Loading...
HomeMy WebLinkAbout2008-01-08 Fully Executed Amended PUD DocumentPlanners File No.: 798.02 -07.12 CITY OF OAK PARK HEIGHTS AMENDED PLANNED UNIT DEVELOPEMENT PERMIT FOR WATE ENTERPRISES, INC. 5570 MEMORIAL DR OAK PARK HEIGHTS Legal Description: (Washington County Geo Code/PIN# 06- 029 -20 -24- 0009 LOT 3, BLOCK 2, KERN CENTER SECOND ADDITION Owner: WATE ENTERPRISES, INC. Address: 5670 MEMORIAL DR OAK PARK HEIGHTS, MN 50082 Present Zoning District: B -3 HIGHWAY BUSINESS AND WAREHOUSE Permitted uses set forth in ordinance 401 Section 401.15.G. 1. PLANNED UNIT DEVELOPMENT PERMIT FOR: Date Issued: March , 2008 City Council Approved: January 8, 2008 In 2006 the City of Oak Park Heights has received a request from WATE Enterprises for a planned unit development, concept and general plan review, site plan review and minor subdivision for the construction of two office warehouse buildings and one cold storage building within the office warehouse campus located at 5570 and 5580 Memorial Avenue North; and approved same. WATE Enterprises submitted revised site and building plans for the construction of the two story office warehouse building and cold storage building at 5 570 Memorial Ave., within the existing WATE office park The City has approved the PUD Amendment, Concept and General Plan of Development subject to the The PIN # will be changed by Washington County as a result of the PUD /Minor Subdivision being issued following conditions: II. ADDITIONAL RESTRICTIONS AND PROVISIONS. 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. The drainage plans are subject to review of the Brown's Creek Watershed District. 2. The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance. A sign permit shall be obtained prior to the erection of any signs on the subject site subject to the approval of City staff. 3. Landscaping plans shall be subject to the review and approval of the City Arborist. 4. All 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 and the lighting plan shall be revised so that the illumination on the south property line does not exceed 0.4 foot candles. 5. There shall be no freestanding or building lighting on the west side of the property and storage building. 6. The trash storage area shall be enclosed with building materials to match adjacent buildings. Plans for the revised enclosure shall be submitted for City staff review and apprioval. 7. Placement of underground fuel storage shall be subject to review and approval of the Minnesota Pollution Control Agency (MPCA) The applicant shall provide the City a copy of the written approval of the fuel storage facility from the MPCA. 8. The applicant shall provide plans and identify materials for the security fence and gate. 9. The design and building materials of the office/warehouse building and storage building shall be subject to the review and approval of the Planning Commission. Date: IN WITNESS WHEREOF, the parties have set forth their hands and seals. Date: 10 )3° Q't CITY By avid Beaudet ayor Eric Johnson City Administrator Date: WATE ENTERPRISES, INC. PROPERTY DESCRIPTION LOT 3, BLOCK 2, KERN CENTER SECOND ADDITION PLANNERS REPORT AND SITE PLAN OF JANUARY 8, 2008 TO: FROM: DATE: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2 61 planners@nacplanning.com PLANNING REPORT Attached for reference: Eric Johnson Scott Richards January 8, 2008 