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HomeMy WebLinkAbout2024-06-06 Planning Report 4 TPC 3601 Thurston Avenue N, Suite 100 a-CalI/Up Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Jacob Rife FROM: Scott Richards DATE: June 6, 2024 RE: Oak Park Heights — The Heights — Comprehensive Plan Amendment, Rezoning, Conditional Use Permits, Subdivision, and Architectural Design Guideline/Site Plan Review TPC FILE: 236.02 — 24.02 BACKGROUND Joel Larson of Hampton Companies has made application for a Comprehensive Plan Amendment to change the land use classification of Commercial use to Residential/Business Transitional use; rezoning from 0-Open Space Conservation to B- 4, Limited Business District; Conditional Use Permits for multiple family development, building height and side yard setbacks resulting from the building height, accessory structures in the front yard, and parking; Preliminary and Final Plat; and Architectural Design Guidelines/Site Plan Review for the development of the area north of 58th Street and west of Menards. The development would be an 81 unit market rate apartment building referred to as The Heights between Menards and the Oak Park Ponds shopping center. The review is based upon the following submittals: Exhibit 1: Project Narrative, Joel Larson Exhibit 2: Title Sheet (CO.0) Exhibit 3: Site Survey (V1 .0) Exhibit 4: Removals Plan (C1.0) Exhibit 5: Removals Notes (C1.1) Exhibit 6: Tree Preservation Plan (C1.2) Exhibit 7: Tree Preservation Plan Table (C1.3) Exhibit 8: Site Plan — Neighborhood Context (C2.0) Exhibit 9: Site Plan (C2.1) Exhibit 10: Site Plan Notes and Turning Movements — (C2.2) Exhibit 11: Grading Plan — (C3.0) Exhibit 12: Grading Plan Notes (C3.1) Exhibit 13: Utility Plan (C4.0) Exhibit 14: Utility Plan Notes (C4.1) Exhibit 15: Civil Details (C5.0) Exhibit 16: Civil Details (C5.1) Exhibit 17: Civil Details (C5.2) Exhibit 18: Landscape Plan (L1.0) Exhibit 19: Landscape Plan (L1.1) Exhibit 20: Landscape Plan (L1.2) Exhibit 21 : Preliminary Plat — OPH Apartments Exhibit 22: Final Plat — OPH Apartments Exhibit 23: Photometric and Lighting Plan Exhibit 24: Lighting Specifications Exhibit 25: Title Sheet (T1.0) Exhibit 26: Site Plan (A1.0) Exhibit 27: Garage Floor Plan (A2.0) Exhibit 28: Overall Floor Plans (A2.all) Exhibit 29: 1st Floor Plan (A2.1) Exhibit 30: 2nd Floor Plan (A2.2) Exhibit 31: 3rd Floor Plan (A2.3) Exhibit 32: Unit Plans (A3.0) Exhibit 33: Unit Plans (A3.1) Exhibit 34: Exterior Elevations (A4.0) Exhibit 35: Building Sections (A6-0) Exhibit 36: Supplemental Agreement— Brackey — March 9, 2004 Exhibit 37: Traffic Analysis — SSTS LLC — May 13, 2024 Exhibit 38: Memo from City Arborist - Lisa Danielson — May 23, 2024 Exhibit 39: Memo from City Engineer— Lee Mann — June 6, 2024 Exhibit 40: Memo from Ed Terharr - Stantec, Traffic Analysis Review — May 24, 2024 PROJECT DESCRIPTION A project narrative has been provided by Joel Larson and as found as Exhibit 1. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are shown on the Site Plan — Neighborhood Context map found as Exhibit 8. Comprehensive Plan. The Comprehensive Plan 2018 Proposed Land Use Map designated this area as Commercial. This area has consistently been planned for commercial use and residential development is not consistent under that land use classification. The proposed land use classification is Residential/Business Transitional Use that is described in the Land Use Plan as follows: Residential/Business Transitional Uses: The purpose of this land use designation is to provide for an orderly transition to residential uses adjacent to commercial development nodes that allows for an intermixing of townhouse, medium and high density residential, senior housing and 2 commercial uses. The commercial office uses include retail goods and services as well as office uses. The area surrounding the subject site on the west, north and east is all designated as Commercial. The areas to the south, on the other side of 58th Street is designated as Low Density Residential. The Comprehensive Plan 2018 as well as the previous plan, set aside this area for commercial use in that it was compatible with the existing commercial uses in the area. Commercial Uses: The land use category includes general retail, service or office business with community or regional market areas. The commercial areas are found along the County Road 15 and the State Highway 36 corridors. Potential Development: Commercial development is limited to smaller areas that are currently vacant including property between 58th Street and 60th Street west of Menards, a former car dealership at Highway 36 and Osgood Avenue, and a property at Osgood Avenue and 59th Street. These areas are designated as Commercial on the Proposed Land Use Map and identified as development areas. The request to change the land use classification to Residential/Business Transitional should be considered by the Planning Commission and City Council to determine what is the best mix of land uses in this area. Staff offers the following comments: 1. The proposed amendment of the Land Use Plan for the subject site to Residential/Business Transitional is not as odds with the surrounding Commercial Use. It will provide a reasonable transition from the low density use to the south and the more intensive retail and service use to the north. 