Loading...
HomeMy WebLinkAbout2006-12-06 NAC Planning ReportPLANNING REPORT TO: Eric Johnson FROM: Laurie chives 1 Scott Richards DATE: December 6, 2006 FILE: 798.02 — 06.10 BACKGROUND Attached for reference: A S Exhibit 1 -- Existing conditions /Removal Plan Exhibit 2 — Site Plan Exhibit 3 -- Grading and Erosion Control Plan Exhibit 4 — Utility Plan Exhibit 5 — Lighting Plan Exhibit 6— Floor Plan Exhibit 7 — Building Elevations Exhibit 8 — Landscape Plan Exhibit 9 — City Engineer's Comments Exhibit 10 — City Arborist's Comments 4800 Olson Memorial Highway, Suite 202, Golden valley, M N 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com RE: Oak Park Heights — vv.A.T.E Office Park PUD; PUD Concept and General Plan Review; Site Plan Review and Minor Subdivision vv.A.T.E Enterprises, Inc. has submitted site and building plans for the construction of two 14,720 square foot office warehouse buildings and one cold storage building within their existing office warehouse campus located off of Memorial Avenue North. The request is for PUD Concept and General Plan Review, Site Plan Review and a Minor Subdivision. The subject site is currently vacant and is zoned B -3, Highway Business and Warehousing District. The Planned Unit Development (PUD) will allow for a shared parking arrangement with the existing lots in the office warehouse campus and to allow for a lot which does not have frontage on a public street. The subject site is guided for highway business and warehouse development by the Oak Park Heights Comprehensive Plan. ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for highway oriented business and warehouse uses and, as such, the proposed office warehouse use is in compliance with the Comprehensive Plan. Zoning. The subject site is currently zoned B -3, Highway Business and Warehousing District. The applicant is proposing to have general office, warehousing and cold storage uses occupy the available spaces in the proposed three buildings. The applicant is requesting approval of a PUD in order to allow for a shared parking arrangement amongst the proposed new buildings and the existing buildings within the office campus and to allow for a lot without frontage on a public street. The purpose of a PUD is to allow for greater flexibility in the design of neighborhoods or other sites and is intended to encourage, among other things, a more desirable environment than would be possible through the strict application of the City's zoning and subdivision regulations. Lot and Setback Provisions. The proposed buildings and site design meet the required lot area and setback standards for the B -3 District. As stated in Section 401.15.F.4.h.17, the parking area setback is 10 feet for all uses except single and two - family uses. The site plan indicates a parking area setback of at least 10 feet from all property lines. Minor Subdivision. The applicant is requesting a Minor Subdivision to allow for the creation of two separate lots for the proposed office /warehouse buildings. The applicant is ro osin to subdivide Lot 3, Block 2 Kern Center 2nd Addition into two separate lots. p p g Both proposed lots are consistent with lot area requirements in the B -3 District. Building Design. The submitted plans indicate that the proposed office and warehouse buildings located on Lot 1 and Lot 