HomeMy WebLinkAbout2008-07-30 WC Recorded Document 1186108 - Historic Village PUDReturn To:
- - (
. 3 �c.�.r�.!'•.. - '�re.�.
Development Agreement
Receipt#: 75677
DAG $46.00
11
i
$ 46.00
11
11
1186108
11
i
11
1
i
11
i
i
11
Certified Filed and/or recorded on:
7/30/2008 11:42 AM
1186108
Certificate #: 59200
Office of the Registrar of Titles
Return to: Property Records & Taxpayer Services
ECKBERG LAMMERS BRIGGS WOLFF & VIERL Washington County, MN
1809 NORTHWESTERN AVENUE
SUITE 110 Kevin J Corbid, County Recorder
STILLWATER MN 55082
.0 i P
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
NOTICE OF CERTIFICATION
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 Permit
For
Valley Senior Services Alliance - Historic Village
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 Heights, this 23rd day of
July, 2008.
Er Jo nson
ity • dministrator
•
File No.: 798.0205.5
Legal Description: McKean Square, Lot 001, Block 001
(PID # 0502920310011)
Owner: V SSA B OUTWELL S LANDING LLC
Address: 2845 Hamline Ave No. #100
Roseville, MN 55113
Site Address: Boutwell's Landing
OAK PARK HEIGHTS, MN 55082
Present Zoning District: PUD District
CITY OF OAK PARK HEIGHTS
PLANNED UNIT DEVELOPMENT PERMIT
FOR
VALLEY SENIOR SERVICES ALLIANCE
HISTORIC VILLAGE SITE
Date Issued: July 21, 2008
Council Action: May 27, 2008
Reference Council Action November 22, 2005
I PLANNED UNIT DEVELOPMENT PERMIT: Pursuant to ordinance 40 1.14 J. for the McKean
Square Historic Village site, including the historic school house
All uses shall be subject to the following conditions and/or restrictions imposed by Resolution of the City
Council of the City of Oak Park Heights as follows:
1. The PUD general plan of development approvals shall be extended to June 1, 2010.
2. The relimina /final plat shall be subject to review and approval of the City Engineer and City
p �
Attorney. All easements as required by the City Engineer shall be dedicated.
3. The Cit y Engineer ineer shall approve all driveway and crosswalk locations on Norwich Parkway.
4. The City Engineer shall approve the drop off location proposed on Norwich Parkway.
5. Access from the sidewalks g
al s in the Historic Village shall be made to the parking lot to the east, and to the
trail to the west, and a tr
aillcrosswalk connection be made to the Autumn. Hills Park subject to approval
of the City Engineer.
plans are subject to review and approval of the City
replacement and landscape 6. The tree removal, tree p p P
Arbor ist.
7. The grading and drainage plans �
aina e lans shall be subject to review and approval of the City Engineer, Middle St.
Croix Watershed District and Browns Creek Watershed District
8. The utility p lans shall be subject to review and approval of the City Engineer.
9. All newly installed light lled freestandin ht fixtures shall include a conforming full cut off lens. A detailed
g
lighting plan building light for the buildin ht fixtures shall be submitted for City staff approval prior to installation.
� g
All new light fixtures shall comply with the requirements of the Zoning Ordinance.
10. All signage e installed on site shall comply with the requirements of the Zoning ordinance.
11. The Planning Commission and City Council were favorable to the proposed building materials and
architecture of the Historic Village.
part pp
As art of the PUD approvals, the Planning Commission recommends and the City Council approves a
conditional use p ernit allowance for tower elements to not exceed 55 feet in height.
13. 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.
III. Reference Attachment:
The report of the City Planner dated April 30, 2008 is annexed hereto by reference.
The Bonestroo May 9, 2008 letter is annexed hereto by reference
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date: 2 f - U �
CITY 0 0 * HEIGHTS
!