2. The traffic analysis has shown that the proposed access will not create issues with traffic or site lines on 58th Street. The residential use would be less intensive and create fewer traffic conflicts than a retail, restaurant, service or office use. 3. There are few undeveloped areas left in the City for residential development. The Comprehensive Plan encourages continued development and redevelopment at all density levels. Employers such as Boutwells Landing have indicated a need for additional staff housing in the area. It has been several years since market rate apartments have been constructed in the City. This project would provide needed housing. 4. The property is 264,143 square feet of 6.06 acres. With 81 units, the density is 13.5 units per acre, which is a medium density development that is consistent with the Residential/Business Transitional land use classification. Zoning. The property is currently zoned 0 — Open Space Conservation District which allows for single family dwellings. The Open Space District was created to provide a district to allow open space, agricultural uses, and a holding zone for developable 3 areas. To accommodate a multiple family development, the subject property would be rezoned to B-4, Limited Business District in which multiple family dwelling units are a conditional use. The B-4 District would be consistent with the surrounding B-2 General Business District and PUD, Commercial Planned Unit Development zoning in the immediate area. Additionally, the B-4 District is more limiting in uses, especially as it relates to automotive vehicle sales and service than the B-2 District. The Conditional Use under the B-4 District also allows the City to place conditions on the project to assure conformity with the surrounding commercial development and the single family residential to the south. A Conditional Use Permit under Section 401.301.E of the Zoning Ordinance is required for two-family, townhomes, and multiple family dwellings. A Conditional Use Permit is also required under that section to allow buildings more than three stories or 35 feet. The building will be three stories but exceed the 35 foot limit. Conditional Use Permits are also required for a side yard setback, accessory buildings in the front yard, and parking. A review of the Conditional Use Permit criteria is found later in this report. Density. Section 401.15.C.3 specifies that 2,500 square feet of lot area is required per unit (500 square feet is to be added for each bedroom over two bedrooms per unit). The unit count for the project is as follows: 1 Bedroom Units: 18 1 Bedroom with Office Units: 20 2 Bedroom Units: 31 3 Bedroom Units: 12 Total: 81 A total of 208,500 square feet of lot area is required for the development to meet density requirements. The entire site consists of 6.06 acres or 264,143 square feet. Subdivision. The legal description for the property is "All that part of Outlot A, Bracky Third Addition, Washington County, Minnesota which lies south of the north lot line of Lot 1, Block 1 of Brackey Third Addition extended westerly to the east line of Brackey 2nd Addition, Washington County, Minnesota." The Subdivision and Zoning Ordinances do not allow development of an Outlot. The Applicants have provided a Preliminary and Final Plat of OPH APARTMENTS for review. The lot will become Lot 1, Block 1 OPH APARTMENTS. All required drainage and utility easements are required to be dedicated. The Final Plat for OPH APARTMENTS, as well as the dedication and vacation of any easements, shall be subject to the review and approval of the City Engineer and City Attorney. Park Dedication/Connection Fees. The City is researching the park dedication and connection fee payments for Outlot A, Bracky Third Addition. A Development Agreement will outline the park dedication and connection fees for this current project, if required. 4 Setbacks. For multiple family development in the B-4 District, the R-3 District setback requirements shall be complied with. The R-3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. With the requested building height, the side yard setback requirement increases to 30 feet and the front and rear setbacks increase to 40 feet. The building will have a 24 foot side yard to the east, 36 foot side yard setback to the west, 115 feet front yard and 50 foot rear yard setback. The east side yard setback is not compliant because of the deck structures. A Conditional Use Permit is required for that side yard setback. The drive on the west side of the site is proposed with a setback of 5 feet, and the parking lots are all set back more than 10 feet from the property lines, both consistent with the Zoning Ordinance. Minimum Floor Area. The Zoning Ordinance requires that multi-family housing have the following minimum floor areas per unit: Efficiency and One Bedroom Units: 600 square feet Two Bedroom Units: 720 square feet More than Two Bedroom Units: An additional 100 square feet for each Additional bedroom. The proposed units will be compliant with the requirements. Proposed Street Access. The site will be accessed from 58th Street. Emergency vehicle access will be provided from the west, through Oak Park Ponds on the north side of Kowalski's