HomeMy WebLinkAbout09-08-2005 Planning Commission Meeting Packet•
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, September 8, 2005 -- 7:00 p.m.
I. Call to Order:
II. Approval of Agenda:
III. Approve Minutes of August 11, 2005: (1)
IV. Department / Commission Liaison / Other Reports:
A. Commission Liaison:
B. St. Croix Crossing Update:
C. Other:
V. Visitors /Public Comment:
This is an opportunity for the public to address the Commission with questions or concerns
regarding items not on the agenda. Please limit comments to three minutes.
VI. Public Hearings:
A. Village at Oak Park Heights - Lowe's Home Improvement: To consider
a request for Planned Unit Development: Concept Plan approval for a
development to be known as Village at Oak Park Heights, including
construction of a Lowe's Home Improvement store, located south of 58
St. and west of Oakgreen Ave. N. (2)
VII. New Business:
A. Commission Council Representation Schedule: Revised schedule for
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review, revision and approval. (3)
VIII. Old Business:
A.
IX. Informational:
A. Next Meeting: October 13, 2005 — Regular Meeting @ 7:00 p.m.
B. Council Representative: September — Commissioner Wasescha
October — Commissioner
X. Adjournment
C. Other:
Public Hearings:
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, August 11, 2005
Call To Order:
Chair Runk called the meeting to order at 7:03 p.m. Present: Commissioners Lilj egren and
Wasescha. City Planner Richards and Commission Liaison McComber. Absent: Commissioners
Caspers and Dwyer and City Administrator Johnson.
Approval of Agenda:
Vice Chair Lilj egren, seconded by Commissioner Wasescha, moved to approve the Agenda, as
presented. Carried 3 -0.
Approve Minutes of July 14, 2005:
Commissioner Wasescha, seconded by Vice Chair Lilj egren, moved to approve the Minutes with
clerical corrections as noted by Commission Liaison McComber. Carried 3 -0.
Department /Commission Liaison Reports /Other Reports:
A. Commission Liaison: Commission Liaison McComber apprised the Commission as to
Hwy. 36 and St. Croix River Bridge project activities.
B. St. Croix Crossing Update: Commission Liaison McComber announced that the Visual
Quality sub -group will be meeting August 23, 2005 from 9:00 a.m. to 4:30 p.m. at
Stillwater City Hall and expect to receive an update on the Transportation
Reauthorization Bill.
Visitors /Public Comment: There being no visitors to the meeting, Chair Runk moved to the
Public Hearings portion of the Agenda.
A. E.Q. Life: To consider requests for Site Plan & Design Guideline Review and Signage
Variance for tenant space use and signage at 5803 Neal Ave. N.
City Planner Richards reviewed the August 4, 2005 Planning Report to the request, provided an
issue analysis and recommended conditions in the event the Planning Commission elected to
recommend City Council approval.
Planning Commission Minutes
August 11, 2005
Page 2 of 4
Chair Runk opened the public hearing for comment and invited the applicant to address the
Commission.
Todd Rohrer of Best Buy & Phil Foster of CM Architecture - introduced themselves as the
applicants to the request.
Mr. Rohrer informed the Commission that E.Q. Life is owned by Best Buy and that the Oak Park
Heights location will be their second store, having opened their first in Richfield, MN last year.
He noted that they are also working on a third location at Grand Ave. in St. Paul, MN and that it
is their hope to open both the Oak Park Heights and Grand Avenue locations on the same day,
sometime this Fall or early 2006.
Mr. Rohrer noted that E.Q. Life is a health, wellness and technology retail store and to that end
offers a variety of products and services related through their business partners, including a small
line of electronics. Along with their business partners, E.Q. Life offers salon services, a
pharmacy, health and wellness education, a full service coffee shop and technology support
through Geek Squad, which is a branch of Best Buy, for products sold in Best Buy stores.
Mr. Rohrer and Mr. Foster discussed the signage needs of the store as they relate to the
individual components of the store operation and the importance of identity for the individual
business partners within the E.Q. Life store for their recognition in this location area. They
expressed that they believed the proposed signage to be balanced and nicely blended to the store
area.
There being no other visitors to the public hearing, Vice Chair Lilj egren, seconded by
Commissioner Wasescha, moved to close the public hearing. Carried 3 -0.