L .i.
mor David : eaudet
Mayor
Date:
Date: � -
By ,f
r Eric Johnson
r
i
City Administrator
VALE SENIOR SERVICES ALLIANCE
JBOUTWELLS LANDING LLC
REFERENCE EXHIBITS
PLATERS REPORT AND SITE PLAN
TO:
FROM:
DATE:
RE:
PLANNING REPORT
FILE NO: 798.02 - 08.05
BACKGROUND
T EST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 56422
T &lephone: 763.231 .2565 Facsimile: 763.231 .2561 planners@nacplanning.com
Eric Johnson
Scott Richards
April 30, 2008
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 eneral plan review, preliminary and final plat, and Design Standards review for
g p
the McKean Square Historic Village site and the Boutwells Landing 58 Street tunnel
and arkin . The proposed general plan is consistent with the concept plan approvals
p 9 p
granted City ranted by the Cit Council at their November 22, 2005 meeting, with the condition that
allowed for app roval to extend through December 31, 2008. The concept approvals in
2005 included the following:
O 100 Unit Care Center
i Historic Village site including school, band shell, and chapel
g
® Memory Care Center, 28 unit
O Conservatory connection to existing Town Center
9 Tunnel under 58 Street to business district
Qeneral plan approvals rovals for the 100 bed skilled care addition was approved on April 24,
p
2007. That buildin g 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
y
north of 58th 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
buildin g 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:
Boutwells Landin. 58 Street Tunnel and Parkin
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
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 2nd 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 Presb terian 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 villa e homes (side -by -side townhomes), completed in 2000.
• Ninety-four assisted living apartments in the Commons building, completed in
y � P
October 2001 (since y Jul 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 p artnership 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
pp
larger y er St. Croix Valle community. Features include a town hail /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,
p rides
appointments, and other activities. The bus provides more than 350 rides
each month.
-
• Sevent y � ei ht brownstone units (one level independent living homes) six coach
homes single family homes), and 75 additional village homes (side -by-
(detached g
side homes).
• A skilled memo ry care facility, that is now in construction, is located at the north side
of the existing Town Center and is to be a total of 106 units.
• A 28 unit memory care center, located at the east side of the Town Center, will be
reviewed for general plan at a later date.
Proposed Project.
McKean S ware Historic Villa e. The historic village includes a local historic school
house place which is already in lace at the site adjacent to Norwich Parkway, a chapel
the Second Presbyterian Church of Stillwater, a gazebo, and assorted site
replicating ]�
imp
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, g� fing, 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 m
e chapel will be a wood frame structure with lap siding and asphalt shingles. The
building designed as a is desi ned chapel el and. gathering space for special events and will be
� P
design year for ear 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 s Landin ■ 58th Street Tunnel and Parkin ■ . The general plan submittal is for
consideration of a new tunnel below 58 Street that will connect the new care center to
land north of 58 Street. A new parking lot, with 1`13 stalls at this time,
the undeveloped
will be constructed on the undeveloped land north of 58 }h 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 58th 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
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 2nd 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. parking . The arkin requirements for each aspect of the Boutwells Landing campus
q
is as follows:
Existing Units (Phase!) independent Living
Elderly Housing — one stall required per unit 91 X 1 = 91
Existing Units (Phase 1) Assisted Living 1 Alzheimer
Five spaces plus one for each three beds 101 ÷ 3 + 5 = 39
Existin• Units Phase 1 Town Center
Three spaces plus one space for each 200 square feet
27,923 -10% =25,131 ÷3= 129
Existing Units (Phase 11 Constructed) Independent Living
Elderly Housing -- one stall required per unit 78 X 1 = 78
/ Units (Phase 111 In Construction)
Care Center - five spaces plus one for each three beds
106 + 3 + 5= 40
Total Requirement for All Main Campus 377
currently approved, include a total of 334 standard stalls, 22 accessible
The plans, as y pp
stalls, and 14 proof-of-parking
stalls for a total of 370 stalls. The previous parking deficit
was approved under the PUCE in that it was anticipated that additional parking would be
constructed with subsequent phases.
The tunnel addition would not add any req uirements for new parking. North of 58
Street, a 113 parking stall arkin lot would be utilized primarily for staff of Boutwells Landing.
By moving staff p arkin g to the new lot, additional parking for residents and visitors in the
lot adjacent to the main campus buildings is realized.
