HomeMy WebLinkAbout2018-01-04 WC Recorded Document #4141080 - PUD & CUPReceipt:# 385373 4141080
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Certified Filed and/or recorded on:
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4141080
office of the County Recorder
Washington County, Minnesota
JennikrWagenluc, County Recorder
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON } ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as City Administrator for the City of
Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached
document:
Planned Unit Development
and
Conditional Use Permit
For
Creative Home Construction Investments LLC
(Palmer Station Subd.)
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City of Oak Park
Heights.
WITNESS my hand and the seal of the City of Oak Park Hei , this 6th'day of
December, 2017-
son ��r,,��r�• ,.
,:
Cit Administrator
•4
CITY OF OAK PARK HEIGHTS
PLANNED UNIT DEVELOPMENT
AND
CONDITIONAL USE PERNIIT
File No.: 236.02-1402
Date Issued: July 24, 2014
Legal Description: (Washington County Geo. Code: 04-029-20-23-0063)
See Attached Exhibit "A"
Owner: Creative Home Construction Investments LLC
707 Commerce Drive Suite 410
Woodbury Minnesota 55125
Site Address: XXXX Oak Park Blvd, Oak Park Heights, MN
Present Zoning District: R-1 Residential District
Permitted uses set forth in Ordinance 401 Section 401.22
I. CUP &VARIANCE PERMIT: The City of Oak Park Heights has received a request for
a Rezoning, Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat for a
thirteen lot subdivision of the Palmer Property at 5625 Oakgreen Avenue North. The property is
zoned R-1 Residential. Following public hearings and recommendation from the planning
commission the City Council grants the application conditioned upon the following:
1. The preliminary and final plat, as well as the dedication of easements shall be subject to
the review and approval of the City Engineer and City Attorney.
2. The Applicant shall pay a park dedication fee of 10 percent of the fair market value of the
land payable as specified in the Development Agreement.
3. An easement or other permission of access with the City of Oak Park Heights shall be
required to provide access to Oak Park Boulevard.
4. An easement with the City of Oak Park Heights shall be required for placement of the
entrance monument sign.
5. Drainage and utility easements along the road/cul-de-sac right of way shall be increased
to 15 feet to compensate for the proposed road right of way width and radius.
6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed street
dimensions and adequacy for emergency vehicle access.
7. The Planning Commission recommends that a 10 foot easement on the west side of the
Palmer property shall be retained by the City for future sidewalk/trail development
subject to review and approval of the City Engineer.
8. All tree removal and landscape plans shall be subject to review and approval of the City
Arborist. There shall be no reduction allowed for the required tree replacement.
9. The proposed wetland buffer impact/mitigation plan is subject to review and approval of
the City Engineer.
10. The street construction plans shall be subject to review and approval of the City
Engineer.
11. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval. The City Engineer shall require the installation
of a storm water pipe between 5519 and 5523 Oakgreen Place North to address the 100
year storm events. The City Engineer and Project Engineer shall continue to resolve any
issues with storm water drainage on the south property line. The City Council shall
determine if there will be any cost sharing by the City for the storm water pipe
installation. The Planning Commission recommends that the Applicant pay 100 percent
of all project costs for the storm sewer improvements.
12. All utility plans shall be subject to review and approval of the City Engineer.
13. The Applicant shall be responsible for capping the well and removal of the septic
systems, cistern and oil tank in compliance with Washington County and if applicable,
Minnesota Pollution Control Agency standards.
14. The City will not maintain the landscaping and monument entrance sign; that will be the
responsibility of the home owners. The City will specify the provisions related to the
easement and maintenance in the Development Agreement.
15, The Planning Commission was favorable to the proposed final building appearance,
colors, materials and the variety of the house plans as part of the PUD/CUP review.
16. For emergency vehicle access purposes, parking will be allowed on one side of the street
only, and no parking be allowed within the cul-de-sac.
17. The Planning Commission recommends the request to reduce the allowable setback on
the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion
of the home would remain at 10 feet. A garage to garage setback would be required to be
15 feet.
18. The applicant shall be required to enter into a development agreement. The development
agreement shall secure site improvements, protection of neighboring properties, and
municipal infrastructure. The development agreement shall be subject to the review
and approval of the City Attorney and City Council.
IL Reference Attachment:
The reports of the City Planner dated June 51' and July 3Ed 2014, the report ofthe City Engineer
dated October 13, 2017, the City Council Resolution 14-07-37 and site plan approved by the
City Council are annexed hereto by reference.
M. Abandonment: This permit requires continuous use m order to preserve the Conditional Use
granted by the City under the terms hereof Any discontinuation or abandonment of the uses
permitted hereunder upon the site for a period of 12 continuous months shall constitute
abandonment and void the permit.
IV. Annual review: Annual review is not imposed as a condition of this permit
V. NOTE: At the time of the initial application (May 2014) Creative Home Construction
Investments LLC was the Applicant and not the owner of record, but has subsequently purchased the
property firrm Allan and Georgann Palmer.
IN VMWESS WHEREOF, the parties have set forth their hands and seals.
It 7
Date:
EXHIBIT "A"
LEGAL DESCRIPTION
All that part of the ,Southwest Quarter of the Northwest Quarter of Section 4 in Township 29
North of Range 20 West of the Fourth Meridian, described as follows, to -wit:
Beginning at the Northwest corner of said Southwest Quarter of Northwest Quarter;
running thence south along the west line thereof 897.2 feet; running thence East and
parallel with the North line thereof 485.52 feet to a point; running thence North and
parallel with the west line thereof 897.2 feet to the north line thereof; running thence West
along the north line thereof 485.52 feet to the point of Beginning.
EXCEPT FOR: That property previously convened to Quentin W. Nordeen and Evelyn E.
Nordeen by warranty deed dated April 7, 1959, recorded April 7, 1959 in Book 219 of Deeds,
page 275 which is more particularly described as follow.
All of that part of the Southwest quarter (SWI/4) of the Northwest quarter (NW 1/4)of
Section Four (4), Township Twenty-nine (29) North, Range Twenty (20) West,
Washington County, Minnesota, described as follows:
Beginning at a point on the West line of the Southwest Quarter of the Northwest Quarter
(SW % of NW I/4) of Section Four (4), Township Twenty-nine (29) North, Range Twenty
(20) West, Washington County, Minnesota, Seven hundred ninety-seven and two-tenths
(797.2) feet South of the Northwest (NW) corner of said Southwest Quarter of the
Northwest Quarter (SW 1/ of NW '/4) Section Four (4); thence South along said West line
of Southwest Quarter of the Northwest Quarter (SW '/4 of NW %)One hundred (100) feet;
thence East and parallel with the North line of the said Southwest Quarter of the
Northwest Quarter (SW k/4 of NW '/4) One hundred eight -three (183) feet; thence North
and parallel with said West line of Southwest Quarter of the Northwest Quarter (S W '/4 of
NW '/4) Section Four (4), One hundred (100) feet; thence West and parallel with said.
North line of Southwest Quarter of the Northwest Quarter (SW '/ of NW Y4) of Section
Four (4), One hundred eighty-three (183) feet to the point of beginning.
and EXCEPT that property previously conveyed to Jordyce M. Johnson, dated May 10, 1963 in
Book 262 of Deeds, page 346; AND to Simon O. Johnson 1963, recorded October 14, 1963 in
Book 262 of Deeds, Page 346 which is more particularly described as follows:
The North One hundred fifty-three (153.0) feet of the West Four hundred eighty-five and
fifty-two hundredths (485.52) feet of the Southwest Quarter of the Northwest Quarter
(SW 1/4 of NW I/) of Section Four (4), Township Twenty-nine (29) north, Range Twenty
(20) West, according to the United States Government Survey thereof
and EXCEPT that property previously conveyed to Allan T. Palmer and Georgann E. Palmer by
warranty deed dated April 20, 1972, recorded April 21, 1972 in Book 316 of Deeds, page 161
which is more particularly described as follows:
That part of the Southwest Quarter of the Northwest Quarter (SW I/ of NW 1/) of Section
4, Township 29 N, Range 24 W, described as follows:
Beginning at a point on the West line thereof 153 feet South of the Northwest corner;
thence East parallel with the North line 485.52 feet more or less to intersect the West line
of Tract A of Registered Land Survey No. 70; thence South along said West line of
Registered Land Survey 100 feet; thence West parallel with the North line of said
Southwest Quarter of the Northwest Quarter (SW % of NW %a) to the West line thereof;
thence North along the West line 100 feet to the beginning.
PLATTED AS
. Lots 1 through 13
PALMER STATION
E7+ MIT "B"
PLANNERS REPORT AND SITE
RESOLUTION NO. 14-07-37
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST FOR A REZONING, PLANNED UNIT
DEVELOPMENT/CONDITIONAL USE PERMIT, AND
PRELIMiNARYIFINAL PLAT FOR A THIRTEEN LOT
SUBDIVISION OF THE PALMIER PROPERTY AT 5625
OAKGREEN AVENUE NORTH BE APPROVED WITH
CONDITIONS
WHEREAS, the City of Oak Park Heights. has received a request for a Rezoning,
Planned Unit Development(Conditional Use Permit, and Preliminary/Final Plat for a
thirteen lot subdivision of the Palmer Property at 5625 Oakgreen Avenue North and after
having conducted a public hearing relative thereto, the Planning Commission of Oak Park
Heights recommended the request with conditions. The City Council of the City of Oak
Park Heights makes the following findings of fact;
I . The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items;
SEE ATTACHMENT B
and
3. The property has been designated as low density residential in the 2008
Comprehensive Plan; and
4. The request is to rezone the property from O -Open Space Conservation
District to R-1 Single Family Residential District which is consistent with the
Comprehensive Plan; and
5. The Applicant has proposed a Planned Unit Development/Conditional Use
Permit to allow reductions in lot widths, street right of way and cul-de-sac widths, street
widths, building setbacks and wetland buffering width averaging; and
6. The Applicant has provided a Preliminary and Final Plat labeled as Palmer
Station that includes 13 single family lots, and
7. City staff prepared a planning reports dated June 5, 2014 and July 3, 2014
reviewing the request; and
8. Said reports recommended approval of the Rezoning, Planned Unit
Development/Conditional Use Permit, and Preliminary/Final Plat subject to the
fulfillment. of conditions; and
9. The PIanning Commission held public hearings at their June 12, 2014,
July 10, 2014, and July 22, 2014 meetings, took comments from the applicants and
public, closed the public hearing, and recommended the request with conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES
THE FOLLOWING:
A. The application submitted for a request for a RezoningPlanned Unit
Development/Conditional Use Permit; and Preliminary/Final Plat for a thirteen lot
subdivision ofthe Panner Property at 5625 Oakgreen Avenue North and affecting the real
property as follows:
SEE ATTACHMENT A
Be the same as hereby approved by the City Council of the City of Oak Park Heights
with the following conditions:
1. The preliminary and final plat, as well as the dedication of easements shall be
subject to the review and approval of the City Engineer and City Attorney.
