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HomeMy WebLinkAbout2009-05-06 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial H ighvvay, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2661 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 6, 2009 RE: FILE NO: 798.02 — 09.02 BACKGROUND Oak Park Heights — Oakgreen Commons and Carriage House Cooperative Planned Unit Development (PUD), Preliminary and Final Plat, Building Height Conditional Use Permit (CUP) Tim Nolde, representing Oakgreen Villa LLC and Green Twig LLC, has made application for PUD concept and general plan, preliminary and final plat, and building height conditional use permit for the Oakgreen Commons and Carriage House Cooperative development west of Oakgreen Avenue and north of 58 Street. A PUD concept plan application for two 48 unit senior cooperative rental buildings, referred to as the Carriage House Cooperative, was filed in July 2008. The project was to be constructed in two phases and is located near the intersection of 58 Street North and Oakgreen Avenue. The City Council approved the PUD concept plan at their August 26, 2008 meeting. In October 2008, the applicant submitted a PUD general plan request to allow the construction of the first phase of the Carriage House Cooperative. The applicant withdrew this request prior to the Planning Commission public hearing. The applicant is now proposing a general plan approval for the 48 unit Carriage House Cooperative building at the corner of Oakgreen Avenue and 58 Street. The second building, the Oakgreen Commons, is a 110 assisted living facility and is to be constructed north of the Carriage House Cooperative on Oakgreen Avenue. Concept and general plan approvals are requested for the Oakgreen Commons. Attached for reference: General Site Plans: 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. Carriage House Cooperative: Exhibit 15. Exhibit 16. Exhibit 17. Exhibit 18. Exhibit 19. Exhibit 20. Exhibit 21. Exhibit 22. Exhibit 23. Exhibit 24. Exhibit 25. Exhibit 26. ISSUES ANALYSIS Adjacent Uses. North of Site: South of Site: Existing Conditions Plan (C1.1) Removal Plan (C1.2) Tree Removal Plan (C1.3) Master Plan (C2.1) Layout Plan (C2.2) Turning Movements (C2.3) Grading /Erosion Plan (C3.1) City Trail Plan (C3.2) Utility Plan (C4.1) Traffic & Street Sign Plan (C5.1) Preliminary Plat Lighting Plan (E1.1) Lighting Specifications Landscape Notes /Signage (L2) Landscape Plan (L1.1) Parking Level Plan (A1.0) First Floor Plan (A1.1) Second Floor Plan (A1.2) Unit Plans (A1.3) Unit Plans (A1.4) Unit Plans (A1.5) Unit Plans (A1.6) Roof Plan (A2.0) Elevations (A3.0) Elevations (A3.1) Section (A4.0) 2 Oakgreen Commons: Exhibit 27. Exhibit 28. Exhibit 29. Exhibit 30. Exhibit 31. Exhibit 32. Exhibit 33. Exhibit 34. Exhibit 35. Exhibit 36. Exhibit 37. Exhibit 38. Exhibit 39. Exhibit 40. Exhibit 41. Exhibit 42. Exhibit 43. Staff Comments: Uses adjacent to the subject site are listed below: Landscape Plan (L1) Garage Level (A1.0) First Floor Plan (A1.1) Second Floor Plan (A1.2) Third Floor Plan (A1.3) Fourth Floor Plan (A1.4) Unit Floor Plans (A2.0) Unit Floor Plans (A2.1) Unit Floor Plans (A2.2) Unit Floor Plans (A2.3) Unit Floor Plans (A2.4) Elevations (A3.0) Elevations (A3.1) Color Elevations (A4.2) Color Elevations (A4.3) Section (A5.0) Section (A5.1) Exhibit 44. Letter from City Engineer - Karen Erickson Exhibit 45. Memo from City Arborist - Kathy Widin Present Zoning --W- B -4, Limited Business District Present Use - Highway 36 orientated commercial development, Goodwill and the Xcel Energy power line easement Present Zoning -- 0, Open Space Present Use - City park land, undeveloped areas, and a single family residence West of Site: Present Zoning -- B -4, Limited Business District and B -2, General Business Present Use — Oakgreen Village area and Lowe's /CSM Commercial development East of Site: Present Zoning -- PUD, Residential Planned Unit Development Present Use — Townhome residences and Oakgreen Avenue Project Description. See materials submitted as part of the request for Tax Increment Financing. Comprehensive Plan. A Comprehensive Plan amendment was approved in July 2005, removing the Central Business District (CBD) designation and replacing it with a commercial and use designation. The current draft Proposed Land Use Map of the 2008 Comprehensive Plan designates this area for medium density residential. The Land Use Map would be changed in the final draft of the Comprehensive Plan to indicate this area as high density residential if the project moves forward. Zoning. This property has been designated as B -4, Limited Business which accommodates residential development as a conditional use. As such, the underlying base zoning district will be B -4, Limited Business