Loading...
HomeMy WebLinkAbout2003-12-31 NAC Planning ReportTO: FROM: DATE: BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com PLANNING REPORT Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Eric Johnson Cynthia Putz -Yang I Scott Richards December 31, 2003 RE: Oak Park Heights — Oakgreen Village (North): CUP/PUD General Plan of Development, Preliminary Plat, and Final Plat FILE NO: 798.02 — 03A 5 A f re rn ",=a' / LLr�L.1 iiu 1LIi I e rtru. 1 0 LI' Valley Senior Services Alliance (VSSA) is requesting approval of a CUPIPUD General Plan of Development, Preliminary Plat, and Final Plat for a portion of Phase One of Oakgreen Village that is proposed to contain 87 townhome units. The site area is north of 58 Street North and west of Oakgreen Avenue North. The concept plan for the area was approved with conditions in May of 2003. The applicant is also requesting grading and drainage plan approval for the portion of Phase One that will contains two apartment buildings. This area is being platted as an outlot and is subject to review with future required applications for General Plan of Development, Preliminary Plat, and Final Plat. Existing Conditions and Demolition Plan dated 12/8/03 Layout and Traffic Flow Plan dated 12/8/03 Phasing Plan dated 12/8/03 Grading and Erosion Control Plan dated 12/8/03 Utility Plan dated 12/8/03 Final Plat Final Plat Lot Detail Site Plan dated 11/12103 Townhome Floor Plans dated 11/12/03 Townhome Building Elevations dated 11112103 Site Lighting dated 11/25103 Landscape Plan dated 11/14103 Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: ISSUES ANALYSIS Appraisal Facts and Conclusions Letter from the Applicant dated 11112/03 Letter from Xcel Energy dated 3/26/03 City Arborist Report dated 12/28/03 City Engineer Report dated 12/30/03 Zoning. The subject site north of 58 Street is proposed to remain zoned CBD. The PUD approvals will be applied to the CBD District as a conditional use. The CBD District allows multiple family structures as a conditional use. The use of the PUD allows flexibility is how the project is configured in terms of building orientation and use of private drives for access. Subdivision. The final plat is attached in Exhibits 6 and 7. The final plat is subject to review and approval by the City Engineer and City Attorney. Site Review. The portion of the development currently under review includes 87 townhomes and is consistent with the approved concept plan. The applicant has described the townhomes as follows: "There will be a mixture of 2 story and 3 story buildings arranged around the existing wetland. Homes will range in size from 1420 square feet to 1700 square feet. These homes will be offered for sale with prices ranging from $175,000 to $225,000. Every unit will have a two -car garage plus additional visitor parking spaces located in various places on the site." Phasing. A phasing plan has been submitted for the area north of 58th Street North and west of Oakgreen Avenue. The phasing plan should be revised to note that the area to be occupied by apartments north of Nutmeg Boulevard will be part of a future submittal for general plan approval. Streets and Right -of -way. A condition of concept plan approval was that 40 feet of right -of -way from the centerline of Oakgreen Avenue North shall be dedicated as part of the plat and additional right-of-way shall be dedicated at the northwest corner of Oakgreen Avenue /58 Street North, as determined by the City Engineer, for future turn lane considerations. The final plat illustrates the right-of-way from the centerline of Oakgreen Avenue North as 32 feet wide, and it does not appear that additional right-of- way has been dedicated for future turn lane considerations. The City Engineer now recommends that the submitted plans and final plat be revised to include 50 feet of right-of-way from the centerline of Oakgreen Avenue North and be revised for turn lanes at the intersections of 58 Street North with Oakgreen Avenue North, Nutmeg Boulevard, and Novak Avenue North, subject to City Engineer review and approval. The applicant will construct Novak Avenue North and Nutmeg Boulevard. Novak Avenue North will temporary end just north of its intersection with Nutmeg Boulevard. The road will continue north in future phases. 2 Novak Avenue North is drawn with an 80-foot right -of -way, which is consistent with the right -of -way width to the north. Nutmeg Boulevard is drawn with a 50 -foot right -of -way. Both streets are shown constructed with a width of 34 feet, face to face. The City Engineer should comment on the acceptability of these right -of -way and pavement widths. Setbacks. The Central Business District does not have setback requirements. The setbacks illustrated are consistent with the approved concept plan. Street Names. Street names on the final plat are not consistent with the street names on the other plans. On the final plat, Newman Avenue North should be changed to Novak Avenue North, and Nutmeg Street North should be changed to Nutmeg Boulevard. Xcel Ener gy Easement. The plans show a future 59 Street in the northern portion of the property within the Xcel Energy easement. Xcel Energy has approved the construction subject to a number of conditions. The area of future 59 Street is shown within an outlot on the final plat. We recommend that either the applicant give the area for 59 Street to the City in fee without credit toward park dedication requirements, or language be included in the development contract with the applicant that the City reserves the option for taking an 80 -foot -wide right-of-way for 5 9 Street in the future without payment to the owner. Circulation Pattern. The area northwest of the intersection of 58 Street North and Oakgreen Avenue North includes construction of a private drive now and construction of an adjacent private drive in the future. This is an