends the request to reduce the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. 18. The applicant shall be required to enter into a development agreement. The development agreement shall secure site improvements, protection of neighboring properties, and municipal infrastructure. The development agreement shall be subject to the review and approval of the City Attorney and City Council. II. Reference Attachment The reports of the City Planner dated June 5th and July 3`d 2014,the report of the City Engineer dated October 13,2017,the City Council Resolution 14-07-37 and site plan approved by the City Council are annexed hereto by reference. HI. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof.Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. IV. Annual review:Annual review is not imposed as a condition of this permit. V. NOTE: At the time of the initial application (May 2014) Creative Home Construction Investments LLC was the Applicant and not the owner of record,but has subsequently purchased the property from Allan and Georgann Palmer. IN WITNESS WHEREOF,the parties have set forth their hands and seals. CITY OF OAK P• ' 'I IGHTS f 11/1 Date: ByP - ------ IVI' , , . =yor Date: _ By Eri J... City ' istrator CREA „HOME CONSTRUCTION INVFS NTS C Date: By ,� ' 'ermit Hol r EXHIBIT "A" LEGAL DESCRIPTION All that part of the Southwest Quarter of the Northwest Quarter of Section 4 in Township 29 North of Range 20 West of the Fourth Meridian, described as follows,to-wit: Beginning at the Northwest corner of said Southwest Quarter of Northwest Quarter; running thence south along the west line thereof 897.2 feet; running thence East and parallel with the North line thereof 485.52 feet to a point; running thence North and parallel with the west line thereof 897.2 feet to the north line thereof; running thence West along the north line thereof 485.52 feet to the point of Beginning. EXCEPT FOR: That property previously convened to Quentin W. Nordeen and Evelyn E. Nordeen by warranty deed dated April 7, 1959, recorded April 7, 1959 in Book 219 of Deeds, page 275 which is more particularly described as follow: All of that part of the Southwest quarter (S W 1/4) of the Northwest quarter (NW 1/4)of Section Four (4), Township Twenty-nine (29) North, Range Twenty (20) West, Washington County, Minnesota, described as follows: Beginning at a point on the West line of the Southwest Quarter of the Northwest Quarter (SW %4 of NW 1/4) of Section Four(4), Township Twenty-nine (29)North, Range Twenty (20) West, Washington County, Minnesota, Seven hundred ninety-seven and two-tenths (797.2) feet South of the Northwest (NW) corner of said Southwest Quarter of the Northwest Quarter(SW 1/4 of NW 1/4) Section Four (4); thence South along said West line of Southwest Quarter of the Northwest Quarter(SW 1/4 of NW %)One hundred(100) feet; thence East and parallel with the North line of the said Southwest Quarter of the Northwest Quarter (SW 1/4 of NW 1/4) One hundred eight-three (183) feet; thence North and parallel with said West line of Southwest Quarter of the Northwest Quarter(SW 1/4 of NW 1/4) Section Four (4), One hundred (100) feet; thence West and parallel with said North line of Southwest Quarter of the Northwest Quarter (SW 1/4 of NW 1A) of Section Four(4), One hundred eighty-three(183)feet to the point of beginning. and EXCEPT that property previously conveyed to Jordyce M. Johnson, dated May 10, 1963 in Book 262 of Deeds, page 346; AND to Simon O. Johnson 1963, recorded October 14, 1963 in Book 262 of Deeds, Page 346 which is more particularly described as follows: The North One hundred fifty-three (153.0) feet of the West Four hundred eighty-five and . fifty-two hundredths (485.52) feet of the Southwest Quarter of the Northwest Quarter (SW 1A of NW 1/4) of Section Four (4), Township Twenty-nine (29) north, Range Twenty (20)West, according to the United States Government Survey thereof and EXCEPT that property previously conveyed to Allan T. Palmer and Georgann E. Palmer by warranty deed dated April 20, 1972, recorded April 21, 1972 in Book 316 of Deeds, page 161 which is more particularly described as follows: That part of the Southwest Quarter of the Northwest Quarter(SW 1/4 of NW '/4) of Section 4, Township 29 N, Range 20 W,described as follows: Beginning at a point on the West line thereof 153 feet South of the Northwest corner; thence East parallel with the North line 485.52 feet more or less to intersect the West line of Tract A of Registered Land Survey No. 70; thence South along said West line of Registered Land Survey 100 feet; thence West parallel with the North line of said Southwest Quarter of the Northwest Quarter (SW 'A of NW 1/4) to the West line thereof; thence North along the West line 100 feet to the beginning. PLATTED AS Lots 1 through 13 PALMER STATION EXHIBIT "B" PLANNERS REPORT AND SITE RESOLUTION NO. 14-07-37 CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST FOR A REZONING, PLANNED UNIT DEVELOPMENT/CONDITIONAL USE PERMIT, AND PRELIMINARY/FINAL PLAT FOR A THIRTEEN LOT SUBDIVISION OF THE PALMER PROPERTY AT 5625 OAKGREEN AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request for a Rezoning, Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat for a thirteen lot subdivision of the Palmer Property at 5625 Oakgreen Avenue North and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended the request with conditions. The City Council of the City 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. The property has been designated as low density residential in the 2008 Comprehensive Plan; and 4. The request is to rezone the property from 0-Open Space Conservation District to R-1 Single Family Residential District which is consistent with the Comprehensive Plan; and 5. The Applicant has proposed a Planned Unit Development/Conditional Use Permit to allow reductions in lot widths, street right of way and cul-de-sac widths, street widths, building setbacks and wetland buffering width averaging; and 6. The Applicant has provided a Preliminary and Final Plat labeled as Palmer Station that includes 13 single family lots, and 7. City staff prepared a planning reports dated June 5, 2014 and July 3, 2014 reviewing the request; and 8. Said reports recommended approval of the Rezoning, Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat subject to the fulfillment of conditions; and 9. The Planning Commission held public hearings at their June 12, 2014, July 10, 2014, and July 22, 2014 meetings, took comments from the applicants and public, closed the public hearing,and recommended the request with conditions. NOW,THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted for a request for a Rezoning, Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat for a thirteen lot subdivision of the Palmer Property at 5625 Oakgreen Avenue North and affecting the real property as follows: SEE ATTACHMENT A Be the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The preliminary and final plat, as well as the dedication of easements shall be subject to the review and approval of the City Engineer and City Attorney. 2. The Applicant shall pay a park dedication fee of 10 percent of the fair market value of the land payable as specified in the Development Agreement. 3. An easement with the City of Oak Park Heights shall be required to provide access to Oak Park Boulevard. 4. An easement with the City of Oak Park Heights shall be required for placement of the entrance monument sign. 2 5. Drainage and utility easements along the road/cul-de-sac right of way shall be increased to 15 feet to compensate for the proposed road right of way width and radius. 6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed street dimensions and adequacy for emergency vehicle access. 7. The Applicant shall provide a 10 foot easement on the west side of the Palmer property to be retained by the City for future sidewalk/trail development subject to review and approval of the City Engineer. 8. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. There shall be no reduction allowed for the required tree replacement. 9. The proposed wetland buffer impact/mitigation plan is subject to review and approval of the City Engineer. 10. The street construction plans shall be subject to review and approval of the City Engineer. 11. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. The City Engineer shall require the installation of a storm water pipe between 5519 and 5523 Oakgreen Place North to address the 100 year storm events. The City Engineer and Project Engineer shall continue to resolve any issues with storm water drainage on the south property line. The City Council determined that the Applicant shall pay 100 percent of all project costs for the storm sewer improvements. 12. All utility plans shall be subject to review and approval of the City Engineer. 13. The Applicant shall be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. 14. The City will not maintain the landscaping and monument entrance sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. 15. The City Council was favorable to the proposed final building appearance, colors, materials and the variety of the house plans as part of the PUD/CUP review. 16. For emergency vehicle access purposes, parking will be allowed on one side of the street only, and no parking be allowed within the cul-de-sac. 3 17. The City Council agrees to the request to reduce the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. 18. The applicant shall be required to enter into a development agreement. The development agreement shall secure site improvements, protection of neighboring properties, and municipal infrastructure. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Approved by the City Council of the City of Oak Park Heights this 22nd day of July, 2014. 4.---ombe Ma ,Mayor ATTEST: �A. J.Yn City Administrator 4 Attachment A Washington County GEO Code: 04.029.20.23.0063 Physical Address: 5625 Oakgreen Ave. N. Legal Description: All that part of the Southwest Quarter of the Northwest Quarter of Section 4 in Township 29 North of Range 20 West of the Fourth Meridian,described as follows,to-wit Beginning at the Northwest corner of said Southwest Quarter of Northwest Quarter; running thence south along the west line thereof 897.2 feet; running thence East and parallel with the North line thereof 485.52 feet to a point; running thence North and parallel with the west line thereof 897.2 feet to the north line thereof; running thence West along the north line thereof 485.52 feet to the point of Beginning. EXCEPT FOR: That property previously convened to Quentin W.Nordeen and Evelyn E.Nordeen by warranty deed dated April 7, 1959, recorded April 7, 1959 in Book 219 of Deeds,page 275 which is more particularly described as follow: All of that part of the Southwest quarter(SW1/4) of the Northwest quarter(NW 1/4)of Section Four(4),Township Twenty-nine(29)North,Range Twenty(20)West,Washington County,Minnesota,described as follows: Beginning at a point on the West line of the Southwest Quarter of the Northwest Quarter (SW ''A of NW A) of Section Four (4), Township Twenty-nine (29) North, Range Twenty (20)West,Washington County, Minnesota, Seven hundred ninety-seven and two-tenths (797.2) feet South of the Northwest (NW) corner of said Southwest Quarter of the Northwest Quarter (SW A of NW A)Section Four (4); thence South along said West of Southwest Quarter of the Northwest Quarter (SW A of NW %)One hundred (100) feet; thence East and parallel with the North line of the said Southwest Quarter of the Northwest Quarter (SW A of NW A) One hundred eight-three (183) feet; thence North and parallel with said West line of Southwest Quarter of the Northwest Quarter(SW A of NW A)Section Four(4),One hundred(100)feet;thence West and parallel with said North line of Southwest Quarter of the Northwest Quarter(SW A of NW A)of Section Four(4), One hundred eighty-three(183)feet to the point of beginning. and EXCEPT that property previously conveyed Jordyce M.Johnson,dated May 10, 1 963 in Book 262 of Deeds,page 346; AND to Simon O.Johnson 1963,recorded October 14, 1963 in Book 262 of Deeds,Page 346 which is more particularly described as follows: The North One hundred fifty-three (153.0) feet of the West Four hundred eighty-five and fifty-two hundredths (485.52) feet of the Southwest Quarter of the Northwest Quarter (SW 'A of NW 'A) of Section Four (4), Township Twenty-nine (29) north, Range Twenty (20) West, according to the United States Government Survey thereof and EXCEPT that property previously conveyed to Allan T. Palmer and Georgann E. Palmer by warranty deed dated April 20, 1972, recorded April 21, 1972 in Book 316 of Deeds, page 161 which is more particularly described as follows: That part of the Southwest Quarter of the Northwest Quarter (SW % of NW 'A) of Section 4, Township 29 N, Range 20 W, described as follows: Beginning at a point on the West line thereof 135 feet South of the Northwest corner; thence East parallel with the North line 485.52 feet more or less to intersect the West line of Tract A of Registered Land Survey No. 70; thence South along said West line of Registered Land Survey 100 feet; thence West parallel with the North line of said Southwest Quarter of the Northwest Quarter (SW ''A of NW 'A) to the West line thereof; thence North along the West line 100 feet to the beginning. ATTACHMENT B Planned Unit Development (PUD): Concept & General Plan Approval, Conditional Use Permit, Rezoning And Preliminary & Final Plat Approval For 13 Lot Subdivision — Palmer Property 5625 Oakgreen Ave. N. Application Materials • Application & Fees • Plan Sets (3 Large Scale Sets/20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Planning Commission Public Hearing & Recommendation: June 12 & July 10, 2014 PUD: General - Limitation on Final Plan Approval: Within one year after the approval of a Final Plan for PUD, or such shorter time as may be established by the approved development schedule, construction shall commence in accordance with such approved plan. Failure to commence construction within such period shall, unless an extension shall have been granted as hereinafter provided, automatically render void the PUD permit and all approvals of the PUD plan and the area encompassed within the PUD shall thereafter be subject to those provisions of the zoning ordinances, and other ordinances, applicable in the district in which it is located. In such cases, the Council shall forthwith adopt an ordinance repealing the PUD permit and all PUD approvals and re-establishing the zoning and other ordinance provisions that would otherwise be applicable. The time limit established by this paragraph may, at the discretion of the City Council, be extended for not more than one year by ordinance or resolution duly adopted. (401 .06.E.5) Conditional Use Permit - Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401.03.C.4.a and b) CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA ORDINANCE NO. 2014- AN ORDINANCE AMENDING SECTION 401.20.B, MAP OF THE ZONING ORDINANCE TO REZONE 5625 OAKGREEN AVENUE NORTH FROM 0- OPEN SPACE CONSERVATION DISTRICT TO R-1 SINGLE FAMILY RESIDENTIAL DISTRICT THE CITY COUNCIL OF OAK PARK HEIGHTS ORDAINS: SECTION 1. The City Council of the City of Oak Park Heights has considered a request to rezone a property parcel at 5625 Oakgreen Avenue North, legally described in Exhibit 1, and makes the following findings and conclusions: 1. The proposed rezoning would facilitate development of the property for thirteen single family residential lots. 2. The City's Comprehensive Plan designates the property as low density residential, and the proposed rezoning is consistent with the official Comprehensive Plan. 3. The proposed development would complete the planned single family neighborhoods along Oakgreen Avenue North and complement the existing residential neighborhoods. 4. Existing City services are sufficient to accommodate the proposed development. 5. The traffic generated by the proposed development is within the capabilities of the streets serving the area provided that the conditions applicable to the approvals are followed. 