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HomeMy WebLinkAbout2008-11-12 OPH Ltr to Applicant Returning Gen. Plan Application & Other Items14168 Oak Park Blvd. N. P.O. Box 2007 Oak Park Heights, MN 55082 Phone: 651.439.4439 Fax: 651.439.0574 November 12, 2008 Mr. Tim Nolde Anchobaypro, Inc. 775 Green Twig Way Stillwater, MN 55082 City of Oak Park Heights Direct: 651.351.1661 Email: jhultman @cityofoakparkheights.com Re: Carriage House Cooperative @ 58 St. N. & Oakgreen Ave. N. General Plan Application --- Phase! Dear Mr. Nolde: Enclosed herewith, please find the application and material remaining for your application submitted on October 15, 2008. These are being returned to you as result of your not providing the items requested by the City Planner in his letter of October 28, 2008 which would have made the application complete had they been received by November 4, 2008. Please contact me with any questions you may have regarding this mailing. Sincerely, Jul Hultman Pia Wing & Code Enforcement Officer pc: Eric Johnson, City Administrator November 5, 2008 Mr. Tim Nolde Anchobaypro, Inc. 775 Green Twig Way Stillwater, MN 55082 Dear Mr. No 1de: Sincerely, pc: Eric Johnson Julie Hultman Todd Erickson NORTHWEST ASSOCIATED CONSULTANTS, INC, 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 56422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com RE: Oak Park Heights — General Plan Application for Phase 1 of the Carriage House Cooperative at 58 Street North and Oakgreen Avenue FILE NO: 798.02 — 08.12 The City of Oak Park Heights is in receipt of your application submitted on October 15, 2008 seeking consideration by the City for the general plan for Phase 1 of the Carriage House Cooperative at 58 Street North and Oakgreen Avenue. On October 28, 2008, you were sent a letter from our office indicating that your application would be deemed complete if a list of required items were submitted by November 4, 2008. As of November 5, 2008, those items were not submitted to the City and as such, the application has been deemed incomplete. The City will return all of the application materials to you in corning days. It is my understanding that you plan to submit materials prior to the development application timeline of November 13, 2008 for consideration of this general plan at the December meeting. Please contact me with any questions you may have. NORTHWEST ASSOCIATED CONSULTANTS, INC. Scott D. Richards, AICP Senior Planner November 5, 2008 Mr. Tim Nolde Anchobaypro, Inc. 775 Green Twig Way Stillwater, MN 55082 Dear Mr. Nolde: Sincerely, NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 753.231 .2555 Facsimile: 763.231 .2561 planter @nacplanning.com NOV RE: Oak Park Heights - General Plan Application for Phase 1 of the Carriage House Cooperative at 58 Street North and Oakgreen Avenue FILE NO: 798.02 -- 08.12 The City of Oak Park Heights is in receipt of your application submitted on October 15, 2008 seeking consideration by the City for the general plan for Phase 1 of the Carriage House Cooperative at 58 Street North and Oakgreen Avenue. On October 28, 2008, you were sent a letter from our office indicating that your application would be deemed complete if a list of required items were submitted by November 4, 2008. As of November 5, 2008, those items were not submitted to the City and as such, the application has been deemed incomplete. The City will return all of the application materials to you in coming days. It is my understanding that you plan to submit materials prior to the development application timeline of November 13, 2008 for consideration of this general plan at the December meeting. Please contact me with any questions you may have. NORTHWEST ASSOCIATED CONSULTANTS, INC. k/ IV\-01 6b/c, tl) LkLuuL. rYno-L-L oiL \r•( I `� U ° bASI:ixl C'd LaLrrn 0,p0A co3 j\s2k(4.eoiL u(si,h (--tO o rn. fLukuu131) • (4- ) 1 3-- jAA cj Scott D. Richards, AICP Senior Planner �.��.� -.