inefficient design. We would prefer to see a design that includes only one access drive into this area. This may result in the southern townhome building along Oakgreen Avenue North being set back further from the street than the other two buildings, which we would find acceptable. Demolition. The existing conditions and demolition plan illustrates buildings to be demolished for implementation of Phase One. The plan does not illustrate wells or septic systems. Wells must be capped and abandoned in conformance with Minnesota rules. It is our understanding that private road construction in Phase One will impact the septic system of the northern house on the subject property next to Oakgreen Avenue North. If that house continues to be occupied, an acceptable sewage disposal solution must be provided. Wetlands. The City is currently in the process of reviewing a draft wetlands ordinance. The ordinance has not been adopted yet. The ordinance would require a greater setback from the existing wetland on the property than is currently required. The new standards would require the proposed retaining wall on the north side of the wetland to be set back further. The City Engineer has commented that the wetland is not a high quality wetland and the proposed setback is adequate. The applicant shall dedicate the wetland area (Outlot F) to the City. 3 Sidewalks. The p ro`ect includes sidewalks on the north side of 58 Street North, on both sides of Nutmeg Boulevard, on the east side of Novak Avenue North, within the Xcel Energy easement, in front of the townhomes, and in other locations to provide connections. The phasing plan and layout and traffic flow plan show the sidewalk northeast of Nutmeg Boulevard ending in a dead -end until adjacent construction takes place. We recommend that if the townhomes east of Nutmeg Avenue are constructed before the apartments, the applicant should continue the sidewalk to provide a connection to Oakgreen Avenue North at the time that the townhomes are constructed. The Parks Commission should review and comment on the proposed sidewalks. Park Dedication. Park dedication will be required for the subdivision of the subject property north of 58 Street and east of the proposed Novak Avenue. The applicants have not proposed a dedication of land for this immediate area, thus the Subdivision Ordinance requires a cash dedication equal to the value of the land that would be dedicated. An appraisal of the property, at $3.34 per square foot, has been prepared for the applicant. See Exhibit 13. The gross land area of the property to be developed is 22.43 acres, which excludes the area north of the Xcel Energy power lines. The remaining property includes all of the land available for development, including proposed right-of-way and wetlands. The formula for park cash dedication is as follows: Required Land Dedication Based on Dwelling Units per Acre: 14% (7.89 units per acre) Fair Market Value of Land per Acre: $126,170.30 Required Cash Contribution for Proposed Development per Acre: $17,663.84 The required cash park dedication for the 22.43 acres would be $305,200.00. The specific terms of the dedication would be addressed in the Development Agreement. The park dedication would need to be paid at the time of recording the final plat. The Park Commission will review the cash park dedication proposal at their January meeting. They will also need to comment on the development of the Oakgreen Village development south of 58 Street. VSSA's current proposal includes development within the 150 foot buffer strip on the south property line. The City has the option, based upon the existing development contract for Boutwells Landing, to purchase the land for a linear park/trail. I ighting. A plan illustrating site lighting has been submitted. The submitted photometric plan is subject to City staff review and approval. Full cut -off shoebox style lighting is proposed. Section 401.15.B.7 of the Zoning Ordinance generally requires a 0 full cut-off design, but the ordinance allows the City Council to make exceptions to this requirement for architectural/ historical light fixtures. The Planning Commission and 4 City Council should discuss whether the proposed full cut-off shoebox light fixtures or decorative light fixtures are preferred. The site plan does not include lights on buildings. if lights are proposed on the buildings, they should be illustrated on the building plans, details submitted, and the photometric plan should be revised to include them. Signs. The applicant has not submitted a monument sign plan. If signage is proposed, a plan must be submitted for City review and approval. Landscaping. A landscape plan has been submitted and must be revised to comply with the City Arborist's recommendations found in a report attached in Exhibit 16. The landscape plan includes boulevard trees along City streets. This is acceptable provided the applicant meets the requirements described in the City Arborist's report, including maintaining the trees for four years after planting. Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the applicable watershed authority. Building Design. The proposed townhomes comply with the maximum building height of 35 feet. The proposed exterior building materials are brick and vinyl lap siding. We recommend that the vinyl lap siding be replaced with steel or Hardiboard lap siding. The City has the flexibility to require high quality exterior materials with planned unit developments. The City's minimum floor area per dwelling unit requirements have been met with the proposed townhome designs. Parking. Two spaces within an enclosed garage are provided per unit. sixty -six guest parking spaces are proposed in various places throughout the development. These guest parking spaces are proposed to also serve future townhome phases along Oakgreen Avenue North. Development Contract. The applicant is required to enter into a development contract with the City. RECOMMENDATION Based upon the preceding review, we recommend approval of a CUP /PUD General Plan of Development, Preliminary Plat, and Final Plat for the portion of Phase One of Oakgreen Village that is proposed to contain 87 townhome units and approval of grading and drainage plans for the portion of Phase One that will contain two apartment buildings. We recommend that the approvals be subject to the conditions listed below. 