6. The Planning Commission, after holding a public hearing, recommended approval of the rezoning at their July 10, 2014 meeting. SECTION 2: That Section 401.20.B Map of the Zoning Ordinance, City of Oak Park Heights, Minnesota, is hereby amended to include the following: The following property shall be rezoned from 0-Open Space Conservation to R-1 Single Family Residential District: 5625 Oakgreen Avenue North, legally described in Exhibit 1 SECTION 3. This Ordinance shall be in full force and effect upon its passage and publication. PASSED this 22'd day of July, 2014 by the City Council of the City of Oak Park Heights. CITY OF OAK PARK HEIGHTS l/f,6G � � Ma M omlerMaY ATT T. i' E ..9;.fJo 'son, City Administrator Attachment A Washington County GEO Code: 04.029.20.23.0063 Physical Address: 5625 Oakgreen Ave. N. Legal Description: All that part of the Southwest Quarter of the Northwest Quarter of Section 4 in Township 29 North of Range 20 West of the Fourth Meridian, described as follows, to-wit: Beginning at the Northwest corner of said Southwest Quarter of Northwest Quarter; running thence south along the west line thereof 897.2 feet; running thence East and parallel with the North line thereof 485.52 feet to a point; running thence North and parallel with the west line thereof 897.2 feet to the north line thereof; running thence West along the north line thereof 485.52 feet to the point of Beginning. EXCEPT FOR: That property previously convened to Quentin W. Nordeen and Evelyn E. Nordeen by warranty deed dated April 7, 1959, recorded April 7, 1959 in Book 219 of Deeds, page 275 which is more particularly described as follow: All of that part of the Southwest quarter (SW1/4) of the Northwest quarter (NW 1/4)of Section Four (4), Township Twenty-nine (29) North, Range Twenty (20) West, Washington County, Minnesota, described as follows: Beginning at a point on the West line of the Southwest Quarter of the Northwest Quarter (SW %a of NW '/a) of Section Four (4), Township Twenty-nine (29) North, Range Twenty (20) West, Washington County, Minnesota, Seven hundred ninety-seven and two-tenths (797.2) feet South of the Northwest (NW) corner of said Southwest Quarter of the Northwest Quarter (SW % of NW '/) Section Four (4); thence South along said West of Southwest Quarter of the Northwest Quarter (SW '/a of NW %)One hundred (100) feet; thence East and parallel with the North line of the said Southwest Quarter of the Northwest Quarter (SW % of NW A) One hundred eight-three (183) feet; thence North and parallel with said West line of Southwest Quarter of the Northwest Quarter (SW % of NW Y) Section Four (4), One hundred (100) feet; thence West and parallel with said North line of Southwest Quarter of the Northwest Quarter (SW % of NW '/) of Section Four (4), One hundred eighty-three (183) feet to the point of beginning. and EXCEPT that property previously conveyed Jordyce M.Johnson, dated May 10, 1 963 in Book 262 of Deeds, page 346; AND to Simon O.Johnson 1963, recorded October 14, 1963 in Book 262 of Deeds, Page 346 which is more particularly described as follows: ATTACHMENT B Planned Unit Development (PUD): Concept & General Plan Approval, Conditional Use Permit, Rezoning And Preliminary & Final Plat Approval For 13 Lot Subdivision — Palmer Property 5625 Oakgreen Ave. N. Application Materials • Application & Fees • Plan Sets (3 Large Scale Sets/20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Planning Commission Public Hearing & Recommendation: June 12 & July 10, 2014 PUD: General - Limitation on Final Plan Approval: Within one year after the approval of a Final Plan for PUD, or such shorter time as may be established by the approved development schedule, construction shall commence in accordance with such approved plan. Failure to commence construction within such period shall, unless an extension shall have been granted as hereinafter provided, automatically render void the PUD permit and all approvals of the PUD plan and the area encompassed within the PUD shall thereafter be subject to those provisions of the zoning ordinances, and other ordinances, applicable in the district in which it is located. In such cases, the Council shall forthwith adopt an ordinance repealing the PUD permit and all PUD approvals and re-establishing the zoning and other ordinance provisions that would otherwise be applicable. The time limit established by this paragraph may, at the discretion of the City Council, be extended for not more than one year by ordinance or resolution duly adopted. (401.06.E.5) Conditional Use Permit - Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401.03.C.4.a and b) TPC3801 Thurston Avenue N,Suite 100 ENCLOSURE 2 Anoka,MN 55303 Phone:763.231.5840 Facsimile:783.427.0520 TPCpPlanni ngCo.mm PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: June 5,2014 RE: Oak Park Heights—Palmer Station—Property Subdivision— Rezoning,Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat Approval—5625 Oakgreen Ave.North. TPC FILE: 236.02—14.02 BACKGROUND Nick Hackworthy, representing Creative Home Construction Investments, LLC has made an application for approval of a 13 lot subdivision on the Palmer property at 13999 60th Street North. The property is south of Oak Park Boulevard, and east of Oakgreen Avenue North. The application consists of requests for Rezoning, Planned Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat approvals. The existing site contains a single family home with outbuildings. The total parcel is 6.76 acres,with 0.48 acres of wetland, .083 acres of new and 0.41 acres of the existing 33 feet of Oakgreen Avenue right of way. The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Liberty West Sales Brochure Exhibit 3: Cover Sheet Exhibit 4: Existing Conditions(C1.1) Exhibit 5: Demolition Plan(C1.2) Exhibit 6: Grading Plan(C3.1) Exhibit 7: Erosion Control Plan(C3.2) Exhibit 8: Wetland Buffer Impact/Mitigation Plan(C3.3) Exhibit 9: Grading Details(C3.4) Exhibit 10: Grading Details(C3.5) Exhibit 11: Utility Plan(C4.1) Exhibit 12: Utility Details(C4.2) Exhibit 13: Preliminary Plat(C5.1) Exhibit 14: Tree Preservation Plan (L1.1) Exhibit 15: Tree Preservation Schedule (L1.2) Exhibit 16: Landscape Plan (L2.1) Exhibit 17: Planting Schedule and Landscape Details (L2.2) Exhibit 18: Palmer Station Final Plat (Two pages) Exhibit 19: Reports of the City Arborist— May 20, 2014 and June 3, 2014 Exhibit 20: Report of the City Engineer PROJECT DESCRIPTION Steve Johnston, the project engineer has provided a narrative related to the request for the Palmer property development. Please find the narrative attached as Exhibit 1. Assess to the site will be by a connection to Oak Park Boulevard, the street that services City Hall. There will be one street, to be referred to as Oak Cove. The street will be public and will be approximately 600 feet in length and end in a cul-de-sac. The 13 residential lots result in a gross density of 1.92 units per acre, and a net density of 2.58 units per acre. The average lot area is 18,485 square feet and the minimum lot area is 12,327 square feet. Oak Cove is to be developed as a City street and will be constructed by the City. Utilities are available to this property. A 12 inch watermain is located within Oak Park Boulevard which will be connected with an 8 inch watermain to serve the development. As part of the Highway 36 reconstruction project a new sanitary sewer will be constructed in the intersection of Oak Park Boulevard and Oakgreen Avenue. An 8 inch sanitary sewer will be extended to serve the development. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning — 0-Open Space Conservation Present Use — Oak Park Blvd and Single Family Residential South of Site: Present Zoning — R-1 Single Family Residential District Present Use — Single Family Residential West of Site: Present Zoning — 0-Open Space Residential Present Use — Oakgreen Blvd, Single Family Residential and Open Space East of Site: Present Zoning — R-1 Single Family Residential District Present Use — Single Family Residential 2 Comprehensive Plan. The 2008 Comprehensive Plan designates this area as low density residential. Low density residential is defined in the Comprehensive Plan as 1-3 units per acre. The Comprehensive plan anticipated that this area would be rezoned to R-1 Single Family Residential District. The proposed Palmer development is in conformance with the Comprehensive Plan. Zoning. The property is currently zoned 0-Open Space Conservation District. The Applicant has proposed a rezoning to R-1 Single Family Residential District. The Applicant has also proposed PUD/CUP consideration to allow minor reductions in lot widths, street right of way widths, street widths, building setbacks, and wetland buffering width averaging. Section 401.22.E of the Zoning Ordinance allows residential planned unit development as a conditional use within the R-1 District. The Concept and General Plans shall be reviewed simultaneously with this request. Subdivision. The applicant has provided a preliminary plat labeled Palmer Station. A final plat has also been provided. Both documents are complete in terms of the information as required by Section 402.06 of the Subdivision Ordinance. The preliminary and final plat, as well as the dedication of any easements, shall be subject to review and approval of the City Engineer and the City Attorney. Lot Requirements. The lots proposed with this development are as follows: Lot Number Lot Size (minus wetland) Lot Width at Front Setback Lot 1 15,795 square feet 83.3 feet Lot 2 12,327 square feet 81.6 feet Lot 3 12,878 square feet 72.4 feet Lot 4 13,172 square feet 72.4 feet Lot 5 15,343 square feet 72.3 feet Lot 6 16,712 square feet 76.5 feet Lot 7 21,187 square feet 112.3 feet Lot 8 18,928 square feet 66.1 feet Lot 9 17,045 square feet 79.5 feet Lot 10 14,203 square feet 73.1 feet Lot 11 15,335 square feet 75.5 feet Lot 12 13,696 square feet 92.8 feet Lot 13 32,750 square feet 72.8 feet The R-1 Districts requires a minimum lot size of 10,400 square feet and a lot width of 80 feet. The lot width is measured at the front yard setback (30 feet) which is represented in the table above. The lot area minimum requires major drainage-ways, wetlands, water bodies, and road rights of way, to be removed from the overall lot size. The areas indicated above reflect the definition of lot area minimum. 3 While the proposed lot widths do not meet R-1 District standards, the lots all meet and some far exceed the minimum lot size. Through the PUD/CUP process, the City could allow lot widths to be less than the minimum required. The Planning Commission should discuss this issue. Park Dedication. The City will not require the dedication of park land in this area but will require a cash dedication. The Subdivision Ordinance, in Section 402.8 specifies the formula's for land and cash dedication. With a net density of 2.58 units per acre, the cash to be dedicated should be 10 percent of the fair market value of the land. The Applicant has provided a purchase agreement that qualifies under the criteria in the Ordinance to establish a fair market value. Proposed Street/Access. Access to the property is from Oak Park Boulevard. This access will cross a narrow strip of City owned property which will require an easement from the City. The street will be referred to as Oak Cove, which is a cul-de-sac design of approximately 600 feet in length. Street Design Requirements. The Subdivision Ordinance specifies a maximum length of a cul-de-sac to be 500 feet unless otherwise approved by the City Council. As indicated, the 600 foot cul-de-sac design is dictated by the existing shape and length of the parcel. The Subdivision Ordinance specifies a right of way radius of not less than 65 feet for a cul-de-sac. The proposed right of way radius for the cul-de sac is 55 feet. The street right of way width for a local street is specified at 60 feet. The proposed right of way width of the street is 50 feet. Through the PUD/CUP process, the City could allow the right of way dimensions to be less than the minimum required. The Planning Commission should discuss this issue. The dimensions proposed are similar to what the City has allowed for private street development and is typical of other developments in the area. The City may want to consider requiring 15 foot drainage and utility easements adjacent to the right of way instead of the proposed 10 feet to allow adequate space for all utility placement. Oak Cove will be a City street and constructed by the City. The street is proposed to be constructed to 28 feet from face to face of curb and 30 feet from back to back. The cul- de sac will have a pavement with a 45 foot radius. The City Engineer should comment on these dimensions. For emergency vehicle access purposes, it is proposed that parking be allowed on one side of the street only, and no parking be allowed within the cul-de sac. The Fire Chief and Police Chief should also comment on the proposed street widths and limited parking. Trails/Sidewalks. The current trail system includes off street trails on the west side of Oakgreen Avenue and the south side of Oak Park Boulevard. The developed neighborhoods to the south and east currently do not have trail connections to this area. In that it is a cul-de-sac, the Applicants have not proposed placing a sidewalk within the development. City Staff had discussed the possibility in the future of a trail along the east side of Oakgreen Avenue, but there are no current plans to develop such a trail. 4 Retention of an easement along the east side of Lots 1-7 should be considered for future trail purposes. City Staff had also discussed retention of an easement between Lots 6 and 7 for a future trail connection. The Planning Commission and Parks Commission should comment on sidewalk/trail development and connections to the existing trail system. The City should determine if it should retain additional easement areas for trail development. Setbacks. The R-1 District requires a front yard setback of 30 feet, side yard setbacks of 10 feet and year yard setbacks of 30 feet. If the lot is on a corner, the required setback is 30 feet from the lot line. The Grading Plan (Exhibit 6) indicates proposed building pads. In all of the lots, the 30 foot front yard setback is complied with. Additionally the 30 foot rear yard setback is complied with in all lots. The Applicants have proposed reducing the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. On Lot 1, the building pad is proposed at 10 feet from the north property line. This is intended to preserve existing trees and is not an issue due to the width of the City owned property that is adjacent. Through the PUD/CUP process, the City could allow the setbacks to be less than the minimum required. The Planning Commission should discuss this issue. Easements. The Preliminary Plat (Exhibit 13) indicates that 10 foot drainage and utility easements are placed around each of the lots in compliance with the Subdivision Ordinance. As indicated, it is recommended that the drainage and utility easements along the road/cul-de-sac right of way be increased to 15 feet to compensate for the proposed road right of way width and radius. The easement for the access via Oak Park Boulevard and for the entrance monument sign will need to be addressed as part of the Development Agreement. Wetlands. The plans indicate that there is no direct wetland impact as a result of this development. The four wetlands are classified as Managed 2 requiring a 30 foot buffer. The wetland buffer impact/mitigation plan (Exhibit 8) indicates the proposed wetland buffers and the plan for signing. The Applicant has proposed to reduce the buffers of small seasonable flooded wetlands (#2 and #3) from 30 feet to a minimum of 15 feet. They propose to mitigate the reduced buffer at a ratio of approximately 3 to 1 with the dedication of additional buffer/conservation easement. The City Engineer will need to comment on the acceptability of this mitigation. Tree Preservation/Landscaping. The Applicant has provided a tree inventory and landscape plans for the development. The City Arborist has reviewed the plan in the memos as found in Exhibit 19. The total number of trees to be replaced is 194. The Applicant will replace 129 trees at the time of initial site construction and a minimum of five trees are to be planted in each of the lots after home construction. The landscape plan indicates the extensive screening plantings to be installed that will mitigate the impact of the development to existing neighbors. The landscape plan also indicates the 5 trees to be planted on private property adjacent to the boulevard to provide street trees. The plans shall be subject to the final approval of the City Arborist. Existing Wells/Septic Systems and Oil Tank. The Applicant has provided a diagram indicating the location of a well, septic systems, a cistern and an oil tank that currently exist on the property. As part of the development of this property, the Applicant will be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. Street Plans. Detailed plans for the street have been provided. The City Engineer and shall review and approve all street plans. The City Engineer has provided a separate report that is found as an Exhibit 20. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the applicable watershed authority shall review and approve all of the grading and drainage plans. The City Engineer has provided a separate report that is found as an Exhibit 20. Utilities. A utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer and Public Works Director. All of the utilities within the development shall be public and built to City specifications. The City Engineer has provided a separate report that is found as an Exhibit 20. Lighting. There are two existing street lights on Oak Pak Boulevard spaced nearly evenly between the proposed development entrance. The Applicants have proposed one standard street light at the end of the cul-de-sac. Signage. The Applicants have proposed placing a monument sign on City property at the entrance to the development. The landscape plans indicate that the sign will be landscaped with shrub and perennial plantings. The City will require the developer to obtain an easement for the sign placement. The City will not maintain the landscaping and sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. Traffic. The potential number of car trips from a single family home averages ten on a daily basis. With 13 homes, 130 to 150 trips per day generated from this development should not have an adverse impact on Oak Park Boulevard or the intersection with Oakgreen Avenue North. Parking. The Zoning Ordinance requires that all new single family homes are provided with at least a two stall garage. All of the potential house plans submitted by Creative Homes, Inc. indicate two stall attached garages within the development. Building Height. The R-1 District specifies a maximum building height of 35 feet. All homes will be expected to comply with this standard. 6 Architectural Appearance. The application materials indicate that specific homes have not been designed for this project. All of the homes will be constructed by Creative Homes, Inc. The project narrative includes building plans and elevations that are currently being used by Creative Homes, Inc. in the Liberty West neighborhood in Stillwater. It is expected that the same or similar style homes will be constructed at Palmer Station. 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 may comment further on the building appearance and materials as part of the review. Section 401.15.C.8 of the Zoning Ordinance specifies provisions for residential building type and construction. The Palmer Station development will need to comply with these provisions: 8. Building Type and Construction. a. General Provisions. 25 1) Compatibility. Buildings in all zoning districts shall maintain a high standard of architectural and aesthetic compatibility with surrounding properties. Compatibility means that the exterior appearance of the building, including design, architectural style, quality of exterior building materials, and roof type and pitch are complementary with surrounding properties. 25 2) Maintenance. All buildings in the City shall be maintained so as not to adversely impact the community's public health, safety, and general welfare or violate the provisions of the Nuisance or Hazardous Building provisions of the Oak Park Heights Code of Ordinances. 25 3) Metal Building Finishes. No unfinished steel or unfinished aluminum buildings shall be permitted in any zoning district. High quality, non- corrosive steel, aluminum, or other finished metal shall be allowed for walls or roofs. 25 4) Prohibited Materials and Structures. a. Pole buildings and Quonset structures. b. Wood or metal poles as principal structure support where such supports are not affixed to a floor slab but inserted directly into the ground to achieve alignment and bearing capacity. 25 5) Accessory Buildings. All accessory buildings to residential dwelling units and non-residential uses shall be constructed with a design and materials consistent with the general character of the principal structure on the lot as specified in Section 401.15.0 of this Ordinance. 7 25 b. Exterior Building Finishes — Residential: The primary exterior building facade finishes for residential uses shall consist of materials comparable in grade to the following: 1) Brick. 2) Stone (natural or artificial). 3) Integral colored split face (rock face) concrete block. 4) Wood, natural or composite, provided the surfaces are finished for exterior use or wood of proven exterior durability is used, such as cedar, redwood or cypress. 5) Stucco (natural or artificial). 6) High quality and ecologically sustainable grades of vinyl, steel and aluminum. Vinyl shall be a solid colored plastic siding material. 7) Fiber cement board. 8) Exterior insulation and finish systems. 9) Energy generation panels and devices affixed to a roof or wall. If not in use, the panels or devices should be removed and building surface restored to the original condition. 25 c. Exterior Building Finishes— Commercial: The exterior architectural elements and finishes for all buildings in the business zoning districts shall be subject to Section 401.16 of this Ordinance known as the Design Guidelines. 25 d. Single Family and Multiple Family Containing Up to Five (5) Units to Include All New Construction and Remodeling: 1) Entrances. Primary entrances on principal structures shall face the primary abutting public or private street or be linked to that street by a clearly defined and visible walkway or courtyard. Additional secondary entrances may be oriented to a secondary street or parking area. Primary entries shall be clearly visible and identifiable from the street, and delineated with elements such as roof overhangs, recessed entries, landscaping, or similar design features. 2) New Construction and Remodeling. New Construction and remodeling shall relate to the design of surrounding buildings where these are present. Design features such as similar setbacks, scale, façade divisions, roof lines, rhythm and proportions of openings, building materials and colors are possible design techniques, while allowing desirable architecture innovation, variation, and visual interest. All sides of buildings shall use similar quality building materials and other architectural treatments as principal facades. 25 e. Single Family and Multiple Family Containing Up to Five (5) Units to Include Only New Construction: 1) Window and Door Openings. For principal residential buildings, above grade window and door openings shall comprise at least fifteen (15) percent of the total area of exterior walls (excluding the area of garage doors) facing a public/private street or sidewalk. In addition, for new principal residential buildings, above grade window and door openings 8 shall comprise at least ten (10) percent of the total area of all exterior walls. 2) Garage Doors/Street Facing Building Facade. Public or private street facing garage doors shall be allowed to project no more than four (4) feet from the front or side facades of the ground floor living area portion of the dwelling or a covered porch (measuring at east eight (8) feet by eight (8) feet). 3) Garage Doors/Building Design for Attached or Detached Garages. Garage doors may be located on another side of the dwelling ("side or rear loaded") provided that the side of the garage facing the front public or private street has windows and other architectural details that mimic the features of the living portion of the dwelling. 4) Garage Doors/Building Frontage. Garage doors shall not comprise more than fifty-five (55) percent of the ground floor public or private street facing linear building frontage. Alleys and corner lots are exempt from this standard. 5) Garage Door Height. Except in the rear yard, garage doors facing a public or private street shall be no more than nine (9) feet in height. Development Agreement. The applicant will be required to enter into a development agreement with the City should approval of the development be granted. The development agreement shall be required to secure site improvements and municipal infrastructure. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION I RECOMMENDATION The Planning Commission is to consider the following as it relates to this request: 1. Rezoning of the property to R-1 Single Family Residential 2. Planned Unit Development/Conditional Use Permit 3. Preliminary/Final Plat Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised herein, especially as it relates to the requests to vary from the Subdivision and Zoning Ordinance standards through the PUD/CUP process. If the Planning Commission is ready to make a recommendation on the application consisting of requests for Rezoning, Planned Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat approvals, please find as follows a list of suggested conditions: 1. The preliminary and final plat, as well as the dedication of easements shall be subject to the review and approval of the City Engineer and City Attorney. 9 2. The Applicant shall pay a park dedication fee of 10 percent of the fair market value of the land payable as specified in the Development Agreement. 3. An easement with the City of Oak Park Heights shall be required to provide access to Oak Park Boulevard. 4. An easement with the City of Oak Park Heights shall be required for placement of the entrance monument sign. 5. Drainage and utility easements along the road/cul-de-sac right of way shall be increased to 15 feet to compensate for the proposed road right of way width and radius. 6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed street dimensions and adequacy for emergency vehicle access. 7. The Planning Commission and Parks Commission should comment on sidewalk/trail development and connections to the existing trail system. The City should determine if it should retain additional easement areas for trail development. 8. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 9. The proposed wetland buffer impact/mitigation plan is subject to review and approval of the City Engineer. 10. The street construction plans shall be subject to review and approval of the City Engineer. 11 . The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 12. All utility plans shall be subject to review and approval of the City Engineer. 13. The Applicant shall be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. 14. The City will not maintain the landscaping and monument entrance sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. 15. The Planning Commission and City Council may comment on the final building appearance, colors, materials and the variety of the house plans as part of the PUD/CUP review. 10 16. For emergency vehicle access purposes, parking be allowed on one side of the street only, and no parking be allowed within the cul-de sac. 17. The Planning Commission and City Council should comment on the request to reduce the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. 18. The applicant shall be required to enter into a development agreement. The development agreement shall secure site improvements and municipal infrastructure. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 19. Any other conditions of City staff, the Planning Commission and the City Council. pc: Mick Lynskey, Nick Hackworthy Steve Johnston, Julie Hultman 11 EXHIBIT i PALMER STATION Single Family Residential Neighborhood Oak Park Heights, Minnesota PROJECT NARRATIVE June 2, 2014 DESIGN1; : ezti 41 t. n 6 DESIGN 901 N 3rd St,Suite 120 Minneapolis,MN 55401 612.260-7980 www.elanlab.com June 2,2014 Honorable Mayor and City Council 14168 Oak Park Blvd. Oak Park Heights,MN 55082 PALMER STATION RE:Project Narrative Dear Mayor McComber and City Council: Attached is a project narrative for the proposed Palmer Station neighborhood prepared on behalf of the developer Creative Homes,Inc. This narrative describes the site's existing condition,proposed design,PUD attributes and anticipated housing styles. Please feel free to contact me should you have questions or need additional information,612- 260-7982. Sincerely, Élan 1A Steve Johnston,PE Principal Engineer Cc: Elan File#CHI14001 Nick Hackworthy Mick Lynskey Cornerstone Surveying Site Analysis 8 Planning I Civil Engineering I Landscape Architecture I Construction Services Palmer Station Neighborhood Oak Park Heights, MN June 2, 2014 Table of Contents PROJECT TEAM 2 PROPOSED DEVELOPMENT SUMMARY 3 EXISTING SITE CONDITIONS 3 COMPREHENSIVE PLAN AND ZONING 3 STREET ACCESS 3 TRAIL ACCESS 3 MUNICIPAL UTILITY AVAILABILITY 3 PROPOSED ON-SITE STORM WATER MANAGEMENT 4 TREE PRESERVATION 4 WETLANDS 5 LOT WIDTH AND BUILDING SETBACKS 5 RIGHT OF WAY AND STREET WIDTHS 6 HOME DESIGN 6 APPENDIX WETLAND REPORT SOILS MAP LIBERTY WEST SALES BROCHURE `' Page 1 of 135 DESIGN Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 PROJECT TEAM Property Owner: Developer: Alan&Margaret Palmer Nick Hackworthy 5625 Oakgreen Ave.N. Creative Homes,Inc. Oak Park Heights,MN 55082 707 Commerce Drive,Ste 410 Woodbury,MN 55125 (651)289-6800 nick@creativehci.com Developer's Representative: Landscape Architect: Mick Lynskey Pilar Saraithong,RLA Lynskey&Clark Companies Elan Design Lab,Inc. 118 Main Street S 901 N 3`1 St,Ste 120 Stillwater,MN 55082 Minneapolis,MN 55401 (651)439-1412 (612)260-7984 Micknalynskeyclark.com psaraithong(ielanlab.com Civil Engineer: Wetland Consultant: Steve Johnston,PE Melissa Barrett Elan Design Lab,Inc. Kjolhaug Environmental Services 901 N 3'St,Ste 120 26105 Wild Rose Lane Minneapolis,MN 55401 Shorewood,MN 55331 (612)260-7982 (952)401-8757 sjohnston@a,elanlab.com melissa@a,kjolhaugenv.com Surveyor: Geotechnical Engineer: Dan Thurmes,PIS Ryan Benson,PE Cornerstone Land Surveying,Inc. Northem Technologies,Inc. 6750 Stillwater Blvd.N.,Ste 1 1408 Northland Drive,Ste 107 Stillwater,Minnesota 55082 Mendota Heights,MN 55120 (651)275-8969 (651)389-4181 dan@cssurvey.net rbenson@ntigeo.com rit. LIIII Page 2 of 6 e..4, e c Page 2 of 9 Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 PROPOSED DEVELOPMENT SUMMARY The proposed development consists of 13 residential lots served by a public street approximately 600 feet in length. The total parcel is 6.76 acres,with 0.48 acres of wetland,0.83 acres of new and 0.41 acres of"implied 33'Oakgrecn Ave.ROW". This results in a gross density of 1.92 units per acre and a net density of 2.58 units per acre. The average lot area is 18,485 Ft2 and the minimum lot area is 12,327 Ft2. The site is located South of Oak Park Blvd. and East of Oakgreen Avenue North in Oak Park Heights, Minnesota. The surrounding land uses to the east, south and west are single family residential homes of comparable size to proposed development. The properties to the north and Northwest are developed with medium to high density residential. Access to the site is accomplished through a connection to Oak Park Boulevard,the street/driveway serving City Hall. The project is proposed to be developed as a PUD to address minor reductions in lot, street right of way widths, and building setbacks, wetland buffer width averaging, and tree mitigation. These alterations to the ordinances along with a minimized street width of 28 feet are requested in part to reduce impervious area within the site, avoid direct wetland impacts, and work around the existing home in the SW corner of the site. The reduced right of way has the added benefit of moving the homes closer to the street resulting in less tree loss. EXISTING SITE CONDITIONS The site is presently occupied by a single family home with a variety of outbuildings. There is an "exception" to the plat in the southwest corner that is occupied by an existing single family home creating an irregular boundary. The site has significant existing tree cover, some of which is in a natural state, but the majority of which is a maintained landscape. See sheets L1.1 and L1.2 for an inventory of the significant trees on the property There are four wetlands on the site as delineated by Kjolhaug Environmental Services Company,Inc. and approved by a Technical Evaluation Panel in the fall of 2013. All four wetlands were determined to meet the criteria for Managed 2 classification resulting in the requirement for a 30 feet buffer.A copy of the wetland delineation is attached. A geotechnical report has been commissioned and the field work completed. The report is expected within the coming week. The Web Soil Survey indicates the prevalence of Santiago Silt Loam and Kingsley Sandy Loam, hydrologic soil group (HSG) B and Freer Silt Loam HSG C. A copy of the soil map is attached. Page2of6 DESIGN Page 2 of 9 Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 A portion of the site flows to the north to a wetland in the northeast corner of the site and to a depression that runs parallel to Oak Park Blvd. These two basins are drained by the same storm sewer system. The balance of the site flows to the south through a series of small wetlands and depressions and leaves the site via a swale between two homes. There is approximately 16 feet of overall relief on the property. COMPREHENSIVE PLAN AND ZONING The project site is guided for Low Density Residential in the City's 2008 Comprehensive