RE: Oak Park Heights -- W.A.T.E. Office Park PUD, Planned Unit Development Amendment and Site Plan Review FILE NO: 798.02 -- 07.12 BACKGROUND Exhibit 1: Existing Conditions/ Removal Plan Exhibit 2: Layout Plan Exhibit 3: Grading Plan Exhibit 4: Utility Plan Exhibit 5: Landscape Plan Exhibit 6: Campus Parking Plan Exhibit 7: Site and Building Data Exhibit 8: Front Building Elevation/ Monument Sign Exhibit 9: Front and Side Elevation Exhibit 10: Side Elevations Exhibit 11: Site and Rear Elevations Exhibit 12: Rear Elevations Exhibit 13: Side Elevations Exhibit 14: Office Warehouse Floor Plans Exhibit 15: Floor Plans Exhibit 16: Floor Plans Exhibit 17: Floor Plans W.A.T.E. Enterprises Inc. has submitted revised site and building plans for the construction of a two story office /warehouse building and cold storage building at 5570 Memorial Avenue North within the existing W.A.T.E. Office Park. The request is for a PUD, Planned Unit Development amendment and site plan review. The subject site is currently vacant and is zoned B--3, Highway Business and Warehousing District. I n December of 2006, the City Council approved the PUD, concept and general and a minor subdivision to construct two office warehouse buildings and one cold storage building on the same lot. The change in the site plan and buildings has been driven by the expanding needs of Zintl, Inc. The company has outgrown their current facility and the proposed building and storage area are designed to meet their long term needs. Exhibit 18: Storage Building Elevations Exhibit 19: Trash Enclosure Exhibit 20: Lighting Photometrics Exhibit 21: Light Fixture Specifications ANALYSIS Exhibit 22: Approved Site Plan 2006 Exhibit 23: City Engineer's Comments Exhibit 24: City Arborist's Comments 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 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. 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 40 1.16 . 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. Project Description. The project consists of an office warehouse building and a cold storage building. In the larger building, the office area is 10,370 square feet and the warehouse area is 33,650 square feet. The storage building will be 6,800 square feet. The existing campus requires 266 stalls and there currently are 368 stalls in place. Cross easements are in place to address parking needs of the business campus. Overall, the site will have 33 percent green space. Access. The applicant is proposing one ingress /egress driveway off of Memorial Avenue North. The proposed access is adequately separated from the existing driveways north and south of the subject property. The site plan indicates a minimum of 24 foot drive aisles along the building sides and a 30 foot drive aisle within the parking area at the front of the building. Impervious Surfaces. Section 401.300.G of the Zoning Ordinance requires that all lots within the B-3 District maintain at least 20 percent of the total lot area as green space. According to the submitted site plans, with the addition of the two new buildings and parking areas, the entire campus will have a total of 33 percent green space, which is consistent with Zoning Ordinance requirements. 