Commission discussion ensued as to the matter of signage, calculation of square footage for
signage allowance, variance criteria and potential conditions to window signage should they
consider allowing the signage under a variance as requested by the applicant. Discussion of the
Oak Park Ponds pylon and one monument sign was also discussed as it related to the variance
being requested.
Commissioner Wasescha, seconded by Vice Chair Lilj egren, moved to recommend request
approval by City Council, subject to the amended conditions of the August 4, 2005 Planning
Report, specifically:
1. The variance for signage shall be approved to allow three additional wall signs over the
two allowable wall signs for a total of five wall signs.
2. That the applicant shall provide details on the gate for the trash compactor enclosure and
noise information for the compactor for City Council review.
Planning Commission Minutes
August 11, 2005
Page 3 of 4
3. All lighting at the rear entrance /loading dock shall be required to be full cut off and
compliant with Zoning Ordinance provisions.
4. The Planning Commission makes a finding that the facade design and materials are in
compliance with the Design Standards.
5. No window signage shall be allowed other than store identification, hours of operation
and other informational signage at the front door to the business.
6. Any other comments of the City Council or City staff.
Carried 3 -0.
New Business:
A. Commission Council Representation Schedule: Revised schedule for review, revision and
approval.
Chair Runk requested this matter be carried to the September meeting when the full board is
expected to be present.
Old Business: None.
Informational:
A. Comprehensive Plan Update:
City Planner Richards discussed correspondence received from Metropolitan Council and
noted that the next update of the Oak Park Heights Comprehensive Plan was due in
2008. He discussed timelines for beginning this and noted City Administrator Johnson's
suggestion that no work commence until mid or late 2006, particularly to the trail plan, to
allow some time to see where things are at with the Minnesota Department of
Transportation.
Richards also advised that the City Council approved the recommendation to change the
CBD zoned areas to B -4 and that the Zoning Ordinance was being updated and they
could anticipate receiving updated Zoning Ordinance books soon.
B. Next Meeting: September 8, 2005 7:00 p.m. — Regular Meeting
C. Council Representative: August — Vice Chair Liljegren
September — Commissioner Wasescha
Planning Commission Minutes
August 11, 2005
Page 4 of 4
Adjournment: Commissioner Wasescha, seconded by Vice Chair Liljegren, moved to adjourn
at 7:39 p.m. Carried 3 -0.
Respectfully submitted,
Julie A. Hultman
Planning & Code Enforcement Officer
Approved by the Planning Commission:
•
•
BACKGROUND
ENCLOSURE 7
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: September 1, 2005
RE: Oak Park Heights — Village at Oak Park Heights -- Planned Unit
Development — Comprehensive Plan Review
FILE NO: 798.02 — 05.09
CSM Equities LLC has made application for a PUD concept plan approval to allow the
development of property south of 60 Street North and east of Wal Mart. The subject
site is 22.36 acres and will be developed adjacent to the proposed Norwich Avenue
North, a north /south roadway that will connect 60 Street with 58 Street. The
development is proposed in what was formally the Central Business District that was
rezoned B -4, Limited Business District by the City Council on July 26, 2005. At that
meeting, the City Council also approved a motion to repeal the Central Business District
development moratorium.
The proposed development includes a Lowe's Home Improvement Center as the main
stand alone tenant. The area to the front (north) of the Lowe's is currently proposed
with one retail pad (a bank with drive through), one restaurant pad, and buildings with
multiple retail and restaurant users.
The Comprehensive Plan land use designation of commercial and the B -4, Limited
Business District zoning would accommodate the proposed development. The
development has also been planned to accommodate the proposed placement of
Norwich Avenue and the Oakgreen Village residential project. That concept plan has
been recommended by the Planning Commission but has not been reviewed by the City
Council.
Attached for reference:
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:
ISSUES ANALYSIS
Adjacent Uses. Uses adjacent to the subject site are listed below:
North of Site:
South of Site:
West of Site:
East of Site:
Project Location
Existing Conditions
Preliminary Plat
Conceptual Site Plan
Conceptual Grading Plan
Conceptual Utility Plan
Conceptual Stormwater Management Plan
Conceptual Landscape Plan
Norwich Avenue Plan and Profile
Project Description
Wal Mart Access Easement Statement
Lowe's Elevations
Retail Elevations
Present Zoning:
Present Use:
Present Zoning:
Present Use:
Present Zoning:
Present Use:
Present Zoning:
Present Use:
Stillwater Business Zoning north of Highway 36
60 Street North and Highway 36
B -4, Limited Business District
Undeveloped Area
B -4, Limited Business District and
B -2, General Business District
Applebee's and Wal Mart
B -4, Limited Business District
Undeveloped Area and Xcel Substation
Proposed Project: The proposed development would feature a Lowe's Home
Improvement Center as the primary stand alone tenant. The store would be placed
south of the Xcel power line easement. A retail bank with drive - through, a restaurant
pad, and three separate buildings with small retail and restaurant tenants are planned to
the north of the P ower line easement near the 60 Street/Highway 36 frontage.