Plan. Low Density is defined as 1-3 units per acre. The proposed project is in conformance with the plan. The City's Zoning Map designates the site as Open Space Conservation,a holding district. It is requested that the site be re-zoned to Residential Planned Unit Development for the reasons outlined elsewhere in this narrative. STREET ACCESS It is proposed to access the property from Oak Park Blvd. During the site design process the alternative to provide a connection to Oakgreen Avenue,but this was deemed unacceptable due to sight distance and proximity to the Oakgreen/Oak Park intersection to the north and Oakgreen/56th street to the south. As a result the Oak Park Blvd connection was selected resulting in a cul-de-sac street of approximately 600 feet in length. To access Oak Park Blvd. the cul-de-sac to be named Oak Cove,must cross a narrow strip of City owned property. An easement for this purpose must be obtained from the City. TRAIL ACCESS The City's trail system includes separated off street trails on the west side of Oakgreen Avenue and the South side of Oak Park Blvd. It is our understanding that at some point the trail on Oakgreen will be extended north to Oak Park. There are no trail connections to the fully developed properties to the south or east. Given the size of this neighborhood (13 lots) and the proximity to the Oak Park Blvd. trail(average 300 feet) additional trails are unwarranted. It has been suggested that a trail connection be provided near the southern end of the neighborhood to the Oakgreen trail. It is our opinion that this is unnecessary for the reasons stated above and unwise given the inherent danger of crossing a relatively busy street mid-block. MUNICIPAL UTILITY AVAILABILITY A 12"watermain is available to serve this property in Oak Park Blvd. It will require open cutting the street and wet tapping the line. No interruption to other users is expected. A new 8 inch watermain will be extended to serve the new homes. A new sanitary sewer will be constructed in the intersection of Oak Park Blvd and Oakgreen Avenue as part of the Highway 36 reconstruction project. Connection to this system will require coordination with the state's contractor relative to timing and the physical connection.An 8 inch sanitary sewer will be extended to serve the new homes. Each individual lot will be served with a 4" sanitary sewer and 1"water service ... r. 4 6:441 Page3of6 DESIGN Page 3 of 9 EXHIBIT 2 6LJ LIBERTY 0)3A? ) WEST Starting at $380's MI ifc Don't miss your chance to build in Libel ty.... Only 9 homesites left' Community features walking paths,parks, and retail. call 651-289-6014 OUR STORY -N' creat i vc ES Helping you find your way home... H o M For two generations the visionaries behind Creative Homes have set out to create a home 44 building experience that puts the customer first. Specializing in single family homes,their goal is to bring a unique edge to the home building industry. The Creative Homes team is made up of talented individuals who are excited about what they do. And their passion is catching! Clients often express how enjoyable they find the process of building their home. Carefully listening to their clients, the dynamic team at Creative Homes prides themselves on a hands-on building experience, with integrity at the core. They are motivated by one ultimate goal: to help their clients find the thrill of coming home. A company big enough to provide master skills and superior service, Creative Homes is also small enough to offer the level of customization in building a home that can't be found with a national home builder. With experience of over 30 years, their well- tested, streamlined process makes each experience a positive one. Creative Homes strives to put a distinctive touch on each home they build, knowing that every homeowner should take pride in the place they call home. cr 707 Commerce DR 1 Suite 410 1 Woodbury, MN 55125 1 651-289-6800 1 CREATIVEHCI.COM FLOOR PLANS ST • a....t. ' `° 2 Bedrooms I 2 Baths I 2-Car Garage I 1,512sf CreatiVe HOMES I_, til{ 1, II211 mill ul tlnrni imam,' 1 L.pp,'till'Tin pit Imnlpltnnll -te A pm p1"Imar,m.11 mum.um a, Aw ..07 n .ill,11'.II'ill 111111 3III . nlnm I. } - M.BEDRM. r 1 GREAT RM. FUTURE : BEDRM.3 DINING FAMILY RM. 0 F ;j �� ''I ... / I�l� ��1r_ ty rel I a I. 'Or ' aj IIIb --- 1 y --- .L �. KITCHEN :7: ;_>;rr L {i' J 0 1 MECH.RM. --I. ie- • N 1 MUD RM ___._ . ..�._•.__.._ - I' xR BATH,`- , THEATER/ GARAGE I FOYER I gEDRM.FFICEJ 2 EXERCISE RM. I A I - --- - PORCH . 1 I. • ID 1:1 —, -- L-1 Main Level Unfinished Lower Level Q 707 Commerce DR I Suite 410 I Woodbury, MN 55125 1651-289-6800 I CREATIVEHCI.COM FLOOR PLANS ASHWORTH 4 Bedrooms 12.5 Baths I 2-Car Garage 2,586sf creat 1 v e I Eri 1 WI .... HOMES y ;.mac; r -1 I I I 1 DINETTE I 1 1 1 GREAT RM. o �I - .- BEDRM.4 - — �� M.BEDRM. 1 'dill • OPT.LOFT I KITCHEN MUD 1 - RM. IC - -MIN 1 , i HEN' I IIS . GARAGE FOYER DEN BEDRM.2 BEDRM.3 gbh L _ ... ...1„_, J PORCH LI I I Main Level Upper Level 707 Commerce DR 1 Suite 410 I Woodbury, MN 55125 1651-289-6800 I CREATIVEHCI.COM FLOOR PLANS — BENTLEY i ",_... .�I:L1J J 3 Bedrooms 12.5 Baths 12-Car Garage 12,082st creative HOMES 21 A KITCHEN I DINETTE Ib M.BEDRM. ii1: ' • r is j I[ � 1I LAUNDRY D RMS GREAT RM. LEDRM.3 �' _ •W .�, HALL GARAGE J p aR. ' --i�w■.�wi* = LOFT 1111P- OYE'i DEN LOBR ■II'II'I BEDRM.2 PORCH Main Level El p Upper Level � Q 707 Commerce DR I Suite 410 I Woodbury,MN 55125 1651-289-6800 I CREATIVEHCI.COM FLOOR PLANS -44 _ . i BERKSHIRE ,// '''N'N. 3 Bedrooms 12.5 Baths 12-Car Garage 11,796sfcre e /.. .}...L..H_ ,,[ LL.Hi HOMES I -11111el". :-.7 ILL: } , : 7 w . . 'S. f* r 1r vtr.../:: 1115:1 54r-- i r KITCHEN I ; i 76171 BEDRM.3 j BEDRM.2 r r M r• r _ 4MUD R .. 111 1 1111111 -- rr , 4 r ..,,,, , ; .; DINING r11TllII ! imulr'ppm GARAGE , 1 WI MI ' 1 r - ! 1,� O i GREAT RM. -__.t , 5"� ' M.BEDRM. ri FOYER, 1 PORCHEl J ® a Main Level Upper Level ; ll Il` ,.,. .I .. :,) Ir•I;. ., 1I01 ?t ), 1.trl V.i Il - I A II 707 Commerce DR I Suite 410 I Woodbury, MN 55125 I 651-289-6800 I CREATIVEHCI.COM EXHIBIT -3 ��- a.0100 ALAN& MARGARET PALMER 122101121100 MEIN OM MC News,_MO I i 1 1 f \\ I I I LtI❑ I I 1 (` 1 (-J43 L—{_---LQ-_1 _ _I--_-_,-.1___---1-- _, ❑IEATnreHOMES,INc a \ r. 7 / m 001000 01010.01112 00 /l fit; ,,,,,,4:%o o°e �, .1 140010210 0000 r -I A e. 1 4K.2•10 I 1 � a. n' 10 . I C '�� PALMER STATION CORNERSTONE QA, mamnownwoorac •!; 13 0 ' WL,wo I OAK PARK HEIGHTS - MINNESOTA '''�,�` . - :tae e 0 04t�``� ° �..�` _ OAK G O Ods J 5 0- Ej r----'--.<121- Tit N6' 114ilijy��i �4\� /// .410...,•0 0C,' S�''. I / ®\ . . - a __-1 L1__-- PRELIMINARY PLAT ,\ DAXGItNMINA NORLN ~ _ APPLICATION NOT oRl \ 4_ 1 1 1 REVISED JUNE 2,2014 LOCATION MAP SHEET INDE X PROJECT N CONTACTS r _..r... 01 003111101 100•100112 100 SHEET n INDEX pp.. /01001NK °". MO 000 , m .�uat t! ..' . .»a m ,.m,a..® r net11..00 cm 10,00 0.2 DESIG a 4- .V �� «. v uuan 2.,12.•w m.m. .200 20,00 101 d 04410 S •11440•001eu .e e1 N.x tIN i + . 100010 1111 00 00 000 00. 40 c 11 30fL 0,000 WIT,120Y NI 11 NA . 11 j • ._:•_ — � it k ti.r. ▪ 00 0 1 k L 1 , Vii `• `;'*i. �`]{i'^Yi _\ ""011•101 . IN ▪ cow 101 001 SC .aLEGAL rnscplPnoN .w mr.wSS SIM s m o.00.:NKIK r^•r "" 01•1111040102 .L121 TM�... 000 l ........... '"°"" °`"0 :" r:: .....'": R' " �c M • t..a...,.. . . r.... i .eR 01010•s0.�"- ...x2 ` �¢ 4I{ , come0c WO SKIM{K w+wrao11010011 0 l• .�» MVO R" O It MIL 1 i ' '00 '.:O�rt=�-""�" "" UNDERGROUND UNUIY NOTESIrr > a+e • glill } 1V n MI 0 OM MR m .re ° . C +s" `. Tn ^SYS " '°'"° °° wo1- ep : . w .e 01100 00041. v.. .wuewa MIMS*OM away00110000 0010= 11 1M inel K 01,14 OR 10 PM NMI;1411100112 i w � "���� i `'���wi,o �"000 2100 110T 1•110117 var nw fCtT . mt KINK 0000 us 000 000 MP • w .w .�s — . x0KY MN 10011000010 die, 0 13i . f2 l • l�r >�JJ " • 0�w,m i(W=4.• W MN OW aNOW 000 d0 0 robr = anrmw 1:6N11000411WC0pMS�1.1100 00001 UM W 0110 00 :�w. m , ' ' .Ce .a. R �esm 000 1011 ., v 110w SURVEY NOTES 0211110111040 Ir.- Z / 1 Iv ' 1r esm 01400 00 :: - a10 1000 MI a.e.ewei 00.010 001101011.x011; yly /- ..;.4...2, ,e..-,'.... .- �w WETLAND NOTES0 00 1001 n▪rcme ioWiLOW BY e.e i'w %0f m• 1uw uwo w e0010C MN•00110 MC a.em TV.' �u.�.x..xw© aww . 201010112 0000 AVM MC 110 It 02100104 1,011 NM PR 0 WW1 NOM 011 110 1100 L 0011.41110 n a.a.a men wv=TM w." 00.1110%11111201.040 wriw MO1010100.a010111 MOW SC 011 Ow MOTTO 011.2 MX wem : 0'. p°p101c0100 wmf 001 w w.maawvoaMIDmi TREE SURVEY NOTES emTc oma elmr 001)10-00 /0010010.1 CO 00100 410.10 i m 000 00 an0000.1200 00i-00r t 140 mim a wi;Mgr •cr MC MD LLCM 0 01011T 0/1.n.No 140 0010CHI14001 EXHIBIT —4 R. ._. 7:7.--i,-- ...------- ,----' --/-, I a=—.. �' PALM R • "..1111 L__1 _M J \ — •' PRELIMINARY PLAT J_ _ —rte- - ♦r •,� �.n� i- - 1CNOLA-----___ ND �I• aar 2lo '','��1: o'�:' f._- ARFA.pRSO,IT. `�` r r/ eco.-AC wfie�21"'a �' ` `\;'' \; \\``N —`- �- , �,..•-� Creative Homes.Inc. 0. GO Nat KwIgwar n,. 707 Cameo OW Su.NO I ` ` ,1 \/ /���-•°. �� -/- _ 651-S01WI =na+ �� "\;�;'4�\`\ \\\`` vETUNDI/l� -\\ / � ,` \.\` �`' f.� 1111 al]-MD-a,N GO \ 1 WETLAND -�� CITY-COUNTY: • ���������\ .1.0lRfprT. 2y^.L••411, �\ \ ;; `'� /�—"—� / ``-ter....,\\ '^ °—ry o F \ .�,� 1-. — OI.K PARK HEIGHTS \It ..r .Wv-.3M-w•WI• \\\ \�� i���� ®P �r� WASHINGTON.COUNTY ,' / ,, ; •• : ...._.. -- VICINITY NAP 2.222 212t l• i II \'1 b. PSS I 0�Qe .i'RSP '. � R.\ 1 .. �t k . . IF. ®1 � _ \ i �`�O [ l{ ,�, � ``\`\\, �`,`•fe RFAa,I.IS , -_ wr � 1• ----ci IlL ; I ifip d' \I\ A� I _ mac,_ �� ® I. ,, s i4 Id 111•o a.•`.BA : I {;',, ur / f '\ , ifb etvlalors: �'� IP `'j • `\ • i> . Nn .rte \ / I @� n 30 `\{� N 49\ ceV 1 1.1.12 MIRO I �P ,I 4„,":\ \ \ f °° oar o /, 111:1 i' f L. +' t of Ytl `moi IRF \1 - �'1 9y i WWI �P I % �I. �� 30 60 f —.� 1S-I.� _i ty\\ xuciwrrn Ilk' i d ` f ' 1 / i ! is �I1I •11+11 a.• w........• 111 ..r•._tt- ,,'PROJECT LOCATION: f .»•.�-�— — —ter-- — --- ' — _. m--- -- t .. �r �d 5 6 Z 5 i '� a % ..—}-f_��-- ___••_--- _---._�� A } ••••.� OAKGREEN AVE.N. % '"""- IYr �-`OAKGREENAVE.N. IJ - I PIDi0402920230063 J ,�\}1' .1.11 w.c:u- arA2w •J J ` 1 - \w. fN.10 , 1111.« 22103 I _____Th -� �, »ra'rrt q E GS11NG LEGAL DESCRIPTION: G SYNROLS: SURVEY NOTES: ,UNDERGROUND UTILITIES NOTES: ,WETLAND NOTE;: C u22wrwaanwlamwc.a,nru a .m • a:,nr TMamcacawunns 211001012222®aa W1° 2110.,•2•0 6re STOWy..0.I••2•11.... R... • al.,- rm..REM 2u2vry 2wwuro. panicowwcp CO101B11Oxa O +�...w rw.ww.rw.u•w.•r....r<•s.•...r..a..m— p V vu� MOM.RV TWO a r nn YAM•o aurnN�¢,w,.1re ur +unr^'aKc.MC ON�i-x,-,R a••.42,rr..a.v:�..w...r.+.., r.,.:.1»„ p NI2 ro.avr®rolroa LIPID WV »n vnures>ao.la>�eoNK.0 siw ''r u.o1TAL MMUS m..°a NIT,uc. N.20.0••e w rr..I..rr.wr..2...s r•.ws.-2•24.4.- a wmun,war �n KsavSa2a ANAoaw. MR OF WORT .......0.303.......1331.0•33.30 60 ammo... _; RrA,�.1,:.,.a...A.� CORNERSTONE '.e.a... . ..,........ —2222•.•,.. oeN,ae„m.p. »wa I..N0%URN IRW2A•.fl2r,• C' A .w 21TYE 1.123L 2 FOOT.R21r 20.112121•1111.2213�n1om1H1106®n•v,w2 EYING,INC ....n •s.e•maw r 006.•A.m. ,kW/MK012201.1115 ro'p®ORM D1011. COW, •0w.w,io i.4.1r iris SIAM I.WIIS F02.2T ^TREE SURVEY: —_ °—••221:.2`.2..112 ...2.,221.w 21.4211.2.•4 rix +owwa.o urun.Nail/GM n sow GM.rWU'.0TR a 1.119.oan MIT. ..+r.—.....S.A.an.—.arr,a 0.1.2.21 rr..a uul•a..w DO 1EIIYATO2 2.4�rw3030.331.3x.2.22 TN .I4 •.e2mx� RIM sow w nxvm2.12 am .:.ic u'°�e.seaww.2422..—..mr.1.,1o2.wmro......r. V. noun TIMM* 11..03«.vom 1.eu.®.mwuamn O i.TIR R..wi ol24.MOUTSO u'ew" .vc..e. 1c:.., Gopher State One Call W°,TM.eu'°"2,,•AKn..122."°°s°"TI6010'° 21..... a.,A,. T. `•2. ....:v.....w—..+..r.,..r...ec....e....a�....r.. A ....AAA -ma-..11u I AREAS: 2v`narnpwsvcn,la*o'2ia+Map us. .2...'~..11..12rs.•mr.Awxl,lm.r42.1142wrFop 1.. 0•21.,1;02.:12,2011.2.0511 SQ.FT.w.n uxa2 oar w,1121w15 TATO.•m�aU2. MUM EXISTING CONDITIONS ••aA.E - W",/1121A� Cl.1 EXHIBIT -5 R. L. S. NO. 7�. I / )WA G E k f S R D S V ®T H I A D P / T/ O N Q / 1 11111111111111111=11111• ,..... �� _ ALAN& _eir �.�9_��__,,-, _.,— —-v -7,-4;...-4 1•/ MAR ET PALMER 7) SIOS ••• OW WS0.M21O112M21IAve.x Cadl, 7 ( / .....,.gym w\ \j :lilt _ -- - - ` � .ees'4�'- �..�._ -„.,..' -- - CREATIVE HOMES,INC. NO COMO.OWE SUITI•10 W000.III1,201411.13 • .PLAN R_ I 1 in ....i...- „:-.---, , \ r'' \--- CORNERSTONE moo... ,� ! -- --- STATION ` OAK LARK HEIGHTS, �.0 I • i Ti. se t �� ._-. � R MINNESOTA '� `�•o LOW MO n+..,,.1d0YL 5 I , I /� -”--` l '/4 •� . --od c4,1 bR./ PRELIMINARY PLAT �•� _ �-�' W ! APPLICATION / N ;: tea —.1P `% \ a:.«. I r �/� TME 1. •i \ �� @b �.,. 1 - I G �� iti‘e, ` )\\ \SN/ 1/4/ • co ,-....------./•c4. 4,1 \\ \``\ ? .,.. t w n V OTT 0•12700 SO/SO, f3 i comma w»n. t..,.: \ \'' • \ !^\ o • tQ�X e ! � • \\� • n. —�11 �r �..,,0•5 Id e► i ... ��\ 00, 4.1 • / 4, 3 -el • • 4. ,, 0. WILMO CMOS €se 111 tl1 i wilcoo ,\i •cs •; n -'" et,: .Ic-HI \ yl�p I _/- "'r701i.w�w„� MOW FLY POLS/ MORN 144 i 1 I,A! •F filo e' r.• * .,.,,, • .;r •o \ /$0 EI / u ..:.I PICUIMUOT tea ISO IMO POIOSINSI•�.a � ..,- . o� • ••e �F • Mo'F� Fa• •P' fi, ---- ....../ e e V � T `,�.\ �`�- `a;MOU'a nwo r p 016 I —see - ^ A j \ R,lio j •o.f �.• •o c` cr. •°� > F" ° w,�i c +• �° _iii >,..°- M I ��_. • T `� ��• II—� I \ ESI G \ /' I L a.,.. .,o.TI aan \ �\— s.AT - :........... -- '°" OAK REEN AV1NUE NORTH ,, ' :I- 1100 MON - • ; r r -----------_ \T / I I L.. —. —gyp DEMOLITION NOTES LEGEND •NOTES - L ua"�...^.e:a.es,. ..•c,m^, •.,seals ww...w .a ma tm� .•o. GON'� M maw""'.Sm.e...,. 10 a MIR MVO ","S.^�F... mc.. .,. wawaIll ws ,a. .e,e. n.wn...ns..n•e.,o..aa. . MINNOW uvn... ' ,'d..,n.....`,.o'w�s.,�.�a.aa .c MO MOMS PIAM LEVAM ':_ ...,..,—e"... ,.,con. `..n,0° rvnaoe.o�,nn `wiru N0�' non wan es ammo man O.WWII a nos/ase w,umia' ainrins=4".w'.irirrit".` ••••, nmo.•tr., "m.a"'a.m.4 w°v WWI.u.'s'�,aMUM�,e.... ,ws..es.e�s,sx AMMO VOA•cows Ora swot 7 ♦sn ...:'.+d.wl.o..o veOM�ut ow.. • NOP .""'..OR COMM.AT n MOM.CM • :w"..,. -•-• ""m' I see sect C1.1 FOR ems1 corolla.rBSE .•a.., •71/."••C G. IX=WU.OS IMMO O2O1,w.047....11102.1a=1. •••'..1..smu.,i[u. • ,,,,u -.�� I -�1 rEMOImON PLAN vr.w... . FLEX Sa 9EE,u1 KR 1AB,E,W.4 a... MO MOOSMOa.O°Adno...O MOOS v O•oas,MO ®Mose X �o.a MOWS .....• l.•Wow. O A,....IT O1 Q1I14001 EXHIBIT - b ' ��ir v�".� _'�............___....--1- � ....- ...,...1.1:11 , a �,,, MARGARET PALMER p %D di.RMME A Z, 1 % - lea 11111.000A4 M4 OY M1I4 Mnb111.M1SSp61 i ,� \/.. \ anv ' ;� Y� • . � r '— .r'' «..oa.° 4444 ( 7 1 I -•,- -4•Isf-i"?1,-.._:.°77,:., ., •- ,..‘ <0 ...... 1 3 w �/ � ``� : `'`..` '.#A.�_6J► 3��^(i�'` - +_S ,°' .,,.,. CR NOMEMc. \'140 `°�-- 5 , ♦ fic —07-410-44 4.000.,...'wt., 1110 )/ I ', 7 •. 161001 0.04 0011 14 re O ,,_,,,..,.e.na «.oa �r�-'�1� I t w r• 5 Fid ., isitNikC •.. , iI 'J " 1,::' • -O `. � �' 1 'e, 1 �f �F ��` _ ;'�1 �\ _'ir' 1 CORNERSTONE �� \...: mV 4i v r.'� p wo•nvAi i; `�T•. I♦ \,,,_ �C yl,`11� . _ ...�,.�... ... is —aWY .t, ,4 J \ ' an` vb.- , , `` ''Y \ @ii.,�i�t� „.;:.t.:A --- - PALMER G `,..v®r' r _ L.... 19 ,,�' � _ "� h111if'i neo STATION \ :1 ti; 'V 0 F4 cr� "umi — Z V. ,.. 1 1 s --© ' r.• / .�Altif Ri' 'b'\ 11, OAK PARK HEIGHTS. 11nao u.m _ _ AC/ w 4a..e • 111' j .��__ 1 ` f; 44411 MINNESOTA O �O1a`- ��. / 1 IIft°� iiiiii.gmfoi / °lir !fit ...-!` PRELIMINARY PLAT \ \�C �j`� �'� \�• ` .�� 'iAikli,I1,pp k +, 'J APO6/02/14DN` g ♦v , _4..-- 11 t,fl --- a __ , 't mo a., '` c ,% '� •_JC —! i o.w.a�..an 4044/4 M'��n.`% 1 I C I ,V • _ 4. ��D \'� .:') .$. / / ..o.PP 'm.w.n ate'. 01 141 WM ' 1 I , .., 444 `., A !n,' ''::' . \ i e ,, %....... a1 \ 1 ,` `` t` / •,,,....., /ice -�. �: I i 1 I S / �.�. 44 44.(4. I L �,. <f • ; A . - i _ ` .��uem1°ARI.v.. ,........,.... .... 0.5 440 004 et tea" 1 a j 4C-P e ` i \•P'3 I \ 111 "� ; .*/ `, ( / K____,,,)1�`, _I \ /^ ai 04 41 knen 040 —t--- M. r— fw. .. _ .....,.,_ I DESI G III ______ �� 1° /�`- OAKGREEN AVEN�IE NORT�h ~� .„... _ "° ."M:"":° GRADING NOTES ,,,,--------------r=--' — .. ' LEGEND m ..e.....te..a.. _. _...� m' MR str"' w ,pPW"141%. � a �.m 64.,4.x. . �i..41. a �«� • m 0140110 40 NM MIKA 440 MI SEM NO100. � 'a I . .. R S0..: ....a 5C0144,Pe Pit or 1400 440 g.:0 . o�� wa .m� GO.a.,.. ::.12..an' ., 1 011111,10.RD 644 r•04 L.04100.7•070 OR 40 4 "...00.". 4 40110 OVA .. .°.. 6111 ZOT IV 41•011 4•00 400e 444 le 141. .04/11. .....n e. . mi or,.v11,10 810,4 40701 00dre 014 0 n..w . ,. o 4 10 ...,,,o,....,,...4404 �.,.444 0444 1004v 111144 4144 4 [10 .0 Pt 04 I 0 C00140 41 414 Mr 644/1101•41211M 001.0 ro 10-011 34 40 1.64 4.OR le. o.¢rtw nmu°w��0144 04., 10410 Weg:rol or 104 4 4 111144 4;ME 44 4 010 144 144 4 4 400 NO ® ii 4641 4.4.1 0004 4007 0440 FIL WOE 40 145 II 442 6.04 04•44 4 1.61002,474 440 u4 �°w MG GRADING PAN°n • r¢, MI 0644: , . 110.000110.00011,owne Qa K nam..10,44 . i.� ^ , % 14 4144,MS 404 4 M It � /104.m0: a 811 © oo C3.1., a" 0" 110 ; a . . ... uv V .4„< .°4 �n a-°.,a0 �.. 0 "40111400100.�,0. �.,.,04A ,-. d : 1 . a, r. • • _-- / / , , s ______ "*-4 1..11i."! -) / ,-L-- ----_,_ •-.. -, u, .- ._- ,/ \,, 7 ,---- 1 ,1910‘ ' 1"6416111111MARGAR ALMER ( / L _ .../ i___ ;_ A ----..