2, Block 1 will be one story with a total of 10,240 square feet and 15,360 square feet, respectively. The cold storage building located on Lot 2 is proposed to be 6,800 square feet. The primary facade material is proposed to be precast concrete panels. Building facade accents will be provided in the form of windows and vinyl awnings over each exterior door entrance. The applicant has also submitted colored building elevations indicating that the primary building color will be gray with maroon accents. The proposed buildings will be consistent in appearance with the existing buildings in the business park. The proposed office condominium buildings are consistent with the requirements of the B-3 District and the City's Design Guidelines. The buildings are proposed to be 20 feet in height at the highest point, compliant with the 35 -foot height limit in the B-3 District. Impervious Surfaces. Section 401.300.G of the Zoning Ordinance requires that all lots within the B -3 District to maintain at least 20 percent of the total lot area as green space. According to the submitted site plans, with the addition of the three new 2 buildings and parking areas, the entire campus area provides a total of 224,139 square feet of green space. As the total development is 673,013 square feet in area, there remains to be a total of 33 percent green space, which is consistent with Zoning Ordinance requirements. Access. The applicant is proposing one ingress /egress driveway off of Memorial Avenue North. This proposed access will be located approximately 120 feet north of the nearest existing access of off Memorial Avenue North. The site plan illustrates minimum 24 -foot drive aisles along the building sides and loading areas and a 30 -foot drive aisle within the proposed 25 stall parking area adjacent to Memorial Avenue North. Off-Street Parking. The proposed buildings will add a total of 9,600 square feet of office space and 16,000 square feet of warehouse area. These totals translate to a need for an additional 46 parking spaces for the office use and ten parking spaces for the warehouse uses. Additionally, the proposed 6,800 square foot cold storage building is required to provide another four parking spaces. The current proposal provides for 58 parking spaces plus three proof -of- parking spaces, which is one space over the number required. Overall, the office warehouse campus currently has a total of 278 parking spaces and only requires 266 spaces, leaving a surplus of 12 spaces. Following construction of the proposed new office /warehouse and storage buildings, the entire development would still maintain an excess of 13 parking spaces. As such, the development maintains adequate parking as required by the Zoning Ordinance. Some of the submitted plans indicate that the parking spaces will be 18 feet in length. However, those spaces are positioned abutting the proposed building and sidewalk and, as such, will have an available two-foot overhang. This parking configuration is acceptable in accordance with the City's parking standards. Signage. The applicant is proposing the addition of a multi-tenant monument sign. The sign is proposed to be located within the required front yard adjacent to the driveway entrance. The sign shall be located at least 10 feet from all property lines and 10 feet from the driveway