5 1. The final plat is subject to review and approval by the City Engineer and City Attorney. 2. The phasing plan must be revised to note that the area to be occupied by apartments north of Nutmeg Boulevard will be part of a future submittal for general plan approval. 3. The final plat must be revised to include 50 feet of right -of -way from the centerline of Oakgreen Avenue North, and additional right-of-way must be dedicated, as determined b y City Engineer, Cit En ineer, for turn lanes at the intersections of 58 Street North with Oakgreen Avenue North, Nutmeg Boulevard, and Novak Avenue North. 4. Proposed street right-of-way widths, pavement widths, and intersection designs are subject to City Engineer review and approval. 5. The proposed "drop off lane" in the public street right-of-way in front of the apartment building on Nutmeg Boulevard is subject to Public Works Director review and approval. 6. The applicant must demonstrate that adequate turning radius exists for emergency vehicle access at the southeast corner of Building No. 2 in the parking lot/driveway area. 7. The applicant must comply with Xcel Energy's requirements for construction of a pond within the Xcel Energy easement. 8. On the final plat, Newman Avenue North must be changed to Novak Avenue North, and Nutmeg Street North must be changed to Nutmeg Boulevard. 9. The applicant must either give the area for 59 Street to the City in fee without credit toward park dedication requirements, or language must be included in the development contract with the applicant that the City reserves the option for taking an 80- foot -wide right-of-way for 59 Street in the future without payment to the owner. 10. The area northwest of the intersection of 58 Street North and Oakgreen Avenue North should be redesigned to include only one access drive to serve both current and future townhomes. 11 Wells must be capped and abandoned in conformance with Minnesota rules. 12.1f the northern house on the subject property next to Oakgreen Avenue North continues to be occupied after construction begins in that area, an acceptable sewage disposal solution must be provided. 0 18. If the townhomes east of Nutmeg Avenue are constructed before the apartments, the applicant must continue the sidewalk to provide a connection to Oakgreen Avenue North at the time that the townhomes are constructed. 14. Sidewalks are subject to review and approval by the Parks Commission, City Council, and City Engineer. 15. The Park Commission shall comment on the cash park dedication proposal and on the development of the Oakgreen Village development south of 58th Street. Park dedication must be paid at the time of recording of the final plat. The specific terms of the dedication will be addressed in the Development Agreement. 16. The submitted photometric plan is subject to the review and approval of City staff. The Planning Commission and City Council should discuss whether the proposed full cut -off shoebox light fixtures or decorative light fixtures are preferred for site lighting. 17. The site plan does not include lights on buildings. If lights are proposed on the buildings, they must be illustrated on the building plans, details submitted, and the photometric plan must be revised to include them. 18.1f signage is proposed, a plan and details must be submitted for City review and approval. 10. The landscape plan must be revised to comply with the City Arborist's recommendations found in a report dated December 28, 2003. The revised plan is subject to City Arborist review and approval. 20.Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the applicable watershed authority. 21. The proposed vinyl lap siding must be changed to steel or Hardiboard lap siding. 22. The applicant shall dedicate the wetland area north of 58th Street (Outlot F) to the City. 28. The applicant is required to enter into a development contract with the City. 7 f cv _ - • a g aY • tC5 !/ r Wl I ,r r f r 12 - `.? i i + r _ - I I I I 1 rg4 fl� 1f r r , , r r / I � I T - ' r I r r y '9 ' / 1 ,t / 1 g ' - - - , 1 , h, , ,,,, , -,, 0,, 6 , _ , f I 8 f9 -r i - , i 1 Q} 4 t- Y�g r ., Q I ,. s 0 . ■ , I st8 LL a V' 1 , � r r kll L - g n P1 jI C �'�f T . x 1� jti�p -, i x t av , 5 c ,i z U UJ N _ jf: • a 9 ` u •" w Clf , yy --- 0.5 as J E � 4 ,■ 1 {i , if *•t y 1.4 p 4 < Pc"A I • c 13] O f � I —4 NI NON Yr I z a all Aft c a • ! MEI NM UMW ELM, NAV I■ LI oileti. linfft RCM EMI I 111_1M1 nommud v Ira _ EM MMUS rib . • Mips . + �wsi.w rrrNr�MS�� • , ■ w m 0 i 4. 1^+ ert i ei z �' g o Lq \1/4\ s CI tr'Nd -II —fl ikikkia4Q 4 � *.r : s 111 e7' c IMO' , } _ L 2I1NA V r a ,VdDl 3 .I Z�m�: ; g Q tiEl AINVID,11 co w ■ y - �J o4 gg 6 g g di 0 ;Li 0R. 4,4 x + p.4 4.4 w SIMPA igghti i i sal'%'' i tis'•'s' 1.;. i i , � :�s .a�..w H• �f ra� :Aro ' 0 <cxb' g'gt 4.4 -(r) a E munifiwarn arliganningr AZIIIIIIIMPI Airsiirgrimatil' RUP 1 , I r r F OIry 6 �„ j h 1 i { ors I � OD D 1 5 r 5 r 1I L, 4— - M �I � 1 w oat 1 r ; r 5 z r - _ j - - - - ill I,Rf VO -- J /- S 1 f 1 t r r 960 - 1 7: v . `\ f• _ 5 1 ,. 6 10 s� i Lu t -.msg. 2- I / , I ( 1 ) 7 9 OAKGREEN 1.41.LAGE — OAK PARK HEIGHTS, MN — GENERAL PLAN — 12-05-03 ET PROFILE I 1 \ --- Mill — H r III tg: wa_ 'RN sgr trg.: TV imo I :ii Ma MEM= 111111 m ID F F R 111 1111EMENE ill 1 ppi-OL YAi tAd 7 - 4 181)6 • .. 2t'LGB 00+8 -. ,0'LSa A31 °--en 'irt ATA vVd Yd$ Nd ;MOd rp. 1,40d FAY 02, ,,,, wosa - filh, .3. ... 