-------- ---------7--e----.., . , Ai..41,8. ----- -,r,---;.• .-- .. . _ . ,o.,0 fz...,-"IncfAtt,, „..•••- ,../ \ x=..a, , ""r 0'... ... ,,,,,,,,,ja -.4.-...•-.. ........ ..,,,w. .. ....,„, ... vv.- • f ---...\,, SSE OAKERMN Mt M. OAR PARK1OMITS.MOMS, A / , .., (..,,,,u, . • .,,,..0,0,..,/.4.62 -.. •••,-.........S.;:L..,.,.. --, 1 /"... '.. — \\. \ \ glOf':, ;;ffe;'---- ...._`...„.„....--'..-- i Ci-e"'-''-'\ j',Ail'''....*..•.•.• ••: •\•• 'Ct..- -*.- I Ww it / • - - - \ - - • ,1 0=1,?",,.. - wnrso rt % I s1/4..._:-...", ...." •-' ;''''. ••:••:-::-.....:::••..,:4:...'• N:i ( -711:417,, i. i ':i,'' /,-//4, -„,-, , .1------------,. ,---. - ...•:....t.„,...;,-,.. ..--.....:.:.:•:-:-:•:•:, ...,:...._ '41, I- ' '. . ' -. * L _______ i y,, ,,.:;fr,"\ ii. ,...-e--- -;`--- s',..., ---> ..-.".".1•6:::'..:,...-.-13W`11?4,711t14;‹.. -t*,. . j I i 1 i H CREATFVE HOMES,INC. \ .: //0/'t''Ff'G - .../2......F.''' ."--------..... '..,'.L....'.."..........W.04.0,-..'',*,'",n'4•1•,•.'Y-'27-4.- '''' ' t - \ ' ,,,,..„, , 0 ,..., V V „or.,//0 • AM CISMENEINEN MK.SLATE 410 o 7.7.co. .'T ,,, ,,\,e .„,•, --_••• • —a\r,''•s'.,wl'A'-*';''I.I..IL 1'.''--..A;•;;;„„o.ir:;':„•:.;/„A-''''',.-y./.'r4Xr,?,,z:,,-Z7.4.,,fr,/'/'”I//.,,N.•„/1/V•/1 1:„, ,•-// , „ eeS 4 .%...;!P./:-_„//•,.,-:/.,/.,±.4'*•.5V.,-/"40,.-*;2•.0:,,,...‘,2/.::..:.•.::,,..,.rr:.,.4..1-•-::-:•S-.:7••::.::1•1„•.•):/..•..:...•.;:.A..:f:V•Vr,•I•Y,....7,0:::°•::.:.:..1..r:.4.....fi..;,....:.t....4.!.4.,.:,.:,•.•.....r•..••.1'.l..•,•.l.•:t••1.•:••V,..4::1..I,.L..d:..•:S.••:;P•.r•.p.‘.r.,-.0.•.••''•i.•.,s.4„o:.:...1.:A5.°.-•....0•.;:::,::-'.:.".:.1..?.‘••.,.•s.•••.\•••••.•,...••“...•.....;\•....4,'4,-.1,1,1,..)Q,N.i:.....,.15k?.z• ,,cV..•.,.6•,...'1... ..‘...4. '...,es.....','..\':•.."?......•.:.*4"...1‘-,j,1(1 ,"•..0C,'.G...sApO.'.l:T..AR,.N.AA...LkR.E..r.R.m.".,,.S..,.,..M,.T,.,..E.GMO..HR,NU_:4TsS1E 1 0.. , ,_ Y._./-:-7 \ * \ 0 r.,_. k % l'''' '.:\;* ; R .. ..t,::., ', i , ....0,“tt,;",•PPS**• ,..----- ------•••• ....-•••• ,••- ...... • '\ \----rt ".3•/',. -•••••-'',V.,'iiiiiiiiiiiii;2: ..--...,;I, ''''''"'''--- ... , ' \ ','"'V- ' '-tg- e-,''?:. -'•• ...• ..4".107'".... ...... , ..,&• . _ e., ;-.7.--446g.t . ._,..... . .•..t..-..1.-•:....y. if” ,.."7" „4 ki.,..*.:-.•:-.•:•: ••7-.• '•\ \ \6.;(tiOr(tifl,:i7.--.'."'..-- ::•7"--.1:17..--....,-........... ...-P A K ___;,' ,1.--.:-.. .-•- -- ... ''-'-‘ - --'' ''''''''A :it-.-:-'":- ---- ---:' 11/ \ ...._. , IP ---- MINNESOTA PRELIMINARY PLAT APPLICATION 06/02/L4 mare A...so...a roP•P• ' .•.. * t ..-..."'' .., IMMO(MOM .7.1,4 / \ \V* :ii 5.-•.......:'...:',;;;-....._:.::', \t-ic.---- 7 .-' ,'-'7:10:- ----.11, ; , \\ ( 6 -A\ •'" : ' ' / ., .„ , . ..,,.. ,•,,.,,„, , 1 . •.. . , „ t, ,s,.. __•..., , ; \ \ , ,/ ,....\ • .:::.:.:...::41.. /. ••-•...„.\ % •• • '`”` r-----.\ \ 1 i 5 % A • \ • 1 .4 \ , / \1 1 .,1,. 1'RIM \ 2 \I 1 \ "Ap ) I LW, 11.7‘ \ 1 * ; 1 • I i 1. , 1 4,4, \ 6 I , , 4 , , \ , , 1 , 1 , , i r/ .../......"---/--" \---4.2.----- --"„ ...--- -- ,ni, ,.,,„:„.;\\\........._ 7 . - ‘it• 1 I ; V.3 \., * i ,‘ \---; \ f / / c,,,,,__Th ) it•es.).(se, 0,s. I et , \ 4 i .:0/ \ t • i , . •i ill I , \ 1 , ,,,q \ .........._,/ ; LT I TB MBDIVAIM Mr ,, ' .\\ 4'.# N. \M fit L12 oreg OMMAMOO SOMM I '.,c •el I i -.=----.--....---...._._- .... 4.4P..,.,K, AO ' / ' -- i--- —" ''''------ -----.---...—- -- — ----- -k Lli_ L .••• .“-- -------.______:... „--1_ '-,,.....,.--- ,..........--=7- __--------------_—,.. ------------. —_ - DES!G 11 i , ......... ,. _--, ......._ _ ,. ,..,....,0„..,.„., . , OAKGREEN AVENyE NORTH --_, -----) _..... -..._ ------- 7 ----"' ------. LEGEND • WETLAND BUFFER SEEDING NOTES - EROSION CONTROL NOTES I A0O0 TATIO0 MI M 10.0 gm RR*4,40. lary Ran . ........•ow.. Mr MOO RA MILIMOI,TZLOrra=0:r. A MO 0041.....0aall MOLL.Orn=.0101:MIC,, 11O MORACT.111:14 10410/M 102. M MOM.TB OlOr ,,,,,, BOrAlle*M0(1A1 7.. • ,-..1-...•-••••••• NOM OUTT IM TOM IMOCIST MONO ' r---trzlm---...-- ,.....,_mom or-(o olio OMB OM MOM 00111MT Ot.DM CO WPM MOO.A DM/00 CO" M110C 11 MAC. LoI IRMO MOB amo or.egmeneoc um smornme Noc.an a. menovar wt.poopm....1.ow.soar cans.me mg. iraMit Arrla• c "” 0 OM PL1.,,,,..emeeno, 103MOT E.MS MO MIMI CO Mt SMT Mr MD OCO n RAMO Of SIM MVO OMOOKM Or MOM VAA104 11. IMMAM OMMAIMI AB IT.1%zeivorma MM.Erg.. mammy M Mr 01/0271: Z. RUM AL LOGAL.COAOT TIMM.PM TM MOMMTS 041A0M1 SOM COMM/0 IMRE TOL 001PACM NO 101FICIII 10 IMMO POIM. MOM srearAnx=Atom. 1M SPOMMON MM. 10•01.1-NOME 21-111 OATS C.1020101 OW 21.-W47.4.1(n771.0(0 MOM RAM ItS 31 MAC S. MOM WV TOM MO CAM MO FROMM Pi WM 111,1 i0.40•40 Otro 3 MAIL/AT MOO 00 BM COMMOM OMM Ma1 Re Or vor Mortr.....YAM.rtio.omo omm/M or o.goo poor....nor..moog.po.oromo. UM ZSMOMMT CO MAIM MOM OMMOM MONO ACIVIM r---, .....,coma awn•uenne• O. M HMV MOM ONO ON MS MART MAL OZ COMM TO M Of A 1..,...arr.„0114[1,..00(40rtil, Of,,,,,,..T.,"..1: .1.1(07011....11 notr. •14,:zysoo...Azo.or.,mr.2..t=v,tuctworm c•,MOO 1110MOrr(On AS 1.20POS)COM SY M IMMOTA OM 10.10MOVI EROSION CONTROL PLAN "":"M tr.&..°`'''",.41.74.717°TWIT4F.7.7'•'''.« •.•...'A"" .. EMI LIENNALCAILINI.,,,,,,,• NIG O BB OUZO MOM.1111COMMO 0.00. .10/1101/.4. 100_ API , .11.0,M010 KOICO."71014100ALLABOA OM 016 .1.417:1101.. Ai Mt MO 0001 ORM rt....-vntr.,1011ML BMW 0 EZ,O.".4.1.1710MOS MT ""` 811 CAC) AL C3.2 MO PLO A 5 ld I NI.SIMMIMM 000.1 MOM. B. AO.Mr.511.111 71%MOM MEM MR, NOE NFIS clISCIRALlic sERMANIAIMS V...1 AN '"..Call.'t"stAIA 01114001 i SCALE IN rfri ,N CO p ''1`t gp a .. ,. _ ! ,4IIit u,Fd[, W O g< g QO `Yea sA Op E.:1 !� a@ �6 j 4 .c., „, • } yy 1f � amF (�� ' i Q Q z dig q i aB h R 0 i° i z E M ic6EsiA ?i)9! i - 1 L/ 1. 1 \ / \...n. i [Di aiiti 3l a g 2/ \ r I -\ I \ �/ � / -- till! 21O� y . .-1- A �. •®'� ,f --Li- d(t / r , , � gq ti f I EG sa% ” \ G `\ J a \\ IA• 1 !1 \'. •e, / i4 I $ R 1t 1 t • _ / -,-- — , ei 1 I YYY Y YYY Y > e-.. \ I". •1 I 38§! :5: . • \• I I 2 iii i iii i °i 1 •I I lea R�. • IL 1 i MI MI \ " ce €-G`J •01 \ of • •• I Z y d; s.J ) 1 ( W �, • WZ1 u 0o I' Y 11 • 1 le 1 i.V a I C �; .... -------------------- ¢ +b • o i 1I A II ' i ------- ; •• • • 1� I 1 1 �� -•-•• 1 ,, • \�, ® • • i ' � 1 , HHH •{ \ .. , ; • • • I I v gip/ . �. \ • 01,- \ ( / /' `' /fir 111 { '�-� - oPK v i P 1 i1011 ��il z._ '�il �Z 1i1 fiji? a ccx2fI g g of 1$ 1 t�H _i s U ,$ a . e ii!!1!1!!!'.n.. O !a li • II jili!: 1 1 1 ! I f iI "'° k.111 II I 1 it 11 _ e :ii:' _ / b ° 8¢ i ,�,�-'- ' ! 3 �_. It II if €ip h. i 1111!! a a# a -ill €�11 ;. • TilIi € t , . .. -:, 1 . ! s it.. 11 , `1�_1 in � ' 1il 6 , I g IS 1 t fir i 41/1 /11 1 ` 1€ g F. -‘01 �o ; it y ,1 i 1 i ;i a, ; .m III 1 •Pd" •t!S lit Lr e 9 ! a e .A:.Ne . 1u C d r I'; iyt, V \ 611�� 1 1 I gE i .. �� €p i F'vips• b lb 11e11 a s 0 lig Q i Rt 6 R -11j:::.i IFF' 8[I :Ep o p i y t4 1,11 it g iiii ;J•.." , i X , 1 i ill if 3 0 :I 0 I ggq i 1111:7541 11 11 Li! ll Ig 4 If iilli Ee ib!; 8 L�= HI1 gifg 1 . lIb itp,,, = , �H s ��. 4 I yl W�.11ok ,...57.11.W apk R6 li @ Y oi Iu,F �I 16 F tit i "W.: Mf:51q iff ° flhi iti FFA hill 1� IIRF C' g0 ! 1 9 1 2.9 i: II 01 3=1 I n g1 EXHIBIT 7 (7 .out AUN& MARGARET PALMER o.[�O..eI.d.YCN r. aaa Of mar MO0/01.WIMP S .S l z M u r____ S S S CIIFATIVE HOMES.INC. � wssS�a� .eOA wasrae a vMa — e .a,w asnaw rn'QTa x1i.ae S 1' x-11_ ,,'�, r- O II-. hi:. .g°ea:a' e+.u+.a �=11=1111�I II=11 -=YY>' 11=1I-.. ,u rww MON 11=11=11=11- --- - w 'r I _ 11=11-11-11 11' r.,...":=1:1'1"17.4-71-12-11 ..r IIS 114111 II II "--�:!. 1,�1F- -IIII II II '11111111 11=- ,e.vm •%"�% J \end �o;`r' �.4 \i�`r� 1-R a u. g u =n=n-g -iI=1111 i L \\ / C e TONE irmooras rt.00001 ON VTR OA nil Iil°'n- 901 ''''111•=1:0 v e3 a 11=11=11 • -II-11" amTMm— , e / \ r,u,r' LR4 � II-II=u -�4=1r= Swrt.wn mw,eo,uraoao lrs/ / =11=11-!.-_„=1-r-11= PALMER r raaoe �MS.o..a.{ -11=i1=u.=n:=a=ii=n= . . , ,.b.�.,b�..�, n..,r•.,�'.H.2..�.,..,,-.J,W.Ni IV OWN �..M..er "ELM�r,.wrw 181 PTV ATOMe.<oWWII ROOM�..e°./m11011 ew e.o=.R ^.. NV�A:: ) ' STATION .soa MOOR(..w.M-.are ATOM n eseR OAK PARK HEIGHTS, MINNESOTA O TYPICAL STREET SECTION 44.1,41 O FORE9'1Y CONSTRUCTION orHotAr 1 BUILDING PAD CONSTRUCTION .••., MO.. PRELIMINARY PLAT APPLICATION 06/02/14 mug 1.11... RATF WV M;O'TT OTTMOM 09/2/0., ROW Te.MA„T., e,e,,. 51 - 1 ° 1 1 ,.... L ,se..w J og%°4�" a:�ms"°" T r Pio o�o� r I , 1.MBE NM MOM OTT LOW 11190011:01•11101T 10 WO I OM.TO A KM IV•10:110I ROT NM OW MYR COORCITO. Ta-aTA Or IOW �.M �' S f r 3 4 it "mea DESIG M 1411.1 n L-- j1L L'-li li 211111 L°.'“://'..,“, s�3.aS.. ..rom.IS II-II-III!=1111-11=:11= -=11=11-11=II=IIII=11==- aaEA.CI.s,Y S...I 1=1111I'=1:=1i-II-II-II-II'I- r•,........1....,....... . MA.00111.00 ••001.••001.0.S .as T.A. 10 CCCCC '"FX' 01 MORA PM 10A1) 131121=1011.1110. .e..,M term.moo Wr.eene.w we we v[ammoTwat `rws..,w/alai, ,r r AM.ew w Am p.m Imo Se.v v eQ-.p• .�����i' ���'oq� Sera. nom FntoaLaSn FV \'. "l`"\'�� `', Taa 01.. war[RA OR O. PM M ~CO aww,w= ea "n: OR*Om O OVERFLOWMOSINi O INFILTRATION BERM ,DSGYG GRADING DETAILS C3.5 ,.e,.., 1114001 MET 1 1 / I _,( V It —� ' —J -- I \ e..r.1• ALAN& J O L j_—.—.—. -- I o MARGARET PALMER L——_ -• ouwaN.IIM'nNoc NCR/eVFt � 1 r ` L_—/ i y \ \ Co, _ i \ `I g > ..c._n....son. .....r / \ ..._•. ��_ _ ` 1\ • \ CREATIVE HOMES,INC 1017COPPENCP OWL Lee PIO `\ `\ \ \ \ \ / .OouI.r,1•,5.1110 • '''.1.221v PP 1 1 `\ \ 11 `\ \\ 41 1 \ ' 13 I ', 1 \ \\\ ( I O • �_— , I ` 12 \\ `\ \\ \ ` \\ R(.`bo Y CORNERSTONE 7 \\ ` \ .. - .. — 1 �1 \, zus, , /,', 1. PALMER . R me `` ,,,'�, ��1iI :; :� STATION Ayyy a F[?rf \ I. ,' V 1...1 1II \ 1 \ 11 Y %,Ks,Ny \'\ OAK PARK HEIGHTS, 1 � �� 1 1 \ ` , �� ./ .-•\\ .,1•e, MINNESOTA \• ,e,ra 1 nY-re lea 1 I. ©' • OG . �' 4( a 1 �J 1 -\`I- \` PRELIMINARY PLAT A to .e» APPLICATION IR Gi. *A.M ��\ / 11111/V'- •��� -��' 'V'. `�.� i .. PO6N2/1aO Kelm nal•mtee OW O//0/02 —,r.� ..,� a1Ile np, 11 11/ 6 unvwwi MET �°esiw srs sr `M N-17100 P.M I�i� ii! I 1 1 \ \ \ \ ,Iii ` PPM POPP 1 I \ \ S \ ` `\ ` I \ Pe..a 1 2 " 3 I 4 `` I 7. ^' Ill . I I 1 1 \, ', `\\ /i OP•IPIONNI•OPT / L51 =1111310.1.4....P•01•0 .,m..,.erg.. i i I I \\ `\ I / ia:=. OM i i 1• 1• \ \` \` '-- I MN 1 I / A' ; i 4 e• ./ .f - - . -„s________— I _ DESI G M ww _�ir�'i r I 1.• Mme' 1{ V:71::: ,,,77�• 1 OAKGREEN AVENUE NORTH — �•• -•-••••I•• _ — pe WIPP PPP PPM,Fr moire...we emoset es em mom roe. gm 4 1 --4=.1. .1 .-Weeleomo▪11/000.•A De NM tIa 1,IIIIS .a.VIII VII ..•a•.•.... . G,•,OOMMIIII.IMO .A1•,. . :..r,roorjern=o=”nrngl:IonoriorIZT,FACr"' r/Ona.1"'" • /41.1/111.11T CCO=1,1 TO CI.,•IIII CITY IlIONFOn AIIINIA101 [pop 0,,t • I.s...... Ro a 2. Yer 1%nw..no MU Owe,cr m.e..e m mar•o m lee o...{ UTILITY PIAN e ..o,4.. m._em .COMM�, a m 811 O C4.1 EXHIBIT 12 .�.■ e-.,.. ALAN& MARGARET PALMER MS a.mwn PPE N. Ms eras HEINNTs.sof SsON I -: e- ..:,....._. ..r...... Ei ..ann.n-rnoo!uw..a.mwr I i . .n.i..>......s.r !srw. ....-...- am .�T.a �.R 530 P »aw.. roramaa � II MAR A AN-MA CREATIVE HOMES,INC. MEi 0W000111.Mmil.,1.1551.25... P ''� I rs�s,. Nana ai..A. SIN 1147.4. IAll....•,..AU..1.10VAIS "'...."'•• ...*,., 12.825..caI 4454Alli.PAY.MAW* � i _ emm. . CORNERSTONE . c,v A.>..,M...M j� PALMER �.101.1X1. i n �. .s..... . o� u - \ara STATION �.m .... .> . 1 SCUP., ew!r,a more. 43 ' -` �I�'i�j� mc.m , MINNESOTAOAK PARK HSI h" .PIM=PIDMA!➢d6 GATC PAWS AIN!]f i'®; � ���� �- PRELIMINARY PLAT uTOMua nrwluE ...>m. mstuuTnl YIA ,w APPLICATION i� OAR PARK HEIGAITS,MN y Y OAK PARK HEIGHTS, OAK PARK HEIGHTS,MN i; OAK PARK HEIGHTS,MN was !...! 06/02/14I .... O FLARED END SECTION AND TRASH GUARD NO.. 5 CATCHRASIN MANMDLE PIPE BEDDING O GATE VALVE&BOX INSTAINSTALLATIONa �n .o x..t 3 O ux a,�a FOP r.ovLv rsc 1 .. wrap,.ew.,PLAT W.A. Cl,AMA:RAM _. _- _.. _ '•�'•'•. �i ARMrm.e.•rs.c al SAM AI, oma ^^ >. w....s..r.e.A r� E.11-)Nr, UM A:LAW/'4, .4.4:111,,. Vii..�ee�i 011111111 ci f •1% ui 1..x",1 "jui ems .:�% IVlyll s — . - - I I S NA r' vwv ES'. I m>e .w. ��1 r....Mc r f ��7 .ns....li..w `"'-eo.. _\._ / m.d....n.. G •:,_. i�!�>•�` __--- DESISTS`tT Nrre u. � MI maw 1 I ..�.. ..,..... f �R4 ASRa Ar- �'1 7..tel. MIT,a .� die" 111212211 age A.. + _ ,.� . a .°1„,,,,,�.', :. ../.2,. c., ,6 uTolvsu SIRTMYSM•.HM.IRE InPN oaANUMS M_ =.me.nr.• IMOP PE CUTLERS I OAK PARK HEIGHTS,MN !.4 ,'-----1---- I OAK PARK HEIGHTS,MN s., OAK PARK HEIGHTS,MN sum OAK PARK HEIGHTS MN wRra _ UTILITY DETAILS C4.2 O RIPRAP AT OUTLETS O CATOIRSSIN rro O SANITARY SEWER MANHOLE xoit.t O HYDRANT NO Y.r[ ...Er we CHI14031 .2 8PIO SOLE EXHIBIT 1 3 , , . 1.7. . , . .. .. , . ,1 - .. , , - ,- , , PALMER • • , No. 7:70--".,•---- 1 / \ -.. „- „, , , --- I k ererermeir" -,- 0 r' . STATION , • „-- ____ i--- ,s ss vs ss --." -a-s-....,..---- aal.p.......-_,_ rxr.;__ ...... , -----.-. ' --------..., ,i7....-- , - -,... ,_ . .00 iP -..' , . PRELIMINARY PLAT „ -.- ---:‘ _ -.. ......_ ,,,,,,,„,.., 636/66/31‘6c 630 SCLIT,..........., ,---4.....w. .....,....r_....i.s, ,. ............. ____47.. .,.., . opIT,,C1-,.... .. I -- ,,,,,, ,,, S70,.. Mr.. ' ff-141:1-1;1' A- \ . -, „....., ,,,. 1 ---•: _,__- - ------- 0--.. : 0- • ..- CA6Nvk ItarWerwr I• I ---- 1iii ii , , • , b. „ ••••• •,,-,,,,,-,, ,.._ ..... -ztuer". -- • ,4. am*" - „.... P.FENN,MN SII2S 6s1.663-6506 Doren •"'"'" r L------ ‘';7'.''\' , so .pk_N'4, :;:---- s'-- .07-7----:: (.„,,,-; ---,:-- s-s> ,, :„ 612-790-819.1 Cell . r .,. 3- ••,....,> ' '('><''' ''' CITY-COUNTY: 0•31 /333/ 3I=3.0.0.6 , ,., ,',,, •1,030 SQ.11. ' ' El% ' ....-- .*I.- s• X . • 1 ---MS.S... 4=I TY' GP F 11 SS' !. •;.°.' t '...* ./ / / ---4-. - OAK PARK HEIGH-ES ' .1 1 ,,,M ill i g I . SS,SS Ns s:i•V .... v , 11....,.... , 001 / / de e , O. `•-:-.--a,,e, -f. s .., .., ... WASHINGTON.COUNTY --- ,....,, 127. ..'--....:Z.../ 1 . ......"...„ \ \ // \ A-1.. -.,.../ / 4.......!... -.. WINDY MAP ' ••F i ......U.: 4iNiz ss,•`3,, .....„, ,,,,71,, , 11 , • 've 1 . A\ ...- .,... c-- \ •••\ \\11 vc.see--6e ..p " _7__ - ....•---(...."":. r_ 11 ,, , ‘ _ X . --- Ee .......„-- ..,:'..:Sar I i 2 1 **I ) \\ i ,,igli W; ' t). \ \ - • I..i 1 , AEI‘• ,,„„, ., .......4g, ‘,7 * 1 . , ..,%.„_. .... tl , \ / SLO I j .4.4"U -----........ ..z..11„4: ---- __ ___:., f ''''' 1' I , i 4 . • . • , 4.,. e.-TWE I 1FLANO ''''''''': A_EIgAP-P SS.,LET. -- C7:;IG"----------------... 111 MEN ot 0 . -• ig i.4,- i e --, ----- \ \ , . ip ..., .•e \ .• 1-Y:' .h 1- - i 01 1 \ .., --.....,\ I _ A \s\\\\ \ \ 17"' .. ...i: 91).1= .,--1 ,---- .!, t- - . •'' ' 4, I 74 2,11.D„„ - , .ft '. '' '' *- .... , . „. ,,t..• N• ; , \*".\-1 '. \• • 'ver ',4 ,• "li'' ' r''''.) - I -.7,7;.:L16-44111 i i i •44.., ":--.....::4 '-'"/ 5 ,11i5/ ,0'.• ---ieovE .----",...---- ' -`" ....•• , .... 1 Fil.-.7 ‘,.---.' ,,e ....- , oil r___.-.,,--__ .0 ,,,•,x.,.. 'i.- / ""r'' -,,,,e___-...• ••••- --. I-! :•.. 1 ... 1 , - .••• •-• --. # Rc........m..... REVISION 0-11.141 MM. ....., \ .- . :, ....,_..! , Fea"-------; ‘ ) • . i ...- • I-.. . / i ; \ ttes.. •.. .. __ .,.„ A-7-11, A % / 1:21‘\ • .isif ''''',/ .\ -'''' n 61/r .\\31:11 le e, MAX \i ../... \ ee 6. ,. 1 °°' ......4. ita 45, .\ // ,..„ ')(, c,„-e-e---10 ___ ____1_,..\ • • rutr-1-.1 - , , , , , .......S " ..---. . . -0--...„1 SCALE IN Mr le I 1 * %MN•A. 1 1 KW•A. i V '%, .. -- ,---- p ii' -.1...---- -. Cs4 •:. / ......•*....d.................. / 4* 1 1 . _ , tt. , ...........UNII.I.d1.••• I ' 1 %/ ; 4.°1 j I •.Iegt I I I '-. \.... ov.M•N.A/Fa Nes.IMMIIDTA. I N I •30II 1 \- ' I . • aRt(-3, ,.pig MI ss I s "•.,.. )---- 1 1. 1 illise 1 01 r :41. -1 ;FA' 0( 1 -- • , ,,te .13 `1-:.... ., I,...... ''':,,.... k." :::.4...' ........... 25.11. IR/MOOR•IOC• k.' 1 -7 ,; 0, ..‘"iSe rfi 1 ; tit" ite pe 1:t: '4"---- 14. / 4e...' • ' 7,L--,'4. .. _____--. _..i_.._fla____ •.1.ku...,, /1 _II_22c,_-- m....%."7:-. I '- .. ...........titra+.--, PROJECT LOCATION: 0....... _ . ESESSMNEMEMN--------' tiff rt /- 5 5 ! ( OAKG-R---E._EN AVE..N .'IIIIIIIIIIBMIIIIIrr .1 4 OOmAEIiG.4.R.0E2E9N2.m0Ai2 V3 0E0.6N3 - . - ...4.7"Z.'„Ttr..7,r.r.",,r,, • X ,..XV:InC.414.4110. OM NM /R.MAN .,. 1... r -. i . ,e- 1 , . I . Fa SRI..TISAffil I 1 1-I - I -- -- 1 1 I .,.. LEGAL ,. CaSTE-SCRI"IOPI: ... 0 SYMBOLS: SURVEY COORDPIATENSOeETTMEISN.II. UNDERGROUND TLITIB NOTE WETLAND FINA4OSTWESW: • C I.*VCORIMOSTOON 1..4109..,•45.1.1CON11-21-11.. mg.NI tMct Mee I...•NNEIMA.Imair•m I.o.e•-.an•mir.NY**c.o. 4, la,,,,...... ,LEGAL D000011:01 IM.10111 IV Me OMNI. TM SURVIVOR M.0 NO GlIAMENTIL TIMT TIM L WM..OFII.T1.0 IV 1001.11G . of.11.6..o.Om*MI**0...row.*N...4.TIN*.MN.ME Caocen ; 00,a, I,FA10.1 INFORMATION WITCO TD TRW UM MI. 1.1•00.0.10 kFr.70 SNOW COI/R.@ AIL SUOI 01,1ROMMMTAl MINIM EMMA.I. LITIOTI6 DI TR.0.ETU M WWI OR AMMICOOMIN Ie.nor.Rm.•••RN/im.IMMIN 1.I.11••0.•10s.E1.u.•milmmonImMam• .OVE I....I.DOLIMIEMS OR TIKMII ON OURNITV NAV OATE OF REF00 II-4-I I. CORNERSTONE Reanowloon......11"....2 Nolo ON N......t.n.o.....•.. ';'........ _; PV.A. ." MT.,WA.OTWIR IASEMEWTS.•ANV,NAV COST A. OM SLINEVOR EUR11401 OM NOT.0-0/T111.0 TIN Ay*.noc..Marm,NIS.511.1.,.mON M.M.E.....m•mt.N1 ion 0 D.OTIS SIT I fr MON ..