entrance. The applicant is proposing to have a white background with tenant names in black letters for the monument sign. The City's sign ordinance does not permit white backgrounds for signage. While the existing signs in the business park have white backgrounds with black lettering, those signs were in place prior to the adoption of the current sign ordinance. The applicant shall be required to revise the signage plans to indicate a dark background with white letters, or the applicant shall seek approval of a variance. Lighting. The applicant has submitted a lighting plan including the proposed photometric plan for the site. The lighting plan indicates that the exterior lights' illumination will extend beyond the sites property line, however, the subject site is adjacent to commercial /industrial properties that are jointly owned and operated and, as such, the lighting consistent with Section 401.15.B.7.d of the Zoning ordinance, 3 The applicant is proposing to install four shoebox style parking area lights mounted on a 25 -foot pole and 38 building mounted fixtures with full cut -off. There will be no lighting along the west side of the property, which is adjacent to residential properties. The proposed parking lot light fixtures are consistent with the Zoning Ordinance requirements. Landscaping. The applicant has submitted a landscape plan showing the addition of perimeter plantings around the proposed buildings as well as along Memorial Drive and the south and west property boundaries, which will provide screening of the parking areas and storage building. There are 37 existing trees on site, all but eight of them are proposed to remain as they are or to be relocated somewhere else on the site. As stated in Section 401.06.B.12 of the Zoning Ordinance, the City Council shall consider the natural features of the particular site, the architectural characteristics of the proposed structure and the overall scheme of the PUD plan when evaluating the proposed landscape plan. The proposed landscape plan appears to be consistent with Ordinance requirements and similar to the landscaping provided at the other properties within the business park. The landscape plan shall be subject to the review and approval of the City Arborist. Trash Enclosures. The applicant is proposing to have a 900 square foot trash enclosure located along the southern property line in between the two proposed office /warehouse buildings. This trash enclosure is intended for shared use by all tenants. The proposed trash enclosures appear to be consistent with the requirements of the B -3 District including be located in an accessible location for pickup and hauling. Grading, Drainage & Utilities. Preliminary construction plans have been submitted. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. CONCLUSION/RECOMMENDATION The applicant has submitted the necessary materials for the proposed application. The proposed use and site design are consistent with the requirements of the Zoning Ordinance and the direction of the Comprehensive Plan. Based on the information contained in this report, our office recommends approval of the requested PUD Concept and General Plan Review, Site Plan and Minor Subdivision of the vv.A.T.E Office Park project, subject to the following conditions: 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. 