� �O o� �� d P, I� . nom'' pc: Eric Johnson '(�1� `"{ ���' e � Julie Hultman ` � Cuo �� cc* Todd Erickson ��'�r�� � pub 4-- - 0 9 I " CopuD) /C) dH.47 A l a - :►� 2,0 , �`� 414 -- CITY OF OAK PARK HEIGHTS Memo TO: City Council Members FROM: Eric Johnson, City Administrator WEEKLY.NOTES - October 3ist, 2008 Not DEC Pitir7M4 • Zoning 1 Development Items 1. There have been no new *pH citib Page 1 of 25 2. Staff had met on Wednesdpy with Tr, olde regarding his proposed Carriage House Developmet;_savoi documents are required from Mr. Nolde prior to Nov 4th in order to deem the application as 'complete'. The City has received no additional information regarding the TIF proposal. 3. The City has advised VSSA (see letter to Alien Black) regarding the restoration of 58th Street (over the tunnel), that the final surface is not acceptable. 4. There are outstanding development issues with Pine Grove Gardens and Oakgreen Village that must be addressed by these developers. The City will be accessing the Letter of Credit on the Pine Grove Gardens project as they have failed to complete the final lift of asphalt; and there construction issues on the trail between Oakgreen Ave and Nova Scotia. Both developers have been made aware of these matters on several occasions, yet progress is not made. 5. The City has issued a prairie burn permit to Boutwell's Landing, which should occur in Nov sometime, weather dependent. Cif The Committee will be meeting again next Friday (8:30 am) to discuss additional building issues; likely color selections will be of significant interest. 1 have enclosed a full copy of the comment received at the Open House. The City received several positive comment not only about the building but also the process. The Council should take great pride in the fact that it has made extensive effort to engage and make the public aware of the project. On Thursday, some members of the Building Committee, (although all Commitfee Members are invited), will be meeting with the Mechanical Engineer on the project to further discuss geothermal options; 10 am - City Hall. ON APPLICATION FOR PLANNED UNIT DEVELOPMENT: GENERAL PLAN APPROVAL, CONDITIONAL USE PERMIT, SUBDIVSION, SITE PLAN & DESIGN GUIDELINES REVIEW ALLOWING CONSTRUCTION OF SENIOR COOPERATIVE HOUSING TO BE KNOWN AS CARRIAGE HOME COOPERATIVE AND LOCATED W. OF OAKGREEN AVE. AND E. OF NOVA SCOTIA AVE. NOTICE IS HEREBY GIVEN that the Planning Commission for the City of Oak Park Heights, Washington County, Minnesota shall hold a public hearing, at the direction of the City Administrator, upon the application of Timothy Nolde, Anchobaypro, Inc. for Planned Unit Development: General Plan Approval, Conditional Use Permit, Subdivision, Site Plan and Design Guidelines Review, allowing construction of senior cooperative housing to be known as Carriage Horne Cooperative, affected property being situated within City of Oak Park Heights, County of Washington and State of Minnesota. The public hearing shall be held before the Planning Commission on Thursday, November 13, 2008 at 7:00 o'clock p.m. at the City Hall, 14168 Oak Park Blvd. N., Oak Park Heights, Minnesota 55082. All written and oral comments will be considered. Review of the findings and recommendation of the Planning Commission is anticipated to be held by the City Council on Tuesday, November 25, 2008 at 7:00 o'clock p.m. at the City Hall Dat t th day of NeAternbri 4, 2008. IP 4 OF E CITY COUNCIL • • son, City Administrator ATTENTION: NOTICE OF PUBLIC HEARING NOTICE OF PUBLIC HEARING CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA At the request of the applicant this project has been both concurrently withdrawn as well as additionally rejected by the City for lack of 'completeness'. The public hearing slated for November 13, 2008 has been CANCELLED. There will be no information presented as to the application on such date. New notices will be mailed at the time of any newly proposed hearings. wonCeme pue woz'ssOJdxJ le odJoy M (6ZE9'8EZ) Avaoi 3 `888' i. ANDERSON,LIS A J` 13991 60TH ST CT #303 STILLWATER MN 55082 BIXBY,DEBORAH K. 13981 60TH ST CT N 203 OAK PARK HTS MN 