-. OVEMMAD.1.1. ARE MOT PICNOI MI ORS SUR., 110001GROMO DTMTIO 5....11,1 TIM MACT C...........,Ma r•E MAERID ItL5 257 II C. weal I.TDPOORAMIY ROMEO RV TIM ONNEE.I FOOT LOUT./IIOCATIO ALTIMIIRM MI OM 010IFY MAT LANG.SOIRVEY11.40,INC CONTOURS FROMM IF/11.10.9.111.,,M CONN T.A.ROUTED A5 Know.AS KM.MI/T. TREE SURVEY: 000 FOR DO www........e.ommftwo.m..........e.L N.P.P. LAMM 0102 DAT.NI I. MOIIMAMON AVAL.1 MI5 SWIM IMS NOT '() iClomRIIMMMIMMAft ray Asia.ARAL M.ma./ANIL ITO In koh II'RID....05, 5.11400.01A.MUM MOT ROGTEO OR SNOW MOTICAI.01.0.01,mt UMOOIONNINO 1/111116. ME IVOLI VOu 0. E.M/VATIONS IMO 01.IIIM0T1010.1 IAA.01.I A. WWI MI OM CAIL 1.0.0111.0•140S0005.. I.TRIM SNOWS ON TN.MAW VMS nem surArs, ID Ilk.."= ir ..="16tn"''''' A". IMAM ION FEET.01.0210,'OF TIM.0HAST $061/14.5.11I MONA M.OTIMI ono.OW NOT LOGAIMON 1-11-14.SIM ADIMMIMAM MIMI LT l'All, Gopher State One Call FROMM 0,10.0..VATIOM.9.14.0 PM.. RIM.TO IIII WWI PAQUEST.ROOITIONAS MIMS OF MS•01 WE ARC 1....MAY COL.11.11.Of IN TIE RAN TOR OITA.ABC.502 AND rym_ md T....am pm*ervmd•.0,............Woo...a.m. 'LLA T""'V.1'";;;!:11r AREAS. •() . T.ARMY ONIV TIM 11•10001011•0 Ott-ERIC AS SICIAII WAS FIU0 IMMO IV MM.SEM OW OTMFM MUM PRELIMINARY PLAT 110011.10011}0.1.2,0*..21,1111.081.11001.14.1•40141. 0/511.TOTAL AEU-04.01SO rt.s.n A0/0 MST ON/M15110 TN..III.T I.M.R0 DP. C 5.1 63666 3r O.R.MOM EVE RM.17.07 SO.,f 0.41 AcRo EXHIBIT 1 4 ' / J / I �'./AL1 ............iti.....'___ -_ ` �' Qi' \'..-----\--'*.'''' -�\ °OM ALAN I !' O M- -- ±-``�tt -^� T�\ MARGARET �wm�aew.K.wER .... ,4 14111411 0.6660012 . /3111;/4 , i ( (1- : . 2.- ;r:°-.4.: :_c2k.------- :., .':7 1.-------- ' f I ( .lei t ' :y CZ��..,..H0 ES,,,",; .,c_,,,.."'P:slt..r...:-- *CO ) ,..../ : /'''' '1,17;401°. 44,,k. . ,,,,,,,..y.,.. •-. . .......... \1,1 ..„...„.... ....... ....._ .,.. . ......_ .., .. ."`'�\ / 00161.15 _.___—pis �� l...':47:,, ,, .'''-,,,A (�A•,1 D _ ,..,..---- ''w"'T?\ ..• ....,,,„„„„,„;,,...„:„..„.w.......,.....- 6F CORNERSTONE _go 1 9 ` +_ �* �.1 � � -16:.. 1 �, \' .,,PALMER s- \ , .,•••,.--7L ID4 �' 60 ! - �` -- _= STATION 1M - _-',,NI ff /" ` . OAK PARK HEIGHTS, �-p -rat -..._ \ .1 \ ; 1ww�li� •' ` MINNESOTA '�.y_I I • ILIONtlfar i __.. ♦ ) Q i� ' ��i \. � �A��� � "✓ ��/' PRELIMINARY PLAT :��' .O `.,,. "�� / 1 � J ~ � A® 1 got- i • -..-.�� APPLICATION \ire\,\t. ,,,, S. • • / "Ilit;' ---1 4, t \ 11 c11:\•!* _.`\/ j St E _ -��' ; �v. __ • 4► '�► .�,...,.,.. ween. to WM/110161100/ a { « ' �, ��� '° .;: `tea 1 c: //i ) I \ \i_ . Lk i \ ....1., IF •-• --II ' , ( •... , ca Of 0466 6.762 ti I al 0111:::1400. >\•* r et T, 0 .14' te lir „4,1,- a I — )-- - •+ -----may , ,I ,--- \...- �� 1OAK BEEN AVENUE NORTH � - M1 �.� I ---- - - LEGEND TREE PRESERVATON NOTES 'ms IR w saw...,nu . 60,00.0 6010011011 666 NOM 06666 MIN,NO 10960/Ot 064.6 .4 "a,116�. 6016/64.,60.w•3ea..w 1.,,a cP WOW NNO CM 601.00 MOO TOMOOR 60/000 NO•••61M10 0.6406 ON 1.04010 TOT 1616111,001010.1101.6161(MO 0301110 OM a.M.NO 604 6.0,6 topearnore 4060166 o6010401666/10/ 4,./16. FITTANAT 166 MO,t71•ItO(1.14A,211.TO" MEMO al ralAseva WA VOW•W..11.111611 AM IS Ma al i. SSE SHET Cla la 0.1 POR WARNS& omeameIN .n.MwMS:6;66''0"7114. NO, ,. m urs..4 K.,,.0..600,10.,a.mwnrx 1160•346111. em61011 mNlna PIM /—/�'``-��-``-��—�ma�c�`+.`+�m Ix MONO ro,..;.R w�ew. Or ONI 6,66 t (we eum w.am r. Naze,ww1.614 cmc a:0 i ITIOMILML n 0ISH 9BT LL]ASR TREE PRESERVATION AIMIIRf I TREE PRESERVATION 1.41 SOUK Newsom ar g OIL •16.e i e MN a mum 3.0 ma la.amonon•. MT 10 C.•3 www.. $1 j O L1.1 CD,_ 0060/360111:6111016111616.101411164611/10104 NOW * aes. t ,01114001 EXHIBIT 1 5 ...... ALAN& TREE PRESERVATION SCHEDULE MARGARET PALMER On MOOMINA_OE HOME X = DAR EHR Room I.55062 �MX, O.O.H.x COMM MO Ram=RAIL worts �01�®® IImINIMIMINIMIll �qt a .o.w MU ACM VOMMIP mow E�EIe• U= 114• 14= m J.L`:C�� E�E4.:0t1 I.- 1. r 1.00 10 IMP WM Del a Asot WAN RD E � EEOMME4Ju=MOMMEMM� WOK CO WORM, CVO INICFnellill &411=RIMINE.4,4-2.1_,..MR/EIRINIMMI Me n 4OMR 91 m.I.villi.. ,..me,MOWOMI 1 7�C:�.. ,a ' Ha n R,a w .2009...9 TO OR® [�' '��� 0 ,„0 .21 RV 50 /020/0 is M��+•© �� V. 20919 91 1aTTLAy CREATIVE HOMES,INC. -1=MINNI= -&4'411.11=111111aiillIMIN W0000111.WOWS —EA a E 44 ia WM MORRO wmaw sr MM WIN ii 0160 ouu�LMINININNII �r IIIMI ill mi o w mw. ®® �� _64,17 n aaw .mow 2.4 =E...� ., O r .131 0 _wpa.a psf a® —4 11 1 t. a as IMP ==11&44111M11..,7- : E.J --20 10.a0 ._ aaw AE1.,�pGZ=ML_.!♦r ..S a R wi..._i- 044 iM[ ray �1.OR 1:�.. I...._.1 L_-I Q i"°' ta_...m410 tosoxicua IN IMMII 'at_�._ U.'0 CORNERSTONEC Nu R,•40 .. ACV MONO== .A..rp ooT7Xi:>•�.-. �----_1- M• a...rn wn:•R:>_ n the 44 as lm3C01...waft .4A.a o�a:7•1-:— .a a ACP*Aft `�I1• r PALMER as =..... E� na 21 caw +m I.p2ir. —as— —� .-.. --0020 Al ..a r:: �IL1.��N � -: STATIARK ON rm 4 it OM OCICOM4 SI .0.L EE�� If. 4 t‘ OM CIORMIXO pn.nSs EEEEailu7El.1L:�L.. MINNESOTA 0041 rn0 a.i..•RL I:� ",5a E_T45T1-� as 12000 MY aIf© =— i..., u, 0115. Rn a.LJt"1• L.L. ;� �......a PRELIMINARY PLAT iiF. :V= m'"0°""• E..�7•t.._��- APPLICATION 4. MAR WILE 43 OLM Lonl XIX Agan EanL:li:0Tal.11: . /0./0• —I OR s 909120 an,..1lwt...z' - .O.M.1. ./Y/1• MO ,mow taE4-1tv �..� = .�..p.i....Mr .!.!1• .a. R AM tMEaL.MEL)lL�L ihE .s w ROO 1pas Sw., ..A.la Et =EW1..J1 11 pm pa MOM a. - !il : MI 11., �o �� .�.,w.a""' POMO CORM KO -s4_ 0., ■�_t, �t MLA 040 r 4a w�.�m.�iu,n Int _w w 02212 9000 420 t_©©�,'t�_ C 0200 ROM a.u _. 120. . .n 0012 Hw O. OE!:•.1E�'t�E1.,�.,.-.aa�Cri+••: 1-7-,Mi 0 .Mt - F:—... _ O..!u.CV :m MAnAU ,..a AHO r..ran M_. MAF 0M1— veru..,•r..T-.•.5 e.. +a(rm.m r.nAmoln CV•40JmART POT O OM.2,..¢MT a ea c a.w.r.l RAI TREE PRESERVATION SUMMARY "'`=x 27r MIX Mll.MOM.MO C.so w.m m.n".a.pn10,4 111.4 01/0 olOCAR me .4 IMS i Mx MOM MTV./PLO ...m n-1.m.oa IMO.RO En MO MO . .o.r..n 201 PM MM. :.Aa i.rlan a-.. .o • M AW..:O IMAM o,...e A IOW ed .p . .....pp..a n.m D E S I G OM flay„.AMI EE BITS u. l0?20 10.00 OM MI 2122... 1.1....:1 .. .O0.w •OR . ..ir00 MMO •MI 0100 nut MOM NAM,�,ap�r OM MOM.T .OM1. ..01 a•9./OR SO Ow w. MRARE 1 ORD V W -nem l am• 4N�, MIX 4.2210)AQ OM ...20 ORM•lE OM CO 9122.22 MI... -_— ...Mlar.•..a .M/0. WE 9+@T 41.15 U1 FOR mH RFAI@IERT .1..ort.6.c LOCATIONS,SQA/MOl0RS TREE PRESERVATION SCHEDULE L1.2 ..o1..T CHI14001 EXHIBIT 1 mimm •I 1.4 — ...... ALAN& I ® L .—•—� _JAIL— j MARGARET PALMER — ' 'G:'� ORKOORTRIDDR.II. a....NI.N„i.ffef, 11 natio - 1* `/ \ 1 -/ % I1``, V.ww f^h �\\ ® Ca '. l K...77.j:7-.-.7. ..v. ,..1»m Vii`4 .' ,("`___�t' / �, 1IN O atm HOMES,INC. 411 xn <0.041A1 DIM,SOOT OD • , , , .., �� . . `, I ,/,,, O .`, �I '1 `\`�``�` ```,`` \��. �� \�1, -�� e9 CORNERSTONE • s• --- •efA 1' '; 32 �'`��`` ,'\,� YN \ PALMER • • • • �1� r11 '�i d . , ,m 1 P r , 01, 13 �, i �` ' R"'. •0 tit __ - STATION .... f�,G. •�.� ' `t'�' �/ I 1 ; /`�\ 0 w Ylwaaa k11 ..I•- ar� S OAK PARK HEIGHTS, li\.\\, ` r 11 {� 60•x• Vt \ .II 1, 1 `' �l r , ' /1 ..) MINNESOTA '� • ��'�� _ _� 1�--`� 4 111111 PRELIMINARY PLAT .O �� 61L WO '7/ alp �I .O J .i`\� �\ / " APPLICATION _ v 7, �� .',`'.•' ` --- $ ro2n4 tete 118P0.100/.0/MAT svelwrr..osi,n4 Off' Y �1� ��ienL �'� �\ I► �` 6 ` `` f 0 r m...,ausua wen. • • 1 ..\\ 11 oto 1 • /1' ; ; �,`� 5 �\,`�\• ® -' YOlsee Mend, C 31 101.1 COM. • , 3 I II , , ` �+ .vc.eu 140' WV 410 vna PREIRRRADOR RA. jni gy to 1 1 I I Am% , 411: , r,„ ," ' er. -.I� JJ _ _ n ,,P--,„.,is,-.-- . ..41 ........„. ..,___ � N!01I N fIf 1TNllT If..Mee t!N _ —_ OAKGREEN AVENUE NORTH — --- ice'............. 0 ENUIRGED PUN r.if iro,nunON LANDSCAPE NOTES LEGEND •oni,....I% !�.. •1.3.1.061100 FOR Del••••Ret Re.DeleGITO le 11.0FOROD mom•sae Reo0 RD Nemo Ansa a....=Me'LOCATED n ureDm ID.=w,o...r s f»..10 MON.tIr=le lie.OR 410'ORDZI MO •r..r.ou DO m.v a.oam NNwa.w rep.w u amu MOMFIR..Swenee 60F31.0014 . x a,w. .i. w .,+ern 1110.101.1.7a.N®10/0116.,wYAM w u.Y......a = _ OM tenetv.n.w,um n uwn=my IL, .N", .tnwe,e,. CeeTPOOTOD DS Doe.NO OW.00.0.1)le 110,0103. ware.•rumor n no C0004.104..LAO.ROO LINDOCAS MOW=ID r eam. * .ORM K Fa... vf. n ,'y rru's rte.,,vma n..on, I see Rlfff l23 ECR RANT..LLE I LANDSCAPE PLAN • „ wu.., mea.•=a.a. 4":FNa.a. aAr.....MM.nn.v.va u1Y4w..l.....vm el.11,41111M1000.1.6 Mr 16 K.Man.NN.,.m..amMe..f.b.. 81 O L2.1 l/0004,COMI/RACR01/0 00/10101/UMW 01 1.0.310 w.. Rete..OII1.OD1 Rema mum.a wen nam •o e...n.a...N,T..,aa, .Ffeeo»v,�uN,t....e®4: .,..,.a.Doti a wmA. .d rr.w M i fell IN FM EXHIBIT 17 iiiml r,. ALAN& MARGARET PALMER w.uuamt.111.11119.1.13.M 5 14 e.•I.e... LANDSCAPE LI - I4 �AC941g C i.n aP°iwwm ......_...................................-/"--a��...w• w.r eaww13.nr..a .r e cr R�.T vv nr�"n'w' NY 133.1 MOM 10413 I MM. ,TM�r J" 730.50007.31099.30.00 CREATIVE HOMES INC 04000010(.11013911.13 .0011111111111 TO POW 1.4.0.1111141. O� ...,.wIIIL_ 000T AT .1304...13 ; MOT 1114.MM.MOT ��1 � '�'13 M.P. . .rte w.. P6. w�.. OW o .A lr- 164/ .13...13..13�' �"ti` M.PLA '1°` p tt __ =.0103../...0 IN;` � !II-.r.°e:e A .13.1313. ..n... CORNERSTONE �... ..A X13..._k� t:' gam f=EL 14 IMP..1.OA/ ..13u.13nx13i ...w w...:. II.'I _.. III— °'v` II ARIL- ,,, _ 1t='11-11-.11=A0'Il�.120•110000 we. 7 [Ms ,� MA 4031.0101 ,r„w„„,, PALMER 1100 0 PR NW 0 9.000 ,x,4130. ,, „® STATION MOM MM. E>t 13.13rw1131M OAK PARK HEIGHTS, To 0,PIT MOO _ ± , r MOW VOW w M. .... w...... MINNESOTA ' . ..r N,.... nwaro me... .MA. w a,..r. ,..., O SHRUB RANTING O DECIDUOUS TREE PLANTING remote 0 0 11303004 w 11.13 ramiw C.n w..w.x.. PRELIMINARY PLAT APPLICATION 131313.11+.® 06/02/14 O I moo y.w...., .. . . a.m13. MillVat p , PDIM.MOM 30/1Ip4 ..,.r.m w....11a.... 1r�w...., 01,14/4 OTTMM. 00911P. .0311.110.1 9,17 44/93/14 M=114.41 a � IT ma 00/0 IPA." o .119.0 x M w n.1., . .r® ..�...... �� Kn, Per M... WM WP4 OY Mr.0110/1•.mO) x....13. 1.... wan _) _ _ _ .13[./019.....01 0 I I00o,o. ......s. ia®nnn le TP POT 1s..w r r g111,isic.rimis I�� I _ .0031 MO MAN SAO.WO 0. CU MA.01PRR ..e...n .013. 13 IS . n.r. o.a... m:an.. .s.1:17,00391101.PLAN wis 701/03I CIS Ow.EV{ n 000, 00.19000 OA 1191.9.0 PLAT '".o: a rn o PLOW.MOAN Is,. 1./.1,99101310.101 10119. .P PI MM.19 PM.. al u .74. 4 PERENNIAL RANTING 1,0 309E .1111111 •�•.•-• •v..n 11�_ LMIR.role n.a wm eIR..mnm IMO 00 .11 .141;11111C � a11ai.Il IMAM .wR nm �(m CP TOIl xn �� ll ": �' .woe .0.MOO MU .13w...0'' D E S I G 613 MU) OW� '13X11411 WM. :OLI'3"6 7;:111 • SY.0arw 04.13 /4 AI�►�d1 OR NO.13..,131.00ALL 0131�^w M'up=110111Y��1..1•0p11uJ ...�-1....•,•.'•...•. WW10.0 613 Loewe W41 1t� � E�il71 M13.4.K 11.13.. �....1[131.I..r.;I IOfYf OL9MiMl .ru'=,no. MOLL Rfr. �I 0411349 AZ we MOM MOWN ...../.. 0700I 131.E EI-\i' ,,5�1��/�;, -�'�I ,_ ,N ^1:191- --�,, =II �..m,...rw 1 ..4 CONK II=1111 _ _ .11=1li �,.13a.13., ;1919 W13_,;_.. .. 1101 MOO 100 ITO MI.MA // AL0011.910 MI*COL O EDGING AT PLANTING BED o.D.. O CONIFEROUS TREE RANTING Ern. PLANTING SCHEDULE& LANDSCAPE DETAILS 1.22 r1.C1114001 CO r h- W ur. Z?WW z to>o^ w Z' Shu, a O ©Ozi E I% ESb a 6 rr } g f a I 5 ai o F d" _ �" 111; s 11 a= a 3i E FE Ili: m = t 61 €22 ` 'till_ ai Ig i 1 eg a 43 g �E$ E 3V 5i o c" ! ` ..aa"f g 3 1" 3 g# r agiVI z Sy: a1 - et o € %F - f �$ry Ex a - E g 5 in = 5 t D lig9 =6 $� u gpi io JXE`.1+ s illhl t1IUiILt - yecr- '' o s 91 sI I1I s s 1.9 a s Q V // ce W M E i Fr ° 48 t. q % 1 so ' r E ' g1e ! g1Egeg o3 il w o =30 3 E E o y { } YSg�"E £ c sg 2 i F f V;1 ; d 1 hg: V 6"$q y E Y yFe o 5 t g5 dyYe a sg og 1, 1 1. 2! i ayE!'gg�4�iO €$ $c a Ili 4 :IT 1 p. CL 1a it s3 o atilt sa €t z e ` §g € Y E° :. Vis" e g �g e# �ila as p : 3 01 1- € Eifi IBX 1;1 0 3e ' is F PI' ft s3 '] 161/E-11 o l' '21 6I %.'1 'M i s ji 1 01 i! 11- 14144-g I'li !,7, 1 141 i; ii i 5i g �x io Ig IlifiFi � W Pa 3 33i'E e; �� r S § a±m It o2 [drp?£lI to =a 5,% y zg l ;- ic- 3 g in g3 e1 E3E Ea - #15 13 3- kjg 3' o ti§t Et 2 5 :. r S �U 5g:g it1 3g 5 a_-' ,q sss Il 1 g's, 3 Is t ,% N b= a i Zg 1st �"; -I Fes, 3 E I if • tl . 7= 11 11 P Ra.41 ik PALMER STATION I , I i I , I I i h I , I I I I , 1 , , I I , .VICINITY MAP ,, I 4 T .. is IV is 1 s — „�---- 1 1.9.,6 �. f.II , � " =s„ , \-I.=UV ----- /_�'I a.1.1:40":t F,,,•a 1 ,,,,.,o y.- orr r-•^7 ,,�,\ ` , !•fit x �q�'f �``� - 10 11 II .•'.%.moi � /(} I - II I / I `,\`, !7 \`� 11111 i i'' \ ` al r acro:croi,...wm.�i,...'4.� ��+ , i I vr'a' R '/ 4•� I I, `�`\ �,'d �'n \ I1 r'm+m- ' .\\:1 q t:: 111 }� }.,° /13 x* � 'I 1'p 11 �\`�\\ �\;\\ %•' '1 �__-•+rr B RiV ywo .. il 1 Q /�-...IX -_,....----•-•.---3, 1 ss fS `yi a I rt r 1' S : '� • .{, �� \s 1, .s saw J anvr� na curc slide 1 I / / R3 r'kl ; ,`\ �'�.*,�� p 9,:f� p�rrr ewl",rts, - ,.aurin 10 WYE ME Krn1L Or or�r: \ J� jVJ i :s'nf',w. �.z 1 II > .�fwe 1 R° sorm'irt V ;I 1 a 1 1 1 „ye1. / `SM-1Cm �, I` o oLinm Rl v:wwrrSxw cart nsEYu® , I it !' • x ..W41135 �ilr ` 1 I r -' /y r �` \ °R•4G tu.:ni�rrasa onai of lm. `s ••• jq yR ate,$ s-fw»...Oa- p s-rsn ,`,/p�,� 3 ��` »ro f"Zr'' gitF r.. . MUSS 6onmwiwdu�nRwmxo CN \� 7iB 5f,i 71 .0 A—- m•_� b•' ,y� i �l `� ____ �pS' � wMewn wJ f WIT\ ! L O�Z ''\(\y'N C{'3 pl,`\`` 7 ,Sw/vaewr J emo�ierruisia mwur,wc. �� I R rS{or r' , S , •.e T-- a `'Ft'`_- `-. N r ,`1 BLOCK 1 C I ,. '1 rot-- Sj ''' i r w 1 1 r- roo.00 - -- .mi,yr I -snf*Ya• 1 1 \\ ,`, i( ago.-t K ` � ' 1 I I 1\11 ,`, 6 `,'., —w I R° `, i ' \ , ,;` I w.uauouam rlmRNrs 14 f. 1 A f 2 ' i i I 1 1 S `,`t ` � rfi ,u,SWIM MMUS °° 1, / E '• 3 . 1': ,'.:4 0," r gl \ olorro:cuo 3"�EF I `a K ae°ES ° gi I JE / .,01.0°I.4 R— i ' sklDlea °F 1 1 / I t .....,no. I II ,.« J 1 -I I� s 1 1 � ' RSR° •:qRS. I / rdc, w.om ealce.c 1 Rya J L ` w.R , 1- raw aam " 1:;4�R� .� —L—_ sTERriRn wulm lfw uo IMIMICIRM fa gs110.WlfVONID IB1I3;0 M WPM cow 1 sw� J1 MJLMIGNFIelO 11rl8s 1 �hrnT r s t y o54041SYowa 40,45 S F. ...,...i j—T s a OAKGREENAVE-N, i t WIN �.>.NOIOTWY $rorot set .R 4.SSM•ro _U x^� �M -1 - 1.: r IL, 1 I ii: I ED O °'i_ I 1 / c:, I I I NORTH o 40 n nwI O SCALL I 9404-40 FEET CORNERSTONE FEET SCAALELEINRs LIs.ND SURVEYING,INC SHEET 2 OF 2 SHEETS EXHIBIT 1 9 Julie Hultman From: K.D.Widin<kdwidin@comcast.net> Sent: Tuesday,May 20,2014 9:57 PM To: Eric Johnson;Mark Vierling(E-mail);Andrew Kegley;Betty Caruso;Julie Hultman;Scott Richards;Chris Long;Jennifer Pinski Subject: Tree Preservation and Landscape Plans-Oakgreen Residential Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- I have reviewed the plans submitted 5/14/14 for the proposed Oakgreen Residential development on the Palmer property at 5625 Oakgreen Ave.N.. 1.Size of property:The property involved is 6.76A so the city Tree Preservation Ordinance applies. 2.Tree Inventory:The plans contain a tree inventory done 2/8/14. The species look appropriate based on what I know of the property. I have not yet gone on the site to verify a sampling of the tree species and diameters, but will do that by Tues.5/27. There is a listing of trees on the property(the Tree Preservation Schedule)which indicates which trees are to be removed in the process of development. The plans state that there are 134 healthy significant trees on the site and that 41 significant trees are to be removed. 3.Tree Replacement Requirement:I have reviewed the tree replacement requirement calculations and they appear to be accurate. They have calculated the required inches of replacement trees to be 510 inches. There is a credit of 51 in.for preserving more than 50%of the significant trees on the property,which brings the total of repl.inches to 459. 13,700 sq.ft.of native woody vegetation are also being removed,which requires 1 tree to replace each 1,000 sq.ft.of native woody vegetation,for an additional 14 trees. 186 trees are proposed to satisfy the tree replacement requirement. 4.Tree Preservation Schedule: I did note that some of the diameters listed in this schedule(e.g.78 in.,97 in.) seem very large for tree diameters. This would affect the calculation of diameter inches removed/retained. I can check diameters of these trees when I make a site inspection of the property next week. 5.Tree Replacement/Landscape Plan:The tree species proposed to be planted to satisfy the tree replacement requirement are all acceptable species. Many of the trees listed are native or"near native",are hardy under our growing conditions,and have few serious insect or disease problems. Most do very well in our area. There is good species diversity,which will make the replacement plantings more sustainable.The tree sizes listed in the planting schedule are appropriate for this type of development and fulfill zoning ordinance requirements. There are an additional 23 trees(red maple)indicated in the landscape plan,to make a total of 209 trees to be planted. The trees are placed in suitable locations on the plan with a nice mix of replacement and existing trees and adequate screening at the edges of the development. The tree planting should enhance the appearance of the development. 6.Planting Detail:This is included as part of the landscape plan and is acceptable. The approved planting detail must be followed and the site will be checked for proper tree planting practices. If the planting detail has not been adhered to,the trees will have to be re-planted properly. 