1 .. . 111 vt'rS••• — r15 imOd 7t'876 ^ A113 AH}Od hAn E m 1 rs0 r - N sa•Lta n113 end St+t VIS LA.I N III OM lisake 11/ , . UV - ----..- .... / / ,.. VO, 6 WiT Will :1 111 i d Tir 4 sad I / u7.'•CE 'A313 1 017 1 ti � ,, , . .rigill .4o s Rd t -.msg. 2- I / , I ( 1 ) 7 9 OAKGREEN 1.41.LAGE — OAK PARK HEIGHTS, MN — GENERAL PLAN — 12-05-03 ET PROFILE o 1306 :" .1 � a )4 c 4_, p.T.4 1:4 \ET \N \\\\\ 2_ rwr+.+wq F fi 11 C111111111110 T • Lcj W N 7 : .ai • , RLIPMEMPRI i era wry .��rrrrr •r. P l•us NXWIDXb0 XVAON It 0 le=p, Y N W U � w ij + w w H 1 ; a 1„ I - -' e 1 NF 4i-s ate, J i 1 99,90, rDN now Pe } I s '''X . 4 . , R1 1 l 4 vt„ w - 34 W A v g_ 0 A v7 . o �fl �-i B T•gn J. PO, so.ro5 a d 1 1 LFa 1') 1 1 I 1 8 L 1 L fr8,00.TON �{ �'r b'no �v.ra� J '- L -- so•or 00.TO seta 3 *z, CO. los 1 �� ri taiso.TOS a °m 04 uxuaa rLrr . r z 1.6LP 'Pt'', t err y d -- 6 49Z r 1 I °p 11, d � ro. T ON o r y r . Y Li ''1 L ‘7 :' a O' II) Q N 0 J ir tra3z- ir,ra tr816 3,tuo.ros N £ + .rON •o19 p zo�azi z 3 to . o� a o m om, r - 05 \ $. 3,E0,itou r 04 OtI�N • s, o B9'r99 II. r, GO. r ❑N t ] III, ;BUJ Y0 I eg,E 10,. AL, , £D•ra}F 1 1 00'0TO _ ` - m m• po r :.v asr ' E Ng A 7 • L Wif Plitt NI- 1 + ra rL arr . G. tat. + w w w p,4 4J pL1 0 ..a 0 wrr V 1071110 d a wk COW ra u VJ 8 STREET NORTH EXHIBIT 7 11__Ja__11-0- fl J[111 TTIT_ 11111111111 B B • El° T N r im r' C ) 1111111111 MI I 11011011PPR r g 1111111111111 111 44 - 9 9 t-4 9 9 x 0 -1 7C 0 w (Y. (3) co 13 0 w ot! 0 0 0 z 0 0 Lit 9 1 1 n 9 110 ,1 t7C 0 to 9 Iv 0 0 LU -1 Q 1111111111111111111 LT .1111 LLI w 0 E jQ 0 \,4 u CS) c CO 6 WI 9 .0G o LT - E 6 2 2 - IBMI 1. IR 11111111111MIli. 0 0 Li ° 0 4 co uj uJ 0 P. 0 z 11, 6 0 fTd z 6 uJ 0 z 0 UJ [11 7 0 in a1 j 4 z 0 7 0 7 0 0 0 to 3 0 4 w 11J 0 LLI 0 z 0 z r 0 s / IQ pi a 3 a: 3 } F � r'11 r�. Li 0 RA 1 1 a 1 i a a : 24, • 11110.1 17;. a A a AP A 2 a 7 . 21 E 1111111 IMP 222 , a REIN T a ■�1�� NW "MI a rmi.... 2 a a a L 3 3 7 3 3. a a a a �? r 3 a 3 a 7 1 la ' 25:7 5 33::373a aT+ s:aa 272::77 35 7252727 1 7 - OD a aa LA 3 a 275 aai 273 72 a : : 3 3 N a J a aaa aa: as AP 7 aaa sass a a 2 2 EL 0 R rl L7 n n rL �1 n C� 3 A 3- a 3 3:.: a :: 7 a h a 3: a II IS.---riSIE, a .. a : -r a � :s •{a 111111111111111111111 :,_,„ _ ....._. : :ass, smi, .- „ : 3 ■ � ... ° - - 1 - 1 a a a a �� • 3 a a a a��� : - .. ! _ ? _ aaa a a ° . . :fit a ■. . a a: a a. J 2 a a a 3.: 3 a 3 a.• r . a a IllikrinipiN aa aa:aaaaa . a -aa1 °a : a i ' r 7 v - - 3 3 . . morpplit . ��� �� a 2 x ■ ■ a ■ A ■ A i! d. a 3 I 7 3 a r 9 9 a 7 ;.c_.x__ a. S° ����f- 2 n 7 .. 0 ! . a a. a 3 . a 3 - r . *• 27 7 a a a:: 3 2 a a 7 2 7: a 3 2? i :. a s a.° 7757 r A 3 3 5757737222A n °2,,1/1 . 3 8 lit 3 VIOSINNIN 'SIADIJH >111Vd >IVO SndNVD gEV11IA NJJ dENVO 4 41 I ara 3 - a::13 • a F a. 7 2 M^ r37 - 2 - 7 ra:a : vaaaa2 a a :, 5 Gg oaa : �: 7 -F • . a 2 a - . 3 . ' a a 3 11 a a �._ , • f 3 a S: a a a 2 7 n .. a . a 3- . . ..? a a 2 3 7. a .: 7' 3 .. 2 7 "r a. 3 °. 2. ,. a s p 1 1 •n• 1 2 00 . r•s u 8,a1 M � P s Z Pg,1 rY 0 I"4 b�l 4:1 a Pz4-4 ( 54 40 r-! i 11. w z t 0 0 w x. ,0 ,„1, - i ss' -- UNZIfill5 (07 - "" 4,1, , -- 0 ,4,..041, 0 , Ifi "0 Ammioriik-i e ewe, 0, ---_— 4 Com romp r a m Asap asp.,;. . , 8 I mum.) , ) emapill 11111110 I ' ?MEP liMMIN 0 ® 1 SAM Pat 0 o oil et ill F et IWO fib tali- 111111411 III - ) PIO SOP 0 it 111 1 r ' �_ ,,, t i iaIli agar *mut r ' is' �'".. ! 1 1: la■..a1 � 1■ s ■■1■■ daw :li t o m m ia iiii is 0 iiiiiiiiiiiiiiii 1 allpi Ohio■ qv C ftwompiummiA lialtii I!Hii 11111111111 illairriwo r gralaR ull,..:„.„.1.....„.,. ti... --,..1_ ,..., voso c .. ft -3� 'rf 11 L1E1 1 1 1 r i 1 1111 711 talk _ f 14. V:4 1? e a 7 4 C Tax Parcel I.D. Nos.: Property Data: zoning: Site Size SUMMARY OF SALIENT FACTS AND CONCLUSIONS Property Location: 58 Street North /Oakgreen Avenue North Oak Park Heights, MN 55082 Portions of the following tax• numbers are ,part of the proposed plat. The portions of these old tax numbers that will become Outlots A and ID are excluded from this appraisal. 05-029 - 20-14-0002 05-029-20-14-0038 Date of Valuation: December 8, 2003 Property Rights Appraised: Fee Simple Interest Value Indications: Sales Comparison Approach: Market Value Estimate: 05-029-20-11-0024 05-029-20-11-0025 05- 029 -20 -1 1-0027 05- 029 -20 -11 -0029 05-029 -2 0.11 -0030 05- 029-20 -11 -0040 05 -029- 20-11 -0041 BETTENDORF ROHRER KNOCHE WALL, INC. CBIJ, Central Business District 22.43 acres Highest and Best Use: Land As Though Vacant: development with 87 townhouse units and a 90-unit, two - building apartment complex Property As Improved: not applicable $2,830,000 $2,830,000 (53.34 per square foot of land, excluding existing pond or $16,000 per unit) EXKIBIT 13 SUBJECT PROPERTY INFORMATION Location: The subject property is in the northwest quadrant of 58 Street North and Oakgreen Avenue North in the City of Oak Park Heights, Minnesota. Oak Park Heights is a developing outer ring suburb of the Twin Cities Metropolitan area approximately 14 miles northeast of downtown Saint Paul. Zoning and Development Status: The property is raw land within the city's CDB, Central Business District and has concept approval for development with 87 townhornes and 90 apartment units. Market conditions will likely dictate an absorption time and phasing of the project over a four- to five -year period. No site work for this proposed development plan had been performed as of the date of this report. With the 177 housing units proposed, the density will approximate nine units per acre. Lancl Area: 'Per the survey calculations for the preliminary plat, the subject property area is as follows: Out lot B less area excluded from multi-family use north of NSP easement Outlot C Outlot E Outlot F future Novak Ave. future Nutmeg St. less existing wetland (Outlot F) 419,602 square feet ( _ 90,000 square feet) 329,602 square feet 126,032 square feet 274,276 