HomeMy WebLinkAbout04-10-2003 Planning Commission Meeting PacketCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, April 10, 2003 - 7:00 P.M.
7:00 p.m. I. Call to Order /Approval of Agenda
Estprrateal
Times
II. Approve Minutes
A. March 13, 2003 (1)
III. Department /Commission Liaison /Other Reports
A. Commission Liaison:
B. Other:
7:15 p.m. IV. Visitors /Public Comment
This is an opportunity for the public to address the Council with questions or concerns on issues not part of the
regular agenda. (Please limit comments to 3 minutes in length.)
V. Public Hearings
A. Continued - Oakgreen Village: To consider requests of Valley Senior Services
Alliance Housing and Community Services LLC for site plan review, conditional use
permit, subdivision and planned unit development: concept plan for office,
residential, commercial and retail use known as Oakgreen Village to be located at
58t St. N. and Novak Ave. N. (2)
B. WATE Enterprises: To consider requests of WATE Enterprises for site plan review,
amended concept plan review and general plan of development /planned unit
development review for construction of a new office /warehouse building, including
cold storage building and parking at 5610 Memorial Ave. N. (3)
C. WATE Enterprises: To consider requests of WATE Enterprises for site plan review,
amended concept plan review and general plan of development /planned unit
development review for construction of cold storage building at 5670 Memorial Ave.
N. (4)
VI. New Business
A. Hwy. 36 Partnership Study
B. Planning Commission discussion of zoning ordinance changes for 60-120 day
development review timeline.
VII. Old Business
VIII. Informational
A. Next Meeting: May 8 - 7:00 p.m.
IX. Adjournment
Council Representative: April - Commissioner Ported
May -Vice Chair Runk
•
•
•
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, March 13, 2003
ENCLOSURE 1
Call To Order /Approval of Agenda: Vice Chair Dwyer called the meeting to order at
7:00 g
P .m. Present: Commissioners Liljegren and Runk, Acting City Administrator Holst,
City Planner Putz -Yang and Commission Liaison McComber. Absent: Commissioner Powell
Vice Chair Dwyer took a moment to address tragedies experienced by the Commission since
their February meeting.
Dwyer recognized the loss of Chair George Vogt and acknowledged his many contributions
and commitment to the City and the Planning Commission. Dwyer expressed that George
will be sincerely missed and extended condolences to George's family.
Dwyer also recognized the loss of City Planner Richard's father and extend condolences to
Scott and his family.
Vice Chair Dwyer, seconded by Commissioner Liljegren, moved to approve the Agenda as
presented. Carried 3 -0.
Annual Meeting - Adjourn to /Call to Order:
Vice Chair Dwyer adjourned to and called to order the annual meeting at 7:02 p.m.
Election of Chair: Commissioner Runk, seconded by Commissioner Liljegren, moved to
elect John Dwyer as Chair. Carried 2 - - 1, with Dwyer abstaining. Dwyer accepted the
position of chair and will serve as chair until the annual meeting of 2005.
Election of Vice Chair: Chair Dwyer, seconded by Commissioner Liljegren, moved to
elect Commissioner Runk as Vice Chair. Carried 2 - - 1, with Runk abstaining. Runk
accepted the position and will serve as vice chair until the annual meeting of 2005.
Adjourn Annual Meeting and Reconvene Regular Meeting: Vice Chair Runk, seconded
by Commissioner Liljegren, moved to adjourn the 2003 annual meeting and reconvene the
regular March Planning Commission meeting. Carried 3 -0.
Approve Minutes: Vice Chair Runk, seconded by Commissioner Liljegren, moved to
approve the Minutes of February 13, 2003 as amended. Carried 3 -0.
•
•
•
Department /Commission Liaison Reports /Other Reports:
B. Commission Liaison: None.
Public Hearings:
Planning Commission Minutes
March 13, 2003
Page 2 of 4
A. Hwy. 36 Partnership Study: Commission Liaison McComber reported that the
City Councils of Oak Park Heights and Stillwater have met and that it was determined
that the Planning Commissions for both cities should meet for shared discussion and a
joint report. McComber provided a review of discussion held at the Joint City Council
meeting and tentative dates for a joint meeting of the Planning Commissions was
discussed. McComber will coordinate scheduling of the meeting, with request that it be
held at the Stillwater City Hall, and notify the Commission of the specifics upon
confirmation.
C. Other: Acting city Administrator Judy Holst discussed Planning Commissioner
applicant advertising, deadline for application and interview scheduling
with the Commission.
Visitors /Public Comment: There were no visitors to the meeting or public comment other
than items upon the Agenda.
A. Continued: Oakgreen Village: To consider requests of Valley Senior Services
Alliance Housing and Community Services, LLC for site plan review, conditional use
permit, subdivision, planned unit development: concept plan for office condos,
commercial and retail use known as Oakgreen Village to be located at 58th St. N. and
Novak Ave. N.
Chair Dwyer noted that a letter from the applicant had been received, agreeing to a 30 -day
extension requested by the City.
Chair Dwyer opened the public hearing for anyone present who wished to comment.
Kenneth Hooke - Senior Housing Partners, the applicant, informed the Commission that
they had recently met with city staff regarding the project and have prepared revised drawings
in response to the information received. He stated that they will continue to work with the
City on issues and made himself available for questions.
There being no other visitors to the public hearing, Vice Chair Runk, seconded by Chair
Dwyer, moved to continue the public hearing to April. Carried 3 -
B. SC Mall LLC: To consider requests of SC Mall LLC for planned unit development
amendment, site plan review and parking setback variance for exterior improvements
to building and site located at 5909 Omaha Ave. N.
•
•
•
Planning Commission Minutes
March 13, 2003
Page 3 of 4
City Planner Cynthia Putz -Yang provided an overview of the planning report for the requests
and provided an issue analysis, discussing specifics of each including the vote percentage
needed for approval.
Discussion ensued as to conditions of planner's report and trail easement and record of
correspondence received regarding the trail easement.
Chair Dwyer opened the hearing for public comment.
Marc Partridge — Project Architect addressed the conditions and issues of sidewalks and trails.
Vice Chair Runk, seconded by Commissioner Liljegren, moved to close the public hearing.
Carried 3 -0.
Discussion ensued as to the specific requests, including Oren Ave. closure issues,
neighborhood meeting held regarding the change and communication from the highway
department regarding the roadway and traffic impact.
Vice Chair Runk, seconded by Chair Dwyer, moved to recommend City Council approve the
request for closure of Oren Ave. N., subject to conditions 2 and 3 of the March 6, 2003
planning report, specifically:
1. The City and Andersen Corporation will work out issues of snow clearing and
maintenance or Oren Ave. N. and the sidewalk connecting the road to the subject
site, subject to the approval of the City Public Works Director.
2. A sign must be placed on the north side of the adjacent fence to inform people about
the slope ahead, and a sign must be placed on the south side of the adjacent fence to
inform people of the traffic ahead.
Carried 3 - 0.
Chair Dwyer, seconded by Vice Chair Runk, moved to recommend City Council approve the
request for PUD Amendment, subject to conditions 1 and 4 -10 of the March 6, 2003 planning
report, specifically:
1. The site plan must be revised to include a trail constructed by SC Mall LLC along
the south boundary of the site, subject to approval of the Parks Commission and
City staff.
2. The lighting plan must be revised so light levels do not exceed 4 foot candles along
the south property line.
3. Light standards must not exceed 25 feet from the ground surface to the top of the
light fixture.
•
•
4. Light fixtures must have flat lenses.
5. The two medians that are proposed to be moved at the southeast corner of the site
must be planted with disease - resistant flowering crab trees because the trees in the
existing island are diseased.
6. Placement of all fire hydrants and fire connections must be approved by the City
Fire Marshall.
7. Grading and drainage issues are subject to review and approval of the City Engineer
and review of the applicable watershed authority if required.
8. Any changes to existing utilities or construction over existing utility service lines is
subject to review and approval of the City Engineer.
Carried 3 -0.
Vice Chair Runk, seconded by Chair Dwyer, moved to recommend City Council approve
the variance as requested. Carried 3 - 0.
New Business: None.
Old Business: None.
Informational:
A. Commissioner Interview Scheduling: Commission members suggested that
interviews for Commissioner applicants be held one hour prior to their regular
meeting in either April or May.
B. Government Training Services (GTS) Workshops: Commission Liaison McComber
noted the enclosure to the Commissioner packets regarding training opportunities
being offered by GTS.
Adjournment: Commissioner Liljegren, seconded by Vice Chair Runk, moved to
R pectfully submitted,
Ju A. Hultman
Community Development
Approved by the Planning Commission:
adjourn at 7:37 p.m
. Carried 3 -0.
Planning Commission Minutes
March 13, 2003
Page 4 of 4
PLANNING REPORT
TO: Judy Hoist
FROM: Scott Richards
DATE: April 3, 2003
RE: Oak Park Heights -- VSSA Oakgreen Village: CUP /PUD Concept Plan
FILE NO: 798.02 -- 02.33
REVISED PLANS
ENCLOSURE
•
NORTHWEST AS50CIATED CINC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 plann.ers@nacplanning.com
Valley Senior Services Alliance (VSSA) has provided a revised plan for a PUD concept
plan approval for that area west of Oakgreen Avenue and south of 58 Street. The
Planning Commission, at their meeting on March 13, 2003, continued the public hearing
to the April Planning Commission meeting pending the resolution of issues related to
the plan. The February 6, 2003 and March 7, 2003 planning reports outline in detail the
unresolved issues and information required to complete concept plan review.
VSSA has provided a letter authorizing an extension of the review period for this project.
