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HomeMy WebLinkAbout2008-04-30 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highvvay, 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: April 30, 2008 RE: FILE NO: 798.02 — 08.05 BACKGROUND Oak Park Heights — Valley Senior Services Alliance (VSSA)/ Presbyterian Homes — PUD General Plan Review, Preliminary and Final Plat, and Design Standards Review McKean Square Historic Village and 58 Street Tunnel and Parking ENCLOSURE 3 Alien Black, representing VSSA and Presbyterian Homes, has made application for PUD general plan review, preliminary and final plat, and Design Standards review for the McKean Square Historic Village site and the Boutwells Landing 58 Street tunnel and parking. The proposed general plan is consistent with the concept plan approvals granted by the City Council at their November 22, 2005 meeting, with the condition that allowed for approval to extend through December 31, 2008. The concept approvals in 2005 included the following: • 106 Unit Care Center • Historic Village site including school, band shell, and chapel • Memory Care Center, 28 unit • Conservatory connection to existing Town Center • Tunnel under 58 Street to business district General plan approvals for the 106 bed skilled care addition was approved on April 24, 2007. That building is currently under construction. The memory care center and conservatory connection will remain in concept approvals at this time. VSSA and Presbyterian Homes also plans to bring forward concept plans for the development north of 58 Street at a later date. On December 13, 2005, the City Council approved a conditional use permit to move the historic school house onto the Boutwells Landing campus. The general plan for this building will be reviewed as part of the current application for the McKean Square Historic Village. Attached for reference: McKean Square Historic Site Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Exhibit 25: ISSUES ANALYSIS Cover Sheet Existing Conditions and Demo Plan Layout Plan Grading Plan Utility Plan Lighting Plan Architectural Plans McKean Square Revised Plan Project Narrative Boutwells Landing 58 Street Tunnel and Parking Cover Sheet Existing Conditions and Removal Plan Layout Plan Grading and Utility Plan Tunnel Plan and Profile Traffic Control Plan Traffic Control Details Detail Sheet Detail Sheet Lighting Plan Landscape Plan Tunnel /Elevator Building Elevation Boutwells Landing 2 Addition Project Narrative Memo from City Arborist Memo from City Engineer Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a need in the St. Croix Valley for additional older adult housing and services. Three organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale Residence, joined together to form Valley Senior Services Alliance (VSSA), a non - profit organization to meet the needs of older adults in the Valley. The organization envisioned a community that would provide a continuum of care that would meet the needs of older adults as they age in the community where they lived and worked. That vision became Boutwells Landing which now includes: 2 • Fifty -six village homes (side -by -side townhomes), completed in 2000. • Ninety -four assisted living apartments in the Commons building, completed in October 2001 (since July 2004, 29 of these units are dedicated to memory care). • The Gathering at Boutwells Landing, a residential hospice service in the Commons, founded in 2004 in partnership between Lakeview Hospital and Boutwells Landing. • One hundred one units of independent living apartments in the Terrace, completed in February 2002. • A Town Center that links the Commons and the Terrace, and provides convenient services and opportunities for community, both for residents and members of the larger St. Croix Valley community. Features include a town hall /chapel, a general market, cafe, museum, bank, barber /beauty shop, educational classrooms, theater, library, fitness center, two pools, and locker rooms. • A Boutwells bus to transport residents within Boutwells and into town for shopping, medical appointments, and other activities. The bus provides more than 350 rides each month. • Seventy-eight brownstone units (one level independent living homes) six coach homes (detached single family homes), and 75 additional village homes (side -by- side homes) . • A skilled memory care facility, that is now in construction, is Iocated at the north side of the existing Town Center and is to be a total of 106 units. • A 28 unit memory care center, Iocated at the east side of the Town Center, will be reviewed for general plan at a later date. Proposed Project McKean Square Historic Village. The historic village includes a local historic school house which is already in place at the site adjacent to Norwich Parkway, a chapel replicating the Second Presbyterian Church of Stillwater, a gazebo, and assorted site improvements. The school house will be refurbished and is planned to be