2 Off- street Parking. The proposed buildings will add a total of 10,730 square feet of office space, 33,650 square feet of warehouse, and 6,800 square feet of cold storage. The required parking for the subject site is as follows: Office 10,730 square feet X .9 = 9,657 ÷ 200 = 48 + 3 = 51 parking stalls Warehouse 33,650 square feet X .9 = 30,285 ÷ 1 ,500 = 20 parking stalls Storage 5,800 square feet X .9 = 6,120 + 1 ,500 = 4 parking stalls TOTAL REQUIRED 75 parking stalls The number of stalls required for the existing campus is 266. With this final phase, the campus will require, by ordinance standards, a total of 341 stalls. The applicant is proposing to construct 36 stalls at this time, two of which are disability accessible. Another 26 stalls are shown on the plans as proof of parking. The subject site will have a total of 62 stalls with the proof of parking proposed. The site has adequate area to accommodate the required 75 stalls if necessary. In total, after construction and with proof of parking, the campus will have a total of 430 stalls, while 341 stalls are required. All of the parking proposed will be constructed to Zoning Ordinance size standards. Lighting. The applicant has submitted a lighting plan including the proposed photometric plan for the site. The lighting plan indicates that the exterior Tights' illumination will extend beyond the site's property lines on the north and south. The subject site is adjacent to commercial /industrial properties that are jointly owned and operated to the north which is allowable. The lighting plan will need to be revised so that the illumination of the south property line does not exceed 0.4 foot candles. The parking lot fixtures are a full cut off shoebox type. The applicant has installed 25 foot pole lights. The total height of the pole and fixture shall not exceed 25 feet. The building mounted lights are also full cut off and are to be mounted at 24 feet. There will be no lighting on the west side of the property and the storage building, which is adjacent to residential properties. Trash Enclosures. The applicant is proposing a 384 square foot enclosed recycling and trash storage addition located along the northerly property line adjacent to 5612 Memorial Avenue North. I n addition, there is a 468 square foot storage area adjacent to the trash recycling building. The storage area is proposed to be enclosed with six feet chain link fence with vertical vinyl strips. That fencing material is not allowed. Building materials to match the adjacent buildings would be required for this storage area. Grading, Drainage and Utilities. Preliminary construction plans have been submitted. Ali grading, drainage and utility plans are subject to the review and approval of the City Engineer. Drainage plans are subject to review of the Brown's Creek Watershed District. 3 Landscaping. The applicant has submitted a landscape plan. Kathy Widin, the City Arborist, has made comments on the plan in a January 2, 2008 memo, as attached. The landscape plan shall be subject to the review and approval of the City Arborist. Fuel Pumps /Underground Fuel Storage. At the northwest corner of the site, the applicant has proposed underground fuel tanks and two fuel pumps. Only the two pumps will be visible. Placement of the underground fuel storage shall be subject to all Minnesota Pollution Control Agency requirements and permitting. Fencing /Gate. The plans indicate a fence and gate between 5610 Memorial Avenue North and the proposed