square feet 129,353 square feet 64,140 square feet 53,587 square feet total: 976,990 square feet or 22.43 acres gross area 11_21,153 847,637 square feet or 19.46 acres net usable Topography: The topography of the overall development varies, from open water in the pond (HWL of 939 feet), upward to the western portion of the property (954 feet). The development plan requires considerable grading and earthwork throughout the site. Utilities: All typical utilities such as telephone, electricity, gas, and cable TV, city water, sanitary sewer, and storm sewer are available for installation to the site. Wetlands: The site will contain two large wetland /pond areas: an existing one in the south central portion of the property and a future drainage pond in the north central portion. BETTENDORF ROHRER KNOCHE WALL, INC. PAGE 6 Frontage and Access: The site has approximately 1,300 feet of frontage along its southerly border at 158 Street North. The frontage along Oakgreen Avenue North varies, as there remain single family homes that have not yet been acquired, leaving "fingers" of the subject site protruding out to the street. Until these other detached single family homes are acquired, the fingers of land reaching out to Oakgreen Avenue have limited utility and value. The development plan indicates future construction of two new streets off 58 Street North and potential for a future 59 Street North off Oakgreen Avenue North in a later phase of development in Outlot B. Ultimately, a portion of Outlot B may be used for other than multi - family development. Easements: Typical street, drainage, and utility easements are assumed. In addition, there is a 225 -foot wide utility easement in favor of Northern States Power across the middle of the site for the high voltage power lines coming from the King Plant that is about one mile to the east. Please see the following pages for a location map, the proposed plat, and proposed development plan. BETTENDORF ROHRER KNOCHE WALL, INC. PAGE 7 4 11, STILLWATER INDUSTRIAL P _ . • arm 11 •■••••■•• ii..1371•13rm' V."ajr DING • g g t -------- ItEE1 NORTH •••■••••••■•••••••■•*....... 11.1J.7 Pir IVI,6404 PEA L.AiVios..Pt.+i.4Aa.k.s u at rsdA 1 4 a 40 Ak • Q r )1 • • • ;.1 4 va.rr c711,1V"Fr 42, •§ •1 • .prvAce Nom swa %WEI PCY:01 -11,40414 .rHA GT A ( 0 • • • imog. CONDO II MST k TRACT REGISTERED LAND SURVEY NO 11 VT. D .4 is 1 , 2 13 1 .14 IN • 1 1g 4 ir th Na fa Al • `; 21 p4bb ( 34 0 J.. 1 er 1 1 9 - LL . ,-.00 g ;AM • ..Af .10 4L. W 14 F* , ..,..,5,1>:5:- L, : t , a , - " • " r :---..':' .,.3, ( 5 7 „. - ; ------ -. - - - - s. L,' - - - - .. - - - - - - w• - 7 - -. a," -; - ';-- 7'... 7 L ... "../ ,.."- - • , "' - -. 7 '.I . - • , 4. • l' , ....• 14 1. .... 1 . 1 . ... .2.- .. .1.7 . . i 1 , 10 .41 IV IT .11 • 11 Q — MNDO9 LA,T41P•t2-AA x• ai U t 4 E • Prt NACCI r ir • AL. 4 j 4' . 9 NieNEEN-.PLCC-4■OR71-1\ 4 t. 1 . 1 . 1 - -i i --,,. iii 1 il •_ ,...1-- ; 4.r. ,'"?. • • 1 tr t f Ix. 11 ...,... . ... 1 i .. .. 1.rAMEY ? OINT 2ND kD , rripli :I ........_, .....,..._____,,......„ ._r-,... RLS NO BETTENDORF ROHRER KNOCHE WALL, INC. Current Plat M PAGE 9 PRESBYTERIAN HOMES & SERVICES Senior communities designed with the hand of experience, a heart for excellence and CM eye to the fiuture. Project Narrative November 12, 2003 RE: Oakgreen Village, PUD General Plan application Valley Senior Services Alliance and Anchobaypro Inc. previously received concept approval for a development consisting of Town homes, apartments and commercial office buildings. We are now submitting a General Plan application, which pertains only to the construction of Townhomes, but also includes the grading and drainage component of the apartment site. We concluded that it would be most efficient to deal with earthwork, including ponds on the easterly portion of the site, in this first General application rather than trying to address ponds and drainage in a piecemeal manner. General Plan applications for the apartment buildings and the office buildings will follow at a later time. The site plan is consistent with the concept plan previously approved by the Oak Park Heights City Council. Buildings maintain the necessary setback from the existing wetland. The public street that serves the townhomes intersects 58 St. in the location desired by the city. There is an extensive system of sidewalks and trails connecting the parking areas with front doors, bordering the wetland and ultimately connecting with the city trail system. We propose the construction of 87 housing units. There will be a mixture of 2 story and 3 story buildings arranged around the existing wetland. Homes will range in size from 1420 square feet to 1700 square feet. These homes will be offered for sale with prices ranging from $175,000 to $225,00. Every unit will have a two -car garage plus additional visitor parking spaces located in various places on the site. EXHIBIT 14 3220 Lake Johanna Boulevard, Arden Hills, MN 55112 Phone (651) 631-6100 Fax (651) 631 -6108 Management `" Services X 26 March 2003 Todd Erickson Folz, Freeman, Erickson, Inc. 5620 Memorial Avenue North Stillwater, Minnesota 55082 Re: NSP Easement — Encroachment — Oakgreen Village Transmission Lines #0801/#0977 Dear Mr. Erickson: 414 Nicollet Mall Minneapolis, Minnesota 55401 -1993 Our Transmission Engineers have reviewed your request for an encroachment for the purpose of constructing a roadway and pond. The encroachment is acceptable to Xcel Energy under the following conditions: 1. EXCAVATION CLOSE TO STRUCTURE LOCH I ....... N A minimum distance of 15 feet of supported earth must be maintained from any part of the transmission line structure. Support of the ground beyond the 15 feet may be provided by a slope no greater than three (3) feet horizontal to one (1) foot vertical. Support may also be provided by the use of cribbing, sheet piling, retaining wall or tunneling. The specific plan for providing the required support and the excavation plan for the proposed project must be submitted to Xcel Energy for review and approval, 2. GRADE CHANGE AROUND THE STRUCTURE LOCATION Fill around or above steel structure foundations is not permitted. The grade around the structures must provide for surface water runoff - no surface water ponding around structures will be permitted. Any cost related to the adjustment of Xcel Energy's facilities will be at the requestors expense. 