2 The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance. The sign face shall include a dark background with lighter colored lettering. A sign permit shall be obtained prior to the erection of any signs on the subject site. 4 3. Landscaping plans shall be subject to the review and approval of the City Arborist. 4. Ali lighting fixtures shall be full cut off and be consistent with the lighting requirements found in Section 401.15.B.7 of the Zoning Ordinance. The lighting fixtures shall not exceed a height of 25 feet. 5 m .rs A j , , L J� Ohl "1l ,F � ' - 1e Cti "�`ti -A'I' V Y env �ra PI I', ti.t'h^ ki ! 8i40t Np5:C?. Y'IC' UN }SMDfl nrn 4"" nrn 94 /L/ l4 *yam aemei 1 99 L-90 ,,...... ..,Ai. 1,..f (15S1 rq 4(.0 I'M ..1,1 ZDOE5 Nil "IGIVIATIIIS '111VON 3f1..1, WiliOnl MS VIOSJNNIW `511 V! 4VO 3Ay 1VISOIMIN OL9S NHI `SIIID131 NINA NVO AO AID 35110HRIV/VV3DIAJO '371"tritA WORM s���s MKTOWN3 S3 SI Ad !131N3 TIVAA WYREM:R) thvniam ID va Muns ,,,, ONINNVId aNivi RR IYACiATd V SNOI1100 Mki MIKEIM -ol..q "'pa , Ireu.i.aaa ',pa ft ,T2 ,72 to, (1) Lki 1+4 F e re A iv En 0 's9 .14 2 )2: LT, 5 74 1, HArrs 01,3,1zi VIOSANNIIN S11-D131-1 NINd MVO 'MY Wig 0/96 S3S111d1131N3 "TIVM EZWirif49:5 NW 4 51i-D1I-1 ;SIMI WO -JO AID 39101-111rtiNV3DIA0 "TIVAA AWEsical NV1d 1110A.V1 NIR 2, 1 -,?1 0. 6 •,i44,41v, , , Arn K - V 111 Acrs AI ID CIIS, ' l _CS1V ?al;� C J_;. 11 =��K3 `Vh 'r557. %' • r :��V 151 A'I ^' -f' v Y'IY C Aa I_ [;hm Y;:iS ntl7�f 'J ^Alf! „{M il•': �1.' Ni: n� �.l EV c;— 1 } '�I �'•,f 1l1f3e:' k'. t fiC :7 [ - ; Y V .' NOS3131113 If MO/ aLYC sc. /L /G -+1Vf7 3i N GED]{S 22L -990 '1" Ict.ct itS9) .4 FEI.ES (1S9) ..ia uos 5 KA V.VAITIlLS ILAN 31111 1111110101 'MS VIOS3NNIVI 'elltYM1111E '3AV 1VIZIOIABW ON'S 'St' NW `EIHD113H NNW NVO AO MAD 3S1101-1MIVAA/3Diii0 . 311/7.A YAW 153014 10 £ 1I3HS {D .._ SISIIIdN3IN31 '31YM earie ONISMNI.Na ON1A1A.5 ONIMMVId OK, 1.44, NV1d DNICIVND MIN Lad 1 i •D111 .1..ioslopa ,Lretuaaat 'Pd • L (1) 5) PROviDE 4 OF NATIVE TOPSOIL IN GREE 6) SLOPES 3:1 AND GREATER SHALL BE PROPOSED SILT FENCE HED GRADE CONTOUR DRAINAGE ARROVV • %A 41,1 NC,. Ai, ON ' ,HIAErs Ain 0, A1,1 7r� j0 +na :'w a�cg ,7 7h7 Y\ `,..,1 C'- S ti 't�i ' k� '1C• b y Ia ;L ;na vc++sntl g «o� rat v aaoi — nrn r as atraI ron 1 L-90 r xx ..",11 ...PM I L46,0 (1S9, .a ,E9540(150 ....a uoss NA IJILWATILLS 11.1.110N I'Dakv Talloyem ONS VIOS3NNIW `1111VMTI1S '3AV W1100131 0L95 NW `511-D01-1 NIN'cl )1Y0 40 AID AS1101-131WAVD-DWO 71V7IA MMILERIN 4 10 IBM S tAirrIFS MON SO. S351111d1131N3 - 311TM VUNIMANW t.),.iniaamoNa omm•ikeirLS gq.Nind awn ' aid NV 1.4._1_ 1 1 li_il --, , uos l op a .treunaa.34 , zIod . / N f -•. _ . - -= - • = - - -a TILITY PLAN 1) SANITARY SERVICES- , PVC SDR 26 3) PROPOSED STORM SEW. 1 4) PROPOSED STORM SEWER URIED WITH 6' MINIMUM COVER ummra a.ta7s c Namw. trnz (IaQ)xv i o©spire r ( 4 01 ISM "Fn.4.1 • P. i .1.411111141WP �SSyy tio 0 ° fi CQ 0 . VIOS3NNIW `S11-0(3H NUM )IVO A B3IN30 ss3Nlsns add NNIM P ; r P s W 1 R F r r r r W r 4 A r r d P d a; • A i^ $ A P q '___�. n A • a P A A A 9 N A d P ti A A yy A A R N P d P P t+ Is ; A r P A /+ ; i ; P Y A A F J i1 P P F A P Y P N P A A A a C d P R v 'J. N A J` K d A F ; P P a. d I w P P 3 �.� ». Y i P P a d A' P P a P �� t - 008`9 a s a p W ?JI��S ;a a a a a s P g i ; s ; ; S r; a a a .