2. The Applicant shall pay a park dedication fee of 10 percent of the fair market
value of the land payable as specified in the Development Agreement.
3. An easement with the City of Oak Park Heights shall be required to provide
access to Oak Park Boulevard.
4. An easement with the City of Oak Park heights shall be required for placement of
the entrance monument sign.
V,
S. Drainage and utility easements along the road/cul-de-sac right of way shall be
increased to 15 feet to compensate for the proposed road right of way width and
radius.
d. The Fire Chief, kohce Chief and City Engineer shall comment on the proposed
street dimensions and adequacy for emergency vehicle access.
7. The Applicant shall provide a 10 foot easement on the west side of the Palmer
property to be retained by the City for future sidewalk/trail development subject
to review and approval of the City Engineer.
8. All tree removal and landscape plans shall be subject to review and approval of
the City Arborist. There ,shall be no reduction allowed for the required tree
replacement.
9. The proposed wetland buffer impact/rnitigation plan is subject to review and
approval of the City Engineer.
10. The street construction plans shall be subject to review and approval of the City
Engineer.
11. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval. The City Engineer shalt require the
installation of a storm water pipe between 5519 and 5523 Oakgreen Place North
to address the 100 year storm events. The City Engineer and Project Engineer
shall continue to resolve any issuers with storm water drainage on the south
Property line. The City Council determined that the Applicant shall pay 100
percent of all project costs for the storm sewer improvements.
12. All utility plans shall be subject to review and approval of the City Engineer.
13. The Applicant shall be responsible for capping the well and removal of the septic
systems, cistern and oil tank in compliance with Washington County and if
applicable, Minnesota Pollution Control Agency standards.
14. The City will not maintain the landscaping and monument entrance sign; that will
be the responsibility of the home owners. The City will specify the provisions
related to the easement and maintenance in the Development Agreement.
15. The City Council was favorable to the proposed final building appearance, colors,
materials and the variety of the house plans as part of the PUD/CUP review.
16. For emergency vehicle access purposes, parking will be allowed on one side of
the street only, and no parking be allowed within the cul-de-sac..
3
17. The City Council agrees to the request to reduce the allowable setback on the
garage side of the home to a minimum of S feet. The setback to the dwelling
portion of the home would remain at 10 feet. A garage to garage setback would
be required to be 15 feet.
18. The applicant shall be required to enter into a development agreement, The
development agreement shall secure site improvements, protection of neighboring
properties, and municipal infrastructure. The development agreement shall be
subject to the review and approval of the City Attorney and City Council.
Approved by the City Council of the City of Oak Park Heights this 22nd day of July,
2014.
v X! 'I" - JL
mbel, Mayor
4
Attachment A
Washington County GEO Code: 04.029.20.23.0063
Physical Address: 5625 Oakgree.n Ave. N.
Legal Description:
All that part of the Southwest Quarter of the Northwest Quarter of Section 4 in Township 29
North of Range 20 West of the Fourth Meridian, described as follows, to -wit:
Beginning at the Northwest corner of said Southwest Quarter of Northwest
running thence south along the west line thereof 897.2 feet; running thence Eat and
Parallel with the North line thereof 485.52 feet to a point; running thence North and
Parallel with the west line thereof 897.2 feet to the north line thereof; running thence
West along the north line thereof 485.52 feet to the point of Beginning.
EXCEPT FOR: That property previously convened to Quentin W. Nordeen and Evelyn E. Nordeen
by warranty deed dated April 7, 1959, recorded April 7, 1959 in Book 219 of Deeds, page 275
which is more particularly described as follow.
All of that part of the Southwest quarter {SWI /4) of the Northwest quarter (NW 1 /4)of
Section Four (4), Township Twenty-nine (29) North, Mange Twenty (20) West, Washington
County, Minnesota, described as follows.
Beginning at a point on the West line of the Southwest Quarter of the Northwest Quarter
(SW J of NW %) of Section Four (4), Township Twenty-nine
(20) West, Washington County, Minnesota, Seven hundred ninety-seven ) NOrth, hangs Twenty
�' ty--seven and two-tenths
(797.2) feet South of the Northwest (NW) corner of said Southwest Quarter of the
Northwest Quarter (SW % of NW Y) Section Four (4); thence South along said West of
Southwest Quarter of the Northwest Quarter (SW K of NW 1)One hundred (100) feet;.
thence East and parallel with the North line of the said Southwest
Quarter of the
Northwest Quarter (SW l of NW A) One hundred eight -three (183) feet; thence North
and parallel with said West line of Southwest Quarter of the Northwest Quarter (SW 14 of
NW A) Section Four (4), One hundred (100) feet; thence West and parallel with said North
line of Southwest Quarter of the Northwest Quarter (SW A of NW /) of Section four (4),
One hundred eighty-three (183) feet to the point of beginning.
and EXCEPT that property previously conveyed Jordyce M. Johnson, dated May 10, 1963 in Boole
262 of Deeds, page 346; AND to Simon O. Johnson 1963, recorded October 14, 1963 in Book
262 of Deeds, Page 346 which is more particularly described as follows:
The North One hundred fifty-three (153.0) feet of the West Four hundred eighty-five and
fifty-two hundredths (4$5.52) feet of the Southwest Quarter of the Northwest Quarter
(SW A of NW Y4) of Section Four (4), Township Twenty-nine (29) north, Range Twenty (20)
West, according to the United States Government Survey thereof
and EXCEPT that property previously conveyed to Allan T. Palmer and Georgann E. Palmer by
warranty deed dated April 20, 1972, recorded April 21, 1972 in Book 316 of Deeds, page 161
which Is more particularly described as follows:
That part of the Southwest Quarter of the Northwest Quarter (SW 1/ of NW ya) of Section
4, Township 29 N, Range 20 W, described as follows:
Beginning at a point on the West line thereof 135 feet South of the Northwest corner;
thence East parallel with the North line 485.52 feet more or less to intersect the West
line of Tract A of Registered Lancs Survey No. 70; thence South along said West line of
Registered Land Survey 100 feet; thence West parallel with the North line of said
Southwest Quarter of the Northwest Quarter (SW 1✓ of NW /) to the West line thereof;
thence North along the West fine 100 feet to the beginning,
ATTACHMENT B
Planned Unit Development (PUD): Concept & General Plan Approval,
Conditional Use Permit, Rezoning
And
Preliminary & Final Plat Approval
For
13 Lot Subdivision — Palmer Property
5625 Oakgreen Ave. N.
Application Materials
• Application & Fees
• Plan Sets (3 Large Scale Sets/20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Planning Commission Public Hearing & Recommendation: June 12 & July 10, 2014
PUD: General - Limitation on Final Plan Approval:
Within one year after the approval of a Final Plan for PUD, or such shorter time as may
be established by the approved development schedule, construction shall commence in
accordance with such approved plan. Failure to commence construction within such
period shall, unless an extension shall have been granted as hereinafter provided,
automatically render void the PUD permit and all approvals of the PUD plan and the
area encompassed within the PUD shall thereafter be subject to those provisions of the
zoning ordinances, and other ordinances, applicable in the district in which it is located.
In such cases, the Council shall.forthwith adopt an ordinance repealing the PUD permit
and all PUD approvals and re-establishing the zoning and other ordinance provisions
that would otherwise be applicable. The time limit established by this paragraph may, at
the discretion of the City Council, be extended for not more than one year by ordinance
or resolution duly adopted. (401.06.E,5)
Conditlonal Use Permit - Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially
taken on the request, the conditional use permit shall become nu11 and void twelve (12)
months after the date of approval, unless the property owner or applicant has
substantially started the construction of any building, structure, additionor alteration, or
use requested as hart of the conditional use. An application to extend the approval of a
conditional use permit shall be submitted to the Zoning Administrator not less than thirty
(30) days before the expiration of said approval. (401.03.C.4.a and b)
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
ORDINANCE NO. 2014 -
AN ORDINANCE AMENDING SECTION 401.20.13, MAP OF THE ZONING
ORDINANCE TO REZONE 5625 OAKGREEN AVENUE NORTH FROM 0 -
OPEN SPACE CONSERVATION DISTRICT TO R-1 SINGLE FAMILY
RESIDENTIAL DISTRICT
THE CITY COUNCIL OF OAK PARK HEIGHTS ORDAINS:
SECTION 1. The City Council of the City of Oak Park Heights has considered a
request to rezone a property parcel at 5625 Oakgreen Avenue North, legally
described in Exhibit 1, and makes the following findings and conclusions:
1. The proposed rezoning would facilitate development of the property
for thirteen single family residential lots.
2. The City's Comprehensive Plan designates the property as low
density residential, and the proposed rezoning is consistent with the
official Comprehensive Plan.
3. The proposed development would complete the planned single
family neighborhoods along Oakgreen Avenue North and
complement the existing residential neighborhoods.
4. Existing City services are sufficient to accommodate the proposed
development. .
5. The traffic generated by the proposed development is within the
capabilities of the streets serving the area provided that the
conditions applicable to the approvals are followed.
6. The Planning Commission, after holding a public hearing,
recommended approval of the rezoning at their July 10, 2014
meeting.
SECTION 2: That Section 409.20.8 Map of the Zoning Ordinance, City of Oak
Park Heights, Minnesota, is hereby amended to include the following:
The following property shall be rezoned from O -Open Space Conservation
to R-1 Single Family. Residential District:
5625 Oakgreen Avenue North, legally described in Exhibit 1
SECTION 3, This Ordinance shall be in full ford and effect upon its passage
and publication..
PASSED this 22"d day of July, 2014 by the City Council of the City of Oak
Park Heights.
CITY OF OAK PARK HEIGHTS
Ac-e��
mafo r.mk(er, Mayor
Attachment A
Washington Courrty GEO Code. 04.029.20.23.0063
Physical Address: 5625 Oakgreen Ave. N.
Legal Description:
All that part of the Southwest Quarter of the Northwest Quarter of Section 4 in Township 29
North of Range 20 West of the Fourth Meridian, described as follows, to -wit:
Beginning at the Northwest corner of said Southwest Quarter of Northwest Quarter;
running thence south along the west lire thereof 897.2 feet; running thence East and
parallel with the North tine thereof 485.52 feet to a point; running thence North and
parallel with the west line thereof 897.2 feet to the north line thereof; running thence
West along the north line thereof 485.52 feet to the point of Beginning.