with a PUD overlay. The B -4, Limited Business District lists two family, townhomes and multiple family dwellings as a conditional use. The project is being developed as a planned unit development. Subdivision. A preliminary plat was submitted as part of this application. Lot 1, Block 1 will be created for the Carriage House Cooperative and Lot 2, Block 1 is created for the Oakgreen Commons. Out lot A will be established as the common area. With removal of the townhome at 13930 Lower 59 Street, Block 15, Lot 4 of the Oakgreen Village plat would be incorporated into Lot 2 for the Oakgreen Commons project. The appropriate drainage and utility easements would also be vacated as part of this process. The applicant shall provide a graphic indicating which easements will be vacated as part of this process. The preliminary and final plat, as well as the vacation of easements, shall be subject to review and approval of the City Engineer and the City Attorney. Park Dedication. Park dedication has been satisfied for this area. The applicant paid the maximum percentage (14 %) of equivalent cash value as part of the original approvals in 2006. Project Density. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Two family dwellings require 6,000 square feet of lot area per dwelling unit. Townhomes require 4,000 square feet of lot area per dwelling unit. Multiple family units with one or two bedrooms require 2,500 square feet per dwelling unit. 3 The total development area for Phase 1 to include Oakgreen Village and the Oakgreen Ponds as well as Phase 2 to include the Carriage House Cooperative and Oakgreen Commons is 781 ,699 square feet. The resulting density calculations are as follows: Twinhomes: 7 X 6,000 square feet = 42,000 square feet Townhomes: 49 X 4,000 square feet = 1 96,000 square feet Multiple Family: 158 X 2,500 square feet = 395,000 square feet 633,000 square feet The development requires at least 633,000 square feet. With a total of 781 ,699 square feet, the project is well within the density requirements of the Zoning Ordinance. Proposed Street/Access. Access for the Carriage House Cooperative and Oakgreen Commons would be from Lower 59 Street and Upper 58 Street, the two private streets that are accessed off of Nova Scotia Avenue North. The streets would end in a parking lot with separate turnarounds in front of each building. A driveway provides access to the two underground parking areas. There would be no direct access allowed from 58 Street or from Oakgreen Avenue. The plans also include the 50 foot right - of-way dedication for Oakgreen Avenue, as required by the City Engineer. This dedication has been indicated on the preliminary/ final plat. Please note that the plans also indicate the future MnDOT alignment of the Oakgreen /Highway 36 intersection as currently planned. Setbacks. Within a PUD, the base district setback requirements (R -3) are applied only to the perimeter of the project. The R -3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is on a corner, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one -half the sum of the building heights of the two buildings. In its approval of the concept plans for the Carriage House Cooperative in August 2008, the City Council specified that the buildings maintain a 30 foot setback to 58 Street and a 20 foot setback to Oakgreen Avenue. The Carriage House Cooperative building is set back 32.5 feet to the property line on 58 Street North and 25.5 feet to the Oakgreen Avenue right -of -way. The Oakgreen Commons building would be a minimum of 40 feet from the Oakgreen Avenue property line. From the curb of 58 Street, the Carriage House Cooperative building would be 41.2 feet and from Oakgreen Avenue, it would be 66 feet. The Oakgreen Commons building would be 79.4 feet from the edge of Oakgreen Avenue. Recognizing that the Oakgreen Commons building would be four stories with a gable roof, staff worked with the applicant to provide as much setback from Oakgreen Avenue as possible. As a result, the applicant decided to remove one of the existing townhome units (13930 Lower 59` Street) and move the building further west on the site. The two 4 buildings will be closer than one -half the sum of the building heights of the two buildings. That is addressed as part of the PUD approvals and building height conditional use permit. All of the parking lot and driveway setbacks are within the requirements of the Zoning Ordinance and PUD. The Planning Commission and city Council should discuss the proposed setbacks as part of the approval process. Traffic. The applicant has provided projected vehicle count information for the proposed development in the Traffic and Street Sign Plan (Exhibit 10). The traffic numbers are subject to review and approval of the City Engineer. Tree Preservation /Landscaping. The applicant has provided tree removal plans and detailed landscape plans for both buildings and the surrounding area. The City Arborist has done a review of the project and has provided comments. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. Grading and Drainage. Grading and drainage plans have been submitted. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. Utilities. A utility plan has been submitted. The utility plans shall be subject to City Engineer review and approval. Parking. The Zoning Ordinance requires the following for elderly housing: "m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one -half (1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated." The Carriage House Cooperative is planned with a total of 48 units. The lower level parking area will have a total of 63 parking stalls, six of which are disability accessible. The Oakgreen Commons building will have a total of 110 dwelling units. The lower level parking has a total of 29 spaces of which two are disability accessible. There are 48 surface parking stalls, four of which are disability accessible also planned. With a total of 140 stalls, and 158 dwelling units, the project does not comply with ordinance standards for parking. The site plan will need to be revised to show 18 proof of parking stalls in addition to the stalls provided. Trails /Sidewalk. The plans indicate a trail to be constructed on the north side of 58 Street to Nova Scotia. Additionally, a trail would extend along Oakgreen Avenue from 58 Street to the existing trail in the Xcel power line easement. A significant number of private sidewalk connections have also been shown throughout the project. The trail system is subject to review and approval of the City Engineer. The Engineer has made 5 specific comments about the crosswalk and pedestrian ramps at 58 Street and Oakgreen Avenue. Architectural Appearance. The application materials include building elevations and color elevations of the two buildings in the project. Both buildings will feature brick exteriors and lap siding with porches and other architectural detailing. The roofs will be asphalt shingles and the siding will be a cement board such as Hardi - Plank. The Planning Commission and City Council should comment in general on the building plans. The applicant shalt provide a materials board for both buildings to be discussed at the meetings. Of note, the Planning Commission and City Council may want to comment on the long horizontal roof expanses and ways to break up the appearance of the roof on the Oakgreen Commons building. Building Height. Section 401.301.E.10 of the Zoning Ordinance allows building heights in excess of three stories or 35 feet within the B -4 Zoning District as a conditional use. Staff had advertised this for a variance, but has since realized that the proposed height of the Oakgreen Commons building can be pursued as a conditional use permit as part of the PUD. The Oakgreen Commons building is proposed at 49 feet, 2 inches at the midpoint of the highest gable and is four stories in height. The Carriage House Cooperative building will be 25 feet, 5 inches to the mid point of the gable and is two stories in height. The Carriage House Cooperative building is well within the allowances of the 35 foot height limit. Review of the conditional use permit for building height is as follows: a. The site is capable of accommodating the increased intensity of use. Comment: The site is adequate for the two buildings and the project exceeds density requirements. b The increased intensity of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. Comment: The existing roadway network will be able to handle the traffic. c. Public utilities and services are adequate. Comment: The utility and service capacity is adequate for this development. d For each additional story over three (3) stories or for each additional ten (10) feet above thirty -five (35) feet, front and side yard setback requirements shall be increased five (5) feet, except for elderly public housing. Comment: Not required — elderly housing. 6 e. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The health, safety and welfare issues have been addressed and there should be no negative impacts. Trash /Recycling. All of the trash storage and recycling will be internal to the buildings. The design of the driveway accommodates roll out containers for pickup. Snow Storage. The plans indicate an area for snow storage. The City Engineer should comment on the adequacy of this area. Signage. The plans indicate three monument signs for the project. There would be a sign at the corner of 58 Street and Oakgreen Avenue that would feature both the Carriage House and the Oakgreen Commons. The other two monument signs are located in the landscaped areas in front of each of the two buildings. The two monument signs in the front of the buildings are approximately 30 square feet each. The development sign at the corner is about 40 square feet. The signs are less than eight feet in height and are appropriately landscaped. There are no wall signs proposed. The sign plan is consistent with the requirements of the Zoning Ordinance. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings. The plans should be revised to include the locations of electric transformers. Lighting. The freestanding driveway and parking lot lights are consistent with the features that have been installed in Oakgreen Village. The fixtures are full cut off. They shall have a maximum height of 25 feet to the top of the fixture and pole. The building lights are also designed to be full cut off and are compliant. The applicant has proposed bollard lights in four locations on the site to provide pathway lighting. The bollard fixtures are not full cut off. The lighting would assist the elderly residents in those areas where the other fixtures do not provide illumination. The Planning Commission and City Council should comment on the use of bollard fixtures. A photometric plan has been submitted with the application materials. The lighting plan would comply with requirements for intensity of lighting. 13 ..4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B -4 District. The standards are as follows: Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. 7 g The development will need to comply with the specific Zoning Ordinance requirements for senior housing. The plans shall be revised to indicate at /east 18 proof of parking stalls. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.0.6. All of the units are at least 600 square feet for one bedroom and 720 square feet for two bedrooms as required by the Zoning Ordinance. d. Compliance with conditional use requirements of Section 401.03.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. There would be no conflict. f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. The building setbacks are consistent with the requirements set by the City Council with the concept plan approvals. Adequate open space and recreational space is provided on site for the benefit of the occupants. Adequate open space is provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. No incompatible land use arrangements are created. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with. Residential and non-residential uses shall not be contained on the same floor. Not applicable. 8 k Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission and City Council should comment on the architectural appearance. RECOMMENDATION 1 CONCLUSION Based upon the preceding review, City staff recommends that the request for a general plan approval of the 48 unit Carriage House Cooperative building, concept and general plan approval for the 110 unit Oakgreen Commons, preliminary and final plat, and building height conditional use permit subject to the following conditions: 1. The preliminary and final plat shall be approved by the City Engineer and City Attorney. The plat shall dedicate the right-of-way for Oakgreen Avenue. The applicant shall provide a graphic indicating which easements shall be vacated as part of the process, subject to review and approval of the City Engineer and City Attorney. 3. The Planning Commission and City Council shall discuss the proposed setbacks as part of the approval process for the PUD. 4. The traffic numbers are subject to review and approval of the City Engineer. 5. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 6. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 7. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 8. The Planning Commission and Park Commission should comment on the proposed private and public trail system. 9. All utility plans shall be subject to review and approval of the City Engineer. 9 1 o. The site plan shall be revised to indicate 18 proof of parking stalls in addition to the stalls provided. 11. The trails and sidewalks shall be constructed in accordance with the City Engineer's review and approvals. 12. The Planning Commission and City Council shall comment on the final building plans. The applicant shall provide a materials board for both buildings to be discussed at the Planning Commission and City Council meetings. 13. The Planning Commission shall make a recommendation and the City Council make a determination on the conditional use permit for the building height. 14. The snow storage area shall be subject to review and approval of the City Engineer. 