� yy • � n i qp q N P P j e q f• � q H . P v j a 3 p d; .W- r r r A A nom. r cz • P I I P A P P F r h X k^I r $ v; d s a A is P 2 A J € cW° ; ¢ o ; a A a r r :s q P O d A a P d d P A P P sip m a N s • i r A 4 a A ; ; a d Q d a+ d A s r ri o N i# .... . r i- - d P o es P P d d d A o a Q t c a n A n d ti y { y P P d y A O' � f; ; A A d d m p P 6 d oP a ryry � P }} r aq l X qq q qq .+� r r P v P Y Q P P P O F ; A P 4� F d R r r A ." # N A !w A . a A ; a ; a r N r r A A A a A A A A A O A r A «; A ' r c r A 3 a A: n 2 A 2; A n d es .3 A ; a a r P a 3 AP A r P r + A c x r i r ; P A r AW 3 ; :- ; ; 9° ♦ ; qq N A r A ; A P F N ; P ! B - P P P P F A A N f Y A A + F i ; P ; N 4 A P P N P A A A e d N F ;= . ; A A r r d d d P a • • , r r' aW r P d u3 d d ; a q I G qq N !' T P � ` R t Ib P . P P a A a a P a a r M H r d A d p ♦ N P ♦ P i 2 P A ; A A 69 d - AluoovNolsaliddv uofjlnpaJ uo11n1iod #1161 Jo) �ualuo,.satlul u:aWO sr .:A .03 21 tllt?i lur ;sly a� MCN1 d EWIflHOfN ',OVA J051aspelq anlreJo)a0 V8MOVN )V)I Jos p,er6a1!f 9fil)IPA )VN pJen6 lepUf 9113V)i OVH 105 imenfiaom DIACIU OVA m5 Plea 1Qpu 3 OVN (f1iS'Z1iS) (11i'RI 7 i) Plalg apps- asnal1 SH uo!1do N3t1 Jo) do bultlog5 3'S (Mil) 3d 1)°l MN /3d (1\006) 3d )1) VV431d Vtd (ALPE) 3d 1)01- 1s01 V4,1311 (A01'9-A0Z1) 3t1 1 1) 0 l-1$!Ml VVdlN1 Lad 6 X1a10aiadas p adlyS 5515550'0 L^ 311 f'sra3'1171 "e12ua00 ta1 (01o1)e5 1(slsua)) Pa!5l1 N0N Pag(1Ja) VS) VS) (4r1 SL I Jo Ve044'Shci eiu) rselleal pae15 sad VFs9) pulp /i)ua5,au13 o1)olq let,lu,a1 eCen 'mod t (papnpul 1ou (iu,el AO9L ''x0u11 MOO uals0s a1jlJls?1 wen° (1 € ou) 01uo al)elda3a, 4)01- 1sN VW315 (01 e /u) A00) 'AO H: 1 1\809 'am; anima (155. ef ACfrf 'AILZ 'A09 G '4s115 *IS dwue1 ssai pgnpuldulel wfilo11 mos O�sfi ad 515€0 dll'i 1tf1 pa!!L'lsul !d1 6(UJdS O L EU WOO OVA :*lw par 59d1 'suall -ea01 lamas 1aaIs1 in QV)f '4su00O aaS) pail 1 a 3 WON 9a RAID") VS) '(1)Jepuels)1aa s1 - 1 1 s t1Rsl 95111 aslnd A) 'A009 A11005 1. palsn lQ ' pue 115150 mans pa 1?1d..1aslalu `A411e laddoa gf1m (asecl -wfl paw ale NOs t pile N001-) la aas aseg- 1n6oui palua - 1Ja (uo111SOd) 'u!t?laJJOd - 1a)1aoS . Icpe11ene SJO OD 1efl - Ip T1JJe 10111(3 111 m IgaQ) 1.lsiug aapratad ia1 - sartlod 1ueis €sal- uolsoaloa azuo1q )pea _ t¢siu! 955051 OPe j %00 t pue pufoM Jaddoa 5 1 aselle� (501 f lace 1 AAO01; - 5C t ) JOwlo jsue1: o ne abelle,,A- lueIsuoD AO1)14 JaMOd 1 .1f? MiOS pue t OO t'Shc`1 M051.-04) 101514 .tamad 1 .ff 1if 'aauepeaJ -y5ig s! elkeg - lealalaal •sual allewslld 5uisll) 1p- L1f11 e y lnrt )Er } 11 Irue (1V4 :sty,iom6a:l'UJOYeluo €mi (�slE'3 €i$g1oF Oil € (E•ez)w1 - - tl (18101 (51 /1 (5TWril"Ll (!u € [t ill t 'l,i 't . pa10! sasy luatpossalun( sialati ,gua3)satpululu: isuatt4 60CMS l OUd5 4 11! ,, ITlieA'AP -'0 14 - 11112 6vuunatu sapnlaul a 't4,assaa)euesepd,ap,aatldev# G - 5,Rdc } 5i/ i15 'fU5'aiS,11!. +:�'•';�eP12r41 %U .0 imp e111au4: n)• sa5llem1)31asu:alq ralalard5 V0.6f1.1U .6zY;t1itapaieapoalesatl u3a,l al14•: TA isas Is nu/ 60(j io60041 9 14L4f'Al.L2''hVtrs LLL'A z 'Pne`t,Orl )?.sgl,q,1, /, ntulEr-G'cb 5 •e pert ?)10101ail21eaoji4i91, q11.4:a) 's4;allnr, sass: p) 5N5% ai115 `Ttis!klimlla =lalat!alvadase uolsa:in;:a'J ti��i�i)St111 [ paJapn art 411Y �'r1U9tl;9rs11a,a11 oagly 9 5 :55109 1111f;�� 110 051019 [37F1n.avQ (clod) €uie 55,650 d91om 1115 b119 inolu 51991 115019 ialdepe 11111 19059 131190 015]105950 Atil 100119 5 510 „G 6911951 sO5. latl)eJq 11em : 6 SS00OSO1 ,,031' 9119 alad 911901 „5 0005113 5155 9 11111 Ilvtl 951901 „17 150009 15? 