office warehouse building. The applicant should provide plans and identify materials for the fence and gate, subject to City staff approval. Signage. The applicant is proposing a monument sign at the entrance drive from Memorial Avenue North. The sign is proposed at six feet in height and will have approximately 24 square feet of sign area. The applicant will need to indicate how the sign face will be lit. No other building signage is proposed at this time. All wall signage shall be subject to the requirements of the Zoning Ordinance with City staff approval. Building Design. The office /warehouse building is proposed to be two stories in height with a mixture of glass, pre-cast concrete and stucco. The main entrance is set off from the remaining portions of the building by the use of stucco and a raised roof section. The applicant is proposing a dark reflective glass material for the windows. Building material samples will be available at the Planning Commission meeting for review and approval. The design of the storage building has not changed from the previous plan and will be constructed of pre-cast concrete. The office warehouse building is proposed to be 33 feet, 10 inches at the highest point, compliant with the 35 foot height limit in the B -3 District. The proposed buildings will be consistent in appearance with the existing buildings in the W.A.T.E. Office Park. The buildings are consistent with the requirements of the B-3 District and the City's Design Guidelines. CONCLUSION 1 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, and site plan of the W.A.T.E. Office Park project, subject to the following conditions: 4 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. The drainage plans are subject to review of the Brown's Creek Watershed District. 2. The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance. A sign permit shall be obtained prior to the erection of any signs on the subject site subject to approval of City staff. 3. Landscaping plans shalt be subject to the review and approval of the City Arborist. 4 All 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 and the lighting plan shall be revised so that the illumination of the south property line does not exceed 0.4 foot candles. 5. There shall be no freestanding or building lighting on the west side of the property and storage building. 6. The trash enclosure storage area shall be enclosed with building materials to match the adjacent buildings. Plans for the revised enclosure shall be submitted for City staff review and approval. 7. Placement of the underground fuel storage shall be subject to review and approval of the Minnesota Pollution Control Agency (MPCA). The applicant shall provide the City written approval of the fuel storage facility from the MPCA. 8. The applicant shall provide plans and identify materials for the security fence and gate. 9. The design and buildings materials of the office /warehouse building and storage building shall be subject to the review and approval of the Planning Commission. 5 Norsin, UN a 0,) I Mi. (IS.91 , 1,6V (1 S911 .94 2,055 WO.. "COIN 3XY1 1 IS RISS MI I 0.333PLIONH 14,4 DMINN'sqd UN, .31.11 , uosIppla .uouuLaaiA .z , ...■1■1111 XI MI MNOSOOP., R. MI ti .00`05Z VIOUNNIIN ‘sivr3o-1 )1tIVd )IY0 1Y11110043W OL9S smociv &a.