The extension date is May 18, 2003. The City Council will need to make a final decision
by their May 13, 2003 meeting. The Planning Commission has meetings on April 10
and May.8, 2003.
The revised plans indicate changes to that area east of Novak Avenue North. The plan
addresses some of the issues, but not all that were identified in previous memos.
Attached for reference: Exhibit 1 -- Revised Concept Plan
ISSUES ANALYSIS
Plan Details. The most recently revised plan indicates a change in the number of units
from what was reviewed in the March 7, 2003 report. The townhomes of Phase 1 will
now have a total of 88 units in 12 buildings. Phase 2, near Oakgreen Avenue, has a
total of 22 units in four buildings. The total number of townhome units has not changed
and remains at 110 units. The two apartment buildings east of Novak Avenue remains
at a total of 90 units and the housing in Building C totals 60 units.
Issues /Recommendations from February 6 and March 7, 2003 Memos. Following
is a list of issues and recommendations from the February 6, 2003 memo with a
response to each:
1. The preliminary plat needs to be revised to include lot and block numbers and to
keep stormwater ponds on the same lots as adjacent buildings.
Response: A revised preliminary plat has not been submitted but will be
required as part of general plan of development submittals.
2. Forty feet of right --of --way should be dedicated from the centerline of Oakgreen
Avenue North to allow space for future roadway improvements.
Response: The preliminary plat will need to be revised to address this issue.
3. The extension of Novak Avenue North must be redesigned to be completely on
the subject property, or the applicant must reach an agreement with the adjacent
property owner for the street to be partly on the adjacent property consistent with
the submitted plans.
Response: The preliminary plat will need to address this issue.
4. The phasing plan must be revised to include all areas of the development
including ponds and streets.
Response: A revised phasing plan has not been submitted.
5. The phasing plan must include all of the townhome areas along Oakgreen
Avenue in the same phase.
Response: The revised plan indicates the townhome project will still be
completed in two phases. The Planning Commission and City Council should
comment on this issue.
6. The applicant must address concerns regarding the close spacing of buildings
and potential difficulty in maneuvering fire equipment.
Response: The revised plan addresses this issue. All drive aisles are at least
22 feet in width.
7. The Parks Commission should make preliminary comments regarding open
space, park land needs, and sidewalk/trail locations.
2
•
8. The trail and *landscaping south of 59 Street should extend all the way to
Oakgreen Avenue North.
Response: The revised plans indicate a trail to Oakgreen but have not extended
the landscaping.
9. Information related to land market value should be provided to calculate park
dedication requirements.
10. The applicant should respond to any comments from the City Engineer regarding
drainage and utility plans.
Additional comments from the March 7, 2003 memo have been addressed as follows:
The access roadway between Novak Avenue and 58 Street is proposed to be a
public street. The site plans have been revised so that none of the townhomes
have direct access onto the roadway as required by Ordinance.
Response: The Parks Commission has not made a recommendation on parks
and trails for this project.
Response: Representatives of VSSA have indicated that they would submit the
information as part of General Plan review.
Response: The City Engineer has made preliminary comments and has issued
a separate report.
On previous plans, the City Engineer has indicated that too many access points
• for the townhomes and apartments were provided to the public street. The site
• plan has been revised to address this issue.
• The townhomes on Oakgreen Avenue have been pulled further west to allow for
additional separation from the roadway. The plat will need to reflect at least 40
feet of right -of -way from the centerline of Oakgreen Avenue North.
• The townhomes have been reconfigured to provide adequate separation
between potential phases. The Planning Commission and City Council should
comment on whether the townhomes will be allowed to be phased or all
constructed at the same time.
• Xcel Energy has provided comments to VSSA related to locating ponds and a
roadway within the power line easement. No issues with pond placement or
roadways on the concept plan were noted by Xcel at this time. The general plan
of development will reflect any changes to the site plan to reflect the comments
of Xcel Energy.
3
• VSSA has been working with the Browns Creek and Middle St. Croix Watershed
Districts on stormwater issues. Preliminary comments back from both
organizations have been favorable to the concept drainage plans as submitted. •
• Staff had previously commented on the one -way traffic design adjacent to
Building C. The plans have been revised to reflect a two-way traffic movement.
RECOMMENDATION / CONCLUSION
Based upon a review of the issues and the response by the applicants to each point,
staff recommends that the Planning Commission move: forward with a recommendation
to the City Council. Overall, the plan is consistent with the CBD zoning, the
Comprehensive Plan, and the CBD Urban Design Study plans. Although the
configuration of the townhome units is significantly improved from previous plans, staff
would recommend that all of the townhomes be constructed at the same time and not in
phases as requested by VSSA.
If a favorable recommendation of the Oakgreen Village concept plan is to be forwarded
by the Planning Commission, it is recommended by staff with the following conditions:
1. A preliminary plat shall be submitted as part of the general plan of development
process. Forty feet of right -of -way from the centerline of Oakgreen Avenue North
shall be dedicated as part of the plat.
2. % The extension of Novak Avenue North must be redesigned to be completely on
the subject property, or the applicant must reach an agreement with the adjacent
property . the street to be partly on the adjacent properly consistent with
the submitted 'plans. •
3. The phasing plan must be revised to include all areas of the development
including ponds and streets.
4. The phasing plan must include all of the townhome areas along Oakgreen
Avenue and 58 Street in the same phase. The Planning Commission and City
Council should comment on this issue.
5. The Planning Commission and City Council should make preliminary comments
regarding open space, public park land needs and sidewalks /trail locations as it
relates to this project.
6. The trail and landscaping south of 59 Street shall extend to Oakgreen Avenue
North.
4
•
7. Information related to land market value shall be provided to calculate park
• dedication requirements for the subject property at the time of general plan of
development submittals.
•
8. All concept utility plans shall be subject to review and approval of the City
Engineer.
9. All concept drainage plans shall be subject to review and approval of the City
Engineer.
10. Written approval from Xcel Energy related to construction of ponds and a
roadway within the power line easement shall be required with submittals of the
general plan of development application.
11. The Planning Commission and City Council should comment on the townhome
configuration and the proposed density of units.
12. Any other conditions of City staff, the Planning Commission, the Parks
Commission, and the City Council.
•
I POJECTP4TA
•
1 3114 do %
girt
%LP
1 144 , 11
tCM
[tilt
%,ru
1 11 , 111 10 :In9
1`wd
nun et
IS
tt
4F
1NRidlOOd
tllsi11
009•'11
J 00009
j+ Ovartr
J• 0001;
r 00EC4t
00£1%
In11
mew
'1M of
+ice Or
wards eic
.
X04
3119 40 s
%LL'11
sLrit
(U•r1)
1I 39Vtk1
'
-
q
m ~
r OOi
r 00 919£
r a
7f
11= .
'u' 99
,1p^• 02
CZZIrEil
� .r:'*r31
1+ 000121
H �
eir,rdf met ,
is Oman.
•*0 9G'91
39v3tt7Y
arat WS
ssOt 4L'L
NAt fill
smolt 09i9
film 0?
elom 091
svArds etc
word. i
J+ 000V
M
m
samdt 00t
1+ 0martr
1N11N3019310 I
(tt•t) 931.101 1101
I TOTAL RESIDENTIAL
7) 9019 34t1
03XIW
3Si1 03X11.1
OFFICE 81.D65 (A O)
32Vd4 NW 3rnd1
91331 ilt
T 30ir'd5 N3dOj
3114 10.011
VIVO 71
(p•t) 93.10I1N71D1
s wind
WORM! 1
(7;(1) 91143WWVi1V
0
2
(O 0013) d3al
VIVO '111
VIVO moo
9NWM
9NWYd
(®'Y 29019) V3 V
"W
NN
P%;\ ----
NAN."Vka.
1 N NA. \.
i
SA
N 0 N
tn
[Y�
---- ---'
Q11111111111111
!
�
•
•
�
(
•
•
'
• c
7C
1
Og
ZP
(9g
x=� '
...41 rz
kM
N,."7,
3 nNmv
A
ket
r
n
$
31V3S ON
f
• J
,r l
s
r
MN VON '
T
— 1
1H 1
I I
1 g I
0
(i
z
0)
At-
teo
225.18
et.
'5
r 08.54
—921KORPEN — AM1112 1- 1 1 70
cZ
NOVAK
it) 0
'"'
0
g
.11111.9.
ArtiTAIEG —A-VENUE N
AVENUE NORTH
0
L
1
cis
1 218.00
0
NOVAK AVENUE NORTH
0
290.04
PRELIMINARY
OAKG.REEN
OAKGREEN VILLAGE PRELIMINARY
PLANNING REPORT
_
Y
TO: Judy Hoist, Acting Administrator
FROM: Mike Darrow / Scott Richards
DATE: April 4, 2003
RE: Oak Park Heights - W.A.T.E PUD Concept and General Plan of
Development Amendment, Site Plan Review - 5610 Memorial Avenue
North
FILE: 798.02 - 03.04
BACKGROUND
W.A.T.E. Enterprises, Inc. has submitted an application for Concept and General Plan
of Development and site plan review for the construction of an office /warehouse and
cold storage building to the west of 5600 Memorial Avenue North. The property is
zoned B -3, Highway Business and Warehousing District. This development is part of a
larger development area that includes over 10.2 acres north and east of the proposed
site. This area was annexed to the City in 1998.
Currently W.A.T.E. Enterprises, Inc. owns six buildings and H.S.I, Inc. owns one
building in the W.A.T.E. Addition of the Kern Center. W.A.T.E. Enterprises has had the
option to build additional buildings on Lot 4, which would make a total eight buildings,
including H.S.I.'s building. The applicant has submitted plans to build a 12,800 square
foot office /warehouse building and 3,816 square foot cold storage facility on Lot 4.
