HomeMy WebLinkAbout2005-06-03 WC Recorded Document 3517352 - PUD 3517352
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NOTICE OF CERTIFICATION
6ntvSTATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS ) \(I
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
For
Fox Hollow East LLC
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, except referenced attachments,which can be viewed at the city offices,
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 Heights,this 28th day of April,
2005.
Eric Johnson '`'•�� ��p
City Administra , _ •` >
‘t ; e>
• kyr• •'••��'o
ti • /
by1110%O.
CITY OF OAK PARK HEIGHTS
PLANNED UNIT DEVELOPMENT
FOR
FOX HOLLOW EAST LLC
Planner's File No.: 798.02-04.04 Date Issued: August 24, 2004
Legal Description: (Washington County Geo. Code 04-029-20-11-0051 )
Formerly
OUTLOT A, EAST OAKES P.U.D, Common Interest Community Number 98
East Oakes Townhomes,
Now
Lots 1 and 2,Block 1, Lot 1 Block 2, and
Outlots A, B, and C
Fox Hollow P.U.D.
Owner: FOX HOLLOW EAST LLC
Address: 1937 Greeley St. So
Stillwater,MN 55082
SITE ADDRESS: Not Yet Assigned
Present Zoning District: Combined B-2 and RB
Permitted uses set forth in Ordinance 401 Section 401.30 and 401.28
I. CONDITIONAL USE PERMIT FOR:
Applicants have applied for a planned unit development to allow multiple buildings on one property with
shared access and parking;
All uses shall be subject to the following conditions and/or restrictions imposed by the City Council of the
City of Oak Park Heights which are as follows:
1. The 25 foot front yard setback for the office buildings is acceptable as part of the general plan of
development approval.
2. The plat/development agreement shall provide the appropriate easements as required by the City
1
Engineer and City Attorney.
3. The City Attorney shall comment on the use of outlots for the pond and access drives.
4. All access and parking easements and agreements shall be addressed in the development agreement.
5. Park dedication fees of$22,952 shall be paid at time of finalization of the final plat and development
agreement.
6. The MnDOT permit for access to 60th Street North shall be provided to the City.
7. At least one van accessible stall shall be provided in the underground parking garage of the
condominium building.
8. At least one van accessible stall shall be provided, in addition to the two stalls shown on the plan, for the
office buildings. The City Engineer shall comment on the parking stall dimensions within the office
building parking garage.
9. The grading and drainage plans shall be subject to review and approval of the City Engineer and the
Middle St. Croix Water Management Organization.
10. The alternate grading plans, that indicate a portion of property owned by Xcel Energy, shall be subject to
written approval of Xcel Energy and the City Engineer.
11. The utility plans are subject to review and approval of the City Engineer.
12. The landscape plans, tree removal plans, and preservation plans are subject to review and approval of the
City Arborist.
13. The applicant shall add additional plant material directly adjacent to the condominium building to reduce
the mass and scale of the elevations subject to review and approval of the City Arborist.
14. The applicant shall construct an extension of sidewalk on the west side of the westerly office building to
60th Street.
15. The applicant shall provide plans for pool area lighting and the pool area shall comply with the City's
noise ordinance. The pool area shall close between the hours of 10:00 PM and 6:00 AM and pool area
lighting shall be shut off at least one-half hour after the closing time.
16. All lighting fixtures shall be in compliance with the lighting requirements of the Zoning Ordinance.
17. All of the monument signs shall be allowed at a maximum height of eight feet.
18. The building design is consistent with the Design Standards.
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19. A development agreement shall be required between the City and applicant subject to review and
approval of the City Attorney.
H. Reference Attachments:
August 5,2004 Planners Report NAC
August 17,2004 Engineer's Report-Bonestroo
March 17,2005 Engineer's Report-Bonestroo
March 28,2005 Engineer's Report-Final Plat Review-Bonestroo
Public Walkway and Sidewalk Easement and Agreement
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
O. O; PARK IP I P TS
)AV
Date: 4. 22-os" By /
id Beaudet
Mayo,
Date: 4- '22-0 By
dr"- rohnson
ing City Administrator
FOX HOLLOW EAST LLC
Date: 4-22-0 B l _A -ed J ',miiiAiLL_
Its all 44114-10• 9"
- 1
Date: 4- "2-2-- 0 By 4111-i"4.,
Its
3
Office of the
County Recorder
Washington County, MN
Certified filed andlor recorded on:
2005/06103 9:02:00 AM
3517352
Cindy Koosmenn
* *, County Recorder
•
•
paiN 1.1N
NAC NORTHWEST ASSOCIATED CONSULTANTS , INC .