The development would be accessed from Norwich Avenue North which would be
constructed between 58 and 60 Streets at the time of project development. Access
would also be provided from Novak Avenue North to the west. The placement of
Norwich Avenue North is consistent with the concept plan for Oakgreen Village, the
townhome development directly to the east. The Planning Commission, at their June 9,
2005 meeting, recommended approval of the concept plan for the 79 unit townhome
2
development. The concept plan has been forwarded to the City Council for review but
not placed on a meeting agenda as per the applicant's request.
The southerly portion of the development site 71.63 feet) has been taken from the
property platted as Boutwell's Landing Outlot A. VSSA has agreed to allow a portion of
this property to be incorporated into the development plans for Lowe's. VSSA
representatives have indicated that they will continue to pursue a mixed office and
residential development for their property north of 58 Street. A concept plan was
approved for development by VSSA in this area but that approval has expired.
Comprehensive Plan. The City Council amended the Comprehensive Plan Land Use
Map as its July 26, 2005 meeting to eliminate the Central Business District land use
designation and replaced it with commercial land use. The subject property is totally
contained within the former Central Business District. The proposed development is
consistent with the new commercial land use designation of this property.
Zoning. The City Council at its Jul 24, 2005 meeting rezoned all of the area specified
July g p
as Central Business District to B -4, Limited Business District. The proposed
development is consistent with the new B -4 District zoning of the property. A planned
unit development is requested to allow joint access and parking of the coordinated
development plan.
Subdivision. A preliminary plat was submitted as part of this application. The plat
would dedicate right -of -way for Norwich Avenue North and create the separate
development parcels. Also, as part of the process, existing right -of -way and utility
easements would need to be vacated. The City will require the applicants to pay fair
market value for the land held by easements and the right -of -way. The development
agreement will specify the amounts and terms of reimbursement for the property. The
preliminary plat and public hearing for the vacations would not occur until the general
plan of development review. At that time, the City will also need to determine what
areas would be subject to park dedication.
Street Access. Access for the development would be from Novak Avenue North and
Norwich Avenue North. The plans indicate the construction of Norwich Avenue North
between 60 Street North and 58 Street. Norwich has been designed to meet the
City's specifications for the drive /turn lanes but has only been planned with an 80 foot
right -of -way. The concept plan recommendation for the residential development to the
east (Oakgreen Village) included a condition that a 100 foot right -of -way be provided for
Norwich to allow for adequate screening and landscaping between differing land uses.
The plans as submitted indicate the close proximity of the proposed residential
development to Norwich and the commercial development to the west. It is suggested,
at a minimum, that 100 feet of right -of -way be provided for Norwich Avenue from the
northerly Xcel power line easement south to 58 Street. CSM is also working with the
property owner to the east for a potential commercial development proposal. If the
entire area is developed as commercial, an 80 foot right -of -way for Norwich would be
adequate.
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T he project developers develo ers are working with Wai Mart to allow for a cross connection at the
front of the buildings to provide joint access. The City would encourage
fro that discussion g p
and it is highly hl recommended to be implemented as part of the expansion of Wal Mart
and construction of the Lowe's store.
Traffic Analysis. The applicant has provided a traffic impact study for the proposed
development. The City Engineer will provide a review of the traffic study in a separate
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report.
concept lans do not provide an internal system of
Tra�IslS�dewafks. The p plans p
sidewalks/trails or indication of trail connections along Norwich Avenue North. With the
sid
residential concept plan for Oakgreen Village, the City had recommended private
sidewalks on the residential side of Norwich and a public sidewalk on the west of
Norwich. The Plannin g Commission and Parks Commission should comment on the private p
rivate and public sidewalk/trail system for this development. As part of the general
plan of development, the applicant shall indicate the private and public trail system
plans for the area.