15. All lighting fixtures shall be full cut off and the maximum height of all freestanding Tight fixtures shall be no more than 25 feet. 16. The Planning Commission and City Council should comment on the use of bollard Iight fixtures. 17. The site plans shall be revised to include electrical transformers subject to review and approval of City staff. 18. The applicant shall supply the homeowner's association documents as required by the City Attorney for review and approval. 19. The applicant is required to enter into an amended development agreement with the City in a form acceptable to the City, subject to the review and approval of the City Attorney. 20. 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G1L=SV vdOmNION rNinv` Aver4 Mar wvIlaowu*on wfimiu r7i g UA ^^^^-^'''^'^^^^~^^^^^^"^"^'' ~ ����� ��^'""���o����� ----- c a 7 ��� ° ^^~^ ^''' ^^a�'''�-^^°' ^^"' » v '� "^^' ',^^^°'� ^,'' ^^' rw ^^" ' m `^'^'. # � ,' ^ ^[ ^"" � ,'''. ^^'0 ^^"° '' '^' ='"' ^" � ^""' ,^ '^^^ "'^ ^'^ ^^^ ^^^ ^^" ^'^ ''' "^"' '"^ '^ '''' ^' � ^^'. � |��� Ti??. ^ ^"=="" ' ^ ^' 14" E.P.A. D5AP25 r 1.23 D5AP1 ; 0.77 EXHIBIT 13 DSAP25 [250 WATT MAX.] D5AP1 [175 WATT MAX.] WM SPECIFICATIONS HOUSING: ONE PIECE HEAVY WALL ALUMINUM CONSTRUCTION WITH REMOVABLE BALLAST TRAY FOR EASY BALLAST ACCESS. LENS ASS'Y: ONE PIECE HINGED HEAVY GAUGE DIE FORMED ALUMINUM DOOR FRAME SURROUNDS CLEAR TEMPERED GLASS LENS. GLASS IS SEALED TO ODOR WITH HIGH TEMPERATURE SILICONE SEAL. CAPTIVE THUMB SCREW DISENGAGES LENS ASSEMBLY AND ACTIVATES ACCUHINGE ' •' TO ALLOW LENS ASSEMBLY TO HINGE AWAY FROM HOUSING FOR LUMINAIRE ACCESS WITHOUT THE USE OF TOOLS. OPTICS: COMPUTER DESIGNED ONE PIECE SPECULAR SEGMENTED SIDE REFLECTORS COMBINE WITH AN AUXILIARY SPECULAR TOP REFLECTOR TO PRODUCE A HIGHLY EFFICIENT. SHARP CUTOFF. OPTICAL ASSEMBLY 15 ROTATABLE IN 90 INCREMENTS. GASKETING: CLOSED CELL EPDM GASKETING COMPRESSED BETWEEN DOOR AND HOUSING WORKS IN COMBINATION WITH ACCUHINGET' TO PRESSURE SEAL OPTICAL CHAMBER. LAMP HOLDER: MEDIUM OR MOGUL BASE PORCELAIN. LAMPH ❑L ❑ER EQUIPPED WITH FACTORY INSTALLED QUICK DISCONNECT PLUG. LAMP: [BY OTHERS] BALLAST: H.P.F. /C.W.A. AUTDTRANSFORMER. -PO STARTING TEMPERATURE. ELECTRICAL COMPONENTS ARE MOUNTED TO A REMOVABLE BALLAST TRAY. BALLAST 15 EQUIPPED WITH FACTORY INSTALLED QUICK DISCONNECT PLUG. FINISH: POLYESTER POWDER COAT -STATE ❑F THE ART ZD PSI PRESSURE POWER WASH AT 14O TEMPERATURE INCORPORATES FOUR STEP IRON PHOSPHATE PROCESS TO CLEANSE AND PRETREAT THE METAL SURFACE FOR MAXIMUM PAINT ADHESION. ELECTROSTATICALLY APPLIED TEXTURED POLYESTER POWDER TOPCOAT I5 BAKED AT 4❑❑ TEMPERATURE FOR MAXIMUM HARDNESS AND EXTERIOR DURABILITY. U.L. Listed for wet location az.. E2A 660 WEST AVENUE a, PALMDALE. CA. 93551 (661) 233-2600 FAX NO. (661) 233-201 www.usaltg.com Bi -11 3" 1.0. MOUNTING STYLES XPK XP5 24" •24" 42" XPD 24" 42" A ARMS ARE HEAVY WALL EXTRUDED ALUMINUM CONSTRUCTION. FOR AODITIONAL ARM OPTIONS SEE ARM SECTION. - - 42" MODEL NO.: DSAP OPTICS MODEL NO. D A P B1 -1 2 OPTICS HORIZONTAL LAMP REFLECTORS 0 TYPE I I HR-II (segmented) 0 TYPE III HR-111 (segmented) 0 TYPE IV (FORWARD THROW) HR-IV (segmented) 0 TYPE V HR-V-SQ (segmented) 0 ASYMMETRIC VR-ASY... (segmented) 0 TYPE V VR-V-SQ (segmented) VERTICAL LAMP REFLECTORS VERTICAL LAMP REFLECTOR REQUIRES CONVEX GLASS WATTAGE TYPE VOLTAGE MOUNTING FINISH 1 OPTIONS LAMP WATTAGE TYPE VOLTAGE 0 250 0175 0150 0100 075 070 050 HPS El MH LI mv DSAP25 USE MOGUL BASE LAMPS DSAP1 USE MEDIUM BASE LAMPS 0 120 0 208 0 240 0 277 0 480 El MT Ell XPK XPD OW M 01 SEE ARM SECTION FOR ADDITIONAL ARMS El XPS WALL MOUNT A LUM. CISAP1 DSAP25 A 14" 18" B 20" 25" C 14" 18 EXTRUDED ALUMINUM ARM AND CAST ALUMINUM WALL BRACKET ASSEMBLY PROVIDED WITH BUILT IN EASKETED WIRE ACCESS FOR FIXTURE/SUPPLY WIRE CONNECTION. ORDERING INFORMATION MOUNTING LAMP SIZE: 50 - 250 WATT 135AP25 [250 WATT MAX.] [MAP 1 [175 WATT MAX.] FOUR LIGHT DISTRIBUTIONS AVAILABLE. OPTICAL SYSTEMS ENCLOSED IN IMPACT RESISTANT TEMPERED GLASS LENS. REFLECTOR IS FIELD ROTATABLE. 0 DARK BRONZE DBM O MEDIUM BRONZE MBM OBLACK BKM O WHITE WTM I:SILVER SLM SEE PAGE 3 FOR ADDITIONAL COLORS 660 WEST AVENUE 0, PALMDALE, CA. 93551 (661) 233-2000 FAX NO. (661) 233-2001 www.usaitg.com OPTIONS O CONVEX GLASS. ... .DG O CLEAR CONVEX POLYCARBONATE DIFFUSER LEX O 3/4" IPS STEM MOUNT AND SWIVEL CANOPY (4'-0" MAX ) SM 0 CHAIN MOUNTED (4 CM O HOUSE SIDE SHIELD HS O QUARTZ RESTRIKE QTZ O PHOTO CELL + VOLTAGE (EXAMPLE: PC12OV) PC+V O SINGLE FUSE (120V. , 277V) SF O DOUBLE FUSE (208V. , 240V) ..... .DF KIM LIGHTING Type: Job: Fixture Cat. No. designates WC's 8 fixture with: A = Up Light Distribution ® = Down Light Distribution n/a = not available UP ONLY DOWN ONLY UPI DOWN toiriU ❑ WCI8U2 ❑ WCI8U3 ❑ WC18D2 ® Type II Secondary v Spot' [.._...J WC18U2DS ® Asymmetric Flood Standard features Type II Type III ® Type II ® Type III