utilized as a demonstration site for area school children. The exterior renovation includes replacement of siding, trim, doors, windows, shutters, roofing, foundation strengthening, front stoop and steps, and the addition of a replica of the original bell tower. The interior will also be restored. The chapel and gazebo will be new construction. The chapel will be a wood frame structure with lap siding and asphalt shingles. The building is designed as a chapel and gathering space for special events and will be designed for year round use. The building will contain restrooms that are accessible from the interior and exterior. The gazebo will be utilized as a shaded sitting area as well as band shell for special events. The school house renovation will begin in the Spring of 2008. Construction of the chapel and gazebo is anticipated to occur within the next two years. Boutwells Landing 58 Street Tunnel and Parking. The general plan submittal is for consideration of a new tunnel below 58 Street that will connect the new care center to the undeveloped land north of 58 Street. A new parking lot, with 113 stalls at this time, will be constructed on the undeveloped land north of 58 Street. 3 The proposed tunnel has been designed with a secured access building which will be for the Boutwells' campus use only. The tunnel will provide access for staff who will park proposed parking ark in the ro osed arkin lot, and residents to cross 58 Street to access the retail shops on the north. There will be both a stairway and an elevator in the access building. The building will be connected to a proposed office /residential building in the future, providing access for residents to professional services, as well as the new business district. Construction on the tunnel would begin after Stillwater High School begins Summer break so not to cause an issue with the traffic associated with the school. The traffic is proposed to be re- routed during construction of the tunnel to provide increased safety and to speed the construction. A stop sign would be placed on 58 Street at both ends of Norwich Parkway, directing traffic onto the detour of Norwich. In addition, advanced warning signs would be placed on 58 Street, describing the temporary traffic change. Comprehensive Plan /Zoning. The area south of 58 Street has been designated for high density use which is consistent with the senior housing campus. The area to the t � north of 58 Street is designated for business /residential transitional uses. The area will eventually be developed with office space and residential units. The area south of 58 Street has been zoned PUD District. When zoning property as PUD, the City designates an underlying district as the basis for compliance with the ordinance. In that the principal use is a mixture of residential and business use, the appropriate underlying zoning has been designated as R--B, Residential Business Transitional District. Within that district, multiple family dwellings are allowed as a permitted use and nursing homes and similar group housing is allowed as conditional. The area north of 58 Street is zoned B-4, Limited Business District. Although on a separate property, the parking lot, elevator building and tunnel are considered to be accessory to the Boutwells Landing campus. The City anticipates that the area north of 58 Street to be constructed with office space and residential units in the future. This portion of the project will be considered under the PUD general plan of development approvals that tie it to the remainder of the Boutwells Landing project. Subdivision. The applicant has provided a plat of Boutwells Landing 2 Addition for pp p preliminary and final plat review and approval. The plat creates Lots 1 and 2 of Block One of Boutwells Landing 2 Addition from the area that had previously been platted as outlots. The subdivision shall be subject to review and approval by the City Engineer and City Attorney and all requirements easements shall be dedicated. Setbacks. The Zoning Ordinance under the R -B District requires 30 foot front and rear yards and 10 foot side yard setbacks. The school, chapel and gazebo are all set back at least 30 feet from the Norwich Parkway right -of -way and the chapel is 10 feet from the east property line. The B -4 District requires a 40 foot front yard setback, 20 foot rear yard setback, and 10 foot side yard setback. The elevator building for the tunnel is proposed to be set back 4 40 feet from the 58 Street right -of -way. The parking lot is well beyond the 10 foot parking setback requirements. Parking. The parking requirements for each aspect of the Boutwells Landing campus is as follows: Existing Units (Phase 1) Independent Living Elderly Housing -- one stall required per unit 91 X 1 = 91 Existing Units (Phase 1) Assisted Living I Alzheimer Five spaces plus one for each three beds 101 ± 3 + 5 = 39 Existing Units (Phase 1) Town Center Three spaces plus one space for each 200 square feet 27,923 — 10% = 25,131 ±3= Existing Units (Phase 11 Constructed) Independent Living, Elderly Housing —one stall required per unit 78 X 1 = 78 Approved Units (Phase 111 In Construction) Care Center - five spaces plus one for each three beds 106 ±3 +5= 129 40 Total Requirement for All Main Campus 377 The plans, as currently approved, include a total of 334 standard stalls, 22 accessible stalls, and 14 proof -of- parking stalls for a total of 370 stalls. The previous parking deficit was approved under the PUD in that it was anticipated that additional parking would be constructed with subsequent phases. The tunnel addition would not add any requirements for new parking. North of 58 q Street, a 113 stall parking lot would be utilized primarily for staff of Boutwells Landing. By moving staff parking to the new lot, additional parking for residents and visitors in the lot adjacent to the main campus buildings is realized. The school building could accommodate approximately 25 persons, and the chapel 60 persons. At three persons per parking stall, the school would require eight stalls and the chapel 20 stalls. There are 17 stalls, two of which are accessible, in the lot adjacent to the proposed historic village. Additionally, there is significant on- street parking in front of the historic village and parking within the lots at the main campus. Access. Access for the parking lot will be constructed directly across from the new entrance to the main campus on 58 Street. A crosswalk would be placed at this location to access the parking lot and, with a new trail connection, to the shopping area at veal Mart and Lowes. For the historic village, a drop -off would be constructed on Norwich Parkway. Access from the sidewalks in the historic village should be made to the parking lot to the east. 5 Traffic Control Plan. As part of the submittals, the applicant has provided a Traffic Control Plan to address the closing of 58 Street while the tunnel would be constructed. Traffic would be routed on Norwich Parkway while 58th Street is closed. Construction would not begin until Stillwater High School is in Summer break. The Traffic Control Plan is subject to review and approval of the City Engineer. plan A landsca e lan has been submitted for the area north of 58 Street. p There are no existing trees that would be impacted by the tunnel construction or the parking lot. The applicant has proposed landscaping the berm along the north side of 58 Street. In that the area will be developed in the future, and the parking lot expanded, this level of landscaping for the area is adequate. As part of the historic village, a significant number of red pine trees would need to be removed. The remaining pines would provide the back drop for the village. The applicant has proposed minimal landscaping for the area in keeping with the historic look that is desired for the area. Staff is in agreement with this concept. The tree removal, tree replacement, and landscape plans are subject to review and approval of the City Arborist. Grading and Drainage. Grading and drainage plans have been submitted for both the historic village and tunnel/parking lot projects. The grading and drainage plans shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. Utility Plans. The utility plans shalt be subject to review and approval of the City Engineer. Sidewalks /Trails. The plans for the area north of 58 Street include a crosswalk from the main campus to the driveway extending to the parking lot and then north to the existing trail between Wal Mart and Lowes. Sidewalk /trail connections for the historic village should be made to the parking lot to the east. Lighting. A lighting plan has been submitted with the location of fixtures for both the tunnel/parking lot and the historic village. The parking lot light fixtures will be utilized that includes a Tens that complies with City standards. The photometric plans meet all City requirements. Signage. The plans indicate one new site sign to be located at the existing drive on the north side of 58 Street. The sign is in conformance with Zoning Ordinance requirements. The sign would direct employees to the parking lot. Trash Handling. Trash generated from the school house and chapel would be stored within the chapel in a separate room designed as such. 6 Building Design. The elevator building for the tunnel would be constructed as a one story building with face brick and accent bands to match the existing buildings of the main campus. The structure wilt be constructed with significant glass area for visibility and security. The door to the building and tunnel would be secure with access only by residents and staff. The building would be consistent with Design Standards. The school and chapel structures, as part of the historic village, would be constructed /reconstructed with a historic appearance dating to the time they were first constructed. The buildings would have lap siding and architectural detailing to match the appearance