Market. A full access had been planned to the subject property since the development of the Menards and the Americlnn and is outlined in the Supplemental Agreement to the Development Agreement dated March 9, 2004. (See Exhibit 36). Full access has not been agreed to by the owner of the Oak Park Ponds development at this time, so has not been included in the plan. The site plan indicates a location for the emergency vehicle access from Oak Park Ponds. Additional detail will be required from the Applicant for review by the City Engineer. The access should be gated to allow only for emergency vehicle access and not a secondary access point for residents. The Supplemental Agreement includes the following language: "Outlot Development" No further development of the remaining portions of Outlot A and/or Lot 2, Brackey Second Addition (formerly part of Outlot A of Brackey Addition) will be allowed until such time as the Brackey's and City have agreed in writing on traffic and circulation patterns to be implemented for the benefit of that lot and adjacent lots." After further review of the Supplemental Agreement by Staff, it has been determined that no access from the west is required to allow development of the subject site. The traffic analysis determined that safe access can be provided at 58th Street, thus a secondary access point is not required. A traffic memo from the Applicant's traffic engineer has been provided and is found as Exhibit 37. The Ed Terhaar of Stantec has provided a review of the traffic memo, found as Exhibit 40. Mr. Terhaar makes the following findings: 5 1 . "The level of service (LOS) results indicate that all intersections and movements operate at acceptable levels both without and with the proposed development. These results include the proposed access point intersection on 58th Street N." 2. "The stopping sight distance and intersection sight distance requirements for the proposed access point were reviewed and found to be adequate for the proposed location on 58th Street N." The traffic memo from the Applicant's traffic engineer also discusses restriping 58th Street as a three lane roadway, with one through lane each direction and center two- way left turn lanes. As traffic continues to increase on 58th Street, as predicted in the traffic analysis, the City may need to review options for access and safety on this street. Allen Eisinger, the Fire Chief of the Bayport Fire Department has reviewed the plans. The plans have been revised to accommodate all necessary turning movements for emergency vehicle access. Trails/Sidewalks. The site plan shows a system of sidewalks within the development connecting 58th Street to the proposed play area, parking, and the building. The sidewalk continues along 58th Street to the east property line for a potential future connection. There is no trail on the north side of 58th Street, but one on the south. Gazebo and Play Structure. The site plan indicates the location of a gazebo/grilling area and a play area in the front yard. Detailed plans for these structures have not been provided. The gazebo and a potential play structure would be considered accessory structures that are not allowed in a front yard except with Conditional Use Permit approval. The final plans for the gazebo and play area shall be subject to City Staff review and approval. Tree Preservation/Landscaping. The Applicant has provided a tree inventory, removal, and preservation plan as well as a landscape plan for the development. The City Arborist has reviewed the plans with comments found as Exhibit 38. The plan shall be subject to the final approval of the City Arborist. Screening/Berm: The plans indicate a berm on the south and southwest sides of the site to screen the building from the residential properties to the south. The landscape plan also indicates significant plantings on the berm and throughout the site. There may be issues with headlights of vehicles as they leave the site and shine on residential properties in the single family development to the south. That property has a fence, but if issues are realized after the project is completed, the Applicant will be responsible for plantings south of 58th Street to mitigate any glare issues. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer has provided a review of the plans found as Exhibit 39. The City Engineer and the Brown's Creek Watershed District shall review and approve the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval from the City Engineer. 