Setbacks. A 35 foot drainage and utility easement was established as part of the
Haase Addition plat on the north property line of the development. The buildings and
H p
parking arkin have been setback south of this easement area. The B -4 District requires 40
foot front yard and setbacks, 10 foot side yard, and 20 foot rear yard setbacks. The
60th distances from the
buildings along 60 Street North are setback at 35 foot and 30 foot di
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right-of-way. ht . The buildings on Novak are proposed to be setback 20 feet from the right -
g y g
of-way but a 40 foot setback would be required by the B-4 District. The City has the
ability, through h the PUD process, to vary from the B -4 District requirements. The
Plannin g Commission and City Council should comment on this issue. All of the other
setback distances for buildings and parking are met.
The rear of the Lowe's store adjoins Fencing/Screening. T oins property that is 1
and owned by VSSA. Formerly approved concept plans for the VSSA
undeveloped Y .
have included multi story mixed commercial and residential buildings. A 20
property
foot landscape area with a six foot board on board fence is proposed in the concept
plan as a screen to the rear of the store and the loading dock areas. In one area, adjacent to the loading dock in the southwest corner of the store, the setback area is
reduced to 10 feet. Staff has significant concerns with the width of the setback areas
and the preliminary screening plan that has been submitted. It is recommended that at
least 30 feet of setback be provided with berms, fencing and plantings. Experience with
plan review for the previous Lowe's store review indicated that the roof of the store will
contain numerous heating and air conditioning units and other mechanical equipment.
As p art of the general plan of development review, the applicants will need to address
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ways building s in which the buildin mechanicals, as well as the rear of the building and loading
areas, can be effectively screened.
Additional setbacks and landscaping should also be proposed along Norwich Avenue.
Increasing right-of-way sin the ri ht -of - to 100 feet, from 58 Street to the north line of the Xcel
Y
power line easement, will assist in providing the separation and adequate area for
4
• boulevard plantings to assist in screening the development from the potential residential
neighborhood to the east.
Landscape Plan. A conceptual landscape plan has been submitted for this project.
An existing tree inventory and preservation plans will need to be prepared for the
property for review at the general plan of development stage. The plan indicates
significant landscaping around building pads, at the parking lot perimeters, and within
parking lot islands. It is suggested that all of the parking lot islands be increased in size
to at least 15 feet in width to assure survivability of the plant material. The landscape
plan and tree preservation plans shall be subject to review and approval of the City
Arborist at the general plan of development stage.
Grading, Drainage and Utility Plans. Conceptual grading, drainage and utility plans
have been submitted. The City Engineer shall comment on any issues with the plans at
the concept plan stage. A stormwater pond has been provided within the development
to address runoff issues. All grading, drainage and utility plans shall be subject to
review and approval of the City Engineer.
Parking. According to Section 401.15.F of the Zoning Ordinance, shopping centers
must provide six parking spaces per each 1,000 square feet of gross floor area. As part
of the approvals for the other Lowe's location on Highway 5, the City accepted a parking
ratio of one space per 290 square feet of gross floor area. The current proposal
includes a slightly smaller building footprint of 141,591 square feet. With the 10 percent
reduction in gross square footage for calculating parking stalls, the net building square
footage is 127,432 square feet. The applicants have proposed a parking ratio of one
space per 235 square feet of gross floor area. The parking proposed as part of the
gp p p
concept plan is 545 stalls for the Lowe's store. This is an increase from the 521 stalls
proposed for the larger store on Highway 5.
The other buildings in the development total 48,475 square feet of gross floor area. The
parking requirement for these structures is 292 arkin spaces based upon the
P g p p
shopping center requirement of six spaces per each 1,000 square feet of gross floor
area. The concept plan indicates a total of 300 parking spaces for this portion of the
development.
A conditional use permit, as part of the PUD approvals for the project, will be required to
vary from the parking standards for the Lowe's portion of the development. That will be
processed and reviewed in more detail as part of the general plan of development
stage.
The concept plan indicates that the parking stalls in the development are proposed at
nine feet wide, 18 feet long, with 24 foot drive aisles. Section 401.15.F.h.1) requires
parking stalls to be 20 feet in length. A variance would be required to deviate from the
specified parking standards. Staff recommends that the applicant be required to revise
the parking lot design to comply with City parking stall dimension standards as part of
the general plan of development submittal. The City Engineer should comment further
on the proposed stall size reductions.