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 5, 2004
RE: Oak Park Heights — East Oaks 2nd Addition — Fox Hollow PUD
General Plan
FILE NO: 798.02 —04.04
BACKGROUND
River Valley Rentals LLC is requesting approval of a mixed use, planned unit
development (PUD) general plan for a development south of 60th Street and west of
Osgood Avenue, referred to as Fox Hollow. The development includes a 29 unit
condominium building, a 2,090 square foot office building, and a 7,600 square foot
office building. The parcel, located just to the north of the East Oaks Townhome
development is 2.39 acres in size.
In conjunction with the general plan approval, the application includes a request for
preliminary/final plat approval, Design Guidelines review, and minor amendment to the
Comprehensive Plan.
A PUD concept plan for this development was approved by the City Council in April of
2004. The applicants have revised the plan slightly, including reducing the number of
condominiums from 32 to 29 and increasing the total square footage of one of the office
buildings from 4,658 to 7,600 square feet. This was accomplished by creating a two
story building with a lower level parking garage.
Attached for reference:
Exhibit 1: Boundary and Topographic Survey
Exhibit 2: Preliminary Plat
Exhibit 3: Site Layout and Utility Plan
Exhibit 4: Grading, Drainage and Erosion Control Plan
Exhibit 5: Sanitary Sewer Plan and Profile
Exhibit 6: Storm Sewer Plan and Profile
Exhibit 7: Preliminary Tree Replacement Plan
Exhibit 8: Landscape Plan
Exhibit 9: Standard Landscape Details
Exhibit 10: Site Plan
Exhibit 11: West Office Building Elevations and Floor Plans
Exhibit 12: East Office— Garage Level Plan
Exhibit 13: East Office — First/Second Level Floor Plan
Exhibit 14: East Office — Building Elevations
Exhibit 15: Condo Building — Garage Level Plan
Exhibit 16: Condo Building — First Floor Plan
Exhibit 17: Condo Building — Second and Third Floor Plan
Exhibit 18: Condo Building — Building Elevations
Exhibit 19: Signage and Trash Enclosure Plans
Exhibit 20: Photometric Plan
Exhibit 21: Alternate Grading Plans
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan designates the entire project area
as commercial land use. Should this project move forward, the Comprehensive Plan
Land Use Map should be amended to address the mixed commercial/residential land
use of this project.
Zoning. The northern portion of the subject property is zoned B-2 General Business
while the southern portion is zoned R-B Residential/Business Transitional. Within such
districts, a PUD is listed as a conditional use.
The use of the PUD allows multiple buildings on one property with shared parking. The
current zoning is consistent with the proposed project.
Density. Section 401.15.C.3 of the Zoning Ordinance requires 2,500 square feet of lot
area per multiple family unit. In the R-B District, apartment density bonuses are
available to allow a maximum 20 percent reduction in square feet of lot area per unit for
multiple family dwellings of ten units or more. Bonuses are granted for features such as
type II construction, an elevator serving each floor, and one-half of the required free
parking underground or within the principal structure. With the amenities available, the
requirement per multiple family unit is 2,125 square feet of lot area.
As a result of the reconfiguration/adjustment of the lot areas as indicated in the
preliminary plat, the amount of area devoted to residential use is 60,922 square feet.
The requirement of 2,125 square feet of lot area per multiple family unit results in a
maximum of 29 units. Thus, the number of dwelling units is considered acceptable.
Setbacks. The front of a lot is defined as that boundary abutting a public right-of-way
having the least width. The roadway along the west boundary is a private road;
therefore, the only boundary with frontage on a public road is the north boundary. The
front yard setback requirement in the B-2 District is 40 feet. Like the previous
submission, a setback of 25 feet is proposed. The Planning Commission and City
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Council discussed the setback issue as part of concept plan review. It was determined
that the 25 foot setback was acceptable because the property will be fully developed
with this project and the buildings will be setback over 60 feet from the pavement of 60th
Street North. Additionally, there would be little impact to the right-of-way or property in
question with the reconstruction of 60th Street North as part of the MnDOT Highway 36
project.