Additional parking areas are also proposed.
The Planning Commission and City Council reviewed and approved the Concept Plan
for this area of the W.A.T.E. development in July 2002. This plan is a significant
departure from the previous plan because of the addition of the cold storage building.
Attached for reference:
ENCLOSURE 3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: •95 planners @nacpianning.com
Exhibit A: Applicant's Letter
Exhibit B: Engineer's Report
Exhibit C: Title Sheet
Proposed Office/Warehouse
12,800 square feet
Proposed Storage Area
3 square feet
Parking and hard - surface area -
s.
77 -: square feet
Total Impervious Surface area
. 94,114 square feet
Non - Impervious Area
18 square feet
Percent of Green Space
19 %
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit 1:
ISSUES ANALYSIS
Existing Conditions /Demo Plan
Grading and Erosion Control Plan
Utility Plan
Layout and Circulation Plan
Planting Plan
City Arborist's Comments
Comprehensive Plan. The Comprehensive Plan designates this area as highway
business /warehouse. The proposal is consistent with the land use designation.
Zoning. The property is zoned B -3, Highway Business and Warehousing District. The
existing lots meet the lot performance standards of the B -3 District in terms of width and
area requirements.
Subdivision. This lot has been previously platted as Lot 4, Block 2, Kern Center, 2nd
Addition.
Lot Coverage. Section 401.300 G of the Zoning Ordinance states that lots within the
B -3 District must provide a total of 20 percent of the net buildable area of the parcel as
green space. Below is a breakdown of the area:
Based on the proposed figures, the applicant does not meet the 20 percent green space
requirement. The applicant will be required to modify the plan to meet this requirement.
Access /Circulation. Access and circulation within the proposed development is
consistent with the overall circulation patterns of the existing buildings in that traffic will
flow between buildings. Access and traffic circulation will be subject to the review and
approval of the Fire Chief t0 determine if there is adequate turning radius for safety
vehicles between the building and storage facility. The access and circulation plan will
also be subject to the review and approval of the City Engineer.
Off - Street Parking and Loading. Off- street parking and loading is regulated under
Section 401.15F of the Zoning Code. This requires, among other items, that the entire
perimeter of the lot include concrete curb barriers that must be setback 10 feet from any
lot line. The applicant does not meet the 10 -foot requirement on the southeastern
corner of the site.
2
•
•
A detailed analysis of the required number of parking spaces was provided by the
applicant as part of the May 4, 2000 and June 28, 2002 PUD reports. According to the
PUD, there are currently 260 parking stalls required. Currently 284 parking stalls exist.
According to Section 401.15 F.9 of the Zoning Code, parking spaces required for
warehousing and storage is based on the number of employees of the largest shift or
one space per 1,500 square feet of floor area. Additional parking requirements for
areas identified as office space are also required. The applicant will need to identify the
proposed square footage of all office space within the plan in order to calculate the total
parking spaces needed for both uses. Currently, the applicant is proposing 46
additional parking spaces.
The applicant is proposing loading docks as part of the warehouse structure. Four 12 x
12 and four 8 x 9 foot overhead doors are located on the western side of the
development. The proposed site does allow for adequate turning radius for trucks. The
applicant should identify the proposed location of snow storage.
Landscaping Plan. The proposed warehouse and storage buildings will result in a loss
of 48 mature trees including Elm, Hackberry, and Oak with an average diameter of 13
inches. The applicant is proposing 32 shrubs to the south and east of the proposed
building. Four Ash trees are proposed to the south and southeast of the proposed
building. The applicant will be responsible for all fees associated with tree replacement.
The tree replacement fee will be set by the City Arborist. A tree replacement agreement
and landscaping plan will be subject to the review and approval of the City Arborist.
Signage ., applicant has . not submitted a .sign plan....If signs are proposed iheywi
be subject to review under Section 401.300.N of the Zoning Code.
Trash. According to Section 401.300.K of the Zoning Code, trash receptacles must be
fully screened and be consistent with the design of the principle building. The applicant
is proposing a trash enclosure area north of the proposed cold storage area. The
exterior finish of the trash enclosures will be painted concrete block and is consistent
with the existing building to the east. The applicant is also proposing to have wood
gates as part of the trash enclosure.
Lighting. Two light poles exist on the eastern portion of the proposed warehouse
building. It is unclear as to the location of security lighting on the eastern or western
sections of the development. The application should identify the location of all lights
and type of fixtures. A revised photometric plan is subject to the review and approval of
staff and is subject to conditions under Section 401.300.1 of the Zoning Code.
Grading and Drainage. A general grading and drainage plan has been submitted and
is subject to the approval of the City Engineer. Additionally, the City Engineer will
review the plan and make recommendations regarding the drainage and stormwater
3
requirements for the site. Brown's Creek Watershed District approval of the plan is also
required.
Wetland Mitigation. The proposed parking area and buildings will include the
construction of a retaining wall approximately 16 feet form the wetland boundary as
indicated on the plan. The applicant submitted wetland delineation information to the
City on April 2, 2003. Currently, the City Engineer is reviewing the plan to determine
appropriate buffer areas and setbacks. if additional buffer areas and/or setbacks are
required as part of the review, this will significantly impact the overall plans submitted by
the applicant and revised plans must be submitted to the City.
Utilities. A utility plan has been submitted for the review and approval of the City
Engineer. The applicant has identified a fire hydrant roughly 60 feet east of the
proposed building. The Fire Chief should comment on the appropriate location of the
fire hydrant.
Design Guidelines. Building plans have been submitted for the proposed buildings.
The applicant is proposing a combination of concrete panels in colors that are
consistent with the overall Design Guidelines. Awnings are shown over the main
entrances on the principle building and a painted stripe is proposed on the structure.
There are eight overhang doors proposed as part of both buildings. The combination of
materials is consistent with the Design Guidelines and the building will be identical to
the other structures in the W.A.T.E. development.
Development Agreement Amendment. A development agreement amendment will
be required between the City and developer subject to review and approval of the City
.Attorney. Cross easements will be required .. the . joint .access.w. in the .
development subject to the approval of the City Attorney.
CONCLUSION AND RECOMMENDATION
In order to proceed with Concept and General Plan Development Amendment and Site
Plan approval, our office recommends that additional information be submitted to the
City prior to moving forward with the applications. Below are additional issues that
should be addressed. They include:
1. The applicant should identify the square footage of office space and warehouse
space to determine the appropriate parking spaces needed.
2. The access and circulation plan is subject to the review and approval of the City
Engineer and Fire Chief.
3. The applicant should identify the location of snow storage within the site plan.
4
• 4. The applicant shall modify the site plan to meet the 20 percent green space
requirement.
5. Alt curb barriers shall be setback at least 10 feet from all lot lines.
6. The landscaping plan will be subject to the review and approval of the City
Arborist.
7. The applicant shall pay a tree replacement fee set by the City Arborist.
8. The drainage and grading plan is subject to the review and approval of the City
Engineer.
9. The wetland delineation information shall be subject to the review of the City
Engineer. If additional setbacks or buffer areas are required, the applicant shall
submit to the City revised plans.
10. The applicant shall submit to the City a signed permit from the Brown's Creek
Watershed District.
11. The utility plan is subject to the review and approval of the City Engineer.
12. The location of fire hydrant and sprinkler systems within both buildings shall be
subject to the review and approval of the Fire Chief and/or Building Official.
13. A development agreement is subject to the review and approval _ of the City
Attorney.
14. Additional requests for information by City officials or City staff.
5
•
•
1.
W.A.T.E. Enterprises, Inc.
11255 50 STREET NO. *LAKE ELMO, M 55042
.March 7, 2003
Community Development Department
City of Oak Park Heights
14168 Oak Park Blvd North
. P.O. Box 2007
Oak Park Heights, MN 55082
Attention: Community Development Director
f :
APR 3 2003
651 -439 -7973
Reference: New 80' x 160' Office/Warehouse Building and 36' x 106' Cold Storage
Building.
W.A.T.E. Enterprises, Inc. owns six buildings and H. S .L, Inc. owns one building in the
W.A.T.E. Addition of the Kern Center. At this time we are submitting plans to build an
80' x 160' office /warehouse building and a 36' x 106' cold storage building behind 5600
Memorial Avenue North. The new building would be 5610 Memorial Avenue North.
Both of the new buildings would be constructed of the same materials to match 5600
Memorial Avenue North. The 80' x 160' building would be office /warehouse and the
36' x 106' would be used for cold storage.
For your reference, I am enclosing a list of contacts and information for the different
areas that will be involved in the construction of the buildings.
As we have proven in the past, we will do everything possible to ensure that the job gets
. done right.
EXHIBIT A
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
March 27, 2003
Ms. Judy Hoist
Acting City Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, MN 55082 -2007
Dear Judy:
Bonestroo. Rosene, Anderlik and Associates. Inc. is an Affirmative Action /Equal Opportunity Employer
and Employee Owned
Principals: Otto G. Bonestroo, P.E. • Marvin L Sorv:sl4. P.E. • Glenn R. Cook. P.E. • Robert G. Schunscht. P.F. •
Jerry A. Bourdon, P.E. • Mark A. Hanson, P.E.
Senior Consultants: Robert W. Rosene, P.E. • Joseph C. Anderlik. P.E. • Richard E. Turner. P.E. • Susan M. Eberlin, C.P.A. •
Associate Principals: Keith A. Gordon, PE. • Robert R. Pfefferle. P.E. • Richard W. Foster, P.E. • David O. Loskota. P.E. •
Michael T. Rautmann. P.E. • Ted K. Field. P.E. • Kenneth P Anderson. P.E. • Marlc R. Rolfs, RE • David A. Bonestroo, M.B.A.