The school building din could accommodate approximately 25 persons, and the chapel 60
persons. At three p ersons p er parking stall, the school would require eight stalls and
p g
the chapel 20 stalls. There are 17 stalls, two of which are accessible, in the lot adjacent
g
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 parking ccess for the arkin lot will be constructed directly across from the new
main campus on 58 Street. A crosswalk would be placed at this
entrance to the p
location to parking o access the arkin lot and, with a new trail connection, to the shopping area
at veal Mart and Lowes.
historic village, a drop-off would be constructed on Norwich Parkway. Access
For the hyst g p
from the side
walks in the historic villa e should be made to the parking lot to the east.
g
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 58 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 p
A landscape lan has been submitted for the area north of 58 Street.
There are no existing trees that would be impacted by the tunnel construction or the
parking arkin 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 p art 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.
Utilit y Plans. The utility plans shall be subject to review and approval of the City
Engineer.
Sidewalks /Trails. The p lans 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 veal 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 lens that complies with City standards. The photometric plans meet all
City requirements.
Si na e. The plans indicate one new site sign to be located at the existing drive on
the north side of 58th 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
Budding 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 will be constructed with significant glass area for visibility
and security. building The door to the buildin and tunnel would be secure with access only by
residents and staff. The building would be consistent with Design Standards.
p
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 buildin g heights hts of both the chapel and school would be under
the 35 foot buliding gheight limitation. The tower of the chapel would be 53 feet, four
g
inches in total
height. The school house tower would be 34 feet, four inches The
Zoning Ordinance ance 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
conditional permit. The building height of the chapel tower can be allowed as part
p g
of the PUD approvals.
CO N C LUS I oN /REC OI M EN DATI O N
Based upon the submittals and review herein, City staff recommends approval of the
plan of development, preliminary and D general p d final plat and design standards p p q
review for the •
McKean Square Historic Village at 58 � 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.
plat shall be subject to review and approval of the City
2. The preliminary/final p y y
engineer
and City Attorney. All easements as required by the City Engineer shall
be dedicated.
City driveway The city Engineer shall approval all y and crosswalk locations on 58th
Street.
q.. The City Engineer approve ineer shall a rove 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.
subject
7
The tree removal, tree replacement and landscape plans are subject to review
and approval of the city Arborist.
Th e grading drainage and draina _ e plans shall be subject to review and approval of the
8
,
City Engineer, ineer Middle St. Croix Watershed District and Browns Creek Watershed
District.
9. The utility p lans shall be subject to review and approval of the City Engineer.
10, All newly ewl 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
g g
City pp staff approval prior to installation. All new light fixtures shall comply with the
requirements of the Zoning Ordinance.
11. signage All' si e installed on site shall comply with the requirements of the Zoning
Ordinance.
12. The e Commission and City Council shall comment on the proposed
bu g
ildin materials and architecture of the Historic Village and elevator building for
the tunnel.
13. As part of the PUD approvals, the Planning Commission recommends and the
Cit y approves a roves a conditional use permit allowance for tower elements to
not exceed 55 feet in height.
The Police Chief and Fire Chief should comment on any safety vehicle access
X14.
issues of the access points, driveways, or of the general site plans.
p
15.
A development contract amendment, if required, shall be subject to review and
approval of the City Attorney.
16. A tunnel nnel easement to allow placement of a private access under the City right -
of-way, a shall be executed with the applicant subject to review and approval of the
City Engineer and City Attorney.
8
N." I7
C 7. 1 I E ;Cis ing Conc /i x7175 r Cerr7o Plan?
C2. ! 1 Layout Plan
Grading Plan
lJfrlit� Plan
rghiing Plan
7-- archi Plans
McKean Square Record P/ /
l• 'rTC
cr,
II J
(1)
11MIR
IMMO HI
/
t ' ,. , , ,. ,,,,,,'U.4,'=-•
. ,,,,-,... • - ....
....._.,...--
• - - r-Ax;
. • •
0
0
0
0
10
10
2
1
3
F
110 cS 01, Invd 'S11-11.11-1 00 1 ;IVO
Do+ pans N 5 3011 11A LH 0110 . SH-1 0,111111001:1
ESM01-1
11
•01
1d OLIO SNOW0i'.4)3 ONLIS1)(3
i I
• - - - - 1.- •
1
1
.;•41,NV
Et g5 HEN Is
.1 9_1,5 DM'
(..-3D!NO1-1 NVI'clat.Afaci
NV4 . S.U-ID[73H )i'VG •
317301S11-1 . '
7
•
_
N
/
r
/
•
/
UL 0
' -
- • ,:,
4.-
. • '
sr,
1
I /
iN3!_4E7sv:1 ianan aiw 'W:10 .9
\
\
\/ - ,
/
\ \
/ 1
, - - - A-W=4:--'
, • •- --1. ,, ,i)-t-,---
/
/
- -f , ./ - - - -
, /,,, ' "/0" ---- ' i'.._v '- :,
--, --,
/,
..,_, , , / , ,,- '_,...