6 Parking. The Zoning Ordinance requires at least one parking spaces per unit for multifamily structures or a total of 81 stalls for this development. The plans indicate 81 surface and 81 garage stalls or 167 stalls. The proposed parking is over the amount of required parking and requires Conditional Use Permit review. The Planning Commission should comment on the additional parking. Four disability accessible stalls, two on the surface lot and two in the garage are proposed. Lighting. A lighting plan has been provided. The photometric plan indicates the locations of the light fixtures. The light intensity will be compliant with Zoning Ordinance standards. The lighting fixtures proposed are full cut off and are also compliant. All lighting fixtures are required to be installed in compliance with the lighting standards of the Zoning Ordinance. The total height of the ground mounted light fixtures shall not exceed 25 feet. Signage. The Applicant has provided plans for a monument sign at the entrance on 58th Street. The sign will be 6.5 feet in height and include 25 square feet of signage on each side. The sign is well within the requirements of the B-4 Limited Business District allowances. Mechanical Equipment. The mechanical equipment shall be located within the buildings or at ground level. If any mechanical equipment is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All the trash storage and recycling will be internal to the building. Building Height. The proposed building will be three stories and 34 feet, three inches to the midpoint of the gable roof from the first floor elevation. The building height definition indicates that the starting point for measuring height is from the mean ground level. A large portion of the lower level is exposed on the east and north elevations which results in a mean ground level lower than the first floor elevation. A Conditional Use Permit will be required because the building will be more than 35 feet in height. Architectural Design Guidelines/Site Plan. The application materials indicate elevations and perspective diagrams for the proposed building. The building will be a combination of lap siding and decorative siding at the gables, with concrete block and brick or stone facing at the ground level. Multiple family buildings are not reviewed under the commercial Design Guideline requirements but under the building and architectural appearance requirements of Section 401.15.C.8. of the Zoning Ordinance. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the review. A review of the building requirements is as follows: f. Multiple Family Containing Six (6) Units or More For New Construction: 1) Mass and Scale 7 a) Each multiple family building containing six (6) or more dwelling units shall feature a variety of massing proportions, wall plane proportions, roof proportions and other characteristics similar in scale to those of single family detached dwelling units, so that such larger buildings can be aesthetically integrated into a lower density neighborhood. The following specific standards shall also apply to such multiple family dwellings: Comment: The mass of the building is adequately broken into segments by projections in the building wall and the use of different building materials at the base, on the walls and on the gable ends. (1) Roofs. Each multiple family building will feature a combination of primary and secondary roofs. Primary roofs will be articulated by at least one (1) of the following elements: (a) Changes in plane and elevation. (b) Dormers, gables or clerestories. (c) Transitions to secondary roofs over entrances, garages, porches, bay windows. Comment: The roofline is broken by the use of dormers. (2) Facades and Walls. Each multiple family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows or other similar features, dividing large facades and walls into human scaled proportions similar to the adjacent single family dwellings, and shall not have repetitive, monotonous, undifferentiated wall planes. Comment: The facades of the building are broken by the projections and recesses as well as the building material types. b) Each multiple family building shall feature walls that are articulated by at least two (2) of the following elements within every thirty (30) foot length of the facade: (1) Recesses, projections or significant offsets in the wall plane of at least four(4) feet. 8 (2) Distinct individualized entrances with functional porches or patios. (3) Chimneys made of masonry, or other contrasting material that projects from the wall plan. (4) Balconies. (5) Covered bay or box windows. Comment: The building walls are adequately varied. b) Variation Among Repeated Buildings. For any development containing at least twenty-four (24) and not more than forty- eight (48) dwelling units, there will be at least two (2) distinctly different building designs. For any such development containing more than forty-eight (48) dwelling units, there will be at least three (3) distinctly different building designs. For all developments, there will be no more than two (2) similar buildings placed next to each other along a street or major walkway spine. Comment: Only one building proposed at this time. c) Distinctly different building designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. Comment: Only one building proposed at this time. B-4, Limited Business Standards. Section 401.301.E.9 and 10 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: 9. Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided on site, or proof is shown of arrangements for private parking nearby. Comment: The City has emphasized fewer parking stalls for certain developments to reduce the amount of unnecessary parking. Now the City requires one parking stall per dwelling unit. The plan indicates two parking spaces per unit. 9 b. No physical improvements, either interior or exterior, may preclude future re-use for commercial purposes. Comment: While not anticipated, the building could be redeveloped for other uses in the future, c. Unit floor areas must comply with Section 401.15.C.6. Comment: The unit areas comply. d. Compliance with conditional use requirements of Section 401.03.A.8. Comment: The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. Comment: There should be no conflict. f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. Comment: The building setback to the east is not consistent and the building height will be slightly over the allowance. A Conditional Use Permit is required. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. Comment: There will be adequate open space provided with a proposed gazebo, grilling area, and a play area. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. Comment: No incompatible land use arrangements are created. i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. Comment: All standards will be complied with or approved as part of this review. j. Residential and non-residential uses shall not be contained on the same floor. Comment: Not applicable. k. Residential use shall be provided with a separate entrance, and separately identified parking stalls. 10 Comment: 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. Comment: The Planning Commission should comment on the architectural appearance. 10. Buildings in excess of three (3) stories or thirty-five (35) feet, provided that: a. The site is capable of accommodating the increased intensity of use. Comment: The site and surrounding uses can accommodate the proposed height of the structure. b. The increased intensity of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. Comment: The surrounding streets are capable of addressing the increase in traffic volume. c. Public utilities and services are adequate. Comment: Public utilities and service have been planned to address development in this area. 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 ten (10) feet. Comment: The east side yard setback will be 24 feet, where 30 feet is required to accommodate the proposed building height. Based upon the surrounding uses, the reduced setback should not create any issues. The Planning Commission should comment. e. The project shall comply with the Minnesota Sustainable Building 2030 (S82030) energy standards and Minnesota Sustainable Building Guidelines (83) or as amended. Comment: The building will be required to comply with all building requirements. f. There shall be no parking in the yards facing adjacent rights of way. Comment: There is parking proposed between 58th Street and the building. The parking areas will not be visible because of a berm and landscaping. 11 g. On the third and upper floors, windows and/or architectural features that provide interest shall be included on all four sides of the building when permitted within the building code. Comment: The building design meets the requirements of the Zoning Ordinance. h. Abrupt changes in building heights and/or roof orientation shall be diminished by offsets of building form and mass. Comment: The building design meets the requirements of the Zoning Ordinance. i. Recesses and projections to visually divide building surfaces into smaller scale elements shall be included. Comment: There are adequate projections in the building façade to break up the mass of the building. j. Color shall be used to visually reduce the size, bulk and scale of the building. Comment: Different materials and colors will reduce the mass and scale of the building. k. Buildings forty (40) feet or over shall provide rooflines with articulated features. Comment: The roofline is broken by the use of dormers. I. Location of back flow prevention devices and the fire sprinkler riser shall be identified on project plans submitted for site and design review and shall be located inside the building. Comment: The plans for building permit review shall address these issues. m. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. The criteria are reviewed as follows. Conditional Use Permit Criteria. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 12 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should review the above criteria regarding the request for the conditional use permits with this application. City Staff sees no issues with the requests as proposed. Development Agreement. A development agreement, if required for park dedication, connection fees, and for stormwater ponding shall be subject to review and approval of the City Attorney. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends the Planning Commission consider the following listed requests for development of the area north of 58th Street and west of Menards for an 81 unit market rate apartment building, subject to the conditions that follow: • Comprehensive Plan Amendment to Residential/Business Transitional • Rezoning to B-4 Limited Business District • Preliminary and Final Plat • Conditional Use Permit for Multiple Family Development • Conditional Use for Building Height • Conditional Use Permit for Side Yard Setback • Conditional Use Permit for Accessory Structures in the Front Yard • Conditional Use Permit for Parking • Architectural Design Guidelines and Site Plan Under Section 401.15.C.8. of the Zoning Ordinance 1. The Preliminary and Final Plat for OPH APARTMENTS, as well as the dedication and vacation of any easements, shall be subject to the review and approval of the City Engineer and City Attorney. 