° TIVAA 13403011170i6 NW OH NINE] NVO JO /LLD VNV3D11.10 'DM 1INIZ WiW NVIi NACtill V SUMO) DMIS1)3 J1151 MS 7 7 1 , y 8 cf? „). g 0 1 ff.. SO it64,6( I 'DOSS VIOS'aNMA 'OT3NV1 NiSJSZI ONLIRMICIS D.NINtarld qms3ppa 6 11143S3NNIPV `S11-10141 NWEI MVO AV TMOVOW OMS taKiargaw S3Silid1IN] TIVM NOIXtraiiki NV )1AFI MOM MVO 10 AID EL AWAIDWO JN 11INIZ AA NiN NVld inoAvi 1.1113315 h ET6 f ..12 71.0 Vie€314.,111 'OiTE DEVI N IS HISS SW 0.1RINION3 aqua.Auns ON11.1,1 CL,V1 , uosliama g ric , 3 V1OS3NNI ‘)J3IVAN11LLS 9AV IVIIKWv31 0L9S SEINEIN3IN3 111fAil nunkvirw 1H MIWI WO JO AID /M/131.110 DN1 IINIZ NV1d ONION/ND 0 0 tj • An: g ‘?'e, u o■ront I ita itte6(1 SO MISS V.LOS14.1'031113:XY1 'N MSS Si+71 41 0,11,,Vild awn 9,11katiMIS 61053NN11.1 MIVAATIIIS JIw WIU0S13-Vd OL9S Mi71573MiS SMIZIMINJ •IVM o2.0126 _IOW 'Ivo 10 A113 451 MRDWO MN] TINE M Nivid li 42°- I) 4 • „. „.. -- 111 / a N- ■ `.., / .. ._ -....,, / , ".._ e -.....„, /1 / / 9 ? 41 IV, InEnS a ;Sy, r, tr„ 8 r Z1 VIOS3N.N134 DIV1 'N 11155 Still 4I ONINNVILI CIN ONLUMMS Y1 4 SEIMBIN3 . 31VAA V.LOS3NNIVV `511-013H MVci ;IVO 3AV WI/10KM OL95 .11elfid JI-1 NNW NVO +3 AID 3S1 'AA/33i110 'DM 11141Z "/VX NVld 3dVDSCINV1 1.4 iftis . 7.1,1,5,3,1 ON 1.1 Otird a 3,4 taxa 1, :At -D., `tnntr, `zio4 15,01V4f6Vp S]SlIk11131N] A NVid DNINIAM 91:11/WD 11.0 (15) ZiOcS VIOSTiMil o 1S141,5 • 0 E8OSS NIN `101VARTILLS ( 431.VM1111S ]AV IMOIA2Vs? OZg5 1-11ZION 3nNDAv IVIUCHNIN OL% 101-13TiM/339i0 Web . . 0 4 • 'J.,. '77, // i ,..." - -r,c 7 / 4--,./7: • 14' ! kc(t ri ;2,a.is- %.,,,\..„,,, •-__,g / ! I MI )ii \ 11111111 xi 1111111i! B5vB ,.1 I: I:A .,.. 41 k , ,, u. , -,44 r- , t. 12a2 4 4 111 a 1B I itI IiI jji .1: ItT _ •riii 1 Iii Ilir 11 r ujji __ OIIF1 fln1 r .... _ ~L • I !_,......___ J7_,_.o. . .._.....w"re ^-n „ , = i 1 r I. i wr.e.•w +� 1r]It l III1 ! _ III 1IiL1 1 IP III Wall1111111.1 1111111M1111111111111111 1111 Ill 0 11 . , missal= i Ii Ii• EtaTi.4awiLiqa.iu 'Aim:01,30p • 3 A P•rnArEtivaiiitt . 1 I .14.41 Q '14A • 40 , t kl'4 117 A LlYk 111111111 11111 11 I LI - 1 cs NP411-1 3H 'crio Vtl "fi\n/~at.i..5:2 .5 c.) ET Loisit. 7.0 . 11.4041 P ION *LI P .M14 Scul 1.np pup/. i.e. JO MU Ji4 paw*. vaiti x, ut.sapade Void of...1 4. 1111111111w..-=— z miummounim mirminei:jrmsommit ......■....•■■•••■••••■••••■••■••• [1 I i -- lm 111 IMAM illi WHOM NAM J.....11MNIPMIMIM1 ......= g 1 ------ ZI:M= - " - -'-` i ErniiiigamiNNIMMEMP/Oi 0 f ilinsiiiitiMI • ; • - •I•zzeas-2: - :SM 1900 = g xc,d axi4oa3iqo.n3 ‘Saettats6p )43 ni i . 13 Mid P .a P.p./ Aor 11.4 pwp or... ps..k. isap.sa 4 D At-tpoirce.b. YlA trr,hi rg d art43olplo.zu 'S-raultisep L.(5/1, Mid 3 4.4.4 p.uson wow. wow., pLip apAl JO MI 2 4 Z 4 7.7••••77 7.9 OriPH ,6“..01 WU .110 PROW WWI, 1 Actr .0 au paadiA : ,-,0•67-ill.ii-O/Haerswo--F' .1r seeci j }e to " ' Wig+pi T n4aanga 6'S. 9 il ' .. _. .- _•-.._ _ - _ _...: ;s.. .,. �1 simian s = A'+1niQ1�+AlYrF1t '- .. � �'�•` - ..._ - � =C1 .•.�i3'e•- :1* x'.37 -� �&J�dI`; 5[ C#" rr ...: :- - . fr - Te..w• - 7, - -F. 'sr.� - •- �. - .. - _ _ `v'3� +�i - r - Y .: .. } 'O r: � =' , -; , :- • . M P , -- sim Wilk OW 11 I MEIMIPIO IIIIII1IIi b rill 1 li 1 h t .9 a -1-Al q, S3NYtYN1 4)' H 44 co • i ;�l E Qi X91 • t+o " u F CO .11 f „v -,5 1S3 n ow i I ��I ^��E7i� o-y • ummumun ` 1uuifliF;F '4D' MINUMillin METH k �I IIIill9I!L _ - i - IlIIIIki �.y�..+�• w�rs�r.q+�s �t++w a rn+ aaflq `LI U F :Li 4. T hi1..0 , , 4' • `;1.13 "13 w YJ.a'r9 NI 0 ( Z L • r4* ��rt lsaN r3p�r7 r 1,0 AVV,Tera,0 itt t&-e dRrTiAY -Jars + aL 410 14 • 0 ❑b $-5 .. 