_.1....
''.
•
... , I--
IL
0
0)
JI
I I • • I MI I di
WI
11
IOU
1
)10Va1-3S omo7ing,ol
V..., .09 INV •-•
///
/I /
.
, ,IK
,...„.>
7 ,
1 -ov
A 7
,
7 ..._...
...
,,,..., ....)
/ / ac
/ .:,... ,
:,
•..... ._
_.„ 7..,.,,
\ 1
„...,,..„:
/ /,
r--: / / ....,
c" / i , , x s \/ L'j -( f—____.
A
/ . ,
//
/
.
/ '1_- V
\
,. ,. mcd "i , E9. / /
z , (ii .— ' /
/ I
a) , ,' / ,(
(3.) /1
;.< \ __. ,,,, ____.„. ▪ —
• ./ 1 ' N
/
------- a io.
, b
,..)' ) ..,-----
/ /pN \
/
/
/
1
0)
!-:•.;. • ,
cp. 7'
C C
'
g4
V
,,.- I
1 C,
\ L9\
;
1,0 e, Dins 0)V DM S.0)))1 13
11 0
(7)
,,,, inve LV •s31-139133 0
01
(.1w
:1
•
1•e MN • V S IR Of TiFt >ivO
uot in BAv 3N1 caZ S.17"Arviirlee
Siti1/4101-1 NVIU
fr
/
/
/
\ / 1
(
/
/./
/
•
'/ /
.,/
. / •
i'
/I
,
/
/ I / 1
/ - — - - • _d, T\
//, Z - — yc, K \
/
// -■ / \ \
L iI ,4 / , ,,.\\ \\/\ \
. // / •\ , )
0 1 1 /
/ . , \ 1
' L -
/
)
•
, 4 •
•
LT"
-------1 ir
C')
Iti
t
r 1
g
v I S bli S I} 1013,1 '.'.8Vd ;11/C)
our 7 DAV '41, [VP, { i'l ,; 39 V A ".1
F' c 2 ,...,:!.., 0 . : i, '
" '..
i[3 . •.,--, .., , . 7, : ,U...:
":::':.,'::,:?:'‘ • -e)
1RD1-11IVII:111AC-ISEILIci ',',1 Ff. 01 r i■ il
::: .' d -3 ._,, ,-..:,,, , :.,-:: ,,,,,...,:, - ,-,•.- 1 ......,..,
z • `. • /// a
0
/ 1 /
g g 2 2 .:,.' 2 2 2 2 2
/
/ ,.,/ /
,
/ A
/ 2 ',-.: .;`Z
(---- ,
;.--:
_________ ,..\ .c '
`.," ,„ ::... ,/ \ - 2. 2 2
•
g
7
1
1_
I1
III I 111 II Ilil "
hull 11 1[1110111mm
-
aim a
A • - = • •
• ; .1tA II . . T..,„..:11
•¢1•..65
tr:
40
zi
t.
I;
- :l Ir
.--- I'
• ' • ,
I..,.J
,,,_._,•.1, liti
._.•
i A
1(
•• 1 / •
st. I!! ii d ,(//
. ,,.
..7. ri •
1 , — F 1' F
- ._ : a., il
-- p2--.___
-_, il
,• ',..,■
.
....\\ i!--n------
,
„., E 1
-,,,
!
111
EN.
ihrimmii
.1„„,
>-
0
cio
C
A c
1
-
L9'115
_\ 0
C
_;"
_ H
g
• " •
' -Kr 50 A
„ 49V. , 09_
-e
8/ 1:W1Y
vi re
0 0 ,52;0 1 0'0 I
/ ? er..
