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Home My WebLink About2003-02-13 BRAA Ltr to OPH Re General Plan Review1 111 Bonestroo Rosene • Ander lik VI Associates Engineers & Architects February 13, 2003 Ms. Judy Hoist Acting City Administrator City of Oak Park Heights 14168 Oak Park Blvd., P. O. Box 2007 Oak Park Heights, MN 55082-2007 Re: McKean Square General Plan Review BRA File No. 55-03-000 Dear Judy: 3onestroo, Rosene, Ander lik and Associates, Inc. is an and Employee Owned Principals: Otto G. Bonestroo, RE. • Marvin L. Sorvala, P.E • Glenn R. Cook, P.E. • Robert G. Schunicht, P.E. • Jerry A. Bourdon, PE. Senior Consultants: Robert W. Rosene, P.E. • Joseph C. Ander lik, P.E. • Richard E. Turner, PE. • Susan M. Eberfin, Associate Principals: Keith A. Gordon, PE. • Robert R Pfeffer le, PE. • Richard W. Foster, PE. • David 0. Loskota, PE. • Mark A. Hanson, PE. • Michael T. Rautmann, PE. • Ted K. Field, PE. • Kenneth P. Anderson, PE. • Mark R. Ro Ifs, PE. David A. Bonestroo, M.B.A. • Sidney P Williamson, PE., L.S. • Agnes M. Ring. M.B.A. • Allan Rick Schmidt, PE. • Thomas W. Peterson, PE. • James R. Ma land, PE. • Miles B. Jensen, P.E. • L. Phillip Gravel III, PE. • Daniel J. Edgerton, PE. • Ismael Martinez, P.E. • Thomas A. Syfko, PE. • Sheldon J. Johnson • Dale A. Grove, P.E. • Thomas A Roushar, Robert J. Devery, PE. Offices: St. Paul, St. Cloud, Rochester and Willmar, Mf\• N.Vebsite: www.bonestroo.com — 0, rr? FEB f 1 ative Action/Equal Opportunity Employer We have reviewed the general development plans and drainage report for the proposed McKean Square development (Boutwell's Landing — Phase 2) as submitted by Folz, Freeman, Erickson, Inc. and have the following comments and/or recommendations for your consideration: Preliminary Plat: 1. Use a minimum of 25' for the drainage and utility easements encompassing storm sewers connecting/outletting storm water ponds (20' is currently shown). 2. Storm sewers serving internal parking lots and the rock waterfall features will be privately owned and maintained. As such, drainage and utility easement are not required for these items (see attached sketch will recommended revisions). 3. All stormwater ponds and wetlands need accessibility for maintenance. If the proposed drainage and utility easement locations are not also usable for access locations, separate or expanded easements will be required. 4. [The Nolan Avenue North cul de sac right-of-way is missing the northwest portion of the circle, from Boutwell's Landing — Phase 1. This should be dedicated as part of this plat.] Site Liayput/Access Locations: 5• The planning report indicates that parking will be allowed on one side of the 28' wide streets. We recommend that parking be allowed on the side of the streets where sidewalks are being proposed, with the other side signed for no parking anytime. In addition, no parking should be allowed on either side of the streets near intersections or driveways to any of the buildings/units larger than duplexes. 2335 West Highway 36 • St. Paul, MN 55113 • 651-636-4600 • Fax: 651-636-1311 6. We had preliminary discussions at one time regarding providing another roadway access to the property to the west (presumably in the area of Units 56/57 or 58). This would provide a second access to this property along its southerly boundary. Does the City wish to pursue this issue, or assume a second access would come from another direction? (If it were to come from this development, a minimum of one unit would be lost.) 7. The proposed street right-of-way on the east side of the development coincides with the east property line (which is also the City boundary). Some grading for boulevard construction and fill /cut slopes will be required outside of the roadway right -of -way. As such, temporary construction easements will be required from the adjacent township property owner. 8. We agree with the planning report that the median island in Nolan Parkway in the southwest corner of the site be removed. To maintain a 120' centerline radius, the outside curb line and right -of -way should be adjusted, and the plat revised accordingly. This may result in Units 49 -- 53 needing realigning /rotating to make the driveways work better. 9. We also agree with the planning report that a sidewalk connection is needed in the northeast corner of the site to Norwich Parkway. We recommend it be continued along the west side of Nolan Parkway to Norwich Parkway with an access ramp constructed at the intersection. Accordingly, a pedestrian ramp should be constructed on the north side of Norwich Parkway at the corresponding location. Grading /Drainage: 10. Storm water runoff from the majority of this development will be tributary to eight different internal ponds /wetlands (four proposed storm water ponds & four existing wetlands). A detailed drainage report was included as part of the general plan submittal. We are currently reviewing these calculations and will have more detailed review comments in the near future. Some general comments on the report and grading plan include the following: • We require that structures adjacent to ponds maintain a 3.0 -foot separation between the 100 -year HWL and the structure's lowest opening, and that the Emergency Over Flow (EOF) route be a minimum of 1.0 foot below the lowest opening. The second paragraph of Section 3.5 of the drainage report