5
CONCLUSION / RECOMMENDATION
consistent with the Comprehensive proposed development is con rehensive Plan and the zoning p
for this property. While issues remain related to setbacks, screening and proposed
right-of-way t -of -wa width, staff would suggest this project would be recommended for concept
plan approval with the following conditions:
1. A relimina /final plat is submitted as part of the general plan of development.
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2. applicant provide a property a licant rovide roperty appraisal for those areas subject to park
dedication.
public hearing 3.
A ublic hearin shall be held for vacation of existing right -of -way and utility
easements. The development agreement shall specify the amount and terms for
reimbursement to the City for the vacated right -of -way and easements.
6
•
Building in Orientation /Internal Access /Site Issues. The building locations and
orientation building are positive of the buildin ositive for the site and the orientation will provide good
for the Lowe's building to the south. The City Engineer will comment on the
visibility g
access locations to Novak Avenue and Norwich Avenue, although the driveways and
parking positive to be ositive for the development and existing /future development in the area.
The Zoning Ordinance requires drive throughs to have at least 180 feet of stacking
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dis proposed The osed bank drive through, as designed, will have adequate stacking
p
d general plan The eneral lan of development will need to more clearly address site
details such as pedestrian access, loading areas, and trash enclosures.
Architectural Appearance. As the development moves forward, the architectural
appearance of the structure will be subject to detailed review in comparison with the
Design Guidelines. Preliminary concept elevations for the buildings appear to be
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generally consistent with the Design Guidelines.
Building Height. Hei ht. The B -4 District specifies a maximum building height of 35 feet. The
northerly part of the site is subject to a 22 foot height limitation imposed as part of the
Wal Mart development. The Lowe's structure would be subject to the 35 foot height
limitation expected but it is ected that a request for deviation would be made as part of the
p
9
general plan application to address certain building features.
Lighting, ' htin , 9 g Si na a and Landscaping. Detailed plans related to lighting, signage and
landscaping
have not been submitted. Such plans will need to be submitted and
considered as part of the general plan of development review.
Development Agreement. applicant A reement. The a plicant will be required to enter into a development
agreement pending with the Cit ending approval of the concept and general plan. The
agreement specify reement shall s ecif the terms of the private and public improvements that will be
done as part of the development process.
•
4. The street design of Norwich Avenue shall be subject to review and approval of
the City Engineer. The project developers shall dedicate 100 feet of right -of -way
for Norwich Avenue from the northerly edge of the Xcel power line easement
south to 58 Street.
5. • The City Engineer shall comment on the traffic analysis provided by the
applicant. The traffic circulation plan and required improvements shall be subject
to review and approval of the City Engineer.
6. The Planning Commission and Park Commission should comment on the private
and public trail and sidewalk system for the area.
7. The Planning Commission should comment on the proposed setbacks from
Novak and 60 Street North. City staff recommends that all setbacks comply
with the B -4 District requirements.
8. A 30 foot setback from all parking and drive aisles with plans for berms, fencing
and screening be provided at the south property line of the development. The
revised plans shall be provided at the general plan of development stage.
9. The building plans for Lowe's to be submitted for general plan of development
review shall address screening of roof mechanicals.
10. Detailed tree inventory, tree preservation, and landscape plans shall be provided
for general plan of development. All parking lot islands shall be increased to at
least 15 feet in width.
11. Detailed grading, drainage and utility plans shall be provided for general plan of
development review.
12. The Zoning Ordinance parking requirement of six parking spaces per 1,000
square feet may be varied for the Lowe's portion of the development as part of
the general plan of development approvals. Applicants shall work with City staff
to determine appropriate ratio for the development.
13. The parking lot design shall be revised to comply with all Zoning Ordinance
parking stall and drive aisle dimension standards.
14. The general plan of development submittal shall address site details such as
pedestrian access, loading areas, and trash enclosures.
15. The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
• 16. The plat shall dedicate right -of -way for Norwich Avenue and all required
easements as required by the City Engineer and City Attorney.
17. The Planning Commission and City Council should comment on the design of
Norwich Avenue including screening, landscaping and boulevards that may be
required.
18. Detailed architectural plans for the proposed buildings in the project shall be
required for general plan of development review.
19. The architectural appearance of the structures shall be subject to Design
Guidelines review as part of the general plan of development consideration.
20. The applicant shall be required to enter into a development agreement with the
City subject to review and approval of the City Attorney and City Council. All
cross easements and other easement documents required for this development
shall be subject to review and approval of the City Attorney.