441 4
3 C tI
sft
,
0
c
Re' 645Z
.0.89.00N
' 1/ 1 ifirl\-
V
)
CD
0
E
()
1--
May 9, 2008
Mr. Eric Johnson
City Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P.O. Box 2007
Oak Park Heights, MN 55082 -2007
Re: McKean Square Historic Site
Plan Review
Bonestroo file No. 55-08 -000
Dear Eric:
We have reviewed the plans dated April 23, 2008 for the McKean Square Historic Site as submitted by Folz,
Freeman, Erickson, Inc. Following are our comments and/or recommendations.
Sheet C1.1
1. The new drop -off will require full depth removal of the bituminous roadway a minimum of 2 feet
beyond the drop-off in all directions. Due to the age of the road and consideration on the type of
constuctian, milling the surface pavement and placing the surface course overlay will only be
required to the centerline of Norwich Parkway. This work should be identified on the drawings.
The typical section for Norwich Parkway is as follows:
1.5" Bituminous Wear Course
2.0" Bituminous Base Course
10.0" Class 5 Aggregate Base Course
Sheet C2,1
1. Identify the type of concrete curb and gutter that will be used at the drop-off location.
2. A 6' wide concrete sidewalk shall be placed between Norlan Parkway North and Norlan Avenue
North. With the installation of the sidewalk the existing pedestrian ramp to Norwich Parkway for
the bituminous trail should be removed and replaced with B618 concrete curb and gutter.
Sheet C3.1
1. Will there be any curb cuts at the drop -off location? An ADA accessible route will be required from
this drop -off location.
2335 Highway 36W
51. Paul, MN 55113
Tel 651 - 636 -4600
Fax 651-636-1311
vvww.bonestrao.com
Bonestroo
5t. Paul
St. Cloud
Rochester
Milwaukee
Chicago
City of Oak Park Heights
McKean Square Historic Site
2 p
At the drop-off there is a 2.5% cross slope between the 943.3 elevation and the 943.2 elevation.
The p lans should identify a maximum cross slope of 2.0% for all sidewalks.
3, Show percent slopes with the drainage arrows.
Sheet C4,1
1. Identify elevations and slopes for the sanitary service. Distinguish more clearly between existing
and proposed sanitary sewer.
2. Identi fy depth th for the water service. Distinguish more clearly between existing and
P
proposed water service.
Sheet C7.1
1. A detail sheet should be added including, but not limited to, the following items:
a. concrete drop off section
b. concrete sidewalk section
c. concrete curb and gutter
d. concrete steps
e. wooden ramp
t rain garden
General Comments
1. The following items need to be submitted for review:
a. Copy of the Approval letter from the Middle St. Croix Watershed Management
Organization.
b. Copy of any comments from the Browns Creek Watershed District.
The p lans will require further review when items discussed in this letter are submitted. 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
1
M
Karen 5. Erickson, P.E.
cc: Tom Ozzello, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner
Mark Vierling, City Attorney
Todd Erickson -Folz, Freeman Erickson, Inc.
DMP, BMK, File -- Bonestroo
Page 2
May 6. 2008
F CKBERG.
LAMMERS !If?,
A,rJn��r,�
ATTORNEYS AT LAW
Writer's Direct Dial:
(651) 351 -2118
Writer's E -mail:
mvierling@eckberglammers.com
Eric Johnson
City Administrator
City of oak Park Heights
14168 Oak Park Boulevard North
Oak Park Heights, MN 55082
Re: Boutwells Historic Village
Dear Eric:
August 19, 2008
Enclosed herewith for your files please find the original recorded
Development Permit for Valley Senior Services Alliance wh'
1185108 in the office of the Washington County Record
MJV/sdb
Enclosure
copy of Planned Unit
rded as Document No.
ECKBERG, LAMMERS, BRIGGS, WOLFF 3 VIERLING, PUP
Family Law 1 Divorce • Business and Commercial Law • Criminal Law • Personal Injury 1 Wrongful Death
Estate Planning 1 Probate • Real Estate • Land Use Law • Mediation • Municipal Law • Civil Litigation
Stillwater Office:
Stillwater Office:
1809 Northwestern Avenue
Stillwater, Minnesota 55082
(651) 439 --2878
Fax (651) 439-2923
Hudson Office:
2417 Monetary Boulevard
Hudson, Wisconsin 54016
(715) 386 -3733
Fax (651) 439 -2923
www.eckberglammers.com