3. GRADE CHANGE WITHIN EASEMENT Please Ian. Stockpiling of soil and /or material within the easement will not be permitted. 4. CLEARANCES TO EQUIPMENT AND WORKERS A working clearance of 25 feet between the electrical conductors and any cranes or digging equipment used in or near the easement, or a clearance of 25 feet to the physical proximity of workers, must be maintained at all times. If this clearance cannot be maintained, the contractor or developer must arrange for a line outage by calling Xcel Energy's System Control department (Steve Rollin 612-330 - 2875). At least two (2) weeks advance notice must be provided in order to schedule a line outage. There is a fee of approximately $350.00 per day, per outage, for this service. This fee must be paid prior to outage. EXHIBIT 15 Todd Erickson 26 March 2003 Page Two 5. LANDCAPING WITHIN THE EASEMENT Detailed plans for landscaping (including light standards) must be submitted to Xcel Energy for review and approval. Generally, shorter varieties of trees and shrubs may be considered. If planting is permitted, the line's voltage and the tree's mature height and the distance from the line must be considered. For maintenance purposes there shall be no planting with 15 feet of structure sites. 6 BUILDING ON EASEMENT There shall be no permanent or temporary building allowed allowed on the easement. 7. STREET LIGHTS AND SIGNS ON EASEMENT If there are to be streetlights, signboards, identification signs or any other type of non - building structure within the easement, detailed plans must be submitted to Xcel Energy for review and approval to verify compliance with electrical code clearances. Metallic structures must be properly grounded. The same working clearance criteria, as stated in Paragraph 4, also applies for equipment used to erect and install light standards, signboards, etc. 8. FENCES ON EASEMENT if the easement area is fenced, gates must be installed to provide access to XceI Energy for maintenance purposes. Chain link or other types of fences using metal material and constructed on or near an Xcel Energy easement should be properly grounded. 9. STRUCTURE PROTECTION Where streets, parking lots or other areas are developed which expose transmission structures to vehicular traffic, steel post or guardrail type barricades must be installed in accordance with Xcel Energy specifications. In some cases, curbing will provide adequate protection it is the express condition of this consent that all other terms and conditions of that certain easement granted to Northern States Power on August 24, 1972 and recorded on August 29, 1972 as Document No. 344402 shall remain in full force and effect. Please provide information regarding plans for development west of Novak Avenue No. (when available) as we will have structures affected. To acknowledge receipt of and agreement with the terms of this consent prior to commencing any activities within Xcel Energy's easement, please sign and return a copy of this letter to me in the envelope provided. Thank you for your courtesy and cooperation. Sincerely, Karen C. Weaver Siting and Land Rights 612-330-6241 ACCEPTED: By: Its: Sett Richards rage 1 of 2 From: < kdw id i n @com cast. n eta To: "Jim Butler" <jbutler a@cityofoakparkheights.com >; "Julie Hultman" <jhultman 7a cityofoakparkheights.com >; "Jay Johnson" <jjohnson a©cityofoakparkheights.com >; "Dennis Postler" <dpostler@bonestroo.com >; "Scott Richards" <srichards a@nacplanning.com> Sent: Sunday, December 28, 2003 11 :14 PM Subject: Oakgreen Village OPH Staff I have reviewed the tree inventory, the tree preservation plan, the grading plan, and the landscape plan, visited the site, and have the following comments regarding the proposed plans for Oakgreen Village, Phase 1: 1. The Tree Inventory: a. the trees on site are mostly in fair to poor condition. Most of the trees are planted evergreens or are volunteer deciduous trees, many of less valuable species such as boxelder and cottonwood. Trees next to the wetland are mostly dead, due to fluctuations in water level. b. the inventory does not include trees orl several properties bordering Oakgreen Ave. which are currently owned by the development company and are included as part of Phase I. Why are these trees not included in the inventory? If these trees were included, their diameters would offset the diameter inches of trees to be removed on other portions of the site. Also some trees (NE portion of site) are included in the inventory but appear to be on land which is not owned by the development company w Why are these trees included as part of the trees to be saved? c. there are trees on the SW portion of the site near 58th St. which are included as trees to be saved in Phase I, but are indicated to be removed in Phase II. If plans for Phase II do eventually include the removal of these trees, possible tree replacement will be calculated. d. 1 re-calculated the total diameter inches of significant trees on site and total diameter inches of significant trees to be removed since, based on OPH Tree Preservation Ordinance 1307, a significant deciduous tree is 8 inches or more in diameter, boxelders are not included as significant trees, and only living trees are to be included in the totals. The totals are: Total diameter inches of significant trees on site = 6787 (if trees in outlots on east side are not added) Total diameter inches of trees to be removed = 3372 2. Tree Replacement Required: Based on the calculations above this would be 168 inches. The original calculation of 2225 inches was modifed (per Ordinance section 1307.070) by woodland type factors for percentage of each type of tree being removed, by fair condition rating (50 %) for the inches of pines grown as a plantation, and a 10% credit for preserving >50% of trees on the property. There was also a credit given for 676 inches of trees in the landscape plan and 87 inches (or 50 %) credit for the 174 inches of trees proposed to be moved on site. Tree replacement can be satisfied by planting additional trees EXHIBJT463 on site or by paying cash in lieu of tree planting, which is calculated at a rate of $50.00 per replacement diameter inch ($8,400.). 