2. A Development Agreement, if required, for park dedication, connection fees, and for stormwater ponding shall be subject to the review and approval of the City Attorney and City Council. 3. The site plan indicates a location for the emergency vehicle access from Oak Park Ponds. Additional detail will be required from the Applicant for review by the City Engineer. The access should be gated to allow only for emergency vehicle access and not a secondary access point for residents. 4. The Fire Chief and Police Chief shall approve the final plans to determine the accessibility of emergency vehicles throughout the development. 13 5. The tree inventory, tree removal, preservation plan and landscape plan shall be subject to review and approval of the City Arborist. 6. The Applicant will be responsible for plantings south of 58th Street, if required by the City Arborist to mitigate glare issues from headlights. 7. The grading and drainage plans shall be subject to City Engineer and the Brown's Creek Watershed District approval. 8. All utility plans shall be subject to review and approval by the City Engineer. 9. The Planning Commission and City Council shall comment on the proposed number of parking stalls that exceed the City requirement. 10.A11 lighting fixtures are required to be installed in compliance with the lighting standards of the Zoning Ordinance. 11.All the trash storage and recycling shall be internal to the building. 12. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 13. All trash and recycling storage shall be internal to the building. 14.The Planning Commission and City Council shall comment on the proposed building height. 15.The Planning Commission and City Council shall comment on the proposed side yard setback of 24 feet. 16.The Planning Commission and City Council shall comment on the final building appearance, colors, and materials. The Applicant shall provide a materials board for the buildings to be discussed at the Planning Commission and City Council meeting. 14 Hampton Companies, LLC 61'34 I Hampton Apartments of Oak Park Heights, LLC 1824 Buerkle Road White Bear Lake, MN 55110 PROJECT PROPOSAL: To the Oak Park Heights Planning Commission and City Council PROJECT NAME: The Hampton Apartments of Oak Park Heights PROPERTY ADDRESS: Currently Outlot A Brackey 2nd Addition APPLICANT: Hampton Companies, LLC 1824 Buerkle Road White Bear Lake, MN 55110 Jeremy Larson: 651-253-8924 Jeremy@hamptoncos.com DESCRIPTION OF PROPOSED DEVELOPMENT: Hampton Companies is proposing to develop an 81 Unit Apartment Building.The units will be a mix of 1 bedroom, 1 bedroom with an office,2 bedrooms and 3 bedrooms.The apartments are market rate rents with projections between $1,700 to $2,200 per month. There will be 81 under ground parking spaces and 81 surface parking spaces. We are proposing full access on 58th St.There will be a kids activity area, a picnic area and an area for dog park for small to medium sized dogs. Building Description: Total Land Size: 7.3 Acres-Approx. Number of Stories: 3 stories of above ground and 1 lower level parking garage Occupancy: 81 Rental Apartments Illumination: Lighting from the installation of parking lights or wall pack lighting and illuminated signs shall be of an intensity that is reasonable for the purpose served and will be appropriately shielded minimizing the effects on the use and enjoyment of adjoining properties. Architectural Design: The building will combine stone, residential exterior materials, columns, roofline gables, extending porches and entrances to the building. The overall look is themed after a residential building providing a feeling of warmth and comfort for the residents. RECEIVED MAY 13 2024 y nt 44 v v v IY[1 rFA e 8 2024 Hampton Companies has met with the city staff on numerous occasions, and we have addressed the questions and concerns.We previously held a neighborhood meeting, and we heard the concern of how dangerous 58'St already is.To address the concerns we conducted a traffic study for the area.We are proposing a change to 58th St. that will allow for a safer corridor for the existing neighbors and for our proposed development. Included with this submittal is a proposal for the city's traffic engineers to review. Great care has been taken to make the building attractive both as a city and neighborhood friendly addition, utilizing high quality finishes like LP smart siding, architectural shingles and stone accents and wainscoting, an extensive landscape plan. The project will be designed exceeding the "required" landscaping and other basic requirements of code to upgrade the appearance of the building. The project will manage to maintain the required setbacks from the building to lot line front and back. Landscaping is for decorative purposes and can be moved when and if needed but provides a buffer and ornamental screening. As we work through the grading plan,special attention will be paid to the drainage and excavation plan to assure that the drainage of this site does not disturb the neighborhood. By approving this project,the city is gaining an attractive,tax paying member to the community in an otherwise idle property. The building is a secure building, and the neighbors should appreciate a relatively peaceful co- existence with the new project. We look forward to continuing to work with the City staff, Planning Commission and City Council during the review and approval process for this application. Please contact me with any questions you have on any item as I would be more than happy to discuss it in further detail. Sincerely, Joel Larson Hampton Companies, LLC COO OL ISS NW'3NVIatl39311HM'❑a 3lNa3f194ZBt PS. h 6 O 4 �� 1, %�j S3INVdWO3 NO1dINVH IV 71 k , t N •>el ; m b,1�yp�0 0 r+w•s�9iaN�avS1H�J13H 3Hl WO NOWOCIV Ovaeroloiuto �11 ~ U hill 1 1'11 c lz V W O 6!f K ;;;,o z Adm Li' !N 5 n rc O'C O> w 2 �� 'Q h111411WiggnAHL, .aa oo�r�o��o '>>usSut1uu33c388o4.4,, n -8 1 Q Cl) ~ ' ` W ((� z 11 I 'z 6trn,kd., ily( N> i.kwiFM. Z I'• :IMP.