8
•
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DEVELOPING REAL ESTATE FOR PEOPLE,
BUSINESS & COMMUNITIES
Village at Oak Park Heights
PUD Concept Plan/Preliminary Plat Narrative
August 10, 2005
PUD Concept Plan
Introduction:
The Village at Oak Park Heights will be located adjacent to Highway 36 in Oak Park Height's main
retail corridor. It is envisioned that a new retail project on this site would not only enhance the
architectural character of the area, but it could begin to unify the area into one cohesive city center.
The added retail activity would strengthen current retailers in the area and could also be a catalyst
for the redevelopment of the adjacent residential/commercial area at the corner of Oakgreen and
Hwy 36.
• This site will be strengthened by high quality architecture that reinforces the growing retail along
Highway 36. Founded in 1976 and based in Minneapolis, CSM is a portfolio developer that retains
ownership of all the projects we develop. This necessitates that CSM utilize high levels of finish to
ensure that the development remains a strong asset for many years. The project will occupy the site
of an old salvage yard with very little architectural integrity. The existing buildings on the site are
vacant and in dilapidated condition. This is an opportunity for the City of Oak Park Heights to help
transform an old industrial site into a prime destination retail center. Additionally it will increase the
property tax base by upgrading the property to a higher and better use.
Site Development:
Many plans were discussed and analyzed for the site. The current layout for this commercial retail
project is made up of one large anchor tenant, one retail pad (a bank with drive through), one
restaurant pad, and retail strip made up of smaller retailers and restaurant users. The final layout has
not yet been established and will result from continued input from the City and area residents.
As a result of marketing efforts, CSM currently has tenant commitment from Lowe's Home
Improvement Center. CSM also has high level of interest from M &I Bank plus other national and
local retailers and restaurants.
Discussion of site and building design:
The foreground of the development will set the tone for the backdrop of the larger anchor retailer.
With smaller scale multi - tenant retail shops surrounding the site, this is a place for the public to
gather amongst benches, outdoor dining patios, and colorful landscaping. The architecture of the
Pagel of3
500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net 10
small shop retail will have pedestrian scale elements such as maximized storefronts, canvas
awnings, and ornamental light fixtures. The facades will use a variety of materials, colors, and
textures to express the smaller scale identities of each tenant. Unique signage will be encouraged,
yet the size and placement will be carefully guided.
Infrastructure:
Roadway Access:
A new north/south roadway will be constructed and shall serve as the entrance to the project
(Norwich Avenue). This roadway borders the eastern boundary of the project and will terminate at
60 Street (South Frontage Road) on its northern limit and at 58 Street on its southern limit. A
secondary point of access will be provided via the existing Novak Avenue alignment, which
currently serves as an access to Applebee's. The project may also provide an additional internal
access on its western boundary to the existing Wal -Mart store. Although Norwich Avenue will be a
public roadway, its primary purpose is to facilitate circulation within the Project Site, and to feed
the development generated traffic to 60 Street and to 58 Street.
Traffic Impacts:
A traffic impact study has been completed to identify potential traffic impacts associated with the
project. In addition, the traffic study identifies strategies for improving or mitigating these potential
impacts. Refer to the draft Lowe's Home Improvement Center Traffic Impact Study, dated August
9, 2005 for additional information and details.
The results of the traffic study found the planned year 2010 construction of the MnJDOT St. Croix
River Crossing and TH 36 Roadway Improvement Project (Mn/DOT Preferred Alternative B - 1) is
expected to accommodate the forecast year 2010 traffic volumes (with this project) at an acceptable
level of service for the key intersections evaluated. The traffic study also identifies several
alternative mitigation measures to help reduce the impact of the expected traffic operation
deficiencies in the interim. Refer to the draft Lowe's Home Improvement Center Traffic Impact
Study, dated August 9, 2005 for additional information and details.
Site Utilities:
All sanitary sewers from this project shall be routed to the north side of the site and delivered to the
12" VCP sanitary sewer on the south side of the 60 Street right -of -way. As this site is currently
zoned B -4, it is anticipated that the existing sanitary sewer at 60 Street has been sized to
accommodate commercial sanitary requirements from this area and will therefore be sufficient to
service the development. Although the existing sanitary sewer is sufficiently deep to serve the site,
the capacity of the receiving sanitary sewer facilities should be reviewed by the City with this
development proposal.