of the original structures. Both structures would have asphalt shingles. The gazebo would be a wood frame structure. Building Height. The building heights of both the chapel and school would be under the 35 foot building height limitation. The tower of the chapel would be 53 feet, four inches in total height. The school house tower would be 34 feet, four inches The Zoning Ordinance allows for building height exceptions, but limits tower elements to 45 feet or no more than five feet of the maximum height of the building, unless granted by conditional use permit. The building height of the chapel tower can be allowed as part of the PUD approvals. CONCLUSION/RECOMMENDATION Based upon the submittals and review herein, City staff recommends approval of the PUD general plan of development, preliminary and final plat and design standards review for the McKean Square Historic Village at 58 th Street Tunnel and Parking. The applications are recommended with the following conditions: 1. The PUD general plan of development approvals shall be extended to June 1, 2010. 2. The preliminary /final plat shall be subject to review and approval of the City Engineer and City Attorney. All easements as required by the City Engineer shall be dedicated. i Engineer shall approval all driveway The City g pp Y and crosswalk locations on 58 Street. 4 The City Engineer shall approve the drop off location proposed on Norwich Parkway. 5. Access from the sidewalks in the Historic Village shall be made to the parking lot to the east subject to approval of the City Engineer. 6 The traffic control plan is subject to review and approval of the City Engineer. 7 7. The tree removal, tree replacement and landscape plans are subject to review and approval of the City Arborist. 8. The g rading and drainage plans shall be subject to review and approval of the City Engineer, Middle St. Croix Watershed District and Browns Creek Watershed District. 9. The utility plans shall be subject to review and approval of the City Engineer. 10. All newly installed freestanding light fixtures shall include a conforming full cut off lens. A detailed lighting plan for the building light fixtures shall be submitted for Cit y staff approval prior to installation. All new light fixtures shall comply with the requirements of the Zoning Ordinance. 11. All signage installed on site shall comply with the requirements of the Zoning Ordinance. 12. The Planning Commission and City Council shall comment on the proposed building materials and architecture of the Historic village and elevator building for the tunnel. 13. As p art of the PUD approvals, the Planning Commission recommends and the City Council approves a conditional use permit allowance for tower elements to not exceed 55 feet in height. 14. The Police Chief and Fire Chief should comment on any safety vehicle access issues of the access points, driveways, or of the general site plans. 15. A development contract amendment, if required, shall be subject to review and approval of the City Attorney. 16. 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The Historic Village includes a local historic school house which is already in place at the site, a chapel replicating the 2 " Presbyterian Church of Stillwater, a gazebo, and associated site improvements. The school house currently on site will be refurbished and is planned to be utilized as a demonstration site for area school children. The exterior renovation of the building includes repair and replacement of existing lap siding, exterior trim, doors, windows and shutters; replacement of roof sheathing and asphalt shingles; cultured stone foundation to resemble original stone foundation; addition of front stoop and steps; and the addition of the bell tower to replicate the original building bell tower. Interior renovation includes repair andlor replacement of existing plaster walls and ceiling; repair and refinishing of existing floor; new floor, wall and ceiling insulation; reinforcement of existing roof structure where deteriorated; and a new furnace with heating and air conditioning located in the crawl space or attic. The proposed chapel and gazebo will be new construction. The chapel is modeled after the original 2 " Presbyterian Church of Stillwater built in the mid 1800's. It will be a wood frame structure with lap siding and asphalt shingles. The building is designed as a chapel and gathering space for special events, and is designed for year around use (HVAC equipment located within the building). This building will contain rest rooms that are accessible from the interior and exterior so they will be available for use by visitors to the school and site even when the chapel is not in use. The gazebo . will be utilized as a shaded sitting area for Boutwell and area residents, as well as a 'bandstand' for special events. Renovation of the school house is beginning this spring with the help of AIP construction and resident volunteers. Site work preparation and improvements will also begin this spring. Construction is anticipated to occur within the next two years for the chapel and gazebo EXHIBIT 9 Title Sheet Existing Conditions & Removal Plan Layout Plan Grading & Utility Plan Tunnel Plan & Profile Traffic Control Plan I Traffic Control Details Detail Sheet Detail Sheet Lighting Plan Landscape Plan Tunnel /Elevator Building Elevation l`LD 4'00 L'£D L `ZD t 'SD L 't'D I�LD MOM �'1 D Lb L 'L7 • 0.0,1N10,1 0MM:0 t Oh1NNVId NN '01114 IlltiON mais ILL, gilt £ LSC NVI "invd LS oo iins "AAV 3N1 N 90,g CAN0A0 STA101r1 NV IMAOS]licl VdreEITIW NV1 . 