9/10 1505 01901)9 : ,6 000d5 9 09 (•9101 uue att,t1 5i nbs „ 1� leads ; 009 papnpul 091 1090 999 a 1 wapuel 4.13 wow, 30119 Lufulu ,1311-' 1 {a 51019baleJ59Cd0 S1 Jopa1J01 :N)1 •@icleOuet.paw-piag 900 anelem o� aae src) 351 a1 pa3uaw(a0s ' 4511 -1 •(11J1 <s) s1 pue (090.140 pieos.lo}) - litsr1 91 `4rteMpeo.0 551 :aEge(leA>? susa1117g1.1 -s€ JJ° '99 .1131)_1 'w13u11urt1e paluawIas 50 p0u.11OJ to 1191[11 p0zlpoue ale 000 50110.1 0/9 -- sa1)c1Q '0 °1)11!0 090!d -000 11111',1\ pa30)1se5 rt11l3 s1 0u_lewj A000 'seal aleuoclleallod sop do.lp .(o s 311A.o€0 llslp dose 'sso t5 paaadwal 'lueis saJ -taec1 -ill! 515t?ws1Jd 0011 1559119.15 loop L013u1t1.1f1e 5 - alp JV)1 '0u03(1(s popuog aaald -alto Tim pa10)1se65 I!lr1 s1 tlaliIM 01101 051115 p7Jodiuoo :t1I ?1s1S01 - )acct -0_15 sal 011le4 05015 1sea -5315 ❑v: -- 01.11110.1 .1000 •p0epuels s1 6ullul30LL1 11et,A 00 010d .(o} 111111 .1011503 :VS „19. popn1:1x3 '9Si5L1)Dig11lem 1eulwou 1 , 91,'0 L111M 139450011 Lunt.' ..tw131e .5au-loa -t.as `tsea -alp 'po l '01101.11:) p5e sAenrt.11em 1 5 ul5116)11 510J10 'seam 15u1)1.10d .400 asl) PaPuaIui :1159lata :1115pH .a;anbs r: ld7 ale4;otl,e)01nc1 (1010 5053 )!I1oe (1010 Vd0 .03 NH 53 01101 511111190 -:tv)1 530111) 51091 '59[11111 9910r105 39151355 111551501i11e 111 5110.1 E09 )r119u11!51e k1 51151 9519 01315501 5)01101099{91111111 - (5951 5199111 A a ?. 35519) 511411 '1101111 91111105 011001 1511 711laW WSsu 1il 5111 011 /011915101 51 adr(1 (11 501)0131, pllpueis w (1' =1) t1`059 eY400Z V/151 1 ;5051 V5005 a5 111M 50(M 5059 5055 5001 905 3V'1 tuillpas alrlssal(Co111 OVA 1501519115019 555135119 911595 � 1 1 1.1011111115.1041.11 63.13.119.10 J. sUfl .ijj JO C1O. (J p 1T ,UfOAJ --W.I\ ,41,4 gv•vi zOgni I...ft tv ,as .14 OA Vusa.gs. 19S & 0 11 y-1.-65 grimly} ":./71:17-AQ7 61-- 6 4.1,-, 1 in P.1.9.,:sf._ . ,1,1-i) ORS Id t 4. - -1.1/4,1*.ktakt ei4,6s_ -• . • „,-, ,. 1 , „/, .,- .,,,,,,,,,_ a s !a 'I've VA_ 5Nou,' Nalidz ,--- ...,-, ----------- -----.74-7 jj i , VI to 0 I ...,.._ ! ,:::,,,..:,. 4_ .... ii 0 .1f 2 .1 i•-, , 7. la El 1 i 4 z g. 5- 1 3.1 4 L Q9 1 a • OTAks±ita0 e 1 d 1 35 tk?0 aki ,. 7 - At a 0 a w awrs+�*r� .. IIOSS 111.11 rki\- =I1-L NAY !I: tip.`. :p -aI rt lies . j.:dsen I H51 N *fted ',two O8SS . 41 1A' aSi n e r a - SS '` N C� 1 .4•21 41 ViVar voti 111�I e 4 1..aalateep; Y.—lac 9 N I Lew ! .1,1,-wtea ssa ft.; p . axadu4 • ga5S erit4A, • ,•1r 7 N t 1 4'4,0 1 14 1,1N :IV 1 • ! 4, g 2 mirma • R ri 114 Attv 4t3. t , • 11 Vir-,11,1(gal-V,M1 nrAV . 1,172L , 4t t:t.d :72;7 _1. LI 4 — U i 1 i 4 f . . , ',,, a . • "=::,-' I• ? / : .) 111 1 ti '3.• ( 4nr-ive LLL 1 1.0 NO, - V1 HAr-s Ain -inS ulminle!FAMII ON1112.2NION3 ONIAIAIMS 3 +A% ONINNYld CUM 1.12 1£161,0 1159/. ffitgla VIVIRIVA1T1ILS 11.1110,41111AVIV1110F01.:95 -0111 ‘uos3ipiag , z-pa 0 ) t, `S11-0131-1 NliVd NVO JO ADD 3S110HRIVAV3DIJA0 'TLYM awwalaa NV1d 3dVDSCINV1 FiViTrEn VIO9NNIN `511-0131-1 )IWd )IVO 3AY 1V11101 Oh9S SWAVIEWY S351/1c1N31N] *11VM ILOYEIVIMW) 00 PA Memo Project Name: W.A.T.E- 5550 5580 To: DMP From: KSE Re: Preliminary Review Remarks: Preliminary Review of W.A.T.E. Properties l St. Paul Office: 2335 West Highway 36 St. Paul, MN 55113 Phone: 651- 636 -4600 Fax: 651 -636 -1311 e Place Rip Rap at the Flared