Sidney P Williamson. P.E.. L.S. • Agnes M. Ring, M.B.A. • Allan Rick Schmidt. P.E. • Thomas W. Peterson, P.E. •
James R. Maland. P.E. • Miles 8. Jensen, P.E. • L. Phillip Gravel 111. P.E. • Daniel J. Edgerton. P.E. • Ismael Martinez, P.E.
Thomas A. Syfko, P.E. • Sheldon J. Johnson • Dale A. Grove. P.E. • Thomas A. Roushar. P.E. • Robert J. Devery. P.E.
Offices: St. Paul, St. Cloud. Rochester and Willmar. MN • Milwaukee. WI'• Chicago, IL
Website: www.bonestroo.com
Re: W.A.T.E. Enterprises, Inc. — Office/Warehouse & Cold Storage Building
5 610 Memorial Avenue North
Concept Development Plan Review
Our File No. 55-03-000
We . reviewed the latest concept development plan for the W.A.T.E. Enterprises, Inc.
proposed office /warehouse . and :..cold . storage building .at... 56.10 Memorial.. Avenue .North_. as
submitted, by. Folz, Freeman, Erickson, Inca .for �W. Zintl, Tic. have the . fol
comments /recommendations :
1. The proposed improvements include constructing a retaining wall for the driving/parking
area up 16' from the Wetland Boundary as shown on these plans. As the City of Oak Park
Heights' Wetland Conservation Act agent, we recommend a wetland delineation be prepared
to accuratel y define the existing wetland boundary and submitted for our review. Wetland
boundaries typically extend beyond the normal water level of a wetland.
2. Although the City .does not have a formal Wetland Ordinance in place defining required
buffers and/or setbacks we have been requiring these elements • as - part of P UD s or
amendments to PUDs. The Brown's Creek Watershed District's (BCWD) engineer,
Emmons & Olivier .Resources, Inc. (EOR), has indicated that since this "is not a DNR
protected wetland", the BCWD buffer requirement rules do not apply. However, • once a
wetland delineation is submitted and reviewed, we will recommend minimum buffer and/or
setback requirements to the City.
3. The latest plan submittal has been revised as of 3/24/03 to increase the size of the future cold
storage building. We require drainage calculations for our review.
4. Mark D oneux previous BCWD Administrator, reviewed the previous plans on October 11.,
2002.. We offer the. following comments on - -this previous. review. and BCWD P errnit is sued
on 9/30/62:
• Mr. Doneux indicates, "It appears that all stormwater facilities for the site, were
designed, approved and constructed as part of the Kern Center .Improvements in
1999. " I believe this was the intent when the Kern Center Improvements were
2335 West Highway 36 St. Paul, MN 55113 s 6 -636 -4600 ! Fax: 651-636-Jii
constructed, however that assumed the 42" outlet to the Kern Center Pond would be
opened and downstream improvements to the westerly wetland constructed for storm
water retention. Since that time, the BCWD has not allowed improvements to the
existing westerly wetland. As such, the existing Kern Center Pond and outlet has
reached its limit. for any further development in the Kern Center. • As you know, the
City of Oak Park Heights and the BCWD are cooperatively pursuing a project to
expand the Kern Center Pond to allow for further development within the Kern
Center to meet BCWD's rules for rate and volume control. However, until such time
the Kern Center Pond is expanded, the existing pond cannot handle storm water
runoff from additional developed impervious areas.
Mr. Doneux utilized a 100 -year High Water Level ) of 927.68 for the existing
wetland. We have previously modeled this entire drainage area and are using a 190-
year HWL of 929.1 The applicant has revised his drawings to reflect the 929.2 level,
and we suggest BCWD review the number they are using. A 1996 Washington
County topographical map showed the water level of the pond to be 928.5, which is a
good indication of the *Normal Water Level (NWL) of the wetland. It appears that is
the approximate NWL of the pond today, also. •
• A BCWD Permit was issued on 9/30/02 with six conditions and one special condition
that references five more recommendations from Mr. Doneux's 10/11/02 memo. The
applicant indicated in his 3/7/03 letter to the City that he has BCWD approval. It is
my understanding from correspondence between Jay Johnson and Karen Kill,
Washington Conservation District and BCWD Administrator, that neither party has
signed the erriiit as of yet, and that she is verifying if any /all of .the conditions of the
� P
permit have been met.
5. Driveway and parking area improvements are being proposed over the City's storm sewer
easement for the existing 42" storm sewer along the north side of this parcel. Verbiage
should be included in the developer's agreement (or PUD amendment) indicating that the
developer is responsible for restoring any of these surface improvements should repair or
reconstruction of the existing storm sewer ever be required.
6. The nearest existing fire hydrant on this site is approximately 3'00' from the proposed cold
storage building. The fire department should review these plans to verify if additional fire
protection is required (we typically require hydrants with a 250' radius of buildings).
If you have any questions or require additional information, please contact me at (651) 604 -4815.
Sincerely,
BON $TROO, ROSENE, ANDERLIK & ASSOCIATES INC
Dennis M. Postler, P.E.
cc:
Jay Johnson, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner (Northwest Associated Consultants, Inc.)
Mark Vierling, City Attorney (Eckberg, Lammers, Briggs, Wolff & Vierling, P.L.L.P.)
DMP, DDH, File — Bonestroo
KA5 5\01d1W'.A.T.E. Enterprises - 5610 Office- Warehouse & Storage Bldg. review_3- 27- 03.doc
•
411
•
DESCRIPTION
1 133Hs auu
1 Nrc+ orraaysrrouaria0 OraLsao
GRADING do EROSION CONTROL PLAN I
1 • rma uun
1 rid HoavTI3a10 lrcun
II siNmenio3 A.1.10
I " I
u
V
8
S
8
93 I
. • • = avo NO U. dalos3a No islA,18
'' iN..
,..
it 4
0
„:„._.
....,
•
OM l_LNIZ 'M
wgrzgo71150
_L33HS 31_J1
Nivnalt
II siNmenio3 A.1.10
il
,„
..........
....
z9os5 NW VINMT1115
. HiVON 3111■13AY1 PL9s
- IMERFETEM
YIOS3NNIW IIILYM11115
H1SON 311N3AY WI/101 Ms
•nnOHNIIW331110 0350,1011
Ni9Wrliall
•
OM l_LNIZ 'M
wgrzgo71150
_L33HS 31_J1
Nivnalt
•
•
0
•
1
loompariaa mJpqaA
tatorf (ION foiria (10) maga
ZgalifilaLWATRIVILLIONNINBATIVIIIOPODIOin
DtirialgIONZ J as.,
=MIMS
GRY1
fttorippa Uzaoxbj rio
• • • • • • • I
IDAM 1
ww
w I
w
IMILZITZE
8 I 14
12 I
10
11
1
8
10
8
8
or a
a
1,1
pia. (Itch)
IDAM 1
!e g
0 ?,.
9
2
fax c ;AR
' ITN
1; 1 ill
ft NA
M tlim5
p :13 9-4
CI g
„.. ..., N
N..
N /,
■ . ' 4' N- li al If'
0 N
■ , e ) ` . ./ N.,
,
.
('' %.'''...
.‘„
. ...,
4/ i• ..-
0 0 -.
.„...
, . A
n
DUNG CONDMONS & DEMO PLAN
=WM
PROPOSED OFFICE/WAREHOUSE
5610 MEMORIAL AVENUE NORTH
S11 (TER, MINNESOTA
iffitiMMILOS •
W. Z1NTL, INC
' ..eitinamaga
567a MEMORIAL AVENUE NORTH
SlU_WATER, MN.55082 .
v
t
g
•
.
X
i
W.
i
0 .1
•
DN I iiN IZ 'AA
illiNUMW5
.
10
0
6
0
a.
sarzliVa" DPP& .
. Mt Ott UN wed MO Clei ...1a
zocatvetwarratsluxotavarmatelotz
ONLT UAWIS
°NIMMONS Y rj i i
ONIN I II I I
WIT aKY1 ,
-oui i ttosnopa ‘ustuoaxa 'zioa
MSc NW `111LYAATILIS
HDJON 3f1N3AV WI/WM OL9S
Nfiltirrffita
i
VeLOSNNINI 1 113.1.VM11115
RUION 311N3AV IVINOW3Vg MSS
3g101-131YM/D11.40 CBSOJON
0 .1
•
DN I iiN IZ 'AA
illiNUMW5
tin 1011INCO NO1S013 V DNIGYV MOON
WINN
V
NOM
MVO
NOLLdni3S30 NOISPEW
, 11 1 7 1 1
VN
SIN3NWO3 1E11
111111111111=111111111111111111111111
111111111111111111
11
•
-
6
AMMO 11111111111111. 111•11101.1b
8
0
0
.. .. '--,„.
, 1,
1?-r
.--,-- -,.
,,,."
.7 ,•
. 4. , 4
. A 1-
\ .... . ,ft
■ /
x,
'•
4111•Mila •111•1111.01
9
1 1
I I
I
I 1
1 I
"r e 1 li g- I
1 I
1
1 I
1• . 1
/
1
901 ■ 11.
e.
.1,
cil
5
6
6
.."
R65_
H ciicT
,m
g
xfil
1WW
P: 6zW
wo
X>.
20 tip*m
6.
oca
>i O.Lum
.W m
a 1- 2
6g Q 5
k,., 53W cf.
i w VS z
0 ..c
5 g f 0
W — w
mw 6,z,,,
..