The project complies with the minimum side yard setbacks of ten feet on the east and
west sides of the property. The condominium building setback of 30 feet is in
compliance with the rear yard requirements of the Zoning Ordinance.
Subdivision. To accommodate the proposed development, the applicant has
proposed dividing the parcel into three lots and three outlots. The lots are configured to
divide each building with its associated parking on one parcel. Outlot A includes the
existing parcel in the southeast corner of the property; Outlot B is the main entrance
drive; and Outlot C is the joint access drive for the west office building and condominium
building. The square footage of the individual lots is as follows:
Lot 1 (West Office Building) 10,282 square feet
Lot 2 (Condo Building) 43,508 square feet
Lot 3 (East Office Building) 22,029 square feet
Outlot A (SE Parcel) 17,414 square feet
Outlot B (Main Drive) 3,408 square feet
Outlot C (Access Driveway) 7,717 square feet
The plat will need to include the appropriate easements as approved by the City
Engineer and City Attorney. At a minimum, 10 foot easements for utilities and drainage
will need to be provided along all lot lines. The City Attorney should comment on the
use of outlots for the pond and access drives.
Access and parking easements will be provided to allow for joint use of the parking and
access by each office building and the condominiums. The access easements and
agreements shall be addressed in the development agreement.
Park Dedication. Park dedication for this development is calculated based upon the
separate requirements for residential and commercial development. The condominium
development would require a cash dedication equal to 19 percent of the fair market
value of land per acre of residential use. The office buildings require a 10 percent cash
dedication based upon the fair market value of the land.
The purchase agreement between the previous owner and River Valley Rental has
established the fair market value. The condominium portion of the development would
require a $15,162 cash dedication amount. The west office building would require a
$3,230 cash dedication, and the east office building a $4,560 dedication. The total for
the project, to be paid at the time of finalization of the final plat and development
agreement, would be $22,952.
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Site Access. The site access for the project is from 60th Street North. A MnDOT
permit will be required for the 60th Street access. Once a permit is issued, a copy
should be forward to the City. There will be no access fro the private access road for
the East Oaks Condominiums development.
Parking. According to Section 401.15.F of the Zoning Ordinance, at least two parking
spaces are required per multiple family dwelling unit. In order to qualify for the density
allowances, the project is required to provide one-half of the parking underground or
within the principal structure. Office buildings are required three spaces plus at least
one space for each 200 square feet of floor area.
The condominium development will require 58 parking spaces. The plans indicate 31
spaces in the underground garage of the condominium building and an additional 34
spaces on the adjacent surface lot. The plans do not indicate any disability accessible
stalls in the underground parking garage. At least one van accessible stall should be
included in the garage. There will be adequate space to allow for this additional stall
requirement. There are two exterior disability stalls, one of which is van accessible
adjacent to the condominium building. If a third stall is added in the garage, the
disability requirements would be satisfied.
The two office buildings will require the following parking:
Parking Parking
Requirement Provided
West Office Building
2,093 SF X .9 = 1,884 SF T 200 = 10 + 3 = 13 stalls 14 stalls
East Office Building
7,600 SF X .9 = 6,480 SF + 200 = 35 + 3 = 38 stalls 38 stalls
The underground parking for the office is proposed with 18 foot parking stalls and a 20
foot drive aisle. Off-street parking requirements typically require an 18/20 foot stall and
a 24 foot drive aisle. The garage will be for private office parking. It is expected that
customers/clients will utilize the exterior parking stalls. The City Engineer should
comment on the design of the underground parking garage.
The plans indicate two disability parking stalls for the office buildings; at least three
should be provided, one of which is van accessible.
Grading and Drainage. As required, a grading and drainage plan has been submitted
for review. In addition, the project engineer has provided a Grading and Sediment
Erosion Control Plan and a Stormwater Management Plan. The plans, as submitted,
indicate that all grading would occur on site with minimal impact to the property to the
east. The City Engineer has requested that the developer work with Xcel, the adjacent
property owner, to allow grading on their property to better accommodate the
topography in the area and reduce the length/height of retaining walls. The plans,
labeled as Exhibit 21, indicate the alternate grading plans that include grading on Xcel
property.