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ONINNVIJ LINV I in. s30401-1 NVI'MHAEIS]licl NV ONIIH011 §geti Mg - -atii_ "uos,ptaa "Taieultaa g ' tog Mb Nr) L I, IfftWaff1~01114WWW ; ; 9 I 2, '41 4 = 1, 1 1 1 41 4: , I I i - LIGHTING PLAN tk tti I if6 415.6.1.59, ZfOSS ..011T11,1111.110NITZLISIIISS I L62 zeL- (!) E 1.1-s9 MN `111Vci IS 00 MOS "DAV DNI1NVH N gtr£1, SlIKEPTORM 91A101-1 NV1201A9S3Nd 11761UNIAPF. NN "S11-101EH )alVd NVO 13NNI1 S.11BAA1.1109 I. M. NVIal 3c1VDSCINV1 4 , , i , 1, 1, II , Lk INSULATING GLASS IN ANODIZED ALUMINUM FRAME EAST ELEVATION WEST ELEVATION 0 TUNNEL ACCESS BLDG 1/8' = 1/4' 1'-0" A51.1-IALT SHINGLES RAKE DETAI TO MATCI-1 EXISTING BUILDING - FACE BRICK TO MATCU MAIN BUILDING ACCENT BAND O TUNNEL ACCESS HOUSE PLAN NORTH ELEVATION SOUTH ELEVATION 20'-afi EXHIBIT 2 1 d); Li c=. April 23, 2008 The new parking lot is for 80-100 cars, and will be expanded as the north property develops in the future. Construction on the tunnel would begin after Stillwater High School begins summer break so not to cause an issue with the traffic associated with the school. The traffic is proposed to be re-routed during construction of the tunnel to provide increased safety and to speed the construction. A stop sign would be placed at on 58 Street at both ends of Norwich Parkway, directing traffic onto the detour of Norwich. In addition, advanced warning signs would be placed on 58 Street describing the temporary traffic change. 2• EXHIBIT 2 3 Amendment to April 10, 2008, Submittal for Presbyterian Homes 1 VSSA Boutwell's Landing 58 Street Tunnel and Parking General Plan Submittal Description Presbyterian Homes is pleased to present the enclosed application for the Boutwell's Campus. This general plan submittal is for the construction of a new tunnel below 5 8th street that will connect from the new Boutwells Landing Care Center to the undeveloped land north of 58 Street, and a new parking lot north of 5 8th Street for Boutwells Landing and Presbyterian Homes staff. The proposed tunnel has been designed with a secured access building which will be for the Boutwell's campus use only. The tunnel will provide access for staff who will park in the proposed parking lot, and residents to cross 58 Street to access the retail shops on the north. There will be both a stairway and an elevator in the access building. The building will be connected to a proposed office/residential building in the future, providing access for residents to professional services as well as the new business district. Julie Hultman EXHIBIT 2 4 From: K.D.VVidin[kdwidin@oomoast.neO Sent: Wednesday, April 3O.2DO8317PM To: Eric Johnson; Mark VierIing (E-mail); Dennis Post ler (E-mail); Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello Subject: Boutwells Landing Historic Site Tree Removal/Replacement OPH Staff- 1 have reviewed the revised tree removal pian for the Boutwel[s Landing and McKean Square Historic Site. The pines have been tagged and a list generated of trees which will be removed and those which will remain. Twenty-two trees, mostly Scots pine, wili be removed. The diameter inches removed approximateiy equal the surplus diameter inches planted for the previous p jects (280), so no tree replacement will be required. No landscape plan for this area has been submitted. lndications are that landscaping will be kept to a m:inimum, as would bef a replica historic site. At the site review meeting, thenewaosomedisouea|onbvthedeve|operofposa|b|yputtinQin trees which may come from the Kiefer property in Baytown Township. Any trees planted along the street should be planted on private property. These trees should also be "landscape" grade trees of good form and structure. 1 would like to inspect any trees to be moved to be sure that the trees are healthy and of good form (many of the trees previously moved from that property to Boutwe||'mLondimQondyNoKaonSquareara"pork^'grodatreeaofpoorformand and structure Trees with poor form will be more prone to storm damage and failure in the future. Please forward my comments to the developer. Contactmeif you have any questions regarding this review. Kathy Widin Arborist City of Oak Park Heights 1 Julie Hultman From: Sent: To: Subject: OPH Staff - Kathy Widin Arborist City of Oak Park Heights K.D. Widin [kdwidin@comcast.net] Thursday, May 01, 2008 7:44 AM Eric Johnson; Mark Vierling (E- mail); Dennis Postler (E- mail); Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello Boutwell's Tunnel Landscape Plan 1 have reviewed the landscape plan for the proposed " Boutwell's Tunnel" from Boutwell's Landing, under 58th St., to a parking lot proposed for the N side of 58th St.. 1. The landscape plan is acceptable and appropriate for the type of project. 