EXCEPT FOR: That property previously convened to Quentin W. Nordeen and Evelyn E. Nordeen
by warranty deed dated April 7, 1959, recorded April 7; 1959 in Book 219 e. Deeds, page 275
which is more particularly described as follow:
All of that part of the Southwest quarter (SWI /4) of the Northwest quarter (NW 1 /4)of
Section Four (4), Township Twenty-nine (29) North, Range Twenty (20) West, Washington
County, Minnesota, described as follows:
Beginning at a point on the West line of the Southwest Quarter of the Northwest Quarter
(SW Y of NW i4) of Section Four (4), Township Twenty-nine (29) North, Range Twenty
(20) West, Washington County, Minnesota, Seven hundred ninety-seven and two-tenths
(797.2) feet South of the Northwest (NW) corner of said Southwest Quarter of the
Northwest Quarter (SW Y4 of NW f) Section Four (4), thence South along said West of
Southwest Quarter of the Northwest Quarter (SW Y of NW Y4)One hundred (100) feet;
thence East and parallel with the North line of the said Southwest
Quarter of the
Northwest Quarter (SW 1 of NW Y) One hundred eight -three (183) feet; thence North
and parallel with said West line of Southwest Quarter of the Northwest Quarter (SW X of
NW Y4) Section Four (4), One hundred (160) feet; thence Westand parallel with said North
lime of Southwest Quarter of the ,Northwest Quarter (SW A of NW YQ of Section Four (4),
One hundred eighty-three (183) feet to the point of beginning,
and EXCEPT that property previously conveyed Jordyce M. Johnson, dated May 10, 1963 in Book
262 of Deeds, page 346; AND to Simon Q. Johnson 1963, recorded October 14, 1963 in Book
262 of Deeds, Page 346 which is more particularly described as follows:
ATTACHMENT E
Planned Unit Development (PUD): Concept & General Pian Approval,
Conditional Use Permit, Rezoning
And
Preliminary & Final Plat Approval
For
13 Lot Subdivision -- Palmer Property
5625 Oakgreen Ave. N.
Application Materials
• Application & Fees
• Plan Sets (3 Large Scale Sets/20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Planning Commission Public Hearing & Recommendation: June 12 & July 10, 2014
PUD: General - Limitation on Final Plan Approval:
Within one year after the approval of a Final Plan for PUD, or such shorter time as may
be established by the approved development schedule, construction shall commence in
accordance with such approved plan. Failure to commence construction within such
period shall, unless an extension shall have been granted as hereinafter provided,
automatically render void the PUD permit and all approvals of the PUD pian and the
area encompassed within the PUD shall thereafter be subject to those provisions of the
zoning ordinances, and other ordinances, applicable in the district in which it is located.
In such cases, the Council shall forthwith adopt an ordinance repealing the PUD permit
and all PUD approvals and re-establishing the zoning and other ordinance provisions
that would otherwise be applicable. The time limit established by this paragraph may, at
the discretion of the City Council, be extended for not more than one year by ordinance
or resolution duly adopted.. (401.05.E.5)
Conditional Use ,Permit - Lapse of Approval:
Unless the. City Council specifically approves a different time when action is officially
taken on the request, the conditional use permit shall become null and void twelve (12)
months after the date of approval, unless the property owner or applicant has
substantially started the construction of any building, structure, addition or alteration, or
use requested as part of the conditional use. An application to extend the approval of a
conditional use permit shall be submitted to the Zoning Administrator not less than thirty
(30) days before the expiration of said approval. (401.03.C,4.a and b)
TPC3801 Thurston Avenue N, Suite 100
Anoka, MN 66303
Phone: 763.231.8840
Faaaknile: 783.427.0820
TPC@PlanningCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: June 5, 2014
ENCLOSURE 2
RE: Oak Park Heights Palmer Station — Property Subdivision
Rezoning, Planned Unit Development/Conditional Use Permit,
and Preliminary/Final Plat Approval — 5625 Oakgreen Ave. North.
TPC FILE:
BACKGROUND
236.02 —14.02
Nick Hackworthy, representing Creative Home Construction Investments, LLC has
made an application for approval of a 13 lot subdivision on the Palmer property at
13999 60"' Street North. The property is south of Oak Park Boulevard, and east of
Oakgreen Avenue North. The application consists of requests for Rezoning, Planned
Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat
approvals.
The existing site contains a single family home with outbuildings. The total parcel is
6.76 acres, with 0.48 acres of wetland, .083 acres of new and 0.41 acres of the existing
33 feet of Oakgreen Avenue right of way.
The review is based upon the following submittals:
Exhibit 1:
Project Narrative
Exhibit 2:
Liberty West Sales Brochure
Exhibit 3:
Cover Sheet
Exhibit 4:
Existing Conditions (C1.1)
Exhibit 5:
Demolition Plan (C1.2)
Exhibit 6:
Grading Plan (C3.1)
Exhibit 7:
Erosion Control Plan (C3.2)
Exhibit 8:
Wetland Buffer ImpacUMitlgation Plan (C3.3)
Exhibit 9:
Grading Details (C3.4)
Exhibit 10:
Grading Details (C3.5)
Exhibit 11:
Utility Plan (C4.1)
Exhibit 12:
Utility Details (C4.2)
Exhibit 13:
Preliminary Plat (C5.1)
Exhibit 14: Tree Preservation Plan (1-1.1)
Exhibit 15: Tree Preservation Schedule (1-1.2)
Exhibit 16: Landscape Plan (1-2.1)
Exhibit 17: Planting Schedule and Landscape Details (1-2.2)
Exhibit 18: Palmer Station Final Plat (Two pages)
Exhibit 19: Reports of the City Arborist — May 20, 2014 and June 3, 2014
Exhibit 20: Report of the City Engineer
PROJECT DESCRIPTION
Steve Johnston, the project engineer has provided a narrative related to the request for
the Palmer property development. Please find the narrative attached as Exhibit 1.
Assess to the site will be by a connection to Oak Park Boulevard, the street that
services City Hall. There will be one street, to be referred to as Oak Cove. The street
will be public and will be approximately 600 feet in length and end in a cul-de-sac. The
13 residential lots result in a gross density of 1.92 units per acre, and a net density of
2.58 units per acre. The average lot area is 18,485 square feet and the minimum lot
area is 12,327 square feet.
Oak Cove is to be developed as a City street and will be constructed by the City.
Utilities are available to this property. A 12 inch watermain is iocatea within Oak Park
Boulevard which will be connected with an 8 inch watermain to serve the development.
As part of the Highway 36 reconstruction project a new sanitary sewer will be
constructed in the intersection of Oak Park Boulevard and Oakgreen Avenue. An 8 inch
sanitary sewer will be extended to serve the development.
ISSUES ANALYSIS
Adjacent Uses. Uses adjacent to the subject site are listed below:
North of Site: Present Zoning — O -Open Space Conservation
Present Use — Oak Park Blvd and Single Family Residential
South of Site: Present Zoning — R-1 Single Family Residential District
Present Use — Single Family Residential
West of Site: Present Zoning — O -Open Space Residential
Present Use — Oakgreen Blvd, Single Family Residential and Open
Space
East of Site: Present Zoning — R-1 Single Family Residential District
Present Use — Single Family Residential
hJ
Comprehensive Plan. The 2008 Comprehensive Plan designates this area as low
density residential. Low density residential is defined in the Comprehensive Plan as 1-3
units per acre. The Comprehensive plan anticipated that this area would be rezoned to
R-1 Single Family Residential District. The proposed Palmer development is in
conformance with the Comprehensive Plan.
Zoning. The property is currently zoned O -Open Space Conservation District. The
Applicant has proposed a rezoning to R-1 Single Family Residential District. The
Applicant has also proposed PUD/CUP consideration to allow minor reductions in lot
widths, street right of way widths, street widths, building setbacks, and wetland buffering
width averaging. Section 401.22.E of the Zoning Ordinance allows residential planned
unit development as a conditional use within the R-1 District. The Concept and General
Plans shall be reviewed simultaneously with this request.
Subdivision. The applicant has provided a preliminary plat labeled Palmer Station. A
final plat has also been provided. Both documents are complete in terms of the
information as required by Section 402.06 of the Subdivision Ordinance.
The preliminary and final plat, as well as the dedication of any easements, shall be
subject to review and approval of the City Engineer and the City Attorney.
Lot Requirements.
The lots proposed with this development are as follows:
Lot Number
Lot Size
minus wetland
Lot Width at Front Setback
Lot 1
15,795 Nuare
feet
83.3 feet
Lot 2
12,327 square
feet
81.6 feet
Lot 3
12,878 square
feet
72.4 feet
Lot 4
13,172 §guare
feet
72.4 feet
Lot 5
15,343 square
feet
72.3 feet
Lot 6
16,712 square
feet
76.5 feet
Lot 7
21,187 square
feet
112.3 feet
Lot 8
18,928 square
feet
66.1 feet
Lot 9
17,045 square
feet
79.5 feet
Lot 10
14,203 square
feet
73.1 feet
Lot 11
15,335 square
feet
75.5 feet
Lot 12
13,696 square
feet
92.8 feet
Lot 13
32,750 square
feet
72.8 feet
The R-1 Districts requires a minimum lot size of 10,400 square feet and a lot width of 80
feet. The lot width is measured at the front yard setback (30 feet) which is represented
In the table above. The lot area minimum requires major drainage -ways, wetlands,
water bodies, and road rights of way, to be removed from the overall lot size. The areas
indicated above reflect the definition of lot area minimum.
3
While the proposed lot widths do not meet R-1 District standards, the lots all meet and
some far exceed the minimum lot size. Through the PUD/CUP process, the City could
allow lot widths to be less than the minimum required. The Planning Commission
should discuss this issue.
Park Dedication. The City will not require the dedication of park land in this area but
will require a cash dedication. The Subdivision Ordinance, in Section 402.8 specifies
the formula's for land and cash dedication. With a net density of 2.58 units per acre, the
cash to be dedicated should be 10 percent of the fair market value of the land. The
Applicant has provided a purchase agreement that qualifies under the criteria in the
Ordinance to establish a fair market value.
Proposed Street/Access. Access to the property is from Oak Park Boulevard. This
access will cross a narrow strip of City owned property which will require an easement
from the City. The street will be referred to as Oak Cove, which is a cul-de-sac design
of approximately 600 feet In length.
Street Design Requirements. The Subdivision Ordinance specifies a maximum length
of a cul-de-sac to be 500 feet unless otherwise approved by the City Council. As
indicated, the 600 foot cul-de-sac design is dictated by the existing shape and length of
the parcel. The Subdivision Ordinance specifies a right of way radius of not less than
65 feet for a cul-de-sac. The proposed right of way radius for the cul-de sac is 55 feet.