--. ' f,: Jr IP 3(„) f. Z Z CO a R• \T _ ° a' • s Y ill • W .-.0. �*"(119 U-5 >— -P I,-444--:,:i ---in.- 40 w 4,- 5 8 8 sem., "T I W 0_ .. ,^4 I 0 , 31 - W �� . LL ` F ct a �H rye- i _ I < w '�fTM �H: x 4. 0_ ti O r U K F W U UN flF WO < W n ta We bz 8y 6 2 2 5 1 g gii i 4 w Ei' a Viggo w111441. 044 4 o ' i vN *3=�#Sn o P1' w a9i. m ��', Sm tae i (:). 1 ,?, yr) -4c- h c3- 5 ,< h9/ g_ Ilf. 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A, m- ,/ F. ;fie_: ,.' 1I . is nsa--:Lr s• g $ Pi 6[---1 J § p 3 9 w 0 sco ii i I '11 1 SCL as®ai�xxu Iniw gI1:..\\ li di ...i1111 MEI( , 11 p w i \ 1 giiiiiilli -iiildi 1 ch —�- 4 PEN 0 II 1 ii II p TS-I •aii I 11 11 al j p § A z- o _ F i g m k g N ,—Noy Viti_ .. �VIIu P 3 t1f1'Nanit�l VaittTh! g 4z F% ' N O 43Y _ C g ! F G a I _ 8F. i8i t I, d N 4 i o 4 C 4g o 38 g : 8$ �a 3 p iii i P 0%!E � w � E . § a q hl p R 5 ,al fig{ ____._ _, igg MICH\W!.-IELVAild I =WI 0 Atm, k-, 1 L. „5. , ,, , y � p Awa a € 1W 23 4,HE 1 9 pie €, g iz s 11 ®1 I I— a➢ wP 1 ff - hi 8Hi 8 JA. t I�g 4 0, le SUPPLEMENTAL AGREEMENT TO THE DEVELOPER'S AGREEMENT OF MARCH 21, 2002 BETWEEN THE CITY OF OAK PARK HEIGHTS, A MUNICIPAL CORPORATION UNDER THE LAWS OF THE STATE OF MINNESOTA (HEREINAFTER, THE "CITY") AND ROBERT L. BRACKEY AND JANET M. BRACKEY, HUSBAND AND WIFE (HEREINAFTER"BRACKEYS") WHEREAS,Brackeys and the City entered into a Developer's Agreement on March 21,2002 affecting Outlot A of Brackey Addition existing as of that time; and, WHEREAS,Outlot A of Brackey Addition was subsequently replatted into Lots 1 and 2 and Outlot A of Brackey Second Addition; and, WHEREAS,as part of the approvals that were obtained relative to the Americlnn project,the City Council of the City of Oak Park Heights on October 26, 1999 granted approval to the subdivision on the condition that the Brackeys and AmericInn as the other developer enter into a development contract, stipulating conditions for the installation of private improvements as well as for development of onsite improvements and other terms and conditions,all in accordance with the aforementioned development agreement which was subsequently recorded in the office of the Washington County Recorder as Document No. 3099073; and, WHEREAS,the pfivisions of the aforementioned development agreement contained in part a specific requirement specifying as follows: "Outlot Development. Except as permitted herein affecting Lot 1,Brackey Second Addition(formerly part of Outlot A,Brackey Addition),no outlot or portion thereof is eligible for a building permit pursuant to Section 402.01, Subd. P until the same is replatted pursuant to the ordinances of the City of Oak Park Heights. No further development on the remaining portions of Outlot A and/or Lot 2, Brackey Second Addition(formerly part of Outlot A of Brackey Addition) will be allowed until such time as the Brackeys and the City have agreed in writing on traffic and circulation patterns to be implemented for the benefit of that lot and adjacent lots." and, WHEREAS,the City Council of the City of Oak Park Heights did on January 13, 2003 confer with the Brackeys and their counsel and have agreed to a plan to implement traffic circulation within the affected properties referenced above; and, WHEREAS,the Brackeys do agree to implement the City's selected plan as otherwise designated in the later portions of this agreement. NOW THEREFORE,be it agreed by and between the City of Oak Park Heights and Robert and Janet Brackey that the terms and provisions of the development agreement dated March 21, 2000 relative to issuance of building permits and/or allowance of development on remaining portions of Outlot A and/or Lot 2 of Brackey Second Addition(formerly part of Outlot A of Brackey Addition)shall be allowed under the terms and provisions of this agreement as specified herein: A. Traffic Circulation Pattern. Traffic circulation shall be regulated as to all the affected property in the manner provided for within Option 3 of the traffic study completed by Westwood Professional Services, Inc. dated 12/19/03 in that the property designated for the proposed Menard's expansion shall be accessible only and exclusively by way of Krueger Lane via the Menard's site. The remaining(non-Menard's)property along 58th Street located between the Rainbow Foods and the proposed Menard's expansion(hereinafter"The Site" see attached Exhibit"A" for the legal description), shall have one access onto 586 Street with the potential for having a private access allowing traffic to exit and enter the site from the