2. The tree species proposed are acceptable, except for Colorado blue spruce (Picea pungens). Due to the disease problems experienced with this species, Norway spruce or Fraser fir should be substituted. 3. Tree sizes are appropriate. 4. No tree replacement, beyond the landscape plan, is required. 5. A "Planting Detail ", which shows how trees are to be planted, should accompany the landscape plan. Please contact me if you have any questions regarding this review. 1 Julie Hultman From: Eric Johnson Sent: Thursday, May 01. 2008 2:15 PM To: Julie Hultman Subject: FW: Tunnel Easement Description and Exhibit Attachments: Tunnel Easement Exhibit.pdf; Tunnel Easement Description.pdf From: PosLler, Dennis M [me|lto:Dennis.Postler@bonestnoo.coml Sent: Thursday May 01, 2008 11:43 AM To: Mark Vier ling; Eric Johnson Cc: Erickson, Karen S Subject: FW: Tunnel Easement Description and Exhibit Mark & Eric: Comments specific to the Easement exhibit and descriptio • In the first sentence of the description, add "for private pedestrian tunnel purposes" (or words to that effect) between "width" and "over" [i.e. A strip of land 52.00 feet in width for private pedestrian tunnel purposes over, l • The City may want to give consideration to including a vertical element for the easement description to limit the easement to a certain distance above and below the tunnel limits also. Preliminary comments related to the Tunnel design: • Due to the tunnel length, it will (obviously) require lighting. Should also have security cameras. • Mechanical System with air exchangers will be necessary due to being a closed system. • At only 8' high in the center (and 61/2' - 7' high along the edges) the tunnel may feel confining to users. • A code compliance review for Life Safety should be completed by the designer. • The system must be designed to be water tight. • We will need to see design drawings, structural calculations and a geotechnical report addressing the items noted above. We will reiterate these comments in our formal plan review (of the recently submitted plans) that will be sent out this vveek Preliminary comments related to a Development Agreement or Letter of Credit: • We can/will determine a dollar value for the tunnel improvements within the public right-of-way, as well as the street, utility & boulevard restoration items required, once we get a preliminary estimate numbers from FFE. If they are needed in a more expeditious time frame, we can estimate costs ourselves. Thanks much. Dennis M. Postier, PE Principal Tel 651-604-4815 •fOs Bonestroo 5/1/2008 Page 1 of 1 EXHIBIT »� �� �� �� Folz, Freeman, Erickson, Inc. April 21, 2008 LAND PLANNING • SURVEYING 6 ENGINEERING L t PROPOSED EASEMENT DESCRIPTION • A strip of land 52.00 feet in width over, under, and across a part of 58 Street North, as shown and dedicated on the plat of BOUTWELLS LANDING, according to the plat thereof on file and of record in the Office of the Registrar of Titles, Washington County, Minnesota. The centerline of said strip of land being described as follows: Commencing at the northeast corner of Tract A, REGISTERED LAND SURVEY No. 125, according to the survey thereof on file and of record in the Office of the Registrar of Titles, Washington County, Minnesota; thence North 89 degrees 26 minutes 54 seconds West, bearings oriented to said REGISTERED LAND SURVEY, along the north line of said Tract A, a distance of. 344.75 feet; thence northwesterly, continuing along said north line, a distance of 26.45 feet along a tangential curve concave to the northeast having a radius of 550.00 feet and a central angle of 02 degrees 45 minutes 20 seconds to the point of beginning of the centerline to be described; thence North 00 degrees 00 minutes 00 seconds East, along said centerline, a distance of 80.16 feet to the south line of Outlot C, OAK PARK COMMONS, according to the plat thereof on file and of record in the Office of the Registrar of Titles, Washington County, Minnesota, and said centerline there terminating. 1 hereby certify that this legal description was prepared by me, or under my direct supervision, and that 1 am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Timothy r ee Minnesota � icense N . 16989 04 -21 -2008 Date 12445 55th Street North, Lake Elmo, MN 55042 s Phone: (651) 439-8833 • Fax: (651) 430 -9331 4 ebsite: www.ffC- ,inc.eom Bruce A. Poh, 15 Timothd. Freeman, LS Todd A. Erickson, PE 1939 - 2001 Principal Principal 4.4 LU Z o 1 1 � 1 y 1 tij .i7 °N. \ 7/7N2AV Homia ON ti Q 1- (] is _ L( } CA r) 1 `e t; ?' a a ;: v a 9 / zT' /V ,-/'/ j I / / /'(� /Jl -~` , . , c''' .46-4 z r7 A Li 7 CI r ► LI Iv Y cn cS � v