v Type II v Type III Type IV A Type IV ❑ WC18U4 A Type III A Type IV 0 Primary and Secondary Grazers Primary ® Grazer [1 WCI8UG v Type IV v Grazer 0 Primary A Spot [ 1 WCI8US WCI8D3 WC18D4 ❑ WC18DG ❑ WC18DS v Type II n/a n/a v Type III n/a n/a ® Type IV n/a n/a Secondary v Grazer' ❑ WC18U2DG ❑ WC18U3DG ❑ WC18U4DG ❑ WC18UGDG WC18U3DS [l WC18U4DS ❑ WCI8UGDS ❑ WC18U2DF ❑ WC18U3DF ❑ WC18U4DF ❑ WCI8UGDF Secondary Secondary A Grazer A Spot n/a ❑ WCI8UGD2 ❑ WCI8USD2 n/a ❑ WCI8UGD3 ❑ WCI8USD3 n/a ❑ WCI8UGD4 ❑ WCI8USD4 ❑ WC18USDG WCI8USDS ❑ WCI8USDF © 2008 KIM LIGHTING INC. • P.O. BOX 60080, CITY OF INDUSTRY, CA 91716 -0080 • TEL: 626/968 -5666 • FAX: 626/369-2695 WCI8 18" Wall Commander revision 10/1/08 • wcl 8.pdf Primary and Asymmetric Flood Secondary Spots A Asymmetric Flood Page: 2 of 5 Ray A Ray' n/a n/a Primary Primary r Spot ® Asymmetric Flood r Ray' n/a n/a Asymmetric Flood ® Ray' z ❑ WCI8UFD2 ❑] WC18URD2 WCI8UFD3 ❑ WCI8URD3 ❑ WCI8UFD4 ❑ WCI8URD4 ❑ WCI8UFDG ❑ WCIBURDG ❑ WCI8UFDS Li WCI8URDS WCI8UFDF ❑ WCI8URDF ' For colored up light ray beam, contact factory. 2 Primary grazer or primary spot optics supplied when specified with the ray option. Secondary grazer or secondary spot optics supplied when specified in all other up /down combination configurations Refer to the Kim Lighting Wall Commander Catalog for a complete matrix of available configurations. 5609708275 4 KIM LIGHTING Type: Job: Catalog number: VSB2 1 Fixture Specifications VSB Models 70 to 100 watt Medium Base Lamps 42 watt Compact Fluorescent VSB2 - Dual Function Luminaire (Aluminum Shaft) Maximum weight: 35 lb 36" LIGHT CENTER HEIGHT (914 4 rnrn) BASE PLAN VSB ALUMINUM SHAFT 8" HUBBELL LIGHTING, INC Electrical Module ❑ l (203.2 mm) 1 10 (254.0 mm) 5" BOLT CIRCLE DIA. -- 8 DIA. (203.2 mm) 43 "* (1092.2 mm) *30„ OR 36" OVERALL HEIGHT AVAILABLE - CONTACT KIM REPRESENTATIVE (27'/x' ABSOLUTE MINIMUM) 1 1 /2" ANCHOR BOLT PROJECTION (38.1 mm) 3 3 /e CONDUIT OPENING (85 7 mm) 1 See page 2 270° cop- u,s. Patent D410,553 1 Top Cap and Shaft Finish Option 90° VSB2 Square Bollard Dual Function, Vandal- Resistant, Aluminum Shaft revision 10/1/08 vsb2.pdf Approvals: Date: Page: 1 of 2 Top Cap: One -piece die -cast, low copper (<0.6% Cu) aluminum 3 /16" minimum thickness, secured to louvers by concealed stainless steel alien screws in keyhole slots. For relamping access, alien screws shall not require complete removal. Louvers: One-piece die cast, low copper (<0.6% Cu) aluminum with horizontal and vertical blades. Horizontal louvers shall provide 270' of down-lighting with source cutoff above horizontal. Vertical louver shall provide 90° of non - cutoff lighting. Horizontal louver blades shall have a 1 depth, and be angled 25° from the horizontal. Vertical louver blades shall have a 13/4" depth with a 45 spacing. Louver castings shall be secured to shaft by four internal tie rods. Lamp Enclosure: One -piece tempered molded glass with internal flutes and full silicone gasketing at bottom edge. Socket: Porcelain medium base socket rated 4KV for HID and incandescent. Plastic socket for Fluorescent. Fixture Head: Allows flow- through ventilation around and above the lamp enclosure. Shaft: One -piece extruded aluminum, .156" minimum wall thickness with a heavy cast aluminum anchor base concealed within the shaft. Hex socket stainless steel screws shall lock shaft onto the cast anchor base. Ballast: Factory mounted to rigid harness attached to the anchor base. Wiring shall be supplied from the socket for field connection to the prewired ballast components. HID: High power factor with starting temperatures of -20 °F. for PMH and -40 °F. for HPS [amp modes. 26W, 32W, 42W Fluorescent: High power factor with starting temperature of 0 °F. Anchor Bolts: Four 3 /8 " x 10" + 2" zinc plated L- hooks, each with two nuts, washers and a rigid pressed board template. Finish: Super TG1C thermoset polyester powder coat paint, 2.5 mil nominal thickness, applied over a titanated zirconium conversion coating; 2500 hour salt spray test endurance rating. Standard colors are Black, Dark Bronze, Light Gray, Stealth Gray ` Platinum Silver, or White. Custom colors are available. CAUTION: Fixtures must be grounded in accordance with national, state and /or local electrical codes. Failure to do so may result in serious personal injury. UL cUL 1598 Listings and Ratings CE I 1P46 Rated 25C Ambient 'Suitable for wet locations. KIM LIGHTING RESERVES THE RIGHT TO CHANGE SPECIFICATIONS WITHOUT NOTICE © 2008 KIM LIGHTING INC. • P.O. BOX 60080, CITY OF INDUSTRY, CA 91716 -0080 • TEL: 626/968-5666 • FAX: 626/369-2695 5610208275 °. tuo; 0.i2;'44 V X 2 !.! 0 . z 0 7( 2 2 ; 2 ! g !Ig 1 1 t. t igi 1 6 pg 42 ip eoq OPi 15 TO § '1 01 fh hi 41 4 PI 11 N UV; iq 11 1 /01 z f , i .ZF '-- 0 ' s 1., t , , g A :O ' g t t 4P i ; 0 h 4 hi ft d I ! § i gi 11 1! 