west between the Rainbow Foods and Stillwater Ford properties. The west access between Rainbow Foods and Stillwater Ford shall be a private access and will be pursued by City Staff to obtain the consent of the current or future owner of the Rainbow Foods site. In the event that a current or future 2 owner agrees to allow such private easement access to exist,the Brackeys and/or their successors, heirs and assigns shall cooperate to execute all reasonable documents necessary to effectuate a mutual cross easement access allowing access to The Site from Neal Avenue along the northern border of the Rainbow Foods site.If the access easement is successfully obtained by the City, Brackeys shall incorporate such access into any existing and future development plans for The Site. Brackeys shall be responsible for all costs associated with constructing such access on "The Site". There shall be no access to the Americlnn Motel or Lot 1, or 2,Brackey Second Addition from 58th Street. All access shall be from 60th Street and there shall be no private drives or other access allowed to be constructed or located between these parcels and The Site. B. Use Limitations. Traffic patterns approved by the City of Oak Park Heights presume and the Brackeys and their successors,heirs and assigns agree that uses to be allowed upon "The Site" shall not include retail/restaurant or high volume traffic utilizations,but shall be limited to general professional/business or,professional buildings or other uses which are consistent with the existing zoning district now established for the area and which generate trip utilization rates contained within the ITE Trip Generation Reports, 7th Edition, 2003,which would produce less than 11.1 daily rate trip generations per 1,000 square foot of gross leasable area(business occupiable area). Brackeys, on behalf of themselves, their successors,heirs and assigns, agree not to request nor propose a use or utilization on that site which would exceed the trip generation standards provided for herein. C. By entering into this agreement,the City of Oak Park Heights does not waive,relinquish, or otherwise abandon its authority and control over traffic regulation on 58th 3 Street,road construction improvements, traffic management practices,turn restrictions or any other regulatory authority it has relative to traffic management along 58th or 60th Streets. By execution of this agreement, the Brackeys,their successors, heirs and assigns do not acquire any specific rights of access to 58th or 60th Street, other than that which is provided for herein, nor do they acquire any rights or privileges that are in any manner distinguishable from other property owners in the area. D. Consent. By its execution hereof Champion Lodging LLC agrees that its property at 13025 60th St.,Oak Park Heights,MN shall not have or acquire a private drive or access to the south or west of its property and that all of its business and customer traffic shall access its property from 60th St. IN WITNESS WHEREOF,the parties have hereunto set forth their hands and seals this l day of ,9,2 C fr/ ,2004. IT -ter �,, • RK HEIGHT` 11. Davide d- , ayor ric Johnson, r,ty Administrator STATE OF MINNESOTA ) )ss. COUNTY OF WASHINGTON) On this r f h day of in tl;l`(i /r) ,2004,before me David Beaudet and Eric Johnson, to me personally known,being each by me duly sworn did say that they are respectively the Mayor and the City Administrator of the City of Oak Park Heights,the municipal corporation named in the 4 foregoing instrument;and that the seal affixed to said instrument is the corporate seal of said corporation,and that said instrument was signed and sealed on behalf of said municipal corporation by authority of its City Council and said Mayor and Administrator acknowledging execution of same,to be the free act and deed of said municipal corporation. ■M ■ JULIE R. JOHNSON • NOTARY PUBLIC—MINNESOTA j+?' j J ►Vl V1!/�" ^e WASHINGTON COUNTY My Comm.Expires Jan.31,2005 Notary Public ■ (Notary Seal) 5 *)A.,t 4-1—‘..11,\ Robert L. Brackey ,44 1 mit I Ja et M. Brackey STATE OF MINNESOTA ) )ss. COUNTY OF WASHINGTON) On this 1 Tit day of FJo.u.ct('y ,2004,before me a Notary Public within and for said County,personally appeared Robert L.Brackey and Janet M.Brackey,to me known to be the persons described in and who executed the foregoing instrument and acknowledged that they executed the same as their free act and deed. Notary lc (Notary Seal) CHAMPIOAYLi I NG . .C. By, �.. #11111Mir And By Its STATE OF MINNESOTA ) . ss. COUNTY OF WASHINGTON ) +t • On this i day of , 200 , before mea ed ►►lkl ZU' and known to me to be the + 1 1 fi" and of Champion L.L.C.; respectively, and the same signed the foregoing development agreement on behalf of Champion L.L.C. representing that they had full authority and 6 power on behalf of said entity to do so and affixed their signatures hereon as their free act and deed on behalf of said entity. f r--_ Dt INotary Public DMROD RIGUEZ NOTARYAWN PUBLIC—MINNESOTA My Commission Expires 1-31-2005 This Instrument Drafted By: Mark J. Vierling ECKBERG,LAMMERS, BRIGGS, WOLFF&VIERLING,P.L.L.P. 1835 Northwestern Avenue Stillwater,Minnesota 55082 7 EXHIBIT"A" THE SITE LEGAL DESCRIPTION THAT PORTION OF OUTLOT A BRACKEY 3RD ADDITION LYING SOUTH OF THE