3. Tree Preservation: a. tree protection fencing is to be put up around trees to be saved prior to the start of construction and is to remain up until construction is completed. b. all contractors and sub- contractors should be informed of the purpose of the fencing and that it is not be taken down until construction has been completed. 4. Landscape Plan: The landscape plan is satisfactory with the following conditions: If you have any questions regarding this review, please contact me. Kathy Widin OPH Arborist Page 2 of 2 a. Species chosen for planting are acceptable; however, "Greenspire" linden should represent only 10.15% of the deciduous trees planted on site due to its problems with stem girdling roots. I would also like to see a 5th type of boulevard tree planted to increase variety. b. What types of oaks are to be planted? c. If looks as if there are quite a few 'boulevard" trees to be planted on this site, including approx. 39 along Nutmeg Ave. which, I believe. will be a street maintained by the City. In this case the following requirements should be met regarding boulevard trees: 1. a tree lawn (area between curb and sidewalk or other hardscape) should be a minimum of 15 ft. wide, the tree should be planted no closer than 8 feet to the curb and 6 ft. to any sidewalk or hardscape in order to allow enough room for root growth and to prevent interference of roots with hardscape. If area is smaller than that (such as narrow planting islands shown on sheets L2 and L3 at ends of buildings) an ornamental tree should be planted instead of a deciduous tree. 2. trees should be maintained by the developer for 4 years after planting (watering, pruning and replacement) after which time the trees would be added to the City maintenance contract. 3. boulevard tree species should be alternated along the street to reduce problems of insect and disease spread between trees of the same species. d. The Plant Schedule should include the scientific (Latin binomial) of each plant proposed for the landscape e. The Planting Detail should include the following language for B &B stock: " top of burlap and the twine around base of trunk should be removed at planting time, as well as the first two rungs of any wire basket enclosing the root ball" and "root ball should be set on firm soil at bottom of planting hole" 12/29/2003 December 30, 2003 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 V i l lag e General Plan Review BRA File No. 55-03-000 Dear Eric: We have reviewed the general development plans and preliminary plat for the proposed Oakgreen Village development as submitted by Folz, Freeman, Erickson, Inc. and have the following comments /recommendations for your consideration (previous comments still applicable from our 2/14/03 concept plan review are shown in italics): Preliminary Plat: 1. Drainage and Utility Easements are required for any storm sewers, sanitary sewers or water mains that are "public" and lie outside of public street right-of-ways. Most of these are shown, however one is required for the storm sewer north of 58 St. N. and east of Novak Avenue N. Additionally, depending on whether sanitary sewer and water main will be public south of Nutmeg Blvd. in the private drive entrance, a utility easement may be required there. 2. Storm sewers serving internal private streets and parking lots will be privately owned and maintained. As such, drainage and utility easement are not required for these items. 3. Additional road right-of-way is recommended to accommodate the recommended separate left and right -turn lanes on Nutmeg Boulevard (see Comment 7. below). 4. We recommend 50' of right-of-way be dedicated along the west side of Oakgreen Avenue N. for existing and future roadway improvements. 5. Change /update the names of the streets on the preliminary plat. Site Layout /Streets /Trails: 6. The proposed right -turn lane on Novak Avenue N. at 58 Street North should be extended northerly to the future parking lot entrance. EXHIBIT 17 7. We recommend Nutmeg Boulevard be designed to include separate left and right -turn lanes at 58 Street N. This can be accommodated by increasing Nutmeg Boulevard to 40' wide from face of curb to face of curb (expanding the west side of the road) and striping the roadway accordingly. The road right -of -way in this area should be increased proportionately to maintain a uniform boulevard width. 8. The proposed "drop off lane" in the public street right- of-way in front of the apartment building 011 Nutmeg Boulevard should be reviewed by the Public Works Director. We recommend either eliminating the lane and striping the curb as "loading /unloading only ", or creating a separated off - street loop driveway closer to the entrance of the apartment building. 9. verify adequate turning radius exists for emergency vehicle access at the southeast corner of Building No. 2 in the parking lot /driveway area. It appears the radius needs to be enlarged and possibly resulting in losing a parking space. 