1 li uJ LU Dfl LC) /--- 1-- 021 LAI 1-11ON '3AV N3A:10)1VO CIO 4 ;1=511T so • CO CO II E' S7 A C , 0 t z Q m u � - SP 0 0 0 0 - c 2 krl -4 - W --F ----' C it OP diVIS 1,,,,,,,I ,,..„ .., II - — lamming Li_i_ lid _ ~° l N. | 1 , , , ' 11 Lt A , ‘---_ .s c\I cJ co 0 0 5 2 E g 0 0 STORAGE AREA EN C\J = >< } {!ZZ 9»f�® } \ { \}{ 2 >� II littl 11611 !PEN , 4 1 - (\I cx 1-- g.- i CD F 7, 1111111 111 •run 111 11 11 E X 1) 4-1 11111•111 6 2 0 0 At, 1:,t i'1112Ei :t333,.133 S 1 .1 a . 0 7 Lfl Z 11 r TI 0 z L4 ,MWMPIAM4 N,XX NW6. MTN,. c\J cx c -la E 9 112 0 0 2 N F c\I re) >< 1.4-1 J's co' iLL - — - r • IV\ CIL 7 0 0 z o - 9 g ronT1 - z 0 0 9 r :2. \\,/ 1-- - L rFEroTi jiii 1 .r"1 • LA Li Lio (L I 111 1 n ( I 00 I - 7. (0) B pi II Lc) 0 0 0 111 3 0 LI g (Ai j I PYrrorrrr/Alrrrrrrrrrrrrrrrrrrrrrrrrrr I E E — 0 0 1 N Al E ) a N 0 rit Lfl 0 0 H 12Q1 11 11 - 11 En jj 1111 ci) EJ 00 - oz -- 1 - T:9 1TE[OTJ co E„A LT LITITW 1 ig F—T-1 1 : I _ li jI Li n o 00 0 0 0 9 tA u- 11,1 00 00 It 2 2 L _ 00 1L/_4F11 2 al 1 4 i 0 co ri) 1— >i< EE MINH ri77 MN CD 2 El en L. 0 LI 0 1 ,6 x c 1- g K il E; a ill I i 6.1 P, 2 LI ' s, 8_ E.18 $ VA 2E. Ag t .0 11111. OSA. -,:- nom (11 .63 I". s■-• k 6 w April 21, 2009 Mr. Eric Johnson, Administrator City of Oak Park Heights 14168 Oak Park Blvd., P. O. Box 2007 Oak Park Heights, MN 55082-2007 Re: Oakgreen Commons & Carriage House Co-Op General Plan Review BRA File No. 55-09-000 Dear Eric: We have reviewed the general plans for the proposed Oakgreen Commons & Carriage House Co-Op development as submitted by Folz, Freeman, Erickson, Inc, on April 15, 2009. Following are our comments/recommendations for your consideration. Sheet C1.1 1. Show the locations of the existing wells and spetics for the homes along Oakgreen Avenue. Sheet C1.2 1. Attached is the record plan for the utility improvements on Oakgreen Avenue N. The following information is needed for the removal plan: a. The existing 8" water has an 8" x 6" tee for the hydrant lead and not a 6" reducer as shown on the drawings. b. There is a 4" PVC sanitary sewer stub that was installed south of the hydrant. This stub should be removed to the wye and plugged at the main line. 2. The existing hydrant and 8" x 6" tee on Oakgreen Avenue N. shall be salvaged and delivered to the City of Oak Park Heights Public Works department. 3. Full width removal and replacement of the bituminous pavement on Oakgreen Avenue N. should be shown at the connection to the existing sanitary manhole. The typical section on Oakgreen Avenue N. is as follows: 2" MVWE35035E 3" MVNW35O35B 8" Class 5 24" Aggregate Backfill 4. Show the removal/abandonment of the sanitary and water service for the townhome that is being razed. 2335 Highway 36 W St. Paul, MN 55113 Tel 651-636-4600 Fax 651-636-1311 www.bonestroacom Bonestroo EXHIBIT 44 St, Paul St. Cloud Rochester Milwaukee Chicago Engineering Planning Innovation Sheet C2.2 1. The pedestrian ramp at 58 Street N. and Oakgreen Avenue N. should be directed to the south. On the south side of 58 Street N. a pedestrian ramp should be added that faces to the north. In addition, a zebra striped cross walk and pedestrian crossing signs should be added at this crossing. 2. It is not recommended to have parking stalls directly accessing the through roadway. Sheet C3.1 1. The west 941 contour along Oakgreen Avenue should be extended south by approximately 30'. The existing 941 contour is in conflict with the proposed 942 contour. 2. On the east side and southwest areas of the property the grading will impact the existing trees. Will the trees survive these grading limits? 3. On the north side of the property there is a ten foot high hill at a 3 :1 slope that is directly adjacent to the existing trail. Incorporate a design that will ensure permanent erosion control on the slope and over the trail. Sheet C3.2 1. For pedestrian and bicyclist safety, afence is required at the top of the boulder retaining wall. 2. To keep storm water /snowmelt from discharging directly over the path it is recommended that the path and boulevard be sloped a minimum of 2% towards the street. 3. Detailed design drawings and calculations for the retaining walls signed by an engineer licensed in Minnesota shall be submitted to the City for review and approval prior to construction. 4. The wall will be sitting directly on top of an existing 30" RCP storm sewer. Bridge the wall over the pipe. Sheet C4.1 1. The attached record drawings for Oakgreen Avenue N. shows an invert on the existing sanitary manhole at 923.61. It is recommended that the sewer line enters at the bottom of the structure and the invert of the structure be reconstructed. 