85
,,,c L0 .
g M W 6.
ov .=
e x=< w
c., m
< f.
w n d f
Q ezW .
53 6 X 1
82 --
5 m
9 .!: !
mm (PIA2 2
. m
-, --, •...,
* in
•Pd
Pori,
bib fl
cn
Id
0 6
R KX "a
x xoklx
< ..:
6 m
4 dn
.0 m
6 ■... Q.(
x ....
m 0
0 POI'r
< r
g 3 x Az
m8X
z c ci — V*Eg
a w —..c
-..-., n ,m.
gd 5 ("Xv0.-:
2: g3
..-
g 6 E0 °
&C)
U
M S npAr
1- 0) W
W
n a 62'75
w
Mth-wil
a W 2
z
a
zz
00
a 1--z o w
t- 0t-WMW
PP mitiga
zp
ze-J <w<P5
•■••‘
■ -•
...- • .9
‘
/ c:1, IS
\ -ct
1 to.
2 , I.
1 \ v. ..0 ...! !
1 \ " P, dit5 b
1 \ .9„ , a
NI \ -a it
.
\ .
ti gb 4 • Iv
4 I
e. I
E
1 • lo
1
I gi .e1.2:2
a
■ . : 5 .
\ ,4 4.: '2
\ k 8 trugg °
\ 1.1.g 0 E E 10
%
1
1 1
1451Dil'ultu N OC
a
0
0
0
0
Id
0
(1)
z
0
Z U)
w Z
Ne 9
— 5
fel
o
0
to co
0)
•0
0
0
v;
0
s
0 ,0
E
xe
0 .
E
01
.0
o
41
um
< 0
;I- It ,
tn
m il 11
u) w
•-•
.1.N3F4038/13 .LSOd
.13 a g
rinroutri
46.110.
c
•
•
•
I f
1.
5
—2
z
•
t.
um.
t73
0
1
E
- 5 g
mg Es
a
ay.
a
az 3
LU
co
W.A.T.E. ADDITION & LOT 4, BLOCK 1, KERN CENTER SECOND ADDMON
FOR USE AS NOTED ON PLANS
Outlet Cavallo, 927 Feet
Loy fabric in the trench.
6) SLOPES 3:1 AND
SLOP ME
PROPOSED UTILITY PLAN
PROPOSED oi�ICFdWAR8�l0u5E
5610 MEMORIAL AVENUE NORTH
STILL MINNESOTA
W. ZINTL, INC
5670 MEMORIAL AVENUE NORTH
STILLWATER, MN 55082 •
Fold, Freeman, Erickson, Inc.
LAND PLANK NO ..
svav2TYNO
S6IO OBIALAVENUBNO S ILLWATBRMNS
• Pboo051)4391103 lac On 4304331
Webults wortalranza
rrr
rrr rrrrr
■ rrrrrr
III
rrr
_ rrr
1111 rrrrrr
11 CITY COMMENTS = CI Q
REVISION DES 111 DA3* ORAwN =
1 w
cig
Pi 44
28055 NW 'II3I.VMTI11S
HLbO■ 311F3IlV 1M110W3W 0L9S
V1053NNIW `1131dM1lLLS
NINON 3f1N3Ad lblilOW3W O1.9S
EflORIVMMWO a3sai08d
CD.
DN 1 `l1N IZ 'M
713011174107=5
901--00 °N11
_
a4 m
nitro RMO2t « P6C$ fin) a •
31. -- jai
3 Thin
3Y
DM NYI taLVATILIS SONS'MIIATIVIVOI' [OM
t }
a raaNV1 ILL t l
•
•ouI 'vtosooizg 'uxioaaaat3 'zTo,
28055 NW 'II3I.VMTI11S
HLbO■ 311F3IlV 1M110W3W 0L9S
V1053NNIW `1131dM1lLLS
NINON 3f1N3Ad lblilOW3W O1.9S
EflORIVMMWO a3sai08d
CD.
DN 1 `l1N IZ 'M
713011174107=5
Mild NOIIYND8p V .1110N1 CLISOdpld
SWITTEM
M 11.va NOIidI213S30 NOtSIA38
3111 aov►x/ S1N311W03 Ju10 •
•ON
1
k
(8)
4
id co
8 o w
Z g
0
c't
`.
J �
> ;1
R
Eg
.+k
% Q
OO
Pi
l
1�
/ /14Th I
L z —/
c D
/1/
0 /
• h
h ' •
/
/
0
�O •h -1 - • h
4 t?‘ „fr
'h •h ir
••ti
0
g
g
N
m
W
u�B
65
2°}
10'
B
E Az-6
oc
1
was
5O,0 QQ
co
W
BITUMINOUS TACK COAT
I
IOUS
C6
iY i OF
211:11161a
PLANTING PLAN
MIERMISER
W. ZINTL, INC
PROPOSED OfilaNiARINOUSE
5610 MEdik1L AVENUE NORTH
5TII.�R. MINNESOTA
5670 MEMORIAL AVENUE NAR'M "
mL1WA7Ht. MN 55082
lo, No. 00-105
Dram tat4 --swig •
wawa 9/2
1 aICED1r6 TAE
1 Duo ye TAE
l a* TAE
1 DAM
I LICENSE NO.
TODD A. BUCXSOH•
40418
i g Iligl
11 41 851
? x Tel
Z 1 g
x
NV q
I N
• st ill PH h i P SI 1 1 I
E. : I l i po 1: e ;
m -4.
i II ; 1 r; io m! g
.1
5 P 1 LI r: n 1
=I 4 F 1 ri
l3
Col
4
m
a
ft
T-
4
•
g m C Z
O r G
! x 2 -�,
21 0 -0
° o
CV, CZEn
D t!f U) >
• 9
>0
.w mo
--t 9 s G
� -, r
1 m
ri u
G my
0
m
0
8
"'\‘‘
•
•
•
•
z
z 2
c� int
z
0
2
'
v
AR
p
0
g
Z
- rn
A
•
N0, REVISION
- - -
DM DRAW-JEW
Spirea Anthony Waterer (18", /5)
aNnoav malts .9
•
From: kdwidin @attbi.com
Sent: Monday, March 24, 2003 8:07 PM
To: Jim Butler; Judy Hoist; Jay Johnson; Scott Richards; Mark Vierling
Subject: Zintl - 5610 Memorial Ave. - Tree Removal and Land. Plan
OPH Staff
I have reviewed the plans for the proposed office /warehouse at 5610 Memorial Ave. and made a
recent site visit to confirm the tree inventory , and view the site and the tree condition. 1 have the
following comments regarding tree removal and the land. plan.
1. The project, if built as proposed, will result in the removal of 74% of the significant trees on
the site. Eight large oaks (20 -36 in. in diameter) are being removed as a result of this
construction. A few trees will remain by the pond edge, between the pond and the proposed
retaining wails, with most concentrated on the northern end of the site. Some of these trees
may die as a result of construction of the retaining walls
2. The City received a complaint from a neighbor in 2002 about the large retaining wall at
5630 and the high amount of tree removal on the sites on this side of the pond.
3. Thirteen trees, most of which are oaks (8 -36 in. in diameter) are designated to be saved. The
three largest trees will probably decline and die as a result of the construction of the retaining
walls. Tree protection fencing (orange snow fencing on steel posts set at 6 -8 ft. intervals, not
silt fencing) should be erected after tree removal and prior to grading. The fencing should be
placed at least 15 ft. from trunks of trees greater than 15 in. in diameter, in order to protect
some of the root system.
4. Nine trees which are shown on the inventory on the eastern edge of the woodland have
already been removed, even though there was no tree removal indicated in the plan for the
building on the front part of the property. These trees are included in the tree removal totals
for the current project. If additional trees die as a result of construction of the retaining walls,
these will also be added to the tree removal totals for the current project.
5. At the present time, if the building is constructed as proposed, 660 replacement diameter
inches of trees will be required or cash in lieu of planting ($33,000.).
6. The landscape plan is acceptable regarding the proposed plant species and sizes and given
the very limited greenspace around the proposed building. It is recommended that some
trees tolerant of wet sties be added between the retaining walls and the pond to provide
some screening for the walls.
Kathy Widin
Municipal Arborist
City of Oak Park Heights
WATE PUD Concept and General Plan of Development Amendment,
Site Plan Review — 5610 Memorial Avenue
•
•
Concept and General Plan of Development Amendment and Site Plan Approval Subject
to the Following Conditions:
1. The applicant should identify the square footage of office space and warehouse
space to determine the appropriate parking spaces needed prior to City Council
review.
2. The access and circulation plan is subject to the review and approval of the City
Engineer and Fire Chief.
3. The applicant should identify the location of snow storage within the site plan
subject to review and approval of the City Engineer.
4. The applicant shall modify the site plan to meet the 20 percent green space
requirement.
5. All curb barriers shall be setback at least 10 feet from all lot lines.
6. The landscaping plan will be subject to the review and approval of the City
Arborist.
7. The applicant shall pay a tree replacement fee set by the City Arborist.
8. The drainage and grading plan is subject to the review and approval of the City
Engineer.
9. The wetland delineation information shall be subject to the review of the City
Engineer. If additional setbacks or buffer areas are required, the applicant shall
submit to the City revised plans subject to review and approval of the City
Engineer.
10. The applicant shall submit to the City a signed permit from the Brown's Creek
Watershed District.
11. The utility plan is subject to the review and approval of the City Engineer.
12. The location of fire hydrant and sprinkler systems within both buildings shall be
subject to the review and approval of the Fire Chief and /or Building Official.