End Sections. ■ Place a Gate Valve on each service to the buildings. • Need a note stating the bury depth on the water main. ® Submit rational sheet for storm sewer design. Bonestroo, Rosene, Anderlik and Associates, inc. 1 :1 Milwaukee Office: 12075 N. Corporate Parkway, Ste 200 Mequon, WI 53092 Phone: 262- 643 -9032 Fax: 262 -241 -4901 Rochester Office: 112 7th Street NP Rochester, MN 55906 Phone: 507- 282 -2100 Fax: 507- 282 -3100 Client: Oak Park Heights File No: 55 Private Date: 11-19-06 Bonestroo Rosene Anderlik & Associates Engineers & Architects • A 1' freeboard between the building FFE and the EOF was not maintained for the East building and the south side of the west building. • What is the concrete slab at the south end? O Verify north side of the driveway is not greater than 10 %. O Show spot elevations for retaining walls. O The grading extends off the property lines in the southwest corner of the lot. • Extend silt fence on the south side approximately 100 feet. O Show a Rock Construction Entrance. • The sanitary service to the west building is over - 100' so a clean out in the bituminous pavement is required. The clean out should have a solid casting cover over the PVC. O The note on plans for storm sewer should state that 12 ", 15" & 18" RCP shall be Cl. V. The 21" and 24" RCP shall be RCP IV. • Verify CBMH sizes required due to storm sewer pipe angles. ® All details for utilities and pavement sections need to be reviewed. • Submit a copy of the approval letter from the Browns Creek Watershed District. l:.l St. Cloud Office: 3721 23Fd Street S 5t. Cloud, MN 56301 Phone: 320- 251 -4553 Fax: 320- 251 -6252 EXHIBIT 9 www.bonestroo.com [:.1 Chicago Office: 1860 W Winchester Road, Suite 106 Libertyville, IL 60048 Phone: 847 - 816 -1631 Fax: 847 -816 -3762 Julie Hultman Page 1 of 1 From: kdwidin a©comcast. net Sent: Tuesday, November 21, 2006 5:36 PM To: Tom Ozzello; Julie Hultman; Dennis Postler; Eric A. Johnson; Jim Butler; Scott Richards; Mark Vierling Subject: W.A.T.E. Enterprises - 5570/5580/5590 Memorial Ave. N. -- Landscaping and Tree Replacement OPH Staff I have reviewed the plan for the minor subdivision project at 5570/5580/5590 Memorial Dr., submitted by W.A.T.E. Enterprises. The landscape plan looks fine for an office /warehouse project. Screening is proposed for the west side of the property, which abuts a residential area. The plant species are acceptable, being hardy and requiring little maintenance. It is proposed to relocate some 3 in. elm to the south edge of the property. 1 recommend planting nursery stock of other tree species instead, such as linden, honeylocust or hackberry, which will have better form, function, and longevity than volunteer erns. As far as a tree replacement requirement, most trees to be removed are not of a significant size or species. Consequently, many more diameter inches of trees are being planted than are being removed, so there is no tree replacement requirement for this project. As the project moves forward, the developer will need to submit the specific sizes of plants being used, and a "Planting Detail ". If you have any questions regarding this report, please contact me. Kathy Zvi d in Arborist City of oak Park Heights 11/22/2006 EXHIBIT 10 CC ILI H Z C.) CD CIO %••••• CC W Z Z I— I— F- 2 Z 0 z z z c° W W W 1-- H AO 110%9