10. Install temporary barricades at the north end of Novak Avenue North and at the north and south ends of the easternmost private driveway until such time these streets are extended. 11. The proposed sidewalk on the north side of 58 Street N. shall be 6' wide since it is in the public street right-of-way and will be owned and maintained by the City. Is the construction of this sidewalk part of the Phase 1 improvements (2004 construction)? 12. Verify the proposed sidewalk to Oakgreen Avenue N. (south of future 59 Street N.) lines up with the existing bituminous trail on the east side of Oakgreen Ave. N. 13. Change /update the street names in Note 1. on Sheet 2 and on the profiles on Sheet 5. 14. We recommend the future most southeasterly Townhome building be moved westerly to access the same driveway as the Townhome on Lot 10. This would eliminate the proposed future "double driveway" scenario and result in more overall green space. Grading & Drainage /Storm Sewer: 15. Grading will be occurring outside of the platted project area in the northwest corner. A temporary construction easement will be required from the adjacent property owner. 16. We recommend additional silt fence be installed along the north side of 58 Street N. (both where proposed contours drain toward the street and also to protect the existing pond from the proposed sidewalk construction). Also, silt fence should be installed along the east side of the site to protect the three existing residences along Oakgreen Avenue N. 17. Storm water runoff from the majority of this (Phase 1) development will be tributary to two different internal ponds /wetlands (one proposed storm water ponding area & one existing storm water ponding area). The existing drainage pattern of the future commercial/office area west of this phase is to the west /southwest and is in the BCWD jurisdictional drainage area. Drainage for a majority of this area is proposed to be redirected to the east to Pond 2. As such, formal review /approval will be needed from both the BCWD and the MSC-WMO prior to general plan approval. M. Storm sewers structures outletting to ponds /wetlands shall be constructed with surnps for sediment and debris removal, for both public and private systems. 19. Storm sewers serving public streets and/or connecting trunk storm water ponds will be considered public and owned and maintained by the City. Public storm sewers will be designed by the City and included in the public improvements bid documents. The following storm sewer lines will be considered nubiic for this development: • Stub west of CBMIH 148 to FES 142 (excluding CBMH 146 to MH 144) • CB 144 to FES 112 • Inlet 132 toMH119 • CB 124 to FES 115 (excluding CB 118 to MH 116) • Inlet 102 to Existing MH SS-2 All other storm sewer lines are considered private and will be owned and maintained as such. All private storm sewer design data (pipe slopes and material, structure sizes & rim and invert elevations, profiles, etc.) should be shown on the plans. 20. Storm water runofflponding calculations and storm sewer design calculations will be reviewed and commented on separately, to verify adequate pond storage capacities and ultimate offsite discharge rates. Sanitary Sewer: 21. The sanitary sewer layout, in general, is acceptable. The reach from MH 1 to MH 4 may be better located within the future 59 Street N. alignment, and should be verified with the public works department. Also, due to existing site elevation differences, the sanitary sewer alignment to serve the easterly town homes proposes to go under the storm water pond. This is not a desirable situation, but the pipe is proposed to be encased for this reach. 22. Typically, sanitary sewers under public streets are considered public and owned and maintained by the City. In this case, the City will be deciding whether the reach from connecting to the existing stub by the Oakgreen Townhomes (Hom4Me) to II H 6 will be public (since serving as a "regional" line) or private. All other sanitary sewer lines are considered private and will be owned and maintained as such. All private sanitary sewer profiles should be shown on the plans. 23. Show the existing line north of the proposed connection (along the west side of Oakgreen Avenue N.) as a thinner, existing line. Water Main: 24. The water main layout, in general, is acceptable. The overall alignment, hydrant locations and main line valve locations (none are shown) should be reviewed with the City Public Works Director and Fire Department. As with the sanitary sewer, the reach adjacent to future 59 Street N. may be better located within the future street alignment. 25. The proposed 12" main line in Novak Avenue N. will be publicly owned and maintained. The City will be deciding whether other reaches of water main (connection to existing main by Pondview Condominiums to future 59 St. N.; line along the south side of future 59 Street N.; and the line from future 59 Street N. down to south of Nutmeg Blvd) will be public or private. All other water mains are considered private and will be owned and maintained as such. 26. Fire hydrants shall incorporate an AFC Waterous Storz Nozzle. The hydrant pumper nozzle shall be of one -piece design, compatible with a 5" Storz hose coupling. The nozzle shall be an integral part of the fire hydrants and must be furnished by the manufacturer or authorized distributor designated by the manufacturer. Storz adapters will not be accepted. 27. We recommend any close water main and storm sewer crossings be insulated, and where CBs or CBMHs fall on top of (or close to on top of) water mains in the private streets. If you have any questions or require additional information, please contact me at (651) 6O4 -4815. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC Dennis M. Postler, P.E. cc: Judy Hoist, Finance Director 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:1551OId\Oakgreen Village - General Plan Review_12- 29- 03.doe