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The plans also indicate that the existing sanitary sewer and storm sewer lines that cross
the property will be raised and replaced to allow for the construction of the parking
lot/access drives. The easement area for the utility lines will not change.
The grading and drainage plans, which include the Grading and Sediment Erosion
Control Plan and the Stormwater Management Plan are subject to review and approval
of the City Engineer.
Utilities. Utility plans have been submitted by the applicant for review by the City. The
sanitary and storm sewer lines that cross the property will be raised to allow for the
access/parking area. There are no issues with sewer or water supply and service to
this property. The plans are subject to review and approval of the City Engineer.
Landscape and Tree Preservation. The applicant has provided tree removal,
preservation and landscape plans. Most of the significant trees on the site will be
removed, but some will be preserved, especially on the edge of the lot. The landscape
plan indicates extensive landscaping on the southern property line, landscaping around
the office buildings, and plantings in the parking islands. The City Arborist has reviewed
the plans and indicated that the design is attractive with proper use of plant varieties.
The area between the condominium building and the south property line will be
landscaped with 12 foot Black Hills spruce and Colorado spruce to provide the
necessary screening of the building and pool area. Additionally, the pool area will be
surrounded by a metal fence, in compliance with ordinance requirements for security.
The applicant should consider planting additional landscaping directly adjacent to the
condominium building to help reduce the mass and scale of the elevations.
Trash Enclosures. Exhibit 3 indicates the location of the trash location for the two
office buildings. The plans for the enclosures are shown in Exhibit 19. The enclosures
will be constructed of materials that match the primary buildings. The trash dumpster
storage for the condominium building will be in the garage. The haulers will wheel the
dumpsters out to the garage entrance for removal.
Sidewalks. Sidewalks are provided in front of the condominium building and the office
buildings for access to the building front entrances. The applicant should consider an
extension of the sidewalk on the west side of the westerly office building to 60th Street.
MnDOT is planning a sidewalk on the south side of 60th Street with the reconstruction
project. That sidewalk could provide a safe connection to the proposed trail for the
condominium residents and office tenants.
Lighting. A photometric plan and light fixture specifications have been submitted by
the applicant. The plans indicate allowable levels of light at all of the property lines.
The rear of the condominium building will not be lit, thus there is no issue for the
residents to the south in East Oaks. The applicant may need to comment on lighting
the pool area. No lighting is shown for that area at this time.
5
The fixtures shown in the specifications are not full cut off. The applicant shall provide
specifications indicating full cut off parking lot and building fixtures. The total height of
all the parking lot fixtures shall be less than 25 feet.
Signage. Exhibit 19 indicates the monument signage proposed for the condominium
and office buildings. All of the monument signs are shown at 11 feet 4 inches in height.
Monument signs are not allowed to exceed six feet in height for residential multiple
family or eight feet for commercial under the signage provisions of the Zoning
Ordinance. Wall signs are proposed for the two office buildings. The signs are 32
square feet and compliant with the signage provisions.
The City Council may consider allowing the condominium monument sign to be eight
feet in height to be consistent with the other two monument signs.
Building Height. The maximum building height allowed in the R-B and B-2 Districts is
35 feet measured from the mean ground level to the midpoint of the roof. The height of
the condominiums has been reduced from 36 feet 6 inches to slightly less than 35 feet.
Such change has been accomplished via a change in the grade surrounding the
building. Thus, the proposed height of the condominium building is considered
acceptable. The one story west office building would be less than 15 feet in height.
The east office building is proposed at less than 30 feet.
Design Standards. Proposed exterior materials are rock face C.M.U., cultured stone,
and cement board siding and are consistent with Design Standards requirements.
There is sufficient variety in the types of materials to be consistent with the Design
Standards.
The buildings are architecturally detailed with sufficient articulation of the facades. The
use of cultured stone and the balconies break up the long elevations of the
condominium building.
Development Agreement. A development agreement will be required between the
City and applicant. The agreement will be finalized and executed subject to review and
approval of the City Attorney.