The street right of way width for a local street is specified at 60 feet. The proposed right
of way width of the street is 50 feet. Through the PUD/CUP process, the City could
allow the right of way dimensions to be less than the minimum required. The Planning
Commission should discuss this issue. The dimensions proposed are similar to what
the City has allowed for private street development and is typical of other developments
in the area.
The City may want to consider requiring 15 foot drainage and utility easements adjacent
to the right of way instead of the proposed 10 feet to allow adequate space for all utility
placement.
Oak Cove will be a City street and constructed by the City. The street Is proposed to be
constructed to 28 feet from face to face of curb and 30 feet from back to back. The cul-
de sac will have a pavement with a 45 foot radius. The City Engineer should comment
on these dimensions. For emergency vehicle access purposes, it is proposed that
parking be allowed on one side of the street only, and no parking be allowed within the
cul-de sac. The Fire Chief and Police Chief should also comment on the proposed
street widths and limited parking.
Trails/Sidewalks. The current trail system includes off street trans on the west side of
Oakgreen Avenue and the south side of Oak Park Boulevard. The developed
neighborhoods to the south and east currently do not have trail connections to this area.
In that it is a cul-de-sac, the Applicants have not proposed placing a sidewalk within the
development. City Staff had discussed the possibility in the future of a trail along the
east side of Oakgreen Avenue, but there are no current plans to develop such a trail.
Retention of an easement along the east side of Lots 1-7 should be considered for
future trail purposes. City Staff had also discussed retention of an easement between
Lots B and 7 for a future trail connection. The Planning Commission and Parks
Commission should comment on sidewalk/trail development and connections to the
existing trail system. The City should determine if it should retain additional easement
areas for trail development.
Setbacks. The R-1 District requires a front yard setback of 30 feet, side yard setbacks
of 10 feet and year yard setbacks of 30 feet. If the lot is on a comer, the required
setback is 30 feet from the lot line.
The Grading Plan (Exhibit B) indicates proposed building pads. In all of the lots, the 30
foot front yard setback is complied with. Additionally the 30 foot near yard setback is
complied with in all lots. The Applicants have proposed reducing the allowable setback
on the garage side of the home to a minimum of 5 feet. The setback to the dwelling
portion of the home would remain at 10 feet. A garage to garage setback would be
required to be 15 feet. On Lot 1, the building pad is proposed at 10 feet from the north
property line. This is intended to preserve existing trees and is not an issue due to the
width of the City owned property that is adjacent. Through the PUDICUP process, the
City could allow the setbacks to be less than the minimum required. The Planning
Commission should discuss this Issue.
Easements. The Preliminary Plat (Exhibit 13) indicates that 10 foot drainage and utility
easements are placed around each of the lots in compliance with the Subdivision
Ordinance. As indicated, it is recommended that the drainage and utility easements
along the road/cul-de-sac right of way be increased to 15 feet to compensate for the
proposed road right of way width and radius.
The easement for the access via Oak Park Boulevard and for the entrance monument
sign will need to be addressed as part of the Development Agreement.
Wetlands. The plans Indicate that there is no direct wetland Impact as a result of this
development. The four wetlands are classified as Managed 2 requiring a 30 foot buffer.
The wetland buffer impact/mitigation plan (Exhibit 8) indicates the proposed wetland
buffers and the plan for signing. The Applicant has proposed to reduce the buffers of
small seasonable flooded wetlands (#2 and #3) from 30 feet to a minimum of 15 feet.
They propose to mitigate the reduced buffer at a ratio of approximately 3 to 1 with the
dedication of additional buffer/conservation easement. The City Engineer will need to
comment on the acceptability of this mitigation.
Tree PreservationlLandscapiing. The Applicant has provided a tree inventory and
landscape plans for the development. The City Arborist has reviewed the plan in the
memos as found in Exhibit 19. The total number of trees to be replaced is 194. The
Applicant will replace 129 trees at the time of initial site construction and a minimum of
five trees are to be planted in each of the lots after home construction. The landscape
plan indicates the extensive screening plantings to be installed that will mitigate the
impact of the development to existing neighbors. The landscape plan also indicates the
5
trees to be planted on private property adjacent to the boulevard to provide street trees.
The plans shall be subject to the final approval of the City Arborist.
Existing Wells/Septic Systems and Oil Tank. The Applicant has provided a diagram
indicating the location of a well, septic systems, a cistem and an oil tank that currently
exist on the property. As part of the development of this property, the Applicant will be
responsible for capping the well and removal of the septic systems, cistern and oil tank
in compliance with Washington County and if applicable, Minnesota Pollution Control
Agency standards.
Street Plans. Detailed pians for the street have been provided. The City Engineer and
shall review and approve all street plans. The City Engineer has provided a separate
report that is found as an Exhibit 20.
Grading and Drainage. Detailed grading and drainage plans have been provided as
part of the development submittals. The City Engineer and the applicable watershed
authority shall review and approve all of the grading and drainage plans. The City
Engineer has provided a separate report that is found as an Exhibit 20.
Utilities. A utility plan has been submitted. The final utility pian is subject to review
and approval of the City Engineer and Public Works Director. All of the utilities within
the development shall be public and built to City specifications. The City Engineer has
provided a separate report that is found as an Exhibit 20.
Lighting. There are two existing street lights on Oak Pak Boulevard spaced nearly
evenly between the proposed development entrance. The Applicants have proposed
one standard street light at the end of the cul-de-sac.
Signage. The Applicants have proposed placing a monument sign on City property at
the entrance to the development. The landscape plans indicate that the sign will be
landscaped with shrub and perennial plantings. The City will require the developer to
obtain an easement for the sign placement. The City will not maintain the landscaping
and sign; that will be the responsibility of the home owners. The City will specify the
provisions related to the easement and maintenance in the Development Agreement.
Traffic. The potential number of car trips from a single family home averages ten on a
daily basis. With 13 homes, 130 to 150 trips per day generated from this development
should not have an adverse impact on Oak Park Boulevard or the intersection with
Oakgreen Avenue North.
Parking. The Zoning Ordinance requires that all new single family homes are provided
with at least a two stall garage. All of the potential house plans submitted by Creative
Homes, Inc. indicate two stall attached garages within the development.
Building Height. The R-1 District specifies a maximum building height of 35 feet. All
homes will be expected to comply with this standard.
R1
Architectural Appearance. The application materials indicate that specific homes
have not been designed for this project. All of the homes will be constructed by
Creative Homes, inc. The project narrative includes building plans and elevations that
are currently being used by Creative Homes, Inc. in the Liberty West neighborhood in
Stillwater. It is expected that the same or similar style homes will be constructed at
Palmer Station.
The residential units are not required to be reviewed under Design Guideline
requirements, but as part of the PUD, the City can comment and require design and
material changes. The Planning Commission and City Council may comment further on
the building appearance and materials as part of the review.
Section 401.15.C.8 of the Zoning Ordinance specifies provisions for residential building
type and construction. The Palmer Station development will need to comply with these
provisions:
8. Building Type and Consfraocflon.
a. General Provisions.
0 1) Compatibility. Buildings in all zoning districts shall maintain a high
standard of architectural and aesthetic compatibdity with surrounding
properties Compatibility means that the exterior appearance of the
building, including design, architectural style, quality of exterior building
materials, and roof type and pitch are complementary with surrounding
properties.
26 2) Maintenance. All buildings in the City shall be maintained so as not to
adversely impact the community's public health, safety, and general
welfare or violate the provisions of the Nuisance or Hazardous Building
provisions of the Oak Park Heights Code of Ordinances.
s5 3) Metal Building Finishes. No unfinished steel or unfinished aluminum
buildings shall be permitted in any zoning district. High quality, non-
corrosive steel, aluminum, or other finished metal shall be allowed for
walls or roofs.
25 4) Prohibited Materials and Structures.
a. Pole buildings and Quonset structures.
b. Wood or metal poles as principal structure support where such
supports are not afted to a floor slab but inserted directly into
the ground to achieve alignment and bearing capacity.
5) Accessory Buildings. All accessory buildings to residential dwelling units
and non-residential uses shall be constructed with a design and materials
consistent with the general character of the principal structure on the lot
as specified in Section 401.15.® of this Ordinance.
7
sa b. Exterior Building Finishes Residential. • The primary exterior building fagade
finishes for residential uses shall consist of materials comparable in grade to the
following:
1) Brick.
2) Stone (natural or artiircial).
3) Integral colored split face (rock face) concrete block.
4) Wood, natural or composite, provided the surfaces are finished for
exterior use or wood of proven exterior durability is used, such as
cedar, redwood or cypress.
5) Stucco (natural or artificial).
B) High quality and ecologically sustainable grades of Vint'% steel and
aluminum. Vinyl shall be a solid colored plastic siding material.
7) Fiber cement boars!
8) Exterior Insulation and finish systems.
9) Energy generation panels and devices affixed to a roof or wall. If
not in use, the panels or devices should be removed and building
surface restored to the original condition.
c. Exterior Building Finishes — Commercial: The exterior architectural elements and
finishes for all buildings in the business zoning districts shall be subject to
Section 401.16 of this Ordinance known as the Design Guidelines.
25 d. Single Family and Multiple Family Containing Up to Five (5) Units to include All
New Construction and Remodeling.-
1)
emodeling.
1) Entrances. Primary entrances on principal structures shall face the
primary abutting public or private street or be linked to that street by a
clearly defined and visible walkway or courtyard. Additional secondary
entrances may be oriented to a secondary street or parking area.
Primary entries shall be dearly visible and identifiable from the street, and
delineated with elements such as roof overhangs, recessed entries,
landscaping, or similar design features.
2) New Construction and Remodeling. New Construction and remodeling
shall relate to the design of surrounding buildings where these are
present. Design features such as similar setbacks, scale, fagade
divisions, roof lines, rhythm and proportions of openings, building
materials and colors are possible design techniques, while allowing
desirable architecture innovation, variation, and visual interest. A# sides
of buildings shall use similar qualify building materials and other
architectural treatments as principal facades
sa e. Single Family and Multiple Family Containing Up to Five (5) Units to Include Only
New Construction:
1) Window and Door Openings. For principal residential buildings, above
grade window and door openings shall comprise at least fifteen (15)
percent of the total area of exterior walls (excluding the area of garage
doors) facing a public/private street or sidewalk In addition, for new
principal residential buildings, above grade window and door openings
8
shall comprise at least ten (10) percent of the total area of all exterior
walls.
2) Garage Doors/Shvet Facing Building Facade. Public or private street
facing garage doors shall be allowed to project no more than four (4)
feet from the front or side facades of the ground floor living area portion
of the dwelling or a covered porch (measuring at east eight (8) feet by
eight (8) feet).
3) Garage DoordBuilding Design for Attached or Detached Garages.