55082 BRITZ,CHARLES M 13991 60TH ST CT N #308 STILLWATER MN 55082 CIT OF OAK P HEIGHTS 14168 i • P ` BLVD N PO BOX STILL ATER MN 55082 DERDZINSKI,EDWARD 13991 60TH ST CT #304 STILLWATER MN 55082 HALL,DANIAL A & LOIS J 13999 60TH ST N STILLWATER MN 55082 J K & K GROUP LLP 11550 STILLWATER BLVD N STE #106 LAKE ELMO MN 55042 LOWES HOME CENTERS INC 1605 CURTIS BRIDGE RD WILKESBORO NC 28697 MN DEPT OF TRANSPORTATION 395 JOHN IRELAND BLVD ST PAUL MN 55155 BAILEY,LANCE N 13991 60TH STN #305 STILLWATER MN 55082 BLAISDELL,MICHAEL J 13991 60TH ST #302 STILLWATER MN 55082 BROWNING,CHRISTOPHER G & AMY M 237 RUTHERFORD RD STILLWATER MN 55082 CONNERS,STEVEN R 13991 60TH ST CT N STILLWATER MN 55082 FRITSCHE,ROBERT W & CYNTHIA A 13971 64TH STCTN #103 OAK PARK HEIGHTS MN 55082 HOM4ME INC 15185 CARROUSEL WAY #101 ROSEMOUNT MN 55068 JOHNSON,RICHARD E & VIRGINIA 5 843 OAKGREEN CT N STILLWATER MN 55082 MALMGREN,ROSE A 1526 23RD ST HOULTON WI 54082 MYRLIE,ORLIN D & JUDITH A 3621 ASHBURY RD EAGAN MN 55122 BAKER,CYNTHIA A 13971 N GOTH CT STILLWATER MN 55082 BOLAND,WILLIAM M 1621 NAMEKAGON ST #46 HUDSON WI 54016 BURTON,JOHN & DEBRA 13971 60TH ST CT N #102 STILLWATER MN 55082 CSM EQUITIES LLC 500 WASHINGTON AVE #3000 MINNEAPOLIS MN 55415 GREENE,TAMMY M 13991 60TH ST CT N #301 STILLWATER MN 55082 HOOLEY,KATHLEEN M 13971 N 60TH ST #108 STILLWATER MN 55082 JOHNSON,SIMON 0 & JORDYCE M 5725 OAKGREEN AVE N STILLWATER MN 55082 LINDER,JOY 1 LINQUIST,MABEL L LIPINSKI,PAULETTE 13981 N 60TH ST CT 204 12345 77TH STN 13971 60TH CT N #106 OAK PARK HTS MN 55082 STILLWATER MN 55082 STILLWATER MN 55082 MISENOR,CATHLEEN H 13 971 60TH STREET CT N #101 STILLWATER MN 55082 NOVA SCOTIA PARTNERS LLC 2177 YOUNGMAN AVE #180 ST PAUL MN 55116 assaidxj ei of )9 L S3AV /a9AV o1. and wo) jooad -W I f 3OZEODD asn spiel 15u! !avi Jasa-3 LIOD'hAA91VIAAM Due WoYssaJdx3al ?Jothoymmn 6Z €9'S €Z) AVOW. D'888` OAK PARK HEIGHTS DEV LLC 760 STILLWATER RD MAHTOMEDI MN 55115 OAKGREEN 42 TRS 15185 CARROUSEL WAY #101 ROSEMOUNT MN 55068 PALMER,ALLAN T 5625 OAKGREEN AVE N STILLWATER MN 55082 PINE GROVE GARDENS ASSOC 12415 55TH STN LAKE ELMO MN 55042 SHATTUCK,LORI J 13991 60TH ST CT N 306 STILLWATER MN 55082 STABNER,ALLEN & BARBARA 15135 ELMCREST AVE N HUGO MN 55038 XCEL ENERGY 414 NICOLLET MALL MINNEAPOLIS MN 55401 OAKGREEN 30 TRS 15185 CARROUSEL WAY #101 ROSEMOUNT MN 55068 OAKGREEN VILLA LLC PO BOX 2118 STILLWATER MN 55082 PATON,ROBERTA C 13971 GOTH CT N #105 STILLWATER MN 55082 SANDERSON,PAMELA S ETAL 14010 54TH ST STILLWATER MN 55082 SKELTON,BRANDON M 5 862 OAKGREEN CT N STILLWATER MN 55082 S UTHERLAND, CONNIE LEE 13981 60TH ST CT N STILLWATER MN 55082 J # n 1 V N E f S OAKGREEN 32 TRS 15185 CARROUSEL WAY 11101 ROSEMOUNT MN 55068 PALMER,ALLAN H & MARGARET L 5625 OAKGREEN AVE N STILLWATER MN 55082 PINE ROVE DEV LLC 1241555 ST LAKE EL ► 0 55042 SEDLACEK,DWIGHT 2627 FAIRLAWN DR STILLWATER MN 55082 SNOW,JA.SP•ER J 5858 OAKGREEN CT N OAK PARK HEIGHTS MN 55082 WOLFF,STEVEN .I & ANN L 701 HARRIET DR S STILLWATER. MN 55082 YOUNGQUIST,STEPHEN R 3 N\I 391 OWASSO BLVD S ROSEVILLE MN 55113 .sseRixj,</ alwodloj 09 L Mt/ ICl9AV off. aaedwo) JooJd -wa f SOZ €OJID aleiduua .asfl s�agal 6u!I!eW iasei toigovik October 28, 2008 Mr. Tim Nolde Anchobaypro, Inc. 775 Green Twig Way Stillwater, MN 55082 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@ n acpla nning.corn Dear Mr. Nolde: NORTHWEST ASS CIATED CONSULTANTS, INC. RE: Oak Park Heights -- General Plan Application for Phase 1 of the Carriage House Cooperative at 58 Street North and Oakgreen Avenue FILE NO: 798.02 — 08.12 The City of Oak Park Heights is in receipt of your application submitted on October 15, 2008 seeking consideration by the City for the general plan for Phase 1 of the Carriage House Cooperative at 58 Street North and Oakgreen Avenue. This application consists of requests for general plan, site plan, and Design Guidelines review. With this letter, we are notifying you that your application will be deemed complete with the receipt of the following items by November 4, 2008. if the materials are not submitted by that date, the application will be deemed incomplete and returned to you by the City. 1. As part of concept plan approvals, the City Council had recommended that the setback for the building to Oakgreen Avenue be closer to 30 feet. The plan indicates a 20 foot setback. Provide payment of $'1 ,650 fees and $9,000 escrow for Site Plan Review, PUD, Subdivision and Conditional Use Permit. 