1 N rWd .... ; i;o,l Li1103^V 1ri '''.2111Cr.inga CI rallomrsi fl� • 144 7 aln.4''I1G1111II uz 3 tt 0- 2 t1 a Y�i wu•u+�s4u s eacrnr• �'A+� s• P. v+� •�w�q�w.rsss�s ►. oJll ee41 `Saax8lsep• LLA ; E -- .44'r'71 - r '30NRAA' 17,tt sW c L-"a .. 410 7 411 4. 0-4 iZtA.H. m'o`d en -_ 't j G)5 4 SaVns ... - i'min. #45,v<' :l..2: a 8 » » ! / 69Sd • quo tpm of sasiddy zroii,npai uos}ngod 101 xy upaipD uaaa9 8 sob .CHR1 ulyn }ur }:isva� iiOY)I Jn} Ppeg1 Hem anliei07aQ )Y)1 JO} PJen6a11M 3YJE JO} PJen6 IepuPA ayx Jo} ponfi J au JO} pJenb IepUPA (£8S'ESS) (8 'EN 'E) Plaids aPiS -asnOH uolldo 03d Jo; del 6u01045 (ALL1) 3d 4 VI N (AOSP) 3,1 1 YI13H (ALtaE) 3d °i•islmi YW311 (A091 3d rl ) ot - ulMi YYi'314 6 7 aleJ aas paddlt • f rse.1.s 1.10feJr04. wieuondom3 (R.iopel Ms.)) Payiva) NON WON path) Y5] YS) (WSLI 10 wooi'SJH eau)'seileq 3t¢is;sind y,) Jadns wail) faua6Jaw3 poiq Ieuiumal e ►fen saHOd L(PPril ) IOU duel A011 ''xew Most) Walsds aXJI1S J x}Jen° (Ioiuomotid ou) Apo apeida »J 1)oi -3slM1 YW3H (91 Vu) A0139 'A09I'ASOE'asn} alcino0 (81 eltJ) ALtE `ALLI 'AO1l'asn} a1 duel 55a1 Papnl } ul thug k`• A1aN�INd HWLllHJ1N YBMQY}i ommi 9MQvi 9AMIN 5H Lad tld flJ Ld WAX alM Od SOO Old cJ 3S dUi Idl paiiel Idi 600d5 On EU WOOi ❑VI :alduJex3 •paleg8 S9d1 'suoll - eaol lam Jo; palsl lit 0y}1 •(suolldO ass) pal; -11Ja3 WON JO PaUI1a) VS) •(piepuels) palsl lii •paleJ as( nd Nils •A009 -MOOSL palsll in •peluoa Jaw) pue Hails mans paleld-lavlu '►[ogle Jaddo3 g ;lM (aseq- wnipaw aJe WOS L pue WOOL) lapin aseq -In6ow palua -1Jo (uoialsod) AIleluozpoq 'upela)JOd -- la/zoS •algelleAe sJOloa leanpalgq a Jatglo g1gM '(000) gsgug JapMod Jal - saJSlod luelslsaa- uolsoJJOa azuoJq lae0 — gslug j • palsal /Dope; 9600L pue pun DM JaddOa s! lsellee •(SdH Pue HW MOOtr-SL L) Jawwo;sue4olne a6eueM- luelsuOa Jape; JaMOd g JO (00511 pue WOO L'SdH MOS KW lope) JaMOd g6ltl'aauepeaJ -461g sl lselleg — Ieal •sual allewsIJd 6 ulsn p - lg 6 l1 a t!1!M r )y)i pue Qy ;sp1oMJ(al'u1oreluoylll'mmm (64 l'et)sgiot 04t't?t» iz 13#fyaM xeW 1E9519/Lit (t sL181t•L 1'( 1nt1 zJt-A Crb$)llt-Ll .ajeib5 t }FY1i aDoi 0101 . P ta ssa }un(siniusilui *sttpuiu1 ogsaresuoisiouga 6{WdSPaeluusV>#Maimrueloo LL •uJre6u}tnrrawsoap! Ol Imssaneuesepalap10a4k4 6 ' s�lidfl� ,i85`fe5'ie5s{ts�;i9ei;rAC�rq , r (Jal�elJ3'sa6ruera��su}a}4sgrkE O15e1� L ...11e46u1yJp61Yf .6EW0 ' titvin sapawa;JC..Raiu yu4!HWsna9 x601 .60Qd}i 6,36 9 ▪ dll£'A1Q'AOZL e]w'(hlli'ADWASO IIU LORI rgd11]i sle 94d 5 ) 5 ) 9 suolJrxIIJ IRK185mVi IBS+It{JzsWJapsouaVMdmr}Sltl3sa ail 'YM?S risl.PaJaPm a4 sail •YM7549Mp9J9PJoa4LY9 L :531oN aim) une 45J6a6 8MZLt1YU (alas) wLne MOM dZIOVO 1eq 6111)5130W U1141 8wL laidepe uJJs ism VW d ;aaeneds pas 1 laPesq hem M6 6oasht sspsJ4 IIeM .9 90013M Lun a10d Pm w6 60(Idil g uns clod punas y t0£IdS WJe clod aJenbs ,5 601d5 9 (•pls)wle ;lad sJenbsy toads Papnl�l ONO ^.:r: ! wapuel u! swim le wnulwnie MIIenb- lealldo s! Jvpai;aJ )V}l •algt?6ueg)Jalul -piall Pug aggelel -oJ On saapaliaJ paluaw6as -g61H •()PlawwAs) sI pue (man rueMao )) pm 1 - 5awwltse) Eli '(/eMpeoJ) z1~j :algelleAe suopngp1 - 5!pBo3n3 alto j 'wnugwnie paluaW6as Jo pawio; - oJpAq pazipaue aae siopaijaj 0x71 -- ogldO •auoallls aaald -auo glIM pala>lse6 Alin sg meal Joao •sual aleuogmJtiod gslp day JO sual a!IADe tislp cloy 'ssei6 paaadwal'5uelsisaJ -ped - WI 'DIlewspd seq