Garage doors may be located on another side of the dwelling ("side or
rear loadedg) provided that the side of the garage facing the front public or
private street has windows and other architectural details that mimic the
features of the living portion of the dwelling.
4) Garage DoorsBudding Frontage. Garage doors shall not comprise more
than fifty-five (55) percent of the ground floor public or private street
facing linear building frontage. Alleys and comer lots are exempt from
this standard.
5) Garage Door Height. Except in the rear yard, garage doors facing a
public or private street shall be no more than nine (9) feet in height
Development Agreement. The applicant will be required to enter into a development
agreement with the City should approval of the development be granted. The
development agreement shall be required to secure site Improvements and municipal
infrastructure. The development agreement shall be subject to review and approval of
the City Attorney.
CONCLUSION 1 RECOMMENDATION
The Planning Commission is to consider the following as it relates to this request:
1. Rezoning of the property to R-1 Single Family Residential
2. Planned Unit DevelopmentlConditional Use Permit
3. Preliminary/Final Plat
Based upon the preceding review, City staff recommends that the Planning Commission
review the issues raised herein, especially as it relates to the requests to vary from the
Subdivision and Zoning Ordinance standards through the PUD/CUP process.
if the Planning Commission is ready to make a recommendation on the application
consisting of requests for Rezoning, Planned Unit Development/Conditional Use Permit
(PUD/CUP), and Preliminary/Final Plat approvals, please find as follows a list of
suggested conditions:
1. The preliminary and final plat, as well as the dedication of easements shall be
subject to the review and approval of the City Engineer and City Attorney.
0
2. The Applicant shall pay a park dedication fee of 10 percent of the fair market
value of the land payable as specified in the Development Agreement.
3. An easement with the City of Oak Park Heights shall be required to provide
access to Oak Park Boulevard.
4. An easement with the City of Oak Park Heights shall be required for placement of
the entrance monument sign.
5. Drainage and utility easements along the road/cul-le-sac right of way shall be
increased to 15 feet to compensate for the proposed road right of way width and
radius.
5. The Fire Chief, Police Chief and City Engineer shall comment on the proposed
street dimensions and adequacy for emergency vehicle access.
7. The Planning Commission and Parks commission should comment on
sidewalk/trail development and connections to the existing trail system. The City
should. determine if it should retain additional easement areas for trail
development.
8. All tree removal and landscape plans shall be subject to review and approval of
the City Arborist.
9. The proposed wetland buffer impact/mitigation plan is subject to review and
approval of the City Engineer.
10. The street construction plans shall be subject to review and approval of the City
Engineer.
11. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval.
12. All utility plans shall be subject to review and approval of the City Engineer.
13. The Applicant shall be responsible for capping the well and removal of the septic
systems, cistern and oil tank in compliance with Washington County and if
applicable, Minnesota Pollution Control Agency standards.
14. The City will not maintain the landscaping and monument entrance sign; that will
be the responsibility of the home owners. The City will specify the provisions
related to the easement and maintenance in the Development Agreement.
15. The Planning Commission and City Council may comment on the final building
appearance, colors, materials and the variety of the house plans as part of the
PUD/CUP review.
10
16. For emergency vehicle access purposes, parking be allowed on one side of the
street only, and no parking be allowed within the cul-de sac.
17. The Planning Commission and City Council should comment on the request to
reduce the allowable setback on the garage side of the home to a minimum of 5
feet. The setback to the dwelling portion of the home would remain at 10 feet. A
garage to garage setback would be required to be 15 feet.
18. The applicant shall be required to enter into a development agreement. The
development agreement shall secure site improvements and municipal
Infrastructure. The development agreement shall be subject to the review and
approval of the City Attorney and City Council.
19. Any other conditions of City staff, the Planning Commission and the City Council.
pc: Mick Lynskey, Nick Hackworthy Steve Johnston, Julie Hultman
11
M -1i
PALMER STATION
Single Family Residential Neighborhood
Oak Park Heights, Minnesota
PROJECT NARRATIVE
June 2, 2094
rl
Q E 5 1 0 N
9.0
D E S 1 0 N
901 N 3rd St, Suite 120
Minneapolis. MN 55401
612.260-7980
www.eleniab.00m
June 2, 2014
Honorable Mayor and City Council
14168 Oak Park Blvd.
Oak Park Heights, MN 55082
PALMER STATION
R& P wJmt N:r=tivle•
Dear Mayor McComber and City Council:
Attached is a project narrative for the proposed Palmer Station neighborhood prepared on
behalf of the developer Crcative Homes, Inc. This narrative describes the site's existing
condition, proposed design, PUD attributes and anticipated housing styles.
Please feel free to contact me should you have questions or need additional information, 612-
260-7982.
Sincerely,
01
Elan
Steve Johnston, PE
Principal Engineer
Cc. Llan File #CHI14001
Nick Hadmmrthy
Mick Lynskey
Cornerstone Surveying
Site Analysis 8 Planning I Civil Engineering I Landscape Architecture I Construction Servloea
Palmer Station Neighborhood
Oak Park Heights, MN
Table of Contents
June 2, 2014
PROJECTTEAM............................................................................................................................................ 2
PROPOSED DEVELOPMENT SUMMARY.......................................................................................... 3
EXISTINGSITE CONDITIONS............................................................................................................... 3
COMPREHENSIVE PLAN AND ZONING.......................................................................................... 3
STREETACCESS........................................................................................................................................... 3
TRAILACCESS..............................................................................................................................................3
MUNICIPAL UTILITY AVAILABTLITY................................................................................................. 3
PROPOSED ON-SITE STORM WATER MANAGEMENT.............................................................. 4
TREEPRESERVATION.............................................................................................................................. 4
WETLANDS.................................................................................................................................................... 5
LOT WIDTH AND BUILDING SETBACKS......................................................................................... 5
RIGHT OF WAY AND STREET WIDTHS............................................................................................ 6
HOMEDESIGN............................................................................................................................................ b
APPENDIX
WETLAND REPORT
SOILS MAP
LIBERTY WEST SALES BROCHURE
Page 1 of US
9.
a E s+ o H
Palmer Station Neighborhood
Oak Park Heights, MN
PROJECT TEAM
Property Owner.
Alan & Margaret Palmer
5625 Oakgreen Ave. N.
Oak Park Heights, MN 55082
Developer's Representative:
Mick Lynskey
Lynskey & Clark Companies
118 Main Street S
Stillwatet, MN 55082
(651) 439-1412
Mick vnskeyclark.com
Civil Engineer.
Steve Johnston, PE
Llan Design Lab, Inc.
901 N 3'd St, Ste 120
Minneapolis, MN 55401
(612) 260-7982
sjohn elanlab.com
Surveyor:
Dan Thurmes, PIS
Cornerstone Land Surveying, Inc.
6750 Stillwater Blvd. N., Ste 1
Stillwater, Minnesota 55082
(651) 275-8969
dan cs&aycy.net
IN -
Page 2 of 9
June 2, 2014
Developer:
Nick Hackworthy
Creative Homes, Inc.
707 Commerce Drive, Ste 410
Woodbury, MN 55125
(651) 289-6800
nick a[=tivehci.com
Landscape Architect
Pilar Saraithon& RLA
Llan Design Lab, Inc.
901 N 3' St, Ste 120
Minneapolis, MN 55401
(612) 260-7984
ysaraithong@elanlab.com
Wetland Consultant:
Melissa Barrett
Kjolhaug Environmental Services
26105 Wild Rose Lane
Shorewood, MN 55331
(952) 401-8757
me1ssa&iQ1h&i genv.com
Geotechnical Engineer.
Ryan Benson, PE
Northern Technologies, Inc.
1408 Northland Drive, Ste 107
Mendota Heights, MN 55120
(651) 389-4181
rbenson%ilut M.com
Page 2 of 6
Paltrier Station Neighborhood
Oak Park Heights, MN
PROPOSED DEVELOPMENT SUMMARY
June 2, 2014
The proposed development consists of 13 residential lots served by a public street approximately 600
feet in length. The total parcel is 6.76 acres, with 0.48 acres of wetland, 0.83 acres of new and 0.41
acres of 'Implied 33' Oakgreen Ave. ROW". This results in a gms density of 1.92 units pet acre and
a net density of 2.58 units per acre. The average lot area is 18,485 Ftz and the tninimum lot area is
12,327 Fe.
The site is located South of Oak Park Blvd. and Fast of Oakgreen Avenue North in Oak Park
Heights, Minnesota. The surrounding land uses to the east, south and west are single family
residential homes of comparable size to proposed development. The properties to the north and
Northwest are developed with medium to high density residential.
Access to the site is accomplished through a connection to Oak Park Boulevard, the street/driveway
serving City Hall.
The project is proposed to be developed as a PUD to address minor reductions in lot, street right of
way widths, and building setbacks, wetland buffer width averaging, and tree mitigation. These
alterations to the ordinances along with a minimized street width of 28 feet are requested in part to
reduce impervious area within the site, avoid direct wetland impacts, and work around the existing
home in the SW cornet of the site. The reduced tight of way has the added benefit of moving the
homes closer to the street resulting in less tree loss.
*141411L1144 i*11611111i1 60 1
The site is presently occupied by a single fat* home with a variety of outbuildings. There is an
"exception" to the plat in the southwest corner that is occupied by an existing single &a* home
creating an irregular boundary.
The site has significant existing tree cover, some of which is in a natural state, but the majority of
which is a maintained landscape. See sheets L1.1 and L1.2 for an inventory of the significant trees
on the property
There are four wetlands on the site as delineated by Kjolhaug Environmental Services Company, Inc.
and approved by a Technical Evaluation Panel in the fall of 2013. All four wetlands were determined
to meet the arteria for Managed 2 classification resulting in the requirement for a 30 feet buffer. A
copy of the wetland delineation is attached.
A geotechnical report has been commissioned and the field work completed. The report is expected
within the coming week. The Web Soil Survey indicates the prevalence of Santiago Silt Loam and
Kingsley Sandy Loam, hydrologic soil group (HSG) B and Freer Silt Loam HSG C. A copy of the
soil map is attached
L*
Page2of9
PaV2of6
Palmer Station Neighborhood
Oak Park Heights, MN June 2, 2014
A portion of the site flows to the north to a wetland in the northeast corner of the site and to a
depression that runs parallel to Oak Park Blvd These two basins are drained by the same storm
sewer system. The balance of the site flows to the south through a series of small wetlands and
depressions and leaves the site via a swale between two homes. There is approximately 16 feet of
overall relief on the property.
COMPREHENSIVE PLAN AND ZONING
The project site is guided for Low Density Residential in the City's 2008 Comprehensive Plan. Low
Density is defined as 1-3 units per acre. The proposed project is in conformance with the plan.