2. For your information there is an 8" steel gas main in the west boulevard along Osgood Avenue. You may want to identify this main with a "Caution" note at the sanitary service/gas main crossing and at the connection to the water main. 3. Insulation shall be placed at all water main /storm sewer crossings. 4. At CB119 there are storm sewer pipes that extend into both buildings. What is the pipe material, size and invert? Do these pipes connect to something? 5. Verify with the Director of Public Works that HDPE flared ends sections are acceptable within the City maintained ponds. Preliminary Plat L Show /define the easement required for the bituminous pathway along the north side of 58 Street north. General items to submit for review L The detail plates need to be submitted for review. 2. Copy of the Approval letter from the Middle St. Croix Watershed Management Organization If you have any questions or require additional information, please contact me at (651) 604-4788 or Dennis Postler at (651) 604 -4815. Sincerely, BONE OO Karen S. Erickson, P.E. cc: Judy Hoist, Finance Director Tom Ozzello, Public Works Director Jim Butler, Building Official Scott Richards, City Planner Mark Vierling, City Attorney Kathy Widin, City Arborist Todd A. Erickson -- Folz, Freeman, Erickson, Inc. DM P, CWL -2, File — Bonestroo 50/9 Lig 3,0 drip 00,17 . ,/ 35K 031.4 L530 I'fr f7 Il➢A1,115 1OZs OpL 'lC � •T �ru �sl •3Cf11rh71s ra�}svd fr., .5,, -.ON A.kl1k YlOS'�Yi�Y'I 90 .LYSS 37 �� s�L1 1ro;ssnuaer{s aa3�+a u� x3�1in ro 3H xa o3arsa 1130d3L 170'WgIlY713r77.3S '!r'YSd SQI11YHl.l�[1h37 A' 410 001,41, WAN, TET- 9E9- TS9:xej 009t-9E9-159 : au01�d ETTSS NW 'Ined •a5 9E Aemg6!H;sata SEEZ a pled •4S a:Mt OOILLS.O. 0045au0H 4 S1N31N3AON V' ' (INV 83M3S AIV14NVS S1N]WAAOb Arian AfN3AV N3D IE>Ifo S1.H3IUH )1131Vd ?IVO 0 v 0 rn rn rn 14 rt 9 19'f86 ANI S• r9 19'cE6 ANI 3-„ S On26 ?NI Lt t6 Y118 N A s.9 3 _s 0ow VJS �21��1 . 't 6•ANI • 4J--ginS �LL1F - • V— VI v v 0 rn rn rn ;9 O9SE6: O9'8Z6. :: 00+0 V S• 0 r7 0) v rr) rn 0 Of 0 N rn =J• 0 rn 0 0 0) 0 0 rn 5 .z$6 5 -5£6- S'£56. • 5.16 ers S_-L_ 0 0 V-- 5� c, 14d 0T:5S:T 8002 '0E 50) '5ePPd SMP' TOfD5ETSOSS \6MP \6ETdS\Pe5\6ETSOSS \S51 :5 Julie Hultman EXHIBIT 45 From: K.D. Widin [kdwidin@comcast.net] Sent: Monday, April 27, 2009 11:49 PM To: Eric Johnson; Mark Vieriing (E-mail); Dennis Postler (E-mail); Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzelio Subject: Oakgreen Commons & Carriage House Cooperative - Landscape Plans, Tree Replacement Requirement OPH Staff - 1 have reviewed the latest set of tree removal and landscape plans for the Oakgreen Commons and Carriage House Cooperative project (plans dated 4113109), inspected the site, and have the following comments: 1. Species - these are basically the same as in the previous landscape plans and are acceptable, many being native species (or improved cultivars of same) which are hardy and relatively free of serious insect and disease problems. 2. Placement - after the last review, a few changes in placement were made, most of which were done to provide larger trees with more rooting area. In some places, where rooting area was tight, ornamental trees were substituted for larger deciduous trees. 3. Aesthetics - plans are attractive and should complement the buildings and site. 4. "Planting Detail" - add the language "for evergreen or deciduous balled & burlapped (B&B) plant material, the top rungs of any wire basket around the root ball should be removed before back-filling the planting hole". *5. Carriage House Cooperative plan - six large deciduous trees on the east side of the building appear to be specified to be planted in the road right-of-way. Any trees planted should be on private property. These trees may need to be replaced with smaller ornamental trees. 6. Tree Replacement Requirement - after removing boxelders and trees under 8 in. dbh from consideration, the total caliper inches of trees on the site is 1943 inches, and the total caliper inches of trees to be removed is 1491 inches. The calculated tree replacement requirement is 1521 caliper inches - 235 caliper inches to be planted as part of the landscape plans = 1286 caliper inches. Payment in lieu of tree planting = 1286 in. x $50./cal. in. = $64,300. 7. An inspection of trees to be retained along Oakgreen Ave. revealed two trees which should be removed due to storm damage and poor structure : #25132 and #25135. Remaining deciduous trees to be retained along Oakgreen Ave. should be pruned by a professional tree service company, especially #25067 which has branches extending into the roadway. If you have any questions regarding this report, please contact me. Please forward these comments to the developer. Due to a conference on 4/29, I will be unable to attend the site review meeting with the developer. Kathy Widin OPH Arborist 1