CONCLUSION/RECOMMENDATION
The proposed development is consistent with the R-B and B-2 zoning of the property
and the goals and policies of the Comprehensive Plan. Based upon the preceding
review, our office recommends approval of the following:
• Planned unit development— general plan of approval — Fox Hollow
• Comprehensive Plan land use map amendment to allow the residential use
aspect of the project
• Subdivision approval — preliminary and final plat
• Design Standard review
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With the following conditions:
1. The Planning Commission and City Council find that the 25 foot front yard
setback for the office buildings is acceptable as part of the general plan of
development approval.
2. The plat/development agreement shall provide the appropriate easements as
required by the City Engineer and City Attorney.
3. The City Attorney shall comment on the use of outlots for the pond and access
drives.
4. All access and parking easements and agreements shall be addressed in the
development agreement.
5. Park dedication fees of $22,952 shall be paid at time of finalization of the final
plat and development agreement.
6. The MnDOT permit for access to 60th Street North shall be provided to the City.
7. At least one van accessible stall shall be provided in the underground parking
garage of the condominium building.
8. At least one van accessible stall shall be provided, in addition to the two stalls
shown on the plan, for the office buildings.
9. The grading and drainage plans shall be subject to review and approval of the
City Engineer and applicable watershed district.
10. The alternate grading plans, that indicate a portion of property owned by Xcel
Energy, shall be subject to written approval of Xcel Energy and the City
Engineer.
11. The utility plans are subject to review and approval of the City Engineer.
12. The landscape plans, tree removal plans, and preservation plans are subject to
review and approval of the City Arborist.
13. The applicant shall consider planting additional plant material directly adjacent to
the condominium building to reduce the mass and scale of the elevations subject
to review and approval of the City Arborist.
14. The applicant shall consider the extension of sidewalk on the west side of the
westerly office building to 60th Street.
15. The applicant shall provide plans for pool area lighting.
7
16. All lighting fixtures shall be in compliance with the lighting requirements of the
Zoning Ordinance.
17. All of the monument signs shall be allowed at a maximum height of eight feet.
18. The Planning Commission and City Council shall comment on the building design
and consistency with the Design Standards.
19. A development agreement shall be required between the City and applicant
subject to review and approval of the City Attorney.
20. All other conditions of City staff, the Planning Commission and City Council.
8
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Bonestroo,Rosene,Anderlik and Associates,Inc.is<.. rmative Action/Equal Opportunity Employer
Bonestroo and Employee Owned
Rosene
Principals:Otto G.Bonestroo,P.E.• Marvin L.Sorvala,PE.•Glenn R.Cook,P.E.•Robert G.Schunicht,P.E.•
. Rosene Jerry A.Bourdon,PE.• Mark A.Hanson,P.E.
Anderlik & Senior Consultants:Robert W.Rosene,P.E.•Joseph C.Anderlik,P.E.•Richard E.Turner,P.E.•Susan M.Eberlin,C.P.A.
Associate Principals:Keith A.Gordon,P.E.•Robert R.Pfefferle,P.E.•Richard W.Foster,P.E.•David O.Loskota,P.E.•
Associates Michael T.Rautmann,P.E.•Ted K.Field,P.E.•Kenneth R.Anderson,P.E.•Mark R.Rolfs,P.E.• David A.Bonestroo,M.B.A.•
Sidney P.Williamson,P.E.,L.S.• Agnes M.Ring,M.B.A.•Allan Rick Schmidt . Thomas W.Peterson,P.E.•
En ineers&Architects James R.Maland.P.E.• Miles B.Jensen,P.E.• L.Phillip Gravel III.P.E.• %.niel J.Edgerton,P.E.• Ismael Martinez,P.E.•
g Thomas A.Syfko,P.E.•Sheldon J.Johnson• Dale A.Grove,P.E. homas A.Roushar,P.E.• Robert J.Devery,P.E.
Offices:St.Paul,St.Cloud,Rochester and Willmar,MN• waukee,WI•Chicago,IL
Website:www.bonestroo.com
August 17, 2004 '
Mr. Eric Johnson,Administrator ( 110\
City of Oak Park Heights ' f34
14168 Oak Park Boulevard
P.O. Box 2007
Oak Park Heights,MN 55082-2007
Re: Fox Hollow P.U.D
Grading Plan and Utilities Review
BRA File No. 55-04-000
Dear Eric:
We have reviewed the grading,ponding,erosion control and utility plans for the proposed Fox
Hollow development as submitted by Stevens Engineering and have the following comments
and/or recommendations for your consideration:
Site Layout and Utility Plan- Sheet 2 of 7
1. Is the flow of traffic around the island located in the northwest corner of the parking lot
one way or two way?