7. Tree Preservation Detail: This has been included in the plans and is acceptable. Tree preservation detail and notes in the plans must be adhered to. Sites will be checked routinely for proper tree preservation practices. One comment I would make is that 5 ft. orange snow fencing is usually a better protection as tree fencing than silt fence. 8. Emerald Ash Borer: A number of trees to be preserved on the site are ash. Though emerald ash borer (EAB)has not yet been confirmed in Washington County, it is in the Twin Cities area and will soon be found here. To protect ash in good condition, they should be injected with insecticides which are effective against EAB. Any untreated ash tree will die from attack by this insect. This should be a major consideration as part of the development and tree preservation on this property. A separate inventory of ash trees to be retained should be done, including a determination of the condition of each ash and whether or not its condition warrants protection. I will be unable to attend the site review meeting with staff on Wed. 5/21. Please contact me if you have any questions regarding this plan review. Please forward my report to the developer. Kathy Widin Arborist City of Oak Park Heights 2 Julie Hultman From: K.D.Widin <kdwidin@comcast.net> Sent: Tuesday,June 03, 2014 9:21 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman; Scott Richards;Chris Long;Jennifer Pinski Subject: Palmer Station - Landscape/Re-Planting Plan 6/2 Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- I have reviewed the revised plans for the Palmer Station project, dated 6/2/14. The changes I noted are below: 1. Tree replacement inches were decreased by 30 in. to 429 in. plus 13 trees. The total trees shown which are to be replaced is 187. 129 trees are to be planted by the developer and the rest (5/lot=65)are to be planted by the home builder. Some of the latter trees will be "boulevard" trees. These are currently shown to be planted in the right-of-way. Is that what the City wants? The remainder will be planted elsewhere on the home lots. These trees will need to be chosen from the list on the plan and will need to be minimum required sizes as indicated in the landscape schedule. 2. Landscape Plan design has changed from the earlier plan submitted. Plan is still attractive and contains adequate screening between this development,the two roadways, and adjoining properties. 3. Plant Species listed in the landscape schedule have changed slightly and numbers have changed as well. This is acceptable and will still result in a nice landscape/tree replacement plan. 4. Existing Tree Species - I took a quick look at the property and species seen compare favorably in species and size to those indicated on the plan and tree list. 5. Tree Condition - I reiterate that the condition of trees to be preserved on the property, and which will exist after the development is completed, should be evaluated for condition and potential risk by an arborist who is familiar with tree risk assessment. This is particularly important for any trees which will end up next to a roadway, house/yard or trail. Please contact me if you have any questions regarding this plan review. Please forward my comments to the developer. Kathy Widin Arborist City of Oak Park Heights i Julie Hultman From: K.D.Widin <kdwidin@comcast.net> Sent Wednesday,June 04,2014 7:22 PM To: Eric Johnson; Mark Vierling (E-mail); Andrew Kegley; Betty Caruso;Julie Hultman;Scott Richards; Chris Long;Jennifer Pinski Subject: Palmer Station - 'Boulevard' trees Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- Re: Item#1 in the report I sent 6/3 re: Palmer Station, I mistakenly thought the"boulevard"trees were depicted on the new plans to be planted in the road r.o.w.; however,they are actually depicted to be planted in the property setback area. This puts the trees on private property and the responsibility of the homeowner or HOA. Kathy Widin Arborist City of Oak Park Heights 1 Stantec Consulting Services Inc. EXHIBIT 2 2335 Highway 36 West 0 St.Paul MN 55113 Tel: (651)636-4600 Stantec Fax: (651) 636-1311 June 6, 2014 File: 193800151 Attention: Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. N P.O. BOX 2007 Oak Park Heights, MN 55082 Reference: Palmer Station-Initial Storm Water Plan Review Dear Eric, We have initially reviewed the site Development plans for Palmer Station as submitted by Creative Home Construction Investments on May 14, 2014. Following are our initial comments and/or recommendations. Storm Water Construction Permit Comments: As the development creates 1.24 acres of new impervious area, construction activities will be subject to the requirements of the MPCA NPDES Construction Permit. • Per the Construction Permit, "Where a project's ultimate development replaces vegetation and/or other pervious surfaces with one (1) or more acres of cumulative impervious surface,the Permitee(s) must design the project so that the water qualify volume of one (1) inch of runoff from the new impervious surfaces created by the project is retained on site." o Based on 1.24 acres of impervious area, 4501 cf of volume must be retained. This required volume is achieved in the larger infiltration basin (6100 cf capacity). • However, as shown in the City of Oak Park Heights Wellhead Protection Plan, Part 2,the project area is located in the City's High Vulnerability DWSMA (see attached DWSMA Figure). Section III.D.1.j.vii.of the Construction Permit states "Infiltration is prohibited when the infiltration system will be constructed in areas with a Drinking Water Supply Management Area (DWSMA) as defined in Minn. R. 4720.5100,subp. 13., unless allowed by a local unit of government with a current MS4 permit. o As the development area also falls within the Emergency Response Area (approximately 1-year recharge time), the City will not allow for infiltration on the project. (See attached ERA Figure) • As infiltration will not be allowed, the City recommends that the plans be revised to treat the required water quality volume of one inch over the impervious (4501 cf) through rit. ian witt.vor rn.i,1y �ir.d June 6, 2014 Mr, Enc Johnson Page 2 of 2 filtration. Any filtration system should be designed based on the most recent update of the MN Stormwater Manual. If you have any questions or require further information please call me at (651 )604-4808. Regards, STANTEC CONSULTING SERVICES INC. 0/444iifitvfi Christopher W. Long, P.E. c. Andy Kegley - Oak Park Heights Scott Richards - The Planning Company LLC Brad Reifsteck, Rob Monk - Stantec. ✓a L, €'i with Community unity n TPC3601 Thurston Avenue N,Suite 100 Anoka,MN 55303 ENCLOSURE 2 Phone:763.231.5840 Facsimile:763.427.0520 TPC Planni ngCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 3,2014 RE: Oak Park Heights—Palmer Station—Property Subdivision— Rezoning,Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat Approval—13999 60"'Street North. TPC FILE: 236.02—14.02 BACKGROUND Nick Hackworthy, representing Creative Home Construction Investments, LLC has made an application for approval of a 13 lot subdivision on the Palmer property at 13999 60`h Street North. The property is south of Oak Park Boulevard, and east of Oakgreen Avenue North. The application consists of requests for Rezoning, Planned Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat approvals. The Planning Commission held a public hearing on the application at their June 12, 2014 meeting.The public hearing was continued to the July 10,2014 meeting. The two primary issues addressed by the public at the meeting were the allowances requested through the Planned Unit Development process related to the lots and right of way,and the storm water drainage for lots to the south of the development. Since that meeting, City Staff has met with the Applicants to address these issues. Please find as follows a discussion of the two issues. The review is based upon the following submittals: Exhibit 1: Planning Report-June 5,2014(Please bring your paper copy from the June meeting) Exhibit 2: City Engineers Report—Chris Long,Stantec—June 26,2014 Exhibit 3: Project Engineer's Memo-Steve Johnston,Elan Design Lab—July 2, 2014 ISSUES ANALYSIS Lot Width and Rights of Way Residents who spoke at the public hearing expressed concerns with the allowances that were being granted for lot widths and the right of way. Dan Thurmes, Cornerstone Land Surveying, Inc., has done the survey and plat work for the project. He provided this information following the Planning Commission meeting: "I did some measurements based on County GiS Mapping in Oak Park Heights and came up with the following: 1. The majority of the sampled street widths are 32 feet wide. 2. The sampled street widths in Autumn Ridge are 30 feet wide. 3. All the cul-de-sacs sampled were either 45 feet or 46 feet radius. Again, this is what they are proposing. I did not see any "no parking"signs. 4. The cul-de-sac length is the same as the one to the west(58th street) One of the major reasons they are asking for a smaller street width is to decrease the hard surface to help with the neighbor's drainage problem. I would be against smaller street widths if this was a through street, but this is a minimal length cul-de-sac. I appreciate your concern for safety but if the City thought that we needed an alternate fire truck route for a cul-de-sac then it would be part of their design guidelines. - The surrounding 15 lots on the east, south and west have an average lot area of 13,700 square feet. - The proposed 13 lots have an average of 16,900 square feet. - That would be about 20% less density." Lot Requirements. The lots proposed with this development are as follows: Lot Number Lot Size (minus wetland) Lot Width at Front Setback Lot 1 15,795 square feet 83.3 feet Lot 2 12,327 square feet 81.6 feet Lot 3 12,878 square feet 72.4 feet Lot 4 13,172 square feet 72.4 feet Lot 5 15,343 square feet 72.3 feet Lot 6 16,712 square feet 76.5 feet Lot 7 21,187 square feet _ 112.3 feet Lot 8 18,928 square feet 66.1 feet Lot 9 17,045 square feet 79.5 feet Lot 10 14,203 square feet 73.1 feet Lot 11 15,335 square feet 75.5 feet Lot 12 13,696 square feet 92.8 feet Lot 13 32,750 square feet 72.8 feet 2 The R-1 District requires a minimum lot size of 10,400 square feet and a lot width of 80 feet. The lot width is measured at the front yard setback (30 feet) which is represented in the table above. The lot area minimum requires major drainage-ways, wetlands, water bodies, and road rights of way, to be removed from the overall lot size. The areas indicated above reflect the definition of lot area minimum. While the proposed lot widths do not meet R-1 District standards, the lots all meet and some far exceed the minimum lot size. Through the PUD/CUP process, the City could allow lot widths to be less than the minimum required. The Planning Commission should further discuss this issue. Street Design Requirements. The Subdivision Ordinance specifies a maximum length of a cul-de-sac to be 500 feet unless otherwise approved by the City Council. As indicated, the 600 foot cul-de-sac design is dictated by the existing shape and length of the parcel. The Subdivision Ordinance specifies a right of way radius of not less than 65 feet for a cul-de-sac. The proposed right of way radius for the cul-de sac is 55 feet. The street right of way width for a local street is specified at 60 feet. The proposed right of way width of the street is 50 feet. Through the PUD/CUP process, the City could allow the right of way dimensions to be less than the minimum required. The Planning Commission should discuss this issue. The dimensions proposed are similar to what the City has allowed for private street development and is typical of other developments in the area. The City may want to consider requiring 15 foot drainage and utility easements adjacent to the right of way instead of the proposed 10 feet to allow adequate space for all utility placement. Oak Cove will be a City street and constructed by the City. The street is proposed to be constructed to 28 feet from face to face of curb and 30 feet from back to back. The cul- de sac will have a pavement with a 45 foot radius. The City Engineer should comment on these dimensions. For emergency vehicle access purposes, it is proposed that parking be allowed on one side of the street only, and no parking be allowed within the cul-de sac. The Fire Chief and Police Chief should also comment on the proposed street widths and limited parking. Stormwater The City Engineer, Chris Long has provided a report reviewing the storm water, grading, and utility plans, as well as the preliminary plat. To address the storm water issue for residents to the south of the proposed development, Mr. Long will require a storm water pipe between 5519 and 5523 Oakgreen Place North to handle the 100 year storm event. His report indicates the following: "2. Due to existing storm water drainage concerns to the south between the properties of 5523 Oakgreen Place North and 5519 Oakgreen Place North, please provide details on how the storm water overflows will be controlled. 3 a. The current proposed design of the emergency overflow from the redevelopment site continues to the south, and the City is requiring the installation of a storm water pipe between the properties to address a 100 year storm event(see attachment for the general installation location of this pipe). City Staff has met with the Applicants and determined that the storm water pipe could be directionally drilled so as not to disturb the lawns between the properties affected. Only the boulevard area between the two homes would be disturbed. The cost of installing the storm water pipe is approximately $62,000.00. In his memo, the Project Engineer Steve Johnston has proposed that the City share in the cost of installing the storm water pipe. He has proposed that the City share be 50 percent or $31,000.00. He has also requested that the developer receive some compensatory relief from the tree replacement requirements. His report outlines the request to reduce the required tree replacement per lot from 15 to 10. They also request to reduce the builder installed trees (after home construction) from five to four per lot. The City Council will need to determine if there will be any sharing of the cost. The City policy has been that the developer pays all costs, whether utility or street, that result from development of a property. This policy has applied even if the improvements are off-site and are being done to correct an existing situation. The City Council will not consider a reduction in the tree replacement. There has not been a deviation from this requirement allowed in the past. Either the trees will need to be replaced or compensation will be paid by the developer based upon the formula in the Zoning Ordinance. CONCLUSION / RECOMMENDATION The Planning Commission is to consider the following as it relates to this request: 1. Rezoning of the property to R-1 Single Family Residential 2. Planned Unit Development/Conditional Use Permit 3. Preliminary/Final Plat Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised herein, especially as it relates to the requests to vary from the Subdivision and Zoning Ordinance standards through the PUD/CUP process. If the Planning Commission is ready to make a recommendation on the application consisting of requests for Rezoning, Planned Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat approvals, please find as follows a list of suggested conditions: 4 1. The preliminary and final plat, as well as the dedication of easements shall be subject to the review and approval of the City Engineer and City Attorney. 2. The Applicant shall pay a park dedication fee of 10 percent of the fair market value of the land payable as specified in the Development Agreement. 3. An easement with the City of Oak Park Heights shall be required to provide access to Oak Park Boulevard. 4. An easement with the City of Oak Park Heights shall be required for placement of the entrance monument sign. 5. Drainage and utility easements along the road/cul-de-sac right of way shall be increased to 15 feet to compensate for the proposed road right of way width and radius. 6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed street dimensions and adequacy for emergency vehicle access. 7. The Planning Commission and Parks Commission should comment on sidewalk/trail development and connections to the existing trail system. The City should determine if it should retain additional easement areas for trail development. 8. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. There shall be no reduction allowed for the required tree replacement. 9. The proposed wetland buffer impact/mitigation plan is subject to review and approval of the City Engineer. 10. The street construction plans shall be subject to review and approval of the City Engineer. 11. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. The City Engineer shall require will the installation of a storm water pipe between 5519 and 5523 Oakgreen Place North to address the 100 year storm events. The City Council shall determine if there will be any cost sharing by the City for the storm water pipe installation. 12. All utility plans shall be subject to review and approval of the City Engineer. 13. The Applicant shall be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. 5 14. The City will not maintain the landscaping and monument entrance sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. 15. The Planning Commission and City Council may comment on the final building appearance, colors, materials and the variety of the house plans as part of the PUD/CUP review 16. For emergency vehicle access purposes, parking shall be allowed on one side of the street only, and no parking be allowed within the cul-de sac. 17. The Planning Commission and City Council should comment on the request to reduce the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. 18. The applicant shall be required to enter into a development agreement. The development agreement shall secure site improvements and municipal infrastructure. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 19. Any other conditions of City staff, the Planning Commission and the City Council. pc: Mick Lynskey, Nick Hackworthy Steve Johnston, Julie Hultman 6 EXHIBIT 2 Stantec Consulting Services inc. 2335 Highway 36 West St.Paul MN 55113 Tel: (651) 636-4600 CIO Stantec Fax: (651) 636-1311 June 26, 2014 File: 193800151 Attention: Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. N P.O. BOX 2007 Oak Park Heights, MN 55082 Reference: Palmer Station -Plan Review Dear Eric, We have reviewed the site Development plans for Palmer Station as submitted by Creative Home Construction Investments on May 14, 2014. Following are our comments and/or recommendations. Storm Water Construction Permit Comments (provide previously on June 6,2014): As the development creates 1.24 acres of new impervious area, construction activities will be subject to the requirements of the MPCA NPDES Construction Permit. • Per the Construction Permit, "Where a project's ultimate development replaces vegetation and/or other pervious surfaces with one (1) or more acres of cumulative impervious surface, the Permitee(s) must design the project so that the water quality volume of one (1) inch of runoff from the new impervious surfaces created by the project is retained on site." o Based on 1.24 acres of impervious area, 4501 cf of volume must be retained. This required volume is achieved in the larger infiltration basin (6 J 00 cf capacity). • However, as shown in the City of Oak Park Heights Wellhead Protection Plan, Part 2, the project area is located in the City's High Vulnerability DWSMA (see attached DWSMA Figure). Section III.D.1.j.vii. of the Construction Permit states "Infiltration is prohibited when the infiltration system will be constructed in areas with a Drinking Water Supply Management Area (DWSMA) as defined in Minn. R. 4720.5100, subp. 13., unless allowed by a local unit of government with a current MS4 permit. Design with community in mind CIO June 26, 2014 Mr. Eric Johnson Page 2of4 o As the development area also falls within the Emergency Response Area (approximately 1-year recharge time), the City will not allow for infiltration on the project. (See attached ERA Figure) • As infiltration will not be allowed, the City recommends that the plans be revised to treat the required water quality volume of one inch over the impervious (4501 cf) through filtration. Any filtration system should be designed based on the most recent update of the MN Stormwater Manual. Sheet C1.2- Demolition Plan 1 . Clearly label and identify all trees being removed as well as all site clearing areas. 2. For the installation of the sanitary sewer, full width removal of the street will be required at the intersection of Oak Park Boulevard and Oakgreen Avenue North. 3. Remove and replace curb and gutter along Oak Park Boulevard per City standard detail STR-31. Sheet C3.1 -Grading Plan 1. Provide detail on the emergency overflow for Wetland 1. Is the overflow planned to be to the north into the proposed infiltration basin? 2. Due to existing storm water drainage concerns to the south between the properties of 5523 Oakgreen Place North and 5519 Oakgreen Place North, please provide details on how the storm water overflows will be controlled. a. The current proposed design of the emergency overflow from the redevelopment site continues to the south, and the City is requiring the installation of a storm sewer pipe between the properties to address a 100- year storm event (see attachment for the general installation location of this pipe). b. All easements for the properties to the south of the redevelopment need to be identified on the plans. c. As discussed in the stormwater construction permit comments above, the infiltration basins must be redesigned to filter the storm water. Therefore, the infiltration basin identified to the north of Wetland 1 will require redesign and may require a drain tile pipe and ouflet. 3. The mill and overlay patch shown on Oak Park Boulevard needs to be shown for the full width (end radii) of the proposed Oak Cove street. Design with community in mind June 26, 2014 Mr. Eric Johnson Page 3 of 4 Sheet C3.5-Grading Details 1 . Provide a geotechnical report with soil boring data. The proposed street typical section will be reviewed after receiving this information. Sheet C4.1- Utility Plan 1. It is typical City standard to install drain tile uphill of the catch basin low point locations. Following storm water filtration revisions this detail and the remaining storm sewer can be reviewed. 2. Sanitary sewer MH-2 needs to be located in the center of the roadway alignment, while maintaining 10' separation between the new water main and sewer. 3. Water main shall be installed at a minimum cover of 8.5'. 4. Pipe materials: a. Water Main: CL 52 DIP with polywrap b. Storm Sewer: RCP 5. The connection to the water main on Oak Park Boulevard via wet tap is not allowed. The new water main shall be connected with a sleeve and tee, and gate valve to be located at the end radius of Oak Cove. 6. Standard hydrant and casting specifications will be provided and plan notes will need to be revised. Sheet C5.1 - Preliminary Plat 1. Consider providing easement for future trail connection to the south of the development. General Comments 1. Additional standard details will be provided from the City. 2. Consider providing a sanitary sewer service to 5565 Oakgreen Avenue North. It has been the intention of the City to provide service to this property upon the redevelopment of the proposed Palmer Station site, as a grinder pump is currently utilized to lift sewage to a higher elevation on 56th Street North. Design with community in mind June 26,2014 Mr. Eric Johnson Page 4 of 4 If you have any questions or require further information please call me at (651)604-4808. Regards, STANTEC CONSULTING SERVICES INC. 114444d"- ‘.14/ Christopher W. Long, P.E. Attachments: STR-31; Sketch of Storm Sewer Connection to Oakgreen Place North c. Andy Kegley, Julie Hultman-Oak Park Heights;Scott Richards -City Planner; Mark Vierling -City Attorney; Kathy Widin- City Arborist; Brad Reifsteck, Rob Monk, Lucas Miller -Stantec. Design with community in mind EXISTING YARD REMOVE & REPLACE EXISTING SOD WITH 4" TOPSOIL CONTRACTION JOINT EXISTING CONTRACTION (TYP.) JOINT (TYP.) .. . . - . 4 . Ai mr • +_ • • • • . • . _ .• 4 • •. - - •. _ w • 1 . • - GUTTER LINE O'-2' 2' 4' MIMIMUM 2' O'-2' EXISTING CONCRETE CURB &GUTTER EXISTING NON-WEAR BITUMINOUS SURFACE - EXISTING ROADWAY —\\\ EXISTING D428 CURB & GUTTER c. SAWCUT 1/4"/FT. MIN. r_--T r�—rn -TTI~ REMOVE EXISTING 1 1/2" TYPE LV3 4" TOPSOIL AND SOD NON-WEAR BITUMINOUS SURFACE SECTION CONCRETE CURB REPLACEMENT LM r REVISION: (3) Sta ntec NON DRIVEWAY LOCATION March 2004 PLATE NO. OAK PARK HEIGHTS, MN J STR-31 „,,, . ....4 ter 1 „ . . . CZ-. .'• ' 1 / 1,,,.., -„, • 58TH ST N -i-. • . . . , ' i . _4.‘. .• ,..._4 ‘-1 : . ( . • ' - ---.......”-'' '•'• -............... ..- ..'....-- .--- • • • ' - 5725 • i , , 1 • . • , - - • t!: • INAIER filR01.ADIT!01 1 1 ! 1 • 4. ' 41 . . • . •, g .. 1314EIrKqSGINRIEN 1-IILLF 10,,i . ..„- •...........__:., ... ... .1.,..._:„....._,.......,,__ 5 H E. - -pm—. ___........ ..........„_...... • .0. •• . • eiV\j 1410 i I I i • I oi, • - • B. _ Ir .._ ' : i..... w . e- • 4— . 1 . '"------—4. :=:::::: H—..."--—7. RIV41‹ .... . .. ......._. .s. ,Iii _ 304 . I . 6 .. 1 • i 8 : I .or. ;an '.--------r,---i----- " ' • 50110 AIN : ____. .. ii • -.' , 7.W/AC.;03 BROS 2NETAPDTTION- -...-..._ . . • . • --.., ,,,, eft - ins, ..,•,----./01*-61§, •,If .1216 UO0105111, SIREEt 4'1..4. • , -.., ....,_.... .. ---........- ., . _tow Nos •,. _ rem _,....._10—", 4614-.:. VAS ..„---''. -66--t-H-TtfiiifET-Noirni----7. -• . .:',Aps IMO '',... N %...i.% -.---- . /41', 0-i••••"7"- - - • k•>•. ..._.,.. . .. , S\AAQER mftrN , i-----'. t . ......• . . - ---,-- • : siros --,....--• Nis -s iii0 •• / s I , i •1 1 • i : 11:14".. '' 1* ". i. ., \ t. fik, .--: S , \--''' f , i ' J ., ,, -, ----A ‘.7 • , ____,- ..__.._,___...r :.....1 I-- ......• CC .... , , . . , 0 00 • 00 ....--• \A.%its .. ..,.., )- •,4-. ..„-- .f. Ibi . ... ....... . Z - • -- ''. Ilk ' 4 ! i • li ;. it 1 % Ail . ;,• ' Nf ,,,/...•.. stab, §, .,,Z „...<-" . .... ..•-• % . '!' ! • .1, 1- • ll.1 $113 . . • pg-..• -OS?Th Ariprn., ir ... ... ./ --.a •-• , \ . ii z 0/4 INSTALL-1460-STORWS .. , ' OS .“, . 7. *6 5173 • 1420 % • Y'.. SW';IN. R /. 05 •li-irt..- \A7/#DI-119,N-- / • /', ' ''' Itti . '. 1.14 ..): '. . .. % .... z..,.,/ ... -\ . ..'•• . - .c a .. . „.. ...--,Tli 5TH AbDrrI .._... ,z : ..t z •---OLD`PfelDICOURTNGIITH' • -- ,. 1--,•________., •.... (1/ . . . ,4 •,, .)s, No \. • . : 551T,H ST LU . r, / : 0 ' \ • t1.1 Se, • $111$ • NN . t NMI le 2, 1 1 P - 1 MIS- /... / . \ / ') A PiipE 2 SWAGEr, BROS ittl* AwDritit,. • • 5525 (3) / : 414 . ''. ".?'''''. 1‘‘'' ."(• 0 ..,.... .... , \ - X4* , V...„),_ .•1 .ma / -•A . 0 • 1 .1• I I .. 1 :• I ' i 2 i WO& i :. ilki> f%\ \ ,• It III i Z ) N11 • . ‘-ri-tfaatdir 1-ek • ii ..----.-...4.--.16------.41POi- ''. it -ISTING • :war • s gni 7, - . __. ... .0 • • th . ...—..,.....--'------ .,• / , ,.. ,,e8 - " :-.A • .'1. T 3r • • --, -...--it . ---C.-\\ 'I% ••••• '. ' '- . / . c.4C) ' BRE4 wER.. .. • ----- 6 . 5471 t: .-------). •---Z F-6-6414W-1 ai'Ili ' g 1 4 , al Li :. .. 1 -4 i !!i 1 1 '' \ . .. '---,1.:,..r••• • ,-. 2N4104,7)PIT • — -.. ..... Et. ;SNiAGER BOOS 711).-1 A. 11 ION • Ci Li its .• • .._..... • -------. —- : .1' i ll" Baytown Township - 2 2 1 D LAKE/POND Ai STORM SEWER STORM SEWER . — --- — 1tt Ar,ei.41 liti!taliilliF / / PRIVATE STORM SEWER - / ABANDoNED sToRN sEwEN T°V4411141P SET1110Pr44°E R 2* , s_, 13 CATCH BASIN I> FUMED ENO SECTION N 1/2 NW 114 di!t v 1 " C A C 1 rg* 4 0 t T • Bonestroo CITY OF OAK PARK HEIGHTS 0 STORM MANI*XE Osesonter 2000 o , 100 200 •1111===0 ••••••••111•101111=11•0 , Seale in feat EXHIBIT 3 From:Steve Johnston[mailto:sjohnston(a,elanlab.com] Sent:Wednesday,July 02,2014 7:31 PM To:Eric Johnson;Christopher Long(Chris.Long@u,stantec.com);Scott Richards (Scottna,PlanningCo.com) Cc:Mick Lynskey;nick@creativehci.com;Dan T Subject:Palmer Station offsite drainage improvements Gentlemen, We have reviewed your request for the developer to install storm sewer in the development to the south of the site. Under our current proposed design we are reducing the volume and rate of runoff from our site. We have identified options to provide filtration of stormwater instead of infiltration and are confident that we can engineer a solution without the offsite storm sewer. In other words,it is our opinion that from an engineering perspective,we do not need the pipe. We have reviewed the grading plan,plat and record drawings for Valley Point 2'Addition and note that prior to development the contours indicate water flowed unimpeded from our site to the south. After development in 1990 the runoff from our site was limited to a swale in a 15 foot public drainage and utility easement between Lots 4&5 Block 1. We have no way of knowing if the swale was ever constructed properly but today the easement is encroached upon by two fences and the grade is more than a foot higher than the original design. The owners of our site did not create the drainage issues. They were created 25 years ago when Valley Point 2' Addition was developed and the infrastructure was designed and installed by the City of Oak Park Heights. With that said we are supportive of the installation of the offsite storm sewer system since it provides some benefit for our project and especially for the adjacent neighbors that are currently experiencing drainage issues. A storm sewer at our southern border will simplify the filtration design and provide a positive well defined discharge point for Palmer Station,which is beneficial for us. But,more importantly it could be utilized to lower the seasonal groundwater affecting the neighbors basements,provide them with a greater degree of confidence that they will not see an increase in runoff issues and show our intention to be good neighbors. As we discussed in today's meeting we believe that the most cost effective way to install storm sewer in this fully established neighborhood is by directional drilling. Under this scenario a pipe would be bored in the east boulevard of Oakgreen Place N. from the existing pipe between Lots 4&5,Block 2,north to the lot line between Lots 4&5,Block 1. From there a second pipe would be installed along the property line, between Lots 4 & 5, Block 1, again by directional drilling. A storm manhole structure would be built over the existing storm sewer line, at the connection point, and a second storm manhole would be built at the extension of the 4 & 5 common lot line. Once the pipe reaches our site it would be extended into a redesigned detention basin. Drain tile could also be installed along the plat line to provide ground water control. The real benefit of directional drilling is that we will only need to disturb the boulevard where the two structures are built, compared with typical construction where the street or entire boulevard would be torn up and all trees, landscaping, sod, fences and driveways would be disturbed. With directional drilling the most suitable pipe material is a thick solid wall polyethylene pipe. These pipes come in 50 foot pieces that are butt welded together on site to create a single durable pipe. The only concern with this atypical approach is that the pipe would be curved around corners, which actually improves flow characteristics. We have confirmed the following unit prices with an installer of these pipe, E J Mayers Construction. They also confirmed that they can maintain grade of less than 1% without significant dips as long as they do not hit a lot of rocks. They would televise the line after installation and open cut to repair any significant settlements. The 12"pipe could be installed at a depth of approximately 5 feet at a 2% grade, or it could be installed at a flatter grade to provide more depth at the plat line—the cost is roughly the same. Estimated Cost 550 LF 12" PEP @ $75 = $41,250 2 CB Manholes @ $2500 = $5,000 Restoration $5,000 Contingency $5,000 Subtotal $56,250 Engineering 10% $5,600 Total $62,000 As discussed above the Palmers did not create this problem, and a result we believe the community should share some of the responsibility for the cost. We request that the City use a funding source of their choosing to pay 50%or$31,000. We further request that as part of the PUD the developer receive some compensatory relief from the tree replacement requirements. As discussed in the planning staff report our plan saves a 72%of the existing trees on the site which equates to 7 trees per lot. However the tree replacement formulas require us to replace 429 caliper inches of trees or 195 trees (15 per lot). Clearly, this is more trees than are needed to create an urban forest. To help offset our share of the off-site storm sewer line we request a 5 tree per lot reduction. This still leaves an average of 7 large existing trees and 10 new trees per lot (plus numerous small trees not counted in the inventory). We would propose to reduce the builder installed trees to 4 per lot and group the remaining 78 developer installed trees in strategic locations around the perimeter of the site where they provide the greatest aesthetic and buffering benefit. If there are any questions please let me know. Steve Johnston, PE Principal Engineer 61411 DESIGN v..FryMe.ry I Croute kowcerr I[emnat.Lace. 901 N 3rd Street, Suite 120 Minneapolis, MN 55401 c 612.382.4804 d 612.260.7982 f 612.260.7990 www.elanlab.com