3. Provide a separate and distinct "construction phasing plan" that clearly delineates what improvements will be constructed in what phase. Please ensure this clearly defines when you proposed to construct all streets, trails and parking lots. 4. Provide a specific and distinct trail plan should show a connection between the 58 Street trail and the inner campus, (around the southwest corner of building) as well as a trail connection, including possible retaining wall that may be needed in order to provide trail along 58 Street to Nova Scotia Avenue — show such connection to Nova Scotia from corner of 58 Street and Oakgreen. Mr. Tim Nolde October 28, 2008 Page 2 5 Provide a proposed plat drawing showing the removal of Outlot B, and merge all such space into Outlot A. This may not be a separate lot. Provide perspective elevation of buildings from Oakgreen Pro reen Avenue and from 58 p p g g Street. Provide samples of proposed materials. 7 Provide specific engineering data that the total impervious area to be ultimately constructed in both phases can be adequately handled utilizing the current ponding systems in the area. Provide detailed information for this question to Dennis Pastier, City Engineer of Bonestroo. 8 Provide a more in -depth traffic study that comments on the impacts of this upon development u on the intersection of Oakgreen Avenue and 58 Street. Please p ensure this traffic study specifically omments on the right -hand turning action t � from Oakgreen Avenue onto 58 Street Eastbound; comment and provide supporting information if this intersection would warrant the installation of a turn lane. 9 Provide additional information about the trees at the property, specifically provide information about each tree to be removed or retained: this must include a delineation of specific species, statement of tree condition for each tree to be retained and caliper size of each tree to be remove or retained. 10. Provide a detailed signage plan. 11. Provide a detailed snow - removal plan. 12. Provide a detail plan of all trash enclosures or areas for such staging. 13. Provide detailed information if there will be on -site power generation or outside placement of HVAC Systems. 14. Provide a revised lighting plan indicating light fixtures no more than 25 feet to the top of the fixture and pole. Staff reviewed the application materials at a meeting on October 22, 2008. As noted above, there are a significant number of items that were not submitted with the application. We should discuss the timing of the application and whether the public hearing be delayed until the December meeting. We invite you and your representatives to a meeting on October 29, 2008 at 10:30 AM to discuss these issues and address any questions you may have. Mr. Tim Noide October 28, 2008 Page 3 Pursuant to Minnesota Statutes 15.99, Subd. 3(f), the City of Oak Park Heights is herewith extending the period of time for agency /city review of the application for an additional 60 day period (for a total of 120 days from the date of application) inasmuch as the City has determined that additional research and study by City staff relative to the complexity of the project as proposed will be required. Please contact me with any questions you may have. Sincerely, NORTHWEST ASSOCIATED CONSULTANTS, INC. Scott D. Richards, AICP Senior Planner pc: Eric Johnson Julie Hultman Todd Erickson Julie Hultman From: Sent: To: Subject: OPH Staff - Kathy Widin OPH Arborist 1 K.D. Widin kdwidin a©comcast. ne.t} Thursday, October 23, 2008 9:31 AM Eric Johnson; Mark Vierling (E- mail); Dennis Postler (E- mail); Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello Carriage Station Cooperative - Tree Removal and Landscaping I have reviewed the proposed plans for the Carriage Station Cooperative project and have the following comments: 1. Tree Removal - a. Almost all of the trees are being removed from the site for this project. The tree list is incomplete re: species. The species should be identified for all trees, since some species are not included in tree replacement calculations. Condition of trees would be a good component to add as well. If trees are in poor condition, are a risk, or are dead, they would not be counted in terms of tree replacement requirements. I will verify species and condition on site, but I do not do an inventory as part of my review. b. The developer should provide a calculation of the tree replacement requirement for this project. The formula is included in the OPH Tree Protection Ordinance. 2. Landscape Plan - The placement and species selected for landscaping generally look good. A couple points: a. Trees left in the right -of -way on Oakgreen will make it difficult to landscape the area. I will check trees to remain along Oakgreen as part of my review and may suggest that some of those be removed due to condition or placement. b. The Planting Detail, showing removal of burlap and twine from top of root ball (after placement of tree in planting hole), should be adhered to. Trees will be checked for proper planting and the work will be required if not done at planting. c. Oaks - pin oak should be Northern pin oak (Quercus ellipsoidalis) so the trees have the best chance of surviving and doing well in local conditions. The sugar maple cultivar chosen should also be of a provenance suitable for this region of the country to insure the best establishment. d. If the plan does not cover the tree replacement requirement for this project then more trees will need to be included, or there will be a requirement of cash in lieu of replacement, to be paid to the city's Tree Planting Fund. Please contact me if you have any questions regarding this review. Please forward my comments to the developer. CITY OF OAK PARK HEIGHTS s DEVELOPMENT APPLICATION 14168 Oak Park Boulevard P.O. Box 2007 Oak Park Heights, MN 55082 Escrow Amount: (651) 439 -4439 Fax: (651) 439 -0574 Street Location of Property Wt tYF cpG kyW`"\ AvQ,/ 0'---1 d c Get- 3 ie-.24 Legal Description of Property 0 C Oc&: ' V �'���'�� -- er t'1A.qtrL3 Or) Owner: Name en K\0\ / / nJi cj pr j ' r c .. - Address: '15 Gr--w-A ` kJ j City: c ,,,3c..;i State: rv‘a•I Zip: 55'0 8 Telephone: (Home) (Business) Zr' "` ( W57 (Fax) (Other) Applicant: Name Address: City: State: Zip: Telephone: (Home) (Business) (Fax) (Other).. Type of Request(s) Zoning District Amendment Conditional Use Permit Variance: Single Family Residential Variance: Other. Residential /Commercial /Industrial Subdivision Subdivision: Minor • Comprehensive Plan Amendment Description of Request(s): ene,rck, ?Lc, IR_ CC5 CS, ck.÷; wner /Applicant Initials Base Fee: Home Occupation Site Plan Review PUD: Amendment _ PUD: Concept Plan PUD: General Plan w- Street Vacation City Financial Assistance Ccker If a p request for fanning /zoning action on the subject site or any part thereof has been q previously approved, please describe it below: Development Application, Page 2 Application Review The undersigned acknowledges that before this request can be considered and/or approved, all g g incomplete required information and fees, including ��any deposits, must be paid to the City. An ncomplete application will be returned to the applicant. The application approval process commences and pp p an application is considered complete when all required information and fees are submitted appropriately to the City. Professional Fee Responsibility It is the understandin g of the undersigned that all City incurred professional fees and expenses associated with the p rocessing of this requests} will be promptly paid upon receipt. if payment is not received from the applicant, the property owner