2. In the northwest corner of the parking lot there are several stalls that are only 15.3'. Are
these stalls for compact cars only?
3. The handicapped stalls require accessible aisles. Any van accessible parking spots need
to be posted as such.
4. The handicapped space that is located in a parallel parking space should be a total of 13
feet wide.
5. Where are the locations of the curb ramps?
6. The handicapped parking sign and the pavement marking for the east handicapped spot
is not shown on the.same parking stall.
7. What type of curb and gutter is being installed?
8. There shall be a minimum of 5 feet of separation between any building/wall and the back
of curb.
2335 West Highway 36 ■ St. Paul, MN 55113■ 651-636-4600 • Fax: 651-636-1311
9. Any curb box located in pavement shall have a cover. The recommended cover is a Ford
Type Al single locking lid.
10. The curb box for the east office building is drawn on the property line rather than the
water service.
11. How is the connection being made to the existing main along 60th Street? Is it a wet tap?
12. Approval must be obtained from the Building Inspector and Fire Department that each
building has the appropriately sized water main/service for fire protection.
13. All water main shall have 7.5 feet of cover.
14. There is a description of a storm sewer pipe being placed flush..with the face of the
retaining wall. The detail for this is not yet shown on the detai sheets.
Grading,Drainage and Erosion Control- Sheet 3 of 7
1. The slopes on Xcel Energy property are labeled as 4:1; however, if these are 2 foot
contours, as shown, then the slopes actually scale as 2:1. In addition, the 6:1 slopes in
this area are actually 3:1.
2. Slopes shall not exceed 3:1 in any areas that are to be mowed and/or within any drainage
and utility easement.
3. The design and construction of the proposed retaining walls are the responsibility of the
developer's engineer. Detailed design drawings and calculations for these walls shall be
submitted to the City for review and approval prior to construction.
4. Under existing conditions it appears that the overflow route for the existing pond is to the
east. This direction should be maintained as the emergency overflow route for the
proposed pond(the proposed pond's EOF appears to be to the south/southeast)..
5. The storm water pond is required to have a 10:1 maintenance bench.
6. On Note 2 the City of Hugo should be changed to Oak Park Heights.
Storm Water Pollution Prevention Plan and Erosion Control Plans:
7. Each set of plans should include both a temporary and a permanent erosion control plan
as required by the NPDES permit from the Minnesota Pollution Control Agency. This
requirement is for any land disturbing activity greater than one acre,which includes this
project.
8. Limits of clearing and grading should be indicated on the erosion and sediment control
plans,both temporary and permanent.
9. Total impervious surface from proposed building,proposed parking area, and access
drive should be provided.
10. Inspection reports should be routed to the City of Oak Park Heights weekly, or after each
.5 inch rain event,whichever is more frequent.
11. Details for the following should be included in the plan set and the SWPPP:
a. Stockpile protection
b. Inlet protection
Temporary Erosion Control Plan:
12. All silt fence locations should be more clearly defined on provided plans. In addition,we
recommend silt fencing extend along the entire south and east portions of the site.
13. Machine type sliced silt fence (MnDOT 3886 B-2) should be the only acceptable
practice. Also, detailed drawings should be provided in revised plan set, including metal
fence posts if over winter construction activity.
14. Detailed drawings on all construction entrances should include a geotextile liner beneath
the rock for proper performance standards.
15. Inlet protection devices shall be used on all catch basins, and curb and gutter openings.
Details and locations should be provided.
16. Provide phased construction schedule. This is designed and intended to limit the amount
of exposed land area at one time.
17. Define and locate on plan any temporary vegetation protection to be installed prior to
commencing land grading activity.
18. If pond is to be used for temporary site dewatering purposes, silt fence should be located
around the pond to control on site drainage.
Permanent Erosion Control Plan:
19. All slopes that are 4:1 or steeper should be specified as stabilized with erosion control
blanket within 7 days of fmal grade and should be clearly indicated on permanent erosion
control plan.
20. Seeding and mulching of all open soil areas is critical to staging construction. No open
soil shall be open longer than 14 or 21 days after fmal grading is complete, this should be
indicated along with areas for revegetation on plan set. This time of exposure is
dependent upon slope gradient.