13. The applicant shall provide a lighting plan with all location of lights and types of
fixtures. The lighting plan and a revised photometric lan shall be subject to
p subject
and approval of City staff.
1
14. All signage plans shall be subject to review and approval of City staff.
•
•
15. A development agreement is subject to the review and approval of the City
Attorney.
16. All other conditions of City staff, the Planning Commission, the Parks
Commission, and the City Council.
PLANNING REPORT
TO: Judy Hoist
FROM: Mike Darrow / Scott Richards
DATE: April4, 2003
RE: Oak Park Heights - W.A.T.E PUD Concept and General Plan of
Development Amendment, Site Plan Review - 5670 Memorial Avenue
North
FILE: 798.02 - 03.04
BACKGROUND
W.A.T.E. Enterprises, Inc. has submitted an application for a Concept and General Plan
of Development Amendment and site plan review. The property is located west of
Memorial Avenue and is zoned B -3, Highway Business and Warehousing District. The
total site is approximately 1.91 acres. This development is part of .a larger development
area that includes over 10.2 acres south and east of the proposed development. This
area was annexed to the City in 1998.
W.A.T.E. Enterprises, Inc. owns six buildings and H.S.I., Inc. owns one building in the
W.A.T.E. Addition of the Kern Center. The proposed plan is located at 5670 Memorial
Avenue North and is legally described as Lot 1, Block 1 W.A.T.E Addition. The
applicant is submitting plans to build a cold storage building on the existing lot.
The addition of a storage area within the site will be a significant departure from the
previous concept approval, and therefore a Concept and General Plan for Development
Amendment is being sought. The total square footage for the cold storage will be 4,572
square feet.
Attached for reference:
Exhibit A: Applicant's Letter
Exhibit B: Engineer's Letter
Exhibit C: Title Sheet
Exhibit D: Existing Conditions
NORTHWEST ASSOCIATED CONSULTANTS, INC.
ENCLOO'
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
ISSUES ANALYSIS
Grading and Erosion Plan
Layout and Circulation Plan
Planting Plan
City Arborist's Comments
Comprehensive Plan. The Comprehensive Plan designates this area as highway
business /warehouse. The proposal is consistent with the land use designation.
Zoning. The property is zoned B -3, Highway Business and Warehousing District. The
existing lot meets the lot performance standards of the B -3 District in terms of width and
area requirements.
Subdivision. This lot has been previously platted as Lot 1, Block 1, W.A.T.E. Addition.
Impervious Surface. Section 401.300 G of the Zoning Ordinance states that Tots within
the B -3 District must provide a total of 20 percent of the net buildable area of the parcel
as green space. The applicant 'must identify the total area, total impervious surface
coverage, and net percent of buildable area to determine if the 20 percent green space
requirement is met.
Access /Circulation. The applicant states that the purpose of the storage area will be to
store grass cutting equipment, fertilizing equipment, snow plowing equipment, and
related supplies. The proposed addition of the .storage facilities does not appear to
have an overall Impact to the circulation within the total area.
The applicant should identify the location of snow storage within the site plan. The
location could impact access, circulation, and/or the wetland areas which abut the site.
Off - Street Parking and Loading. Off- street parking and loading is regulated under
Section 401.15F of Zoning Code. This requires, among other items, that the entire
perimeter of the lot include concrete curb barriers that must be setback 10 feet from any
lot line. The applicant meets this requirement.
No additional parking is proposed for this site. The addition of 4,572 square feet of
storage space will result in the need for three additional parking spaces. According to
the PUD (planning reports dated May 4, 2000 and June 28, 2002), there are currently
260 parking stalls required. The number of stalls was calculated based on each lot and
the anticipated building use. Currently 284 parking stalls exist. The three additional
stalls will not impact the overall required parking.
2
Landscaping Plan. The proposed addition of cold storage within the site will result in
the removal of 20 mature oak, maple, and elm trees with an average diameter of 17
inches. The applicant is proposing to plant 28 trees and shrubs northwest of the
proposed storage site. The applicant will be responsible for all fees associated with
tree replacement. The tree replacement fee will be set by the City Arborist. The
landscape plan is subject to the review and approval of the City Arborist.
•
Signage. The applicant has not indicated the use of additional signs as part of the sign
plan. If signs are proposed they will be subject to review under Section 401.300.N of
City Code.
Trash. According to Zoning Code Section 401.300.K, trash receptacles must be fully
screened and be consistent with the design of the principle building. The exterior finish
of the trash enclosures will be painted concrete block and is consistent with the existing
building to the east. The applicant is also proposing to have wood gates as part of the
trash enclosure.
Lighting. The applicant will be required to identify the location of the light fixtures on the
site plan. A photometric plan must be submitted prior and is subject to the review and
approval of City staff.
Easements. A drainage and utility easement runs northwest to southwest parallel to
the property. With the approval of the site plan, it should be acknowledged that
preparation, improvements, and /or restoration of areas within easement areas will occur
at the expense of the property owner.
Grading and Drainage. A general grading and drainage plan has been submitted and .
is subject to the approval of the City Engineer. A signed permit from the Brown's Creek
Watershed District (BCWD) will also be required.
Wetland Mitigation. The proposed improvements include constructing a retaining wall
up to the wetland boundary as identified on the plans. The applicant submitted wetland
delineation information to the City on April 2, 2003. Currently, the City Engineer is
reviewing the plan to determine appropriate buffer areas and setbacks. If additional
buffer areas are required as part of the review, this will significantly impact the overall
plans submitted by the applicant and revised plans will need to be submitted to the City.
Utilities. A utility plan has been submitted for the review and approval of the City
Engineer. The Fire Chief should comment on the location of the fire hydrant. Currently,
the nearest hydrant is roughly 300 feet from the proposed building. Additional hydrants
may be required.
Design Guidelines. Building plans have been submitted for the storage building. The
main body of the storage area will be insulated precast concrete with racked finish to
match the existing building. The four overhead doors will be metal. The combination of
materials is consistent with the Design Guidelines and the building will be identical to
the other structures in the W.A.T.E. development.
3
Development Agreement Amendment. An amended development agreement will be
required between the City and developer subject to review and approval of the City
Attorney.
CONCLUSION AND RECOMMENDATION
In order to proceed with Concept and General Plan Development Amendment and Site
Plan approval, our office recommends that additional information be submitted to the
City prior to moving forward with the applications. Below are additional issues that
should be addressed. They include:
1. The applicant shall submit a revised plan indicating the percentage of buildable
area and green space pursuant to Section 401.300.G of the Zoning Code.
2. The applicant shall identify the location of snow storage within the site plan.
3. The applicant shall pay a tree replacement fee set by the City Arborist.
4. The landscaping plan shall be subject to the review and approval of the City
Arborist.
5. The drainage and grading plan shall be subject to the review and approval of the
City Engineer.
6. The wetland delineation information will be subject to the review of the City
Engineer. If additional setbacks and /or buffer areas are required, the applicant
shall submit revised plans.
7. The applicant shall submit to the City a signed permit from the Brown's Creek
Watershed District.
8. The utility plan shall be subject to the review and approval of the City Engineer.
9. The location and /or addition of fire hydrants shall be subject to the review and
approval of the Fire Chief and /or building official.
10. A Development Agreement shall be subject to the review and approval of the City
Attorney.
11. Additional requests for information by City officials or City staff.
4
•
•
•
W.A.T.E. Enterprises, 'Inc.
11255 50 STREET NO. *LAKE ELMO, MN 55042 * 651 -439 -7973
March 7, 2003
Community Development Department
City of Oak Park Heights
14168 Oak Park Blvd. North
P.O. Box 2007
Oak Park Heights, MN 55082
As we have proven in the past, we will do everything possible to ensure
done right.
Sincerely,
, will Zintl
Attention: Community Development Director
Reference: New 36' x 116' Cold Storage Building
W.A.T.E. Enterprises, Inc. owns six buildings • and H.S.I. owns one building in the
W.A.T.E. Addition of the Kern Center. W.A.T.E. Enterprises, Inc. has an option to build
one more building on Lot 4, which would make a total of eight buildings, including
H.S.L's building. '
At this time we are submitting plans to build a 36' x 116' storage building behind our
existing building at 5670 Memorial Avenue North. The storage building would be
constructed of the same building materials to match the existing building. Once
completed, all maintenance materials and equipment would be stored inside.. This
includes storage of the following: grass cutting equipment, fertilizing equipment, snow
plowing equipment, sanding equipment, sweeping equipment, parking lot striping machine, lifts, ladders, electric supplies, heating supplies, plumbing supplies, windows,
doors, hardware, garage doors and openers, carpet, tile, ceiling tiles and grid, salt, sand,
carpet clearing equipment, and much more.
For your reference, 1 am enclosing a list of can and information for
areas that will be involved in the construction of the storage building.
the different
that the job gets
EXHIBIT A
Bonestroo
Rosene
Anderlik &
Associates
Engineers &Architects
March 27, 2003 •
Ms. Judy Ho 1st
Acting City Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, IAN 55082 -2007
Dear Judy:
Bonestroo, Rosene, Anderlik and Associates, inc. is an Affirmative Action /Equal Opportunity Employer
and Employee Owned
Principals: Otto G. Bonestroo. P.E. • Marvin L. Sorvala, P.E. • Glenn R. Cook, P.E. • Robert G. Schunicht. P.E. •
Jerry A. Bourdon. P.E. • Mark A. Hanson. P.E.
Senior Consultants: Robert W. Rosene, P.E. • Joseph C. Anderlik, P.E. • Richard E. Turner. P.E. • Susan M. Eberiln, C.P.A.