acknowledges and agrees to be responsible for the unpaid fee balance either by direct payment or a special assessment against the property. Applicants will be billed on a monthly basis for Planning, Engineering, Legal and Community pp Develo ment fees as they are accrued. It is understood that interest will be charged on the account at the maximum rate allowed by the Fair Credit Act if it becomes thirty (30) days past due. Failure to y a administrative and processing fees in a timely manner may result in denial to p ay of the application. Alt fees must be paid at the time of application and shall be paid prior to the issuance of a building permit. The pp undersigned applicant further acknowledges and consents that all unpaid fees owing the g City of Oak Park Heights shall be treated as unpaid utility fees and may be certified for v collection as with delinquent utility billings and may be assessed against the subject real s� property if unpaid by October 3l of each year. Property Address Oct /-14i-Lsga — 0641 C., 4. 45 VT Own - r Signature Applicant Signature General Conditions Date: Date: ro Development Application, Page 3 Zoning District Amendment Conditional Use Permit/Amendment: Residential Conditional Use Permit /Amendment: Industrial /Commercial Variance: Single Family Residential Variance: Industrial/ Commercial Subdivision: Major Subdivision: Minor Home Occupation Site Plan Review Street Vacation PUD: Amendment CITY OF OAK PARK HEIGHTS 14168 Oak Park Blvd. N. P.O. Box 2007 Oak Park Heights, MN 55082 PUD: Concept Plan PUD: General Plan DEVELOPMENT ACTIVITY Comprehensive Plan Amendment City Financial Assistance Eg: TIF, Tax Abatement, Special Assessments, Annexation, Special District Projects, Etc.. BASE FEE * ESCROW $400 $1,00I-3,000 $150 $400 $150 $400. $200 $400 $100 $700 ,4 $500 $700 $500 Non - Refundable $3,000 FEE SCHDULE (Updated 09-12-08) $1 000-3,000 N/A $1, 000-3,000 $1,000 3 000 $500 N/A $1,00i-3,000 $500 $1,000-3,000 $1,000-3,000 $1,00 u -3,000 $1,000-3,000 N/A *Escrow: Escrow is a guarantee that all final bills for the project will be paid. Based on Number of Units: 1 -9 $1,000 10 -50 $2,000 51+ $3,000 If the project exceeds 10 acres in size an individual escrow will be calculated for the project Alt new subdivisions must satisfy park dedication requirements. Home Occupation and Home Occupation Minor are renewed annually and require $10 annual renewal fee. tail FoIz, Freeman, Erickson, Inc. LAND PLANNING - SURVEYING - ENGINEERING Carriage House Cooperative Narrative General Plan Submittal October 15, 2008 With this proposal we are submitting for General Plan for Phase I of the Carriage House Cooperative. Items addressed since our last approval concept submittal are as follows: 1) An emergency overflow has been provided to protect existing structures surrounding the 58 �, y p Street pond. 2) The double road has been replaced with a new design of one loop road with cul -de -sac drop offs for each of the proposed buildings. 3) Setback and grading along Oakgreen Avenue has been provided to preserve the existing trees. 4) The underground parking configuration has been adjusted to allow for adequate turning movements. Also included is a revised plat showing lot lines in accordance with TIF funding requirements. The lot lines have been configured to meet the TIF performance standards, which relate to the existing occupied area to that of the total area. The TIF application process has already started and will continue to be reviewed and finalized by City Staff and our attorney. The Phase I building is a 44,421 s.f. two story structure, above a parking garage. The parking provided for this building consists of 56 underground parking stalls and 33 surface stalls. Eleven of the 33 stalls will be shared with Phase II. The new looped street extension will be 28 -feet back to back, with B612 curb and gutter. A 7-ton road design will be used for the street section. As before all internal streets will be private. Slight modification to the utilities for sanitary, storm and watermain