The City's Zoning Map designates the site as Open Spacx Conservation, a holding distrix It is
requested that the site be re -zoned to Residential Planned Unit Development for the reasons
outlined elsewhere in this narrative.
STREET ACCESS
It is proposed to access the property from Oak Park Blvd. During the site design process the
alternative to provide a connection to Oakgreen Avenue, but this was deemed unacceptable due to
sight distance and proximity to the Oakgreen/Oak Park intersection to the north and
Oakgreen/56'b street to the south. As a result the Oak Park Blvd connection was selected resulting
in a cul-de-sac street of approximately 600 feet in length. To access Oak Park Blvd. the cul-de-sac
to be named Oak Cove, must cross a narrow strip of City owned property. An easement for this
purpose must be obtained from the City.
TRAIL ACCESS
The City's trail system includes separated off street trails on the west side of Oakgreen Avenue and
the South side of Oak Park Blvd. It is our understanding that at some point the trail on OdgFeen
will be extended north to Oak Park. There are no trail connections to the fully developed
properties to the south or east. Given the size of this neighborhood (13 lots) and the proximity to
the Oak Park Blvd. trail (average 300 feet) additional trails are unwarranted. It has been suggested
that a trail connection be provided near the southern end of the neighborhood to the Oakgreen
trail. It is our opinion that this is unnecessary for the reasons stated above and unwise given the
inherent danger of crossing a relatively busy street mid -block.
MUNICIPAL UTILITY AVAILABILITY
A 12" watermain is available to serve this property in Oak Park Blvd. It will require open tutting
the street and wet tapping the line. No interruption to other users is expected. A new 8 inch
watermain will be extended to serve the new homes.
A new sanitary sewer will be constructed in the intersection of Oak Park Blvd and Oakgreen
Avenue as part of the Highway 36 reconstruction project. Connection to this system will require
coordination with the state's contractor relative to timing and the physical connection. An 8 inch
sanitary sewer will be extended to serve the new homes.
Each individual lot will be served with a 4" sanitary sewer and 1" water service
1 '6
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Page 3 of 9
Page 3 of 6
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EXCHIBIT 19
Julie Hultman
From. K.D. Widin <kdwidin0comcast.net>
Sent: Tuesday, May 20, 2014 9:57 PM .
To: Eric Johnson; Maris Vierling (E-mail); Andrew Kegley; Betty Caruso, Julie Hultman; Scott
Richards; Chris Long, Jennifer Pinski
Subject: Tree Preservation and Landscape Plans Oakgreen Residential
Follow Up Flag: Flag for follow up
Flag Status: Flagged
OPH Staff -
I have reviewed the plans submitted 5/14/14 for the proposed Oakgreen Residential'development on the Palmer
property at 5625 Oakgreen Ave. N..
1. Size of property: The property involved is 6.76A so the city Tree Preservation Ordinance applies.
2. Tree Inventory: The pians contain a tree inventory done 2/$/14. The species look appropriate based on what
I know of the property. I have not yet gone on the site to verify a sampling of the. tree species and diameters,
but will do tbat by Tues. 5/27. There is a listing of trees on the property (the Tree Preservation Schedule) winch
indicates which trees are to be removed in the process of development. The plans state that there are 134
healthy significant trees on the site and that 41 significant trees are to be removed.
3. Tree Replacement Requirement: I have reviewed the tree replacement requirement calculations and they
appear to be accurate. They have calculated the required inches of replacement trees to be 510 inches. There is
a credit of 51 in. for preserving more than 50% of the significant trees on the property, which brings the total of
rept. inches to 459. 13,700 sq. ft. of native woody vegetation are also being removed, which requires I tree to
replace each 1,000 sq. ft. of native woody vegetation, for an additional 14 trees. 186 trees are proposed to
satisfy the tree replacement requirement.
4. Tree Preservation Schedule: I did note that some of the diameters listed in this schedule.(e.g. 78 in., 97 in.)
seem very large for tree diameters. This would affect the calculation of diameter inches removed/retained I
can check diameters of these trees when I make a site inspection of the property next week.
5. Tree Replacement/Landscape Plan: The tree species proposed to be planted to satisfy the tree replacement
requirement are all acceptable species. Many of the trees listed are native or "near native", are hardy under our
growing conditions, and have few serious insect or disease problems. Most do very well in our area. There is
good species diversity, which will make the replacement plantings more sustainable. The tree sizes listed in the
planting schedule are appropriate for this type of development and fulfill zoning ordinance requirements. There
are an additional 23 trees (red maple) indicated in the landscape plan, to make a total of 209 trees to be
planted. The trees are placed in suitable locations on the plan with a nice mix of replacement and existing trees
and adequate screening at the edges of the development. The tree planting should enhance the appearance of
the development.
6. Planting Detail: This is included as part of the landscape plan and is acceptable. The approved planting
detail must be followed and the site will be checked for proper tree planting practices. If the planting detail has
not been adhered to, the trees will have to be re -planted properly.
' 7. T tee Preservation Detail: This has been included in the plans and is acceptable. Tree preservation detail
and notes in the plans must be adhered to. Sites will be checked routinely for proper tree preservation
practices. One comment I would make is that 5 it. orange snow fencing is usually a better protection as tree
fencing than silt fence.
S. Emerald Ash Borer: A number of trees to be preserved on the site are ash. Though emerald ash borer
(EAB) has not yet been confirmed in Washington County, it is in the Twin Cities area and will soon be found
here. To protect ash in good condition, they should be injected with insecticides which are effective against
EAB. Any untreated ash tree will die from atta& by this insect. This should be a major consideration as part c
the development and tree preservation on this property. A separate inventory of ash trees to be retained should
be done, including a determination of the condition of each ash and whether or not its condition warrants
Protection.
I will be unable to attend the site review meeting with staff on Wed. 5/21. Please contact me if you have any
questions regarding this plan review. Please forward my report to the developer.
Kathy Widin
Arborist
City of Oak Park Heights
Julie Hultman
From: K.D. Widin <kdwidin@comcast.net>
Sent Tuesday, June 03, 2014 9:21 PM
To: Eric Johnson; Mark Vierling (E-mail); Andrew Kegley; Betty Caruso; Julie Hultman; Scott
Richards; Chris Long; Jennifer Pinski
Subject: Palmer Station - Landscape/Re-Planting Plan 6/2
Follow. Up Flag: Flag for follow up
Flag Status: Flagged
OPH Staff -
I have reviewed the revised plans for the Palmer Station project, dated 6/2/14. The changes I noted are below:
1. Tree replacement inches were decreased by 30 in. to 429 in. plus 13 trees. The total trees shown which are
to be replaced is 187. 129 trees are to be planted by the developer and the rest (5/lot = 65) are to be planted by
the home builder., Some of the latter trees will be "boulevard" trees. These are currently shown to be
planted in the right-of-way. Is that what the City wants? The remainder will be planted elsewhere on the
home lots. These trees will need to be chosen from the list on the plan and will need to be minimum required
sizes as indicated in the landscape schedule.
2. Landscape Plan design has changed from the earlier plan submitted. Plan is still attractive and contains
adequate screening between this development, the two roadways, and adjoining properties.
3. Plant Species listed in the landscape schedule have changed slightly and numbers have changed as
well. This is acceptable and will still result in a nice landscape/tree replacement plan.
4. Existing Tree Species - I took a quick look at the property and species seen compare favorably in species
and size to those indicated on the plan and tree list.
5. Tree Condition - I reiterate that the condition of trees to be preserved on the property, and which will exist
after the development is completed, should be evaluated for condition and potential risk by an arborist who is
familiar with tree risk assessment. This is particularly important for any trees which will end up next to a.
roadway, house/yard or trail.
Please contact me if you have any questions regarding this plan review. Please forward my comments to the
developer.
Kathy Widin
Arborist
City of Oak Park Heights
Julie Hultman
From: K.D. Widin <kdwidin@comcast.net>
Sent: Wednesday, June 04, 20.14 7:22 PM
To: Eric Johnson; Mark Vierling (E-mail); Andrew Kegley; Betty Caruso; Julie Hultman; Scott
Richards; Chris Long; Jennifer Pinski
Subject: Palmer Station -'Boulevard' trees
Follow Up Flag: Flag for follow up
Flag Status: Flagged
OPH Staff -
Re: Item #1 in the report i sent 5/3 re: Palmer Station, I mistakenly thought the "boulevard" trees were depicted on the
new plans to be planted in the road r.o.w.; however, they are actually depicted to be planted in the property setback
area. This puts the trees on private property and the responsibility of the homeowner or HOA.
Kathy Widin
Arborist
City of Oak Park Heights
Stantec
June 6, 2014
File. 193800151
Attention: Eric Johnson
City of Oak Park Heights
14168 Oak Park Blvd. N
P.O. BOX 2007
Oak Park Heights, MN 55082
Stantec Consulting Servkes Inc.
2335 Highway 36 West
St. Paul MN 55113
Tel., (651) 636-4600
Fax: (651) 636=1311
Reference. Palmer Station - inlfial Storm Water Plan Review
Dear Eric,
We have initially reviewed the site Development plans for Palmer Station as submitted by Creative
Home Construction Investments on May 14, 2014. Fallowing are our initial comments and/or
recommendations.
Storm Water Construction Peart Comments:
As the development creates 1.24 acres of new impervious area, construction activities will be
subject to the requirements of the MPCA NPDES Construction Permit.
• Per the Construction Permit, "Where a project's ultimate development replaces vegetation
and/or other pervious surfaces with one (1) or more acresof cuus
mulative impervious
surface, the Permitee(s) must design the project so that the water quality volume us one ( 1)
inch of runoff from the new impervious surfaces created by the project is retained on site."
o Based on 1.24 acres of impervious area, 4501 cf of volume must be retained. This
required volume is achieved in the larger infiltration basin (6 100 cf capacity).
• However, as shown in the City of Oak Park Heights Wellhead Protection Plan, Part 2, the
project area is located in the City's High Vulnerability DWSMA (see attached DWSMA
Figure). Section iIi.D.1.j.vii. of the Construction Permit states "Infiltration is prohibited when
the infiltration system will be constructed in areas with a Drinking Water Supply
Management Area (DWSMA) as defined in Minn. R. 4720.5100, subp. 13., unless allowed by
a local unit of government with a current MS4 permit.
o As the development area also falls within the Emergency Response Area
(approximately I -year recharge time), the City will not allow for infiltration on the
project. (See attached ERA Figure)
As infiltration wall not be allowed, the City recommends that the plans be revised to treat
the required water qualify volume of one Inch over the impervious (4501 cf) through
Wsagn wittj con-)rmin€?y iy, ml.r4
June 6, 2014
Mr. Edc Johnson
Page 2 of 2
filtration. Any filtration system should be designed based on the most recent update of the
MN Stormwater Manual.