Associate Principals: Keith A. Gordon, P.E. • Robert R. Pfefferle. P.E. • Richard W. Foster. P.E. • David O. Loskota. P.E. •
Michael T Rautmann. P.E. • Ted K. Field. P.E. • Kenneth P. Anderson. P.E. • Mark R. Roifs. P.E. • David A. Bonestroo. M.B.A. •
Sidney P. Williamson. P.E.. L.S. • Agnes M. Ring, M.B.A. • Allan Rick Schmidt, P.E. • Thomas W. Peterson, P.E. •
James R. Maland. P.E. • Miles 8. Jensen. P.E. • L. Phillip Gravel HI, P.E. • Daniel J. Edgerton, P.E. • Ismael Martinez. P.E. •
Thomas A. Syfko. P.E. • Sheldon J. Johnson • Dale A. Grove. RE. • Thomas A. Roushar, P.E. = Robert J. Devery, P.E.
Offices: St. Paul, St. Cloud. Rochester and Willmar, MN • Milwaukee. WI • Chicago. IL
Website: www.bonestroo.com
Re: W.A.T.E. Enterprises, Inc. — Storage Building .
5670 Memorial Avenue North
Concept Development Plan Review
Our File No. 55 -03 -000
•
r =
We 'have reviewed the latest cone t developni t plan . for .. the W.A Enterprises,. Inc.
proposed storage'building "at - 5674 1Vieinorial Avenue North as submitted by Folz, Freeman,
Erickson, Inc. for W.. Zintl, Inc. and have the following comments/recommendations:
1. The proposed improvements include constructing a retaining wall for the driving area up to
the Wetland Boundary as shown on these plans. As the City of Oak Park Heights' Wetland
Conservation Act agent, we recommend a wetland delineation be prepared to accurately
define the existing wetland boundary and submitted for our review. Wetland boundaries
typically extend beyond the normal water level of a wetland. •
Although the City does not have a formal Wetland Ordinance in place defining required
buffers and/or setbacks, we have been requiring these elements as part of PUDs or
amendments to PUDs. The Brown's Creek Watershed District's (BCWD) engineer,
Emmons & Olivier .Resources, Inc. (EOR), has indicated that since this "is not a DNR
protected wetland ", the BCWD buffer requirement rules do not apply. However, once a
wetland delineation is submitted and reviewed, we will recommend minimum buffer and/or
setback requirements to the City.
3. The . Iatest plan submittal has been revised as of 3/24/03 and has removed the proposed storm
water retention pond and replaced it with a smaller settling basin. We require drainage
• calculations for our review. .
•
4. The BCWD • and their eriaineer EOR reviewed the orig plans in January of this year b.
Since a significant revision of removing the storin water retention pond has been made. since
that time, we recommend revised plans be submitted to the BCWD for *review and
permitting.
2335 West Highway 36 ' St. Paul, MN 55113 ' 651 -636 -4600 a Fax: 651-636 -1311
EXHIBIT B
5. We offer the following comments on the previous reviews of EOR dated 1115103 and the
BCWD dated 1/21/03:
• EOR is utilizing a 100 -year High Water Level (HWL) of 927.7 for the existing
wetland. We have previously modeled this entire drainage area and, are using a 100 -
year HWL of 929.2 p
. . The applicant has revised his drawings to reflect the 929.2 level,
and we suggest BCWD review the number they are using. A 1996 Washington
County topographical map showed the water level of the pond to be 928.5, which is a
good indication of the Normal Water Level ) of the wetland. It appears that is
the approximate NWL of the pond today, also.
• as issued on 1/15/03 with six c.onditions and one
A BCWD Permit w x � special condition
that references five more recommendations from EOR's 1/15/03 memo. The
applicant indicated in his 3/7/03 letter to the City that he has BCWD approval. It is
PP
my understanding • from correspondence between Jay Johnson and Karen Kill,
Washington Conservation District and BCWD Administrator, that neither party has
signed the permit as of yet. Additionally, as indicated above, revisions to the plans
should require a new review and permit issuance by the BCWD.
6. The nearest existing fire hydrant on this site is approximately 350' from the proposed
building. The fire department should review these plans to verify if additional fire protection
is required (we typically require hydrants with a 250' radius of buildings).
If you have any questions or require additional information, please contact me at (651) 604 -4815.
y ...
Sincerely,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC
Dennis M. Postler, P.E.
cc: Jay Johnson, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner (Northwest Associated Consultants, Inc.)
Mark Vierling, City Attorney (Eckberg, Lammers, Briggs, Wolff & Vierling, P.L.L.P.)
DMP, DDH, File -- Bonestroo .
K:%55'O1d!W.A.T.E. Enterprises • 5670 Storage Bldg. review 3- 27- 03.dcc
I IspIld183S3G
-
� 133/6 311u
.
I ►ina ora4/sNOwara3 DMIsoa 1
I
GRADING & EROSION. .CONTROL PLAN.
-
LAYOUT & CIRCULATION PLAN f
-
i1Vid ONUNVld
V
V
V
V
•
� vac� �tva NQLLd1a0S3O NOISIA3a
3V1 S1 443/W103 ADO-
-
w 1♦
Y•
g'
t . IX;
{ 00
8
8
0
S
IMO 4904
MOSS NA VILVATIELS 111110tiBANZAY'1VNO I 0Z9
CHWIMICIO a+IL
atettivm at c
•nisi quo Ttg `usuzooza `nod
Y14S3NNIW `�31.YM1111S
w.loN 3fN3AY 1Y11OW3w OBS
mama ova
.1.33145' 31111
MSS NW `213 LYMT1US
H 1 ON 3f1NMY 1YRIOWWW OL9S
INETKIERI
'DM `11NIZ M
nam.
ci V
•r rg• #,
U
1—
w
m
-1
UM&
. DENG COMMONS & O KAN
N wum -
PROPOSED STORAGE BUILDING
5670 MEMORIAL AVENUE NORTH
SllLLWAV1INNESOTA
W. ZINTL, INC
DIstauggus
5670 MEMORIAL AVENUE NORTH •
STIII.WATER; MN 55082
LANDMAN.%)
SURVErim
INCIINURD4o •
562010140 RIALAVE 4 UENCEIBMILLVAM,10133082
Phowl049433 'W01343040
WO. wintiwlociai /IL
•• •
0
. • •
1
•
0)
4
A
w•
•i
14Ol1dJd3S30 NOJS1 3?}
S.LN3Y Vf03 up
cboT %'nk Fenc
•
•
•
•
•
■
•
•
■
§* '
ME
J
1
1
1
1
1
1
1
1
1
tcu ota r ariatisialmsf
MUM IOLLWATI LS lwrionarftoyames
O c
otiuino
'uogypy.xa `u t uaata 'not/
Kv
0
ge, 0
Q
g. g 5
846 c
iNgia
sag c4
eeg g
rg
1
I"
"m §
Q+ g
gtst EOz E
F ^.
/
g
o.
a
do 0 . __
w i.e g 1 6 .
ig M . 1 .k59i IN
ri N; i ; i 'O g
20 , . . y .4.0 LiONR X*
,� O
C gEP g . g' 6 - i5 p�
{ EP,,c1 W
ti;* g 2 - § .461 �C i a F W g; cr
g ig 3 g 6 ;PO 0
° -(0 c 5 p. 5 .
iff
gg xg. 4§ gg
Iv 41; g a8
• ♦ ,^
•
Z80SS NW `11.YM11LLS
HJ?ION 3f N3AV 1Y OL9S
'JN1 `11N1Z 'M
Y.LOS3NNLW ` 131YM1111S
HflION 3nN3AY W12IOW3W OL9S
owning v �soao�d
ois a
NIl% 1O 1NOD NOME V DIM
Y Raw
m
c3
r EW
p CD
riaR •
40;
Ivz
RA§ OVIDig5
� N
1 <
v
Eg o
ho,_g 4 X
g w VI05-e
6 m zm gx
364 iRgw
4 00 g 3 106,1 Mg§
ag 60* X ! 'p■ <s)<
ia #g 2 gbi m=1741,1
}
E
1N3)M038W3 1SOd
MV NlN
wfrZ
gI
(v° gE W
6S0 ffi
,
86 gi
n&
x:8 ga
Sx.t '0%
MC; 01
a
h Rb
Di � c�5
Wg W C�
to
Sz e
co
o
pa �
•
w w
v
a
P
6
O
g0
wx
O gg
VR
5
o
E$
I L
C4
MTh
itIEUMM
IAYOUT it CIRCULATION PIAN
. 12.211M1211
W, Z J NTL, INC.
Folz,
' T�
Freeman, Erickson, Inc.
E + suRvEnNo
INOINIOUUNO
IS MEM PROMO gUaD1NG
5670 MEMORIAL AVENUE NORTH •
S 1rATER, MINNESOTA
��
5�7a ME�iORIA#. AVENUE NORTH
STILLWATER, MN 55082
Shc01
ALAYII � BTtLLWA711� i
In OD1
Ythke m
R
44,
p0 N
o� Nc
Fq
T
■
`
4 . 0
z Ca
1 M$
0 N Pw
n .
O • r"1 *.
z
‘ 14 ) 4*$
4 9
4>s§
/r
1
5:
es'
eara
M,�00 OO lOS
r oolt- •— •_....