will allow for service to the proposed building. A new loop will be created with the existing watermain on Oakgreen Avenue. The sanitary sewer connection will be to an existing manhole on Oakgreen. Landscaping along Oakgreen Avenue and 58 Street has been augmented with the planting of additional oak trees along the boulevard. Screening and naturalizing areas were a design parameter of the landscaping plan, along with providing for private yard areas inside of the courtyard area. Grading for the project will provide for a pad ready site for Phase II of the project, with all of the existing homes and trees removed as part of Phase I construction. This will allow for the least amount of commotion while constructing Phase 11 in the future. Also, following this narrative is a drawing depicting the MnDot re- alignment of Oakgreen Avenue, which shows no adverse impact to our project. 12445 55th Street North, Lake Elmo, MN 55042 a Phone: (651) 439 -8833 • Fax: (651) 430 -9331 4 Website: www.fe- inc.com Bruce A. Folz, LS Txmoth Freon, LS Todd A Erickson, PE 1939 - 201 rincrpal Principal FoIz, Freeman, Erickson, Inc. LAND PLANNING - SURVEYING - ENGINEERING Carriage House Cooperative Narrative General Plan Submittal October 15, 2008 With this proposal we are submitting for General Plan for Phase I of the Carriage House Cooperative. Items addressed since our last approval concept submittal are as follows: 1) An emergency overflow has been provided to protect existing structures surrounding the 58 �, y p Street pond. 2) The double road has been replaced with a new design of one loop road with cul -de -sac drop offs for each of the proposed buildings. 3) Setback and grading along Oakgreen Avenue has been provided to preserve the existing trees. 4) The underground parking configuration has been adjusted to allow for adequate turning movements. Also included is a revised plat showing lot lines in accordance with TIF funding requirements. The lot lines have been configured to meet the TIF performance standards, which relate to the existing occupied area to that of the total area. The TIF application process has already started and will continue to be reviewed and finalized by City Staff and our attorney. The Phase I building is a 44,421 s.f. two story structure, above a parking garage. The parking provided for this building consists of 56 underground parking stalls and 33 surface stalls. Eleven of the 33 stalls will be shared with Phase II. The new looped street extension will be 28 -feet back to back, with B612 curb and gutter. A 7-ton road design will be used for the street section. As before all internal streets will be private. Slight modification to the utilities for sanitary, storm and watermain will allow for service to the proposed building. A new loop will be created with the existing watermain on Oakgreen Avenue. The sanitary sewer connection will be to an existing manhole on Oakgreen. Landscaping along Oakgreen Avenue and 58 Street has been augmented with the planting of additional oak trees along the boulevard. Screening and naturalizing areas were a design parameter of the landscaping plan, along with providing for private yard areas inside of the courtyard area. Grading for the project will provide for a pad ready site for Phase II of the project, with all of the existing homes and trees removed as part of Phase I construction. This will allow for the least amount of commotion while constructing Phase 11 in the future. Also, following this narrative is a drawing depicting the MnDot re- alignment of Oakgreen Avenue, which shows no adverse impact to our project. 12445 55th Street North, Lake Elmo, MN 55042 a Phone: (651) 439 -8833 • Fax: (651) 430 -9331 4 Website: www.fe- inc.com Bruce A. Folz, LS Txmoth Freon, LS Todd A Erickson, PE 1939 - 201 rincrpal Principal — 0'6 a CIL rnar q-Lika-n C_dputoiL, — p uak , 0L - ------ Lan ciAr G (4trytj) 73w6mAtt a-p-pQA c ca)cA,L) vTh ocLJ9 Ju:kuLpQ r i duz._ c ji j N itv 4 t-rc- 11 tc/) (-6 ryiet, cii\cut auLt CUtc- lu qi (s- Lt t 0LV LLA-Luc_