should be revised to reflect this. • Show the locations and elevations of all pond EOF's on the grading plan. (The locations of some of the pond EOF's are shown on the Preliminary Utility Plan). • Pond 1 • o The EOF is noted to be at an elevation of 935.5 (presumably to the east on adjacent property). The lowest adjacent townhome opening is 936.0. This separation needs to be a minimum of 1.0 foot, especially since this is a land- locked pond. The natural EOF could be graded to 935.0 or lower, fairly easily, with permission from the adjacent property owner. o The 100 -year HWL will back up into Pond 4, basically making these two ponds function as one in large storm events. If the 100 -year HWL increases above 932.0, it will also back up into Pond 2. • Pond 3: o The EOF is noted to be at an elevation of 945.8, and the lowest adjacent townhonie opening is 946.0 (Units 14 & 15). Maintain a 1.0 -foot minimum. difference. • Pond 4: o The retaining wall on the south side of Nolan Parkway North adjacent to the pathway is up to 20 feet in height. We assume some type of protective handrail will be installed on top of this wall (as well as the three other wing walls for the bridge /culvert). • Pond 7: o The 100 -year HWL of 939.9 is approximately only 10 feet from the backdoors of the proposed townhomes along Nolan Avenue North (McKean West). As such, the proposed EOF at elevation 941.0 to the south needs to be clearly defined, and the street curb & gutter and boulevard kept below this elevation. O Pond S: This pond is currently shown as a landlocked wetland. The post - development tributary drainage area is smaller than the pre - development, however now the back half of developed lots will be draining to this wetland. Although the 100 -year back -to -back modeled water levels are sufficiently below any adjacent structures, it may be prudent to install an outlet to this wetland (as part of the McKean West project). This would help ensure that the existing wetland water levels do not remain at elevated levels after storm events or more permanently. Elevations of the existing storm sewer in Nolan Avenue North would allow for this scenario. 11. The design and construction of the proposed retaining walls adjacent to storm water ponds or internal trails are the responsibility of the developer's engineer. We will require detailed design drawings and calculations for these walls. 12. Storm sewer sizing/calculations have not been submitted for this general plan review and will either be reviewed when submitted or prepared by Bonestroo & Associates during the final design of the project. Sanitary Sewer: 13. Existing sanitary sewer in Norwich Parkway and Nolan Ave. N. (provided with Boutwell's Landing — Phase 1) is of sufficient depth to serve this entire development by gravity flow. Duplex Unit 39/40 has the lowest basement elevations and will be the critical elevation to meet. As such, the proposed sanitary sewer will need to stay at minimum grade from Norwich Parkway, creating depths up to 27' deep. 14. The developer has indicated a desire to save as many existing trees as possible along the west side of Nolan Parkway by the 46-Unit Brownstone Flats building. Sanitary sewer will be up to 24' deep in the street at this location. Normal open trench construction would result in a trench and stockpiling area of over 100' in width. To save the desired trees, subcutting, shoring and backhauling methods of excavated material will need to be utilized during construction, resulting in more expensive construction for this segment of sanitary sewer. 15. The 12 -Unit Brownstone Flats building and the 5 -piex townhome unit in the southeast corner of the site should have their own (6" or 8 ") sanitary sewer services. 16. As shown, the top of the sanitary sewer will be only 1. ' below the bottom of Pond 4 under the concrete arch bridge /culvert. This section of sanitary sewer will need to be encased, and/or the pond bottom raised as much as possible. Water Main: 17. The water main layout, in general, is acceptable. The alignment of the 12" trunk water main in the western portion of the site where it will connect to McKean West (and the existing 8" line in Nolan Avenue North) may be revised dependent upon the minimum fire flow pressures required by the fire department. Miscellaneous: 18. A detailed sediment and erosion control plan needs to be included as part of the general plan submittal, as it pertains to the grading and private storm sewer construction activities. We will be preparing one as part of the street and utility improvement plans. Since Bonestroo & Associates will be preparing the final plans and specifications for this project when authorized to do so, specific comments relative to street and utilities layouts will be addressed at that time. Any items affecting grading or other site improvements being constructed by the developer will be coordinated with the developer's engineer. If you have any questions or require additional information, please contact me at (651) 604-4815. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC Dennis M. Postler, P.E. Enclosure cc: Jay Johnson, 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\01d\IVIeKean Square - General Plan Review_2-13-03.doe I rkk A 1 t3* i 'i++ # fi r► D ii i 4 \ \ .a le . �. i ,) 1� ° ; t VS`Y . ,.ti... . 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