21. Provide detail for controlled overflow of pond,both for temporary and permanent storm
water storage.
Sanitary Sewer Plan and Profile- Sheet 4 of 7
1. To provide capacity during the interim and ultimate conditions the minimum required
slope of the proposed 12"PVC sanitary sewer is 1.0%.
2. Information is required on the height and type of material for the risers.
3. The detail for the outside drop is not shown on the detail sheets.
Storm Sewer Plan and Profile- Sheet 5 of 7
1. The plans call for placing a new 36"RCP storm sewer over the existing storm sewer.
If this is the chosen design it is recommended that the existing storm sewer be
completely removed; however, removal and replacement of the 36" storm sewer is
very costly. Another option (and possibly a more economical one) is to keep the
existing storm sewer in use and counter the additional fill by placing a concrete
bridge directly over the top of the existing 36" storm sewer.
2. It is recommended that the outlet structure for the pond be located where it is easily
accessible for maintenance.
3. The outlet structure for the pond has 2-15" orifices located inside the structure. It is
not clear if the design is to control rate during low flow events or to act as a skimmer.
If this is for rate control an orifice should be placed at the normal water level. For
skimming, it is recommend that a clearance of 1' be maintained between the NWL
and the top of the skimming structure.
4. It appears that the pond outlet pipe may be in conflict with the footings of the
retaining wall. Rather than crossing the retaining wall at approximately a 45°angle,it
is recommended that the pipe cross the retaining wall at right angles.
If you have any questions or require additional information, please contact me at(651) 604-4788
or Dennis Postler at(651) 604-4815.
Sincerely,
BO STROO,ROSENE,ANDERLIK&ASSOCIATES INC
4 ift"trn-et ...1(}34)4r''.\-*
Karen S. Erickson,P.E.
cc: Tom Ozzello,Public Works Director
Jim Butler,Building Official
Scott Richards,City Planner
Mark Vierling,City Attorney
Kathy Widin,City Arborist
Todd A.Erickson—Folz,Freeman,Erickson,Inc.
DMP,DDH,File—Bonestroo &Associates
K:\55\5504000\Work_In_Progress\Johnson KSE^fox hollow pud 8-17-04.doc
5 West Highway 36 • St. Paul, MN 55113
Bonestroo
• Rosene Office: 651-636-4600 • Fax:651-636-1311
Anderlik& www.bonestroo.com
Associates
Engineers&Architects
March 17, 2005
Mr. Eric Johnson,Administrator
City of Oak Park Heights
14168 Oak Park Boulevard
P.O. Box 2007
Oak Park Heights, MN 55082-2007
Re: Fox Hollow P.U.D
Final Plan Review
BRA File No. 55-04-000
Dear Eric:
We have reviewed the updated final plans for the proposed Fox Hollow development as
submitted by Stevens Engineering and have the following comments and/or recommendations
for your consideration:
Site Layout and Utility Plan- Sheet 2 of 7
1. Specify on the detail the type of cover to be placed on the curb boxes located in the
pavement. If the type of cover is called out in the specifications please provide a
copy of the section.
2. For the south building the gate valve symbol for both the 6" and 4" valve are not
shown on the drawings. In addition, the 4" gate valve is not called out.
Grading,Drainage and Erosion Control-Sheet 3 of 7
1. Detailed design drawings and calculations for the retaining walls shall be submitted to
the City for review and approval prior to construction.
2. Details should be submitted for the location where the storm sewer is flush with the
retaining wall. To prevent erosion at this location, it is recommended that rip rap be
placed below this pond inlet.
3. The drawings show the Emergency Overflow for the pond over the east retaining
wall. Provide detail of this EOF.
• St. Paul, St. Cloud, Rochester, Willmar, MN • Milwaukee, WI • Chicago, IL
Affirmative Action/Equal Opportunity Employer and Employee Owned
Details- Sheet 6 of 7
1. The cross section view of the Outlet Structure Detail does not match the 3D view. In
the 3D view the two 15" diameter orifices should be raised to match the elevation of
the outlet pipe.
Developer's Agreement
1. Attached is the revised cost estimate for the Plan A improvements.
2. Items such as retaining walls, parking lots and trees are located within the drainage
and utility easements. A paragraph should be included in the Developer's Agreement
stating that the Developer will be responsible for all costs necessary to repair or
replacement private improvements, should the City ever need to repair, replace and
maintain the pond and public utilities located within the easements.