If you have any questions or require further information please call me at (651 ) 604-4808.
Regards,
STANTEC CONSULTING SERVICES INC.
a0i"W.
Christopher W. Long, P.E.
C. Andy Kegley - Oak Park Heights
Scott Richards - The Planning Company LLC
Brad Reifsteck, Rob Monk - Stantec.
04619n with Cof3irCluNly in roino
TPC3801 Thurston Avenue N. Suke 100
Anoka. MN 55303
Phone. 763.731.6840
Facsimile. 763.427.01520
TPCQP1ann1ngCo.aom
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: July 3, 2014
PaaaeuM 2
RE: Oak Park Heights — Palmer Station — Property Subdivision —
Rezoning, Planned Unit Development/Conditional Use Permit,
and Prellminary/Final Plat Approval —13999 60th Street North.
TPC FILE: 236.02-14.02
BACKGROUND
Nick Hackworthy, representing Creative Home Construction investments, LLC has
made an application for approval of a 13 lot subdivision on the Palmer property at
13999 60"' Strieet North. The property is south of Oak Paris Boulevard, and east of
Oakgreen Avenue North. The application consists of requests for Rezoning, Planned
Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat
approvals.
The Planning Commission held a public hearing on the application at their June 12,
2014 meeting. The public hearing was continued to the July 10, 2014 meeting. The two
primary issues addressed by the public at the meeting were the allowances requested
through the Planned Unit Development process related to the lots and right of way, and
the storm water drainage for lots to the south of the development.
Since that meeting, City Staff has met with the Applicants to address these issues.
Please find as follows a discussion of the two issues.
The review is based upon the following submittals:
Exhibit 1: Planning Report - June 5, 2014 (Please bring your paper copy from the
June meeting)
Exhibit 2: City Engineers Report — Chris Long, Stantec — June 26, 2014
Exhibit 3: Project Engineer's Memo _ Steve Johnston, Elan Design Lab — July 2,
2014
ISSUES ANALYSIS
Lot Width and Rights of Way
Residents who spoke at the public hearing expressed concerns with the allowances that
were being granted for lot widths and the right of way. Dan Thurmes, Cornerstone Land
Surveying, Inc., has done the survey and plat work for the project. He provided this
information following the Planning Commission meeting:
"I did some measurements based on County GIS Mapping in Oak Park Heights and
came up wish the following:
1. The maj6dly of the sampled sfreet widths are 32 feet wide.
2. The sampled street widths in Autumn Ridge are 30 feet wide.
3. All the cul-de-sacs sampled were elfher 45 feet or 48 feet radius Again, this is
what they are proposing. /did not see any "no parking" signs.
4. The cul-de-sac length is the same as the one to the west (5e sheet)
One of the major reasons they are asking for a smaller street width is to decrease the
hard surface to help with the neighbor's drainage problem. I would be against smaller
street widths if this was a through street, but this Is a minimal length cul-de-sac.
I appreciate your concern for safety but if the City thought that we needed an alternate
fire truck route for a cul-de-sac then it mould be part of their design guidelines
The surrounding 15 lots on the east, south and west have an average lot area of
13,700 squame feet.
The proposed 13 lots have an average of 16,900 square feet.
That would be about 20% less density. a
Lot Requirements.
The lots proposed with this development are as follows:
z
The R-1 District requires a minimum lot size of 10,400 square feet and a lot width of 80
feet. The lot width is measured at the front yard setback (30 feet) which is represented
in the table above. The lot area minimum requires major drainage -ways, wetlands,
water bodies, and road rights of way, to be removed from the overall lot size. The areas
indicated above reflect the definition of lot area minimum.
While the proposed lot widths do not meet R-1 District standards, the lots all meet and
some far exceed the minimum lot size. Through the PUD/CUP process, the City could
allow lot widths to be less than the minimum required. The Planning Commission
should further discuss this issue.
Street Design Requirements. The Subdivision Ordinance specifies a maximum length
of a cul-de-sac to be 500 feet unless otherwise approved by the City Council. As
indicated, the 500 foot cul-de-sac design is dictated by the existing shape and length of
the parcel. The Subdivision Ordinance specifies a right of way radius of not less than
65 feet for a cul-de-sac. The proposed right of way radius for the cul-de sac is 55 feet.
The street right of way width for a local street is specified at 60 feet. The proposed right
of way width of the street is 50 fleet. Through the PUD/CUP process, the City could
allow the right of way dimensions to be less than the minimum required. The Planning
Commission should discuss this issue. The dimensions proposed are similar to what
the City has allowed for private street development and is typical of other developments
in the area.
The City may want to consider requiring 15 foot drainage and utility easements adjacent
to the right of way instead of the proposed 10 feet to allow adequate space for all utility
placement.
Oak Cove will be a City street and constructed by the City. The street is proposed to be
constructed to 28 feet from face to face of curb and 30 feet from back to back. The cul-
de sac will have a pavement with a 45 foot radius. The City Engineer should comment
on these dimensions. For emergency vehicle access purposes, it is proposed that
parking be allowed on one side of the street only, and no parking be allowed within the
cul-de sac. The Fire Chief and Police Chief should also comment on the proposed
street widths and limited parking.
Stormwater
The City Engineer, Chris Long has provided a report reviewing the storm water, grading,
and utility plans, as well as the preliminary plat. To address the storm water issue for
residents to the south of the proposed development, Mr. Long will require a storm water
pipe between 5519 and 5523 Oakgreen Place North to handle the 100 year storm
event. His report indicates the following:
7. Due to existing storm water drainage concems to the south between the properties
of 5523 Oakgreen Place North and 5519 Oakgreen Place North, please provide details
on how the storm water overflows will be controlled.
91
a. The current proposed design of the emergency overflow from the
redevelopment site continues to the south, and the City is requiring the
installation of a storm water pipe between the properties to address a 100
year storm event (see attachment for the general installation location of
this pipe).
City Staff has met with the Applicants and determined that the storm water pipe could
be directionally drilled so as not to disturb the lawns between the properties affected.
Only the boulevard area between the two homes would be disturbed. The cost of
installing the storm water pipe is approximately $62,000.00.
In his memo, the Project Engineer Steve Johnston has proposed that the City share in
the cost of installing the storm water pipe. He has proposed that the City share be 50
percent or $31,000.00. He has also requested that the developer receive some
compensatory relief from the tree replacement requirements. His report outlines the
request to reduce the required tree replacement per lot from 15 to 10. They also
request to reduce the builder Installed trees (after home construction) from five to four
per lot.
The City Council will need to determine if there will be any sharing of the cost. The City
policy has been that the developer pays all costs, whether utility or street, that result
from development of a property. This policy has applied even if the improvements are
off-site and are being done to correct an existing situation. The City Council will not
consider a reduction in the tree replacement. There has not been a deviation from this
requirement allowed in the past. Either the trees will need to be replaced or
compensation will be paid by the developer based upon the formula in the Zoning
Ordinance.
CONCLUSION 1 RECOMMENDATION
The Planning Commission is to consider the following as it relates to this request:
1. Rezoning of the property to R-1 Single Family Residential
2. Planned Unit Development/Conditional Use Permit
3. Preliminary/Final Plat
Based upon the preceding review, City staff recommends that the Planning Commission
review the issues raised herein, especially as it relates to the requests to vary from the
Subdivision and Zoning Ordinance standards through the PUD/CUP process..
If the Planning Commission is ready to make a recommendation on the application
consisting of requests for Rezoning, Planned Unit DevelopmentlConditional Use Permit
(PUD/CUP), and Preliminary/Final Plat approvals, please find as follows a list of
suggested conditions:
4
1. The preliminary and final plat, as well as the dedication of easements shall be
subject to the review and approval of the City Engineer and City Attorney.
2. The Applicant shall pay a park dedication fee of 10 percent of the fair market
value of the land payable as specified in the Development Agreement.
3. An easement with the City of Oak Park Heights shall be required to provide
access to Oak Park Boulevard.
4. An easement with the City of Oak Park Heights shall be required for placement of
the entrance monument sign.
5. Drainage and utility easements along the road/cul-de-sac right of way shall be
increased to 15 feet to compensate for the proposed road right of way width and
radius.
6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed
street dimensions and adequacy for emergency vehicle access.
7. The Planning Commission and Parks Commission should comment on
sidewalkttrail development and connections to the existing trail system. The City
should determine if it should retain additional easement areas for trail
development.
8. All tree removal and landscape plans shall be subject to review and approval of
the City Arborist. There shall be no reduction allowed for the required tree
replacement.
9. The proposed wetland buffer impact/mitigation plan is subject to review and
approval of the City Engineer.
10. The street construction plans shall be subject to review and approval of the City
Engineer.
11. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval. The City Engineer shall require will the
installation of a storm water pipe between 5519 and 5523 Oakgreen Place North
to address the 100 year storm events. The City Council shall determine if there
will be any cost sharing by the City for the storm water pipe installation.
12. All utility plans shall be subject to review and approval of the City Engineer.
13. The Applicant shall be responsible for capping the well and removal of the septic
systems, cistern and oil tank In compliance with Washington County and if
applicable, Minnesota Pollution Control Agency standards.
5
14. The City will not maintain the landscaping and monument entrance sign; that will
be the responsibility of the home owners. The City will specify the provisions
related to the easement and maintenance in the Development Agreement.
15. The Planning Commission and City Council may comment on the final building
appearance, colors, materials and the variety of the house plans as part of the
PUD/CUP review
16. For emergency vehicle access purposes, parking shall be allowed on one side of
the street only, and no parking be allowed within the cul-de sac.
17. The Planning Commission and City Council should comment on the request to
reduce the allowable setback on the garage side of the home to a minimum of 5
feet. The setback to the dwelling portion of the home would remain at 10 feet. A
garage to garage setback would be required to be 15 feet.
18. The applicant shall be required to enter into a development agreement. The
development agreement shall secure site improvements and municipal
infrastructure. The development agreement shall be subject to the review and
approval of the City Attomey and City Council.
19. Any other conditions of City staff, the Planning Commission and the City Council.
pc: Mick Lynskey, Nick Hackworthy Steve Johnston, Julie Hultman
R
EXHIBIT 2
(JO Stantec
June 26, 2014
File:193800151
Stantec couultlna Se bes,nc.
2335 Highway 36 West
St. Paul NIN 55113
Tel: (651) 636-4600
Fax (651) 636-1311
Attention: Ede Johnson
City of Oak Park Heights
14168 Oak Park Blvd. N
P.O. BOX 2007
Oak Park Heights, MN 55082
Reference: Palmer Station - Pian Review
Dear Eric,
We have reviewed the site Development plans for Palmer Station as submitted by
Creative Home Construction Investments on May 14. 2D] 4. Following are our comments
and/or recommendations.