marl JOOp wnulwnle lses -alp ]b3I - auaallls papuoq aaaid -auo t131M pamse6 iI1nJ sl tplgM suai 55x'16 paJadwal `suelsgsaJ -»ed - ! set aweJ; mop lsea -alp - mead JoOO •pJepuels sg 6ullunow ileM Jo agod JO) w.le Jawna 4os j' papaw' •ssau)laigl IIeM.Ieulwou w zro gum 6ulsnoq wnu lump Jauaaa- ljos'lsea- alp'pa66nU -- 6ulsfoH cnr• „ ���� ��•• r�R1 7% cS'� Sr9 3 : v •saol Jea pue siL9M )jleM'6ullti6ll 10945 'seam 6upped ao j sal 1059 Li►E LIZ 1095 9 005 05I aieuogiel(Iod doss ddl )061n doJ6 YdU l£L3lelj di teal *clod — )ail goup diegs 'M0545 p1eMJO3 Al adl MIS )116151w651 Ifl all 505 )IJiawwLse 0 adLi �lS la : I -• Q asetsbs AWL 550 isolsu dings 'Mann p15MJOj M adhj 9N )I11atuugse !H adli Em AeMpeo1 H adl rd papa► PPS — flY� •.tom .�I'�l.1�4►,J'I7 WN.42,1 /7 v) 55W009 £.5w095 5.;w055 t w05z ;w005 WSLL 'Mt 10005 4 Plletl le5aVl 5009 5055 S05L 5001 SOL W llpos maul ya6 L•= uoialeuuo ;ui 6uliapiO o dnoouoJ Bong suai .10 doig palunoy j -w' h'011c1U':5 +�I NOiS A3t OiJ 9 [C(6 -a} iiS9 }'n3 Ma L{i [i3S1 d MSS i i 'mauls 'MON ZWAT 10101131.1 CUSS DINUIRAxzs 0,1.41,14 CLNYI 'xx0sa °xx 'xxsuxaa 'z 8 8 ur 8 �po m Y1OS33 'S11-01JH NIIV41 1Y0 '3AV 1V18QW8W OL95 MIZICirreaz S3SIlia]1N3 '31YM NW 1 7111Vd )1VO 40 AJD 3Sf1OH z1VM/37i33O `3•WM wirrztou NVId inOAY1 z rri S yr 8 No Written `Engineering Comments" as of yet City Engineer has provided verbal comments at staff and developer site review meetings and awaits information from developer /engineer, addressing verbal comments before written comment to the project may be formulated. EXHIBIT 23 Julie Hultman From: Sent: To: Subject: OPH Staff Kathy Widin Arborist City of Oak Park Heights If you have any questions regarding this inspection or report, please contact me. 1 » EUa �- � u K.D. Widin [kdwid in a@comcast. net] Wednesday, January 02, 2008 8:31 AM Eric Johnson; mvierling©eckberglammers.com; dpostler a@bonestroo.com; Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello W.A.T.E Enterprises - Landscape Plan and Tree Removal I have reviewed the landscape plan submitted for the W.A.T.E. Enterprises project at 5570 Memorial Ave. (Lot 3, Block 2 Kern Center) and made a site visit to look at the trees on the back of the lot near the pond, I have the following observations and comments: 1. There are trees near the top of the back slope which have yellow caution tape around the trunks and the plans (sheet C3.1) show grading into the root zone areas of these trees. Are these trees to be removed? (most are listed as remaining on plan C1.1). 2. Tree protection fencing (5 ft. orange snow fencing) should be used to protect trees (in addition to heavy duty silt fencing), especially near any oaks larger than 8 in. in diameter. This fencing should be in place before any construction activity commences on the lot. 3. The landscaping is minimal, but acceptable as long as the percentage requirements for green space are met. It is o.k. to move the existing 3 in. ash trees to another place on this site; however, due mainly to the threat of the emerald ash borer, there should also be other deciduous tree species represented in the landscape plan e.g. Am. linden, red maple, bicolor oak or hackberry. 4. The following language should be added to the Landscape (planting) Detail: • "the top rungs of a wire basket should be cut and removed from any B &B stock once tree has been set in the planting hole ".