.•
/ •� •
0
0
a3us; )%U
s
1
�► 1
v
W MEV A
MOO UN "Pd 11111* (1
- MSc NW IWYMTU15
Hl1lO1V 3nN3AV I�OW3W OL9S
d1OS3NNIW VL /MIMI1.S
' • 14.1)10N 3t1N3AY 1V121016/3V4 OL9S
ONINCINIONII
ONLIAANIS 11 A ON K t -
•
aNI `'INIZ M
, * - ,,.,,,,,, L ; ;,;,.,
Md ONllNV1d
,,. • t. •:
-ou 'ttor x we s 'z
a
ka8lig mt; x
PEI g g
4E111 !
g
Nii II IS
hiMin
•
Wvo
3
stva
Noadla3s a Not5Ul, t31
SiN3I O3 JU 3
•
Wvo
3
stva
Noadla3s a Not5Ul, t31
SiN3I O3 JU 3
•
From: kdwidin @attbi.com
Sent: Monday, March 24, 2003 4:54 PM
To: Jim Butler; Judy Hoist; Jay Johnson; Scott Richards; Mark Vierling
Subject: Zintl 5670 Memorial Ave. Tree Removal and Land. Plan
OPH Staff
I have reviewed the plans for the proposed storage building at 5670 Memorial Ave. and have the
following comments regarding these plans.
1. If this project is built as proposed, it will cause the removal of 88% of the existing significant
trees still on the site. The trees to be removed include several magnificent bur oaks (42
inches and 33 inches in diameter) which are some of the largest bur oak I have seen in Oak
Park Heights. The trees on site provide a buffer between the developed area of the site and
the adjacent pond as well as a visual buffer to residential sites across the pond.
2. If the project is built as proposed, the required amount of tree replacement will be 386
replacement diameter inches or cash in lieu of planting ($19,300.)
3. A 45 inch oak is designated to be protected at this time. Tree protection fencing should be
erected before any grading begins and should be placed at the dripline of the tree, if possible,
but no closer than 15 feet to the trunk. The protective fencing should consist of 5 ft. orange
snow fencing on steel posts set at 6 -8 ft. intervals. Silt fencing is not considered protective
fencing.
4. The landscape plan is acceptable as to species and plant sizes.
Given the amount of tree removal and the removal of the buffer between the developed area and
the pond, I recommend planting additional trees in the south portion of the site.
Kathy Widin
Municipal Arborist
City of Oak Park Heights
• WATE PUD Concept and General Plan of Development Amendment,
Site Plan Review — 5670 Memorial Avenue
•
Concept and General Plan of Development Amendment and Site Plan Approval Subject
to the Following Conditions:
pp �
1. The applicant shall submit a revised plan indicating the percentage of buildable
area and green space pursuant to Section 401.300.G of the Zoning Code prior to
review by the City Council.
2. The applicant shall identify the location of snow storage within the site p lan
subject to review and approval of the City Engineer.
3. The applicant shall pay a tree replacement fee set by the City Arborist.
The landscaping plan shall be subject to the review and approval of the City
Arborist.
5. The drainage and grading plan shall be subject to the review and approval of the
City Engineer.
6. The wetland delineation information will be subject to the review of the City
Engineer. If additional setbacks and /or buffer areas are required, the applicant
shall submit revised plans subject to review and approval of the City Engineer.
7. The applicant shall submit to the City a signed permit from the Brown's
Y g p Creek
Watershed District.
8. The utility plan shall be subject to the review and approval of the City Engineer.
ineer.
9. The location and /or addition of fire hydrants shall be subject to the review and
approval of the Fire Chief and /or building official.
10. All signage plans shall be subject to review and approval of City staff.
11. A Development Agreement shall be subject to the review and approval of the City
Y
Attorney.
12. A photometric lighting plan shall be submitted subject to review and approval of
City staff.
13. Any other conditions of City staff, the Planning Commission, the Parks
Commission, and the City Council.
To the Honorable Mayor and
Members of the City Council
City of Oak Park Heights, Minnesota
14168 North 57th Street
Stillwater, MN 55082
TAUTGES, REDPATH & CO., LTD.
CERTIFIED PUBLIC ACCOUNTANTS
4810 White Bear Parkway • White Bear Lake. Minnesota 55110 • 612/426 -7000 • FAX /426 -5004
Pursuant to your request, we have prepared this report to tabulate the financial impact of the
State (MN DOT) construction projects for the new St. Croix River Bridge and planned
g P
inmprovements to State Highway 36. Major elements of such financial impact are summarized
below with expanded detail presented in the later sections of this report.
1. The methodology used to measure the financial impact of these State projects is based
upon the City's 1990/91 market value tax base. Such tax base is the basis upon which the
City (all Minnesota cities) levy and collect property taxes. It can be compared in
importance to: (1) personal and corporate income—the basis upon which the State collects
income taxes; (2) taxable retail sales- -the basis upon which the State collects sales tax;
and (3) gallons of gasoline and other fuel- -the basis upon which the State collects fuel
taxes for the construction and maintenance of the State highway system.
The dollar amounts presented herein are current dollars (i.e. 1990/91 tax dollars) rather
than future dollars. The actual financial impact will occur in future years and future
dollars adjusted (increased) for inflation. As such, actual dollar amounts should be
greater than shown herein. Accordingly, the percent changes presented herein are
probably more meaningful than the current dollar amounts.
2. The financial impact of these State construction projects should be viewed in conjunction
with the effects of past State action. The State eliminated LGA and HACA State Aids to
the City of Oak Park Heights in 1990. The financial impact was to increase the City's
1990 net tax levy by $177,600 representing a 19% increase over the 1989 net tax levy.
3. The City of Oak Park Heights has its normal level of tax exempt property devoted to
churches and other non - profit purposes. In addition, a large segment (23 %) of property
within the City is tax exempt because it is used by the State of Minnesota (prison
facilities), Independent School District #834 (high school facilities), and Metropolitan
Waste Control Commission (sewage treatment facilities). This tax - exempt property does
not share in the tax burden of the City.
4. The City of Oak Park Heights has expended a great deal of effort over the past decade to
improve the diversity of its tax base, especially in the areas of increased commercial
development and increased residential development. Any adverse financial impact
(caused by the State Bridge Project and the State Highway 36 Project) will directly affect
this increased commercial and residential development.
5. The City of Oak Park Heights has a population of 3,486. As such, the City does mot
,participate nx benefit from the State Municipal State Aid (MSA) Program. Accordingly,
all City costs for these State projects will be financed entirely by the City of Oak Park
Heights and its taxpayers.
J the Honorable Mayor and
Members of the City Council
City of Oak Park Heights, Minnesota
Page 2
6. The State Bridge Project could result in an $8,700,000 or 4.5% decrease to the City's
1990/91 market value tax base. Such a decrease would have the effect of increasing the
City tax rate burden for the remaining property owners of the City by the same percent.
7. The State Highway 36 Project could result in an additional $5,300,000 or 2.7% decrease
to the City's 1990/91 market value tax base. Such a decrease would have the effect of
further increasing the City tax rate burden for the remaining property owners of the City
by the same percent.
8. The cumulative effect of both State Projects could result in a $14,000,000 or 7.2%
decrease to the City's 1990/91 market value tax base. This decrease is composed of the
following:
Description Amount %
State Bridge Project:
a) Right -of -way factor $ 4,800,000 2.5%
b) Depreciation factor 3,900,000 2.0%
State Highway 36 Project:
a) Right -of -way factor 2,200,000 1.1%
b) Depreciation factor 3,100,000 1.6%
TOTAL $14,000,000 7.20%
The above depreciation factors are based upon the City's 1990/91 property tax rolls and
estimated depreciation rates ranging between 10% and 30% with an average depreciation
factor of 15.8 %. The City has attempted to be conservative in these calculatiQns.
9. The proposed State Bridge and Highway 36 Projects have created a great deal of concern
to the effected residents wsl commercial property owners/operators. Property
depreciation factors as high as 50% have been suggested. At this level of depreciation,
these State Projects could result in a $29,000,000 or 14.9% decrease to the City's 1990/91
market value tax base rather than the $14,000,000 or 7.2% shown above.
10. The proposed State Bridge and Highway 36 Projects will require the City to relocate the
existing City utility system at an estimated cost of $1,158,000. Such costs represent a
major capital project for the City and would require bonding. Annual debt service
requirements to finance such costs (with a fifteen-year bond issue) would increase the
City's 1991/92 tax levy by $143,000 or 11.9 %.
the Honorable Mayor and
Members of the City Council
City of Oak Park Heights, Minnesota
Page 3
11. The wial estimated financial impact of these Projects could be a 19.1% City tax rate
burden increase for the property owners of the City detailed as follows:
Description
State Bridge Project:
a) Property value decreases:
1) .Right -of -way factor
2) Depreciation factor
b) Property tax increase to finance utility relocation
Total Bridge Project
State Highway 36 Project:
a) Property value decreases:
1) Right -of -way factor
2) Depreciation factor
b) Property tax increase to finance utility relocation
Total Highway 36 Project
2.5%
2.0%
4.5%
9.0%
1.1%
1.6%
7.4%
10.1%
TOTAL - BOTH PROJECTS 19.1%
The purpose of this report is to tabulate and measure the financial impact to the City of Oak Park
Heights of the proposed State construction projects for the new St. Croix River Bridge (southern
corridor) and planned improvements to State Highway 36. As indicated above, such financial
impact will be substantial (i.e. 19.1 %) and three -fold.
First, the City will lose a portion (a calculated 3.6 %) of its existing 1990/91 market value tax
base because of additional State right -of -way for these projects. Second, the City will probably
lose a portion (another calculated /estimated 3.6 %) of its existing 1990/91 market value tax base
because of property value decreases for property adjoining and/or in close proximity to this
construction and/or new facilities. Third, the City and its property owners/taxpayers will incur a
tax increase (of another calculated/estimated 11.9 %) to finance the cost of relocating the existing
City utility systems.