Trunk watermain service is available to serve the proposed site from the existing watermain in the
southern right -of -way of 60 Street. The watermain will be looped through the site intersection connectin g at
both the ntersection of Norwich Avenue and 60 th Street as well as at the northern access point to
Novak Avenue. The watermain will continue southerly within the Norwich Avenue right -of -way to
its intersection with 58 Street where it will connect to an existing trunk watermain. It is currently
Page 2 of 3
•
•
•
• assumed, and has not yet been verified that a trunk watermain is located near the intersection of
Norwich Avenue and 58 Street.
•
•
Stormwater and Drainage:
Surface water runoff from the site will be directed to an on -site pond prior to discharge off the site
to the pond on the south side of the existing Applebee's restaurant. Surface water discharges from
the site will meet City and watershed requirements for rate control, volume control, and water
quality. Temporary and permanent erosion control measures will be employed to meet City erosion
control standards and the MPCA NPDES requirements.
PRELIMINARY PLAT
Lot Descriptions:
The total acreage for the property is 22.36 acres. The development will be made up of six land
parcels. The designation and sizes are as follows: Lot 1 is 12.07 acres and will contain the Lowe's
Home Improvement building and parking area. Lot 2 is 1.55 Acres, Lot 3 is 1.29 acres, Lot 4 is 0.77
acres, Lot 5 is 0.81 acres and all contain small to intermediate sized retail/commercial buildings and
parking areas, Lot 6 is 2.81 acres and contains a retail/commercial building and parking area along
with a detention pond that serves the entire 22.36 acre site. The remaining 3.06 acres of the site are
dedicated as right -of -way.
Vacation of Existing Road & Utility Easements:
Two road and utility easements will need to be vacated as part of the development process. Both
easements are defined as part of document No. 1005324. The first is near the north side of proposed
Lot 1 and was recorded as 59 Street North. It does not appear as though any road improvements
have been made in this area nor does it appear that any utilities lie within the easement. The second
area to be vacated is 40 feet wide and is located near the south side of proposed Lot 1. It does not
appear that any utilities lie within this easement.
Right - of - Way Dedication:
It is proposed that as part of the development process, right -of -way will be dedicated along the east
side of Lots 1 -6. This right -of -way will be dedicated as Norwich Avenue North and will run north -
south from 58 Street North to 60 Street North and will be dedicated as an 80 foot wide right -of-
way.
Also with this project, 60 Street North, which runs east -west along the north side of the site, will
have right-of-way dedicated to fit the current record right -of -way as described in plat no. 82 -85.
Proposed General Schedule:
Summer- Winter 2005/2006 City approvals and permits
Spring/Summer 2006 Demolition of existing buildings and mass grading
Summer/Fall 2006 Construction
Page of
CSM
DEVELOPING REAL ESTATE FOR PEOPLE,
BUSINESS & COMMUNITIES
August 24, 2005
Oak Park Heights Planning Commission:
As part of this proposed development, Lowe's has expressed an interest in creating a
cross access with the neighboring Wal -Mart store. At this time CSM has not entered into
negotiations with Wal -Mart for this access and will support Lowe's in their effort to
obtain such cross access to the site.
500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net
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City of Oak Park Heights
To: Planning Commission
From: Julie Hultman, Planning 8s Code Enforcement Officer
Date: 95 &pt rn Iwo 8, LO 0 S
Re: 2005 Meeting and Council Representation Schedule Update
I ask that you take a moment to review the dates and Council
Representative assignments and either affirm that the schedule is
acceptable as provide it or amend it as best suits the availability of the
Commission.
E NCLOSURE
Attached is the 2005 schedule, with my having taken the liberty of placing
Valessa as the Council Representative for the month formerly assigned to
former Commissioner Oswald.
If there are amendments to the enclosure, I will provide you each with an
updated schedule with Friday's information mailing /delivery.
Thank you.
9),,AW
PLANNING COMMI83ION
2005
Regular Meeting Dates
SG
Council Representation Schedule
Meeting Date
Meetings are the 2nd Thursday of each month
Public hearing items are required to be submitted 30 days in advance of the
scheduled meeting date. This date is located in the 2nd column.
Public
Hearing Submittal
Council Representative
.1 4
June
0
8
13
10
8
May 11
Commissioner Oswald
September
October
November
December
06 January 12
Updated: June 15, 2005
August 10
September 14
October 12
November 9
December 14, 2005
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Commissioner Wasescha
Commissioner Runk
Commissioner Caspers
Commissioner Dwyer
Commissioner Liljegren