Easements
1. The utilities and ponding area are located within the drainage and utility easements.
General Comments
1. Prior to issuing the grading permit the developer should provide the City with a
signed copy of the easement from Xcel energy.
2. The fire chief should approve the plans prior to the City issuing the grading permit.
If you have any questions or require additional information,please contact me at (651) 604-4788
or Dennis Postler at(651) 604-4815.
Sincerely,
BONESTROO,ROSENE,ANDERLIK&ASSOCIATES INC
ivt
Karen S. Erickson,P.E.
cc: Tom Ozzello,Public Works Director
Jim Butler,Building Official
Scott Richards,City Planner
Mark Vierling, City Attorney
Kathy Widin, City Arborist
Scott Ward, Stevens Engineering
DMP,DDH,File—Bonestroo&Associates
Attachment
K:\55\5504000 Mori(_In_Pmgress\ohnson_KSE^fox hollow pud 3-15-05.doc
2 DESCRIPTION OF PLAN A IMPROVEMENTS: ESTIMATED COST FOX HOLLOW PUD
1 Boulevard and Swale $11,000.00
2 Landscaping TBD from Arborist
3 Street Signs $750.00
4 Street Lights NA
5 Grading, Streets and Removals $232,800.00
6 Erosion Control $5,000.00
7 Pond Protection& Restoration $5,000.00
8 Utilitiy Protection & Repair $5,000.00
9 Street Protection & Repair $8,300.00
10 Sanitary Sewer $3,000.00
11 Water Main $40,700.00
12 Storm Sewer $20,150.00
13 Existing Trunk Sanitary Sewer Replacement $67,900.00
14 Existing Trunk Storm Sewer Replacement $71,000.00
15 City Inspection of Existing Trunk Sewers $9,400.00
TOTAL ESTIMATED CONSTRUCTION COST
OF PLAN A IMPROVEMENTS $480,000.00
ESTIMATED ENGINEERING, LEGAL AND
ADMIN (20%) $96,000.00
TOTAL ESTIMATED CONSTRUCTION COST
OF PLAN A IMPROVEMENTS $576,000.00
SECURITY REQUIREMENT $144,000.00
Bonesfiroo 2335 West Highway 36• St. Paul,MN 55113
Rosene Office:651-636-4600■ Fax:651-636-1311
11 Anderlik& wwwbonestroo.com
Associates
Engineers&Architects
March 28,2005
Mr. Eric Johnson,Administrator
City of Oak Park Heights
14168 Oak Park Boulevard
P.O.Box 2007
Oak Park Heights,MN 55082-2007
Re: Fox Hollow P.U,D
Final Plan Review
BRA File No. 55-04-000
Dear Eric:
We have reviewed the final plans dated March 25,2005,for the proposed Fox Hollow
development as submitted by Stevens Engineering. All previous comments have been
addressed,however the elevation of the emergency overflow swale must be determined in the
field,as described below.
On sheet 3 of 7 the elevation at the top of the emergency overflow swale is shown as 846.5,
which is different than the elevation of 845.8 shown on the detail(sheet 6 of 7). The actual
elevation for the top of the overflow swale should be set in the field by determining the low point
at the existing 846 saddle. This area is labeled as Point A on the attached sheet. The top of the
emergency overflow swale should then be set at a minimum of 6"below the low point at Point
A. It is essential that the overflow swale directs water to the east.
If you have any questions or require additional information,please contact me at(651)604-4788
or Dennis Postler at(651)604-4815.
Sincerely,
BONESTROO,ROSENE,ANDERLIK&ASSOCIATES INC
el.42/0 ;41) ky
Karen S.Erickson,P.E.
cc: Tom Ozzello,Public Works Director
Jim Butler,Building Official
Scott Richards,City Planner
Mark Vierling,City Attorney
Kathy Widin,City Arborist
Scott Ward,Stevens Engineering
DMP,DDH,File—Bonestroo&Associates
Attachment • St.Paul, St Cloud. Rochester. Willmar. MN ■ Milwaukee. WI • Chicago. IL
Affirmative Action/Equal Opportunity Employer and Employee Owned
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