Storm Water Construction Permit Comments (provide previously on June 6,2014):
As the development creates 1.24 acres of new impervious area, construction activities
will be subject to the requirements of the MPCA NPDES Construction Permit.
Per the Construction Permit, "Where a project's ultimate development replaces
vegetation and/or other pervious surfaces with one (1) or more acres of
cumulative impervious surface, the Permitee(s) must design the project so that the
water quality volume of one (1) inch of runoff from the new impervious surfaces
created by the project is retained on site."
o Based on 1.24 acres of impervious area, 4501 cf of volume must be
retained. This required volume is achieved in the larger infiltration basin
(6 100 cf capacity).
However, as shown in the City of Oak Pork Heights Wellhead Protection Plan, Part
2, the project area is located in the City's High Vulnerability DWSMA (see attached
DWSMA Figure). Section III.D.1 j.vit. of the Construction Permit states "Infiltration is
prohibited when the infiltration system will be constructed in areas with a Drinking
Water Supply Management Area (DWSMA) as defined in Minn. R. 4720.5100, subp.
13., unless allowed by a local unit of government with a current MS4 permit.
Design with community in mind
5
June 26, 2014
Mr. 6ic Johnson
Page 2 of 4
o As the development area also falls within the Emergency Response Area
(approximately 1 -year recharge time), the City will not allow for infiltration
on the project. (See attached ERA Figure)
• As infiltration will not be allowed, the City recommends that the plans be revised to
treat the required water quality volume of one inch over the impervious (4501 cf)
through filtration. Any filtration system should be designed based on the most
recent update of the MN Stormwater Manual.
Sheet C1.2 - Demolition Plan
1. Clearly label and identify all trees being removed as well as all site clearing areas.
2. For the installation of the sanitary sewer, full width removal of the street will be
required at the intersection of Oak Park Boulevard and Oakgreen Avenue North.
3. Remove and replace curb and gutter along Oak Paris Boulevard per City standard
detail STR-31.
Sheet C3.1 - Grading Plan
1. Provide detail on the emergency overflow for Wetland 1. Is the overflow planned
to be to the north into the proposed infiltration basin?
2. Due to existing storm water drainage concerns to the south between the
properties of 5523 Oakgreen Place North and 5519 Oakgreen Place North, please
provide details on how the storm water overflows will be controlled.
a. The current proposed design of the emergency overflow from the
redevelopment site continues to the south, and the City is requiring the
installation of a storm sewer pipe between the properties to address a 100 -
year storm event (see -attachment for the general installation location of this
pipe)
b. All easements for the properties to the south of the redevelopment need to
be identified on the plans.
c. As discussed in the stormwater construction permit comments above, the
infiltration basins must be redesigned to filter the storm water. Therefore, the
infiltration basin identified to the north of Wetland 1 will require redesign and
may require a drain file pipe and outlet.
3. The mill and overlay patch shown on Oak Park Boulevard needs to be shown for
the full width (end radii) of the proposed Oak Cove street.
DeOgn with community in mind
5
June 26, 2014
Mr. Eric Johnson
Page 3 of 4
Sheet C3.5 - Grading Details
1. Provide a geotechnical report with soil baring data. The proposed street typical
section will be reviewed after receiving this information.
Sheet C4.1- Utility Plan
1. It is typical City standard to install drain the uphill of the catch basin low point
locations. Following storm water filtration revisions this detail and the remaining
storm sewer can be reviewed.
2. Sanitary sewer MH -2 needs to be located in the center of the roadway alignment,
while maintaining 10' separation between the new water main and sewer.
3. Water main shall be installed at a minimum cover of 8.5'.
4. Pipe materials:
a. Water Main: CL 52 DIP with polywrap
b. Storm Sewer: RCP
5. The connection to the water main on Oak Park Boulevard via wet tap is not
allowed. The new water main shall be connected with a sleeve and tee, and gate
valve to be located at the end radius of Oak Cove.
6. Standard hydrant and casting specifications will be provided and plan notes will
need to be revised.
Sheet CS.i -- Preliminary Plat
1. Consider providing easement for future trail connection to the south of the
development.
General Comments
1. Additional standard details will be provided from the City.
2. Consider providing a sanitary sewer service to 5565 Oakgreen Avenue North. it has
been the intention of the City to provide service to this property upon the
redevelopment of the proposed Palmer Station site, as a grinder pump is currently
utilized to lift sewage to a higher elevation on 561h Street North.
Design with community in mind
4
June X X14
Mr. Eric Johnson
Page 4 of 4
If you have any questions or require further information please call me at (651)6044808.
Regards,
STANTEC CONSULTING SERVICES INC.
a dp
4400(W 00. xopr"'
Christopher W. Long, P.E.
Attachments: STR-31; Sketch of Storm Sewer Connection to Oakgreen Place North
C. Andy Kegley, Julie Hultman - Oak Park Heights; Scoff Richards - City Planner, Mark
Vieding - City Attorney, Kathy Widin - City Arborist; Brad Reifsteck, Rob Monk, Lucas Miller
- Stantec.
Design with community in mind
EX STING YARD REMOVE & REPLACE EXISTING
SOD WITH 4" TOPSOIL
CONTRACTION JOINT EXISTING CONTRACTION
(TYP•) JOINT (TYP.)
�Go
i Y
GUTTER LINE
2' -1 4' MIMIMUM 1 2'
EXISTING NON -WEAR
BITUMINOUS SURFACE
IL EXISTING ROADWAY ,
EXISTING D428
CURB & GUTTER
SAWCUT
REMOVE EXISTING 11/211 TYPE LV3
NON -WEAR BITUMINOUS SURFACE
SECTION
EXISTING CONCRETE
CURB & GUTTER
MIN.
4" TOPSOIL AND SOD
CONCRETE CURB REPLACEMENT
Stantec NON DRIVEWAY LOCATION
OAK PARK HEIGHTS, MN
LAST REVS=:
March 2004
PLATE No.
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From: Steve Johnston lmailto:sjohMton@elanlab.00m.
Sent: Wednesday, July 02, 2014 7:31 PM
To: Eric Johnson; Christopher Long Chris.Lon tec.com ; Scott Richards
Scott1 .cam
Cc: Mick Lynskey; nim gvehci.com; Dan T
Subject: Palmer Station offsite drainage improvements
Gentlemen,
We have reviewed your request for the developer to install storm sewer in the development to the
south of the site. Under our current proposed design we are reducing the volume and rate of
nmoff from our site. We have identified options to provide filtration of stormwater instead of
infiltration and are confident that we can engineer a solution without the offsite storm sewer, in
other words, it is our opinion that from an engineering perspective, we do not need the pipe.
We have reviewed the grading plan, plat and record drawings for Valley Point Vd Addition and
note that prior to development the contours indicate water flowed unimpeded from our site to the
south. After development in 1990 the runoff from our site was limited to a swaie in a 15 foot
public drainage and utility easement between bots 4 & 5 Block 1. We have no way of knowing
if the swale was ever constructed properly but today the easement is encroached upon by two
fences and the grade is more than a foot higher than the original design. The owners of our site
did not create the drainage issues. They were created 25 years ago when Valley Point 2°a
Addition was developed and the infiastructure was designed and installed by the City of Oak
Park Heights.
With that said we are supportive of the installation of the offsite storm sewer system since it
provides some benefit for our project and especially for the adjacent neighbors that are currently
experiencing drainage issues. A storm sewer at our southern border will simplify the filtration
design and provide a positive well defined discharge point for Palmer Station, which is beneficial
for us. But, more importantly it could be utilized to lower the seasonal groundwater affecting the
neighbors basements, provide them with a greater degree of confidence that they will not see an
increase in runoff issues and show our intention to be good neighbors.
As we discussed in today's meeting we believe that the most cost effective way to install storm
sewer in this fully established neighborhood is by directional drilling. Under this scenario a pipe
would be bored in the east boulevard of Oakgreen Place N. from the existing pipe between Lots
4 & 5, Block 2, north to the lot line between Lots 4 & 5, Block 1. From there a second pipe
would be installed along the property line, between Lots 4 & 5, Block 1, again by directional
drilling. A storm manhole structure would be built over the existing storm sewer line, at the
connection point, and a second storm manhole would be built at the extension of the 4 & 5
common lot line. Once the pipe reaches our site it would be extended into a redesigned detention
basin. Drain tile could also be installed along the plat line to provide ground water control.
The real benefit of directional drilling is that we will only need to disturb the boulevard where
the two structures are built, compared with typical construction where the street or entire
boulevard would be torn up and all trees, landscaping, sod, fences and driveways would be
disturbed. With directional drilling the most suitable pipe material is a thick solid wall
polyethylene pipe. These pipes come in 50 foot pieces that are butt welded together on site to
create a single durablepipe. The only concean with this atypical approach is that the pipe would
be curved around corners, which actually improves flow characteristics. We have confirmed the
following unit prices with an installer of these pipe, E J Mayers Construction They also
confirmed that they can maintain grade of less than 1 % without significant dips as long as they
do not hit a lot of rocks. They would televise the line after installation and open cut to repair any
significant settlements. The 12" pipe could be installed at a depth of approximately 5 feet at a 2%
grade, or it could be installed at a flatter grade to provide more depth at the plat line — the cost is
roughly the same.
Estimated Cost
550 LF 12" PEP @ $75 =
$41,250
2 CB Manholes @ $2500 =
$5,000
Restoration
$5,000
Contingency
$5,000
Subtotal
$56,250
Engineering 10%
$5,600
Total
$62,000
As discussed above the Palmers did not create this problem, and a result we believe the
community should share some of the responsibility for the cost. We request that the City use a
funding source of their choosing to pay 50% or $31,000. We fiuther request that as part of the.
PUD the developer receive some compensatory relief from the tree replacement requirements.
As discussed in the planning staff report our plan saves a 72% of the existing trees on the site
which equates to 7 trees per lot. However the tree replacement formulas require us to replace
429 caliper inches of trees or 195 trees (15 per lot). Clearly, this is more trees than are needed to
create an urban forest. To help onset our share of the off-site storm sewer line we request a 5
tree per lot reduction. This still leaves an average of 7 large existing trees and 10 new trees per
lot (plus numerous small trees not counted m the inventory). We would propose to reduce the
builder installed trees to 4 per lot and group the remaining 78 developer installed trees in
strategic locations around the perimeter of the site where they provide the greatest aesthetic and
buffering benefit.
If there are any questions please let me know.
Steve Johnston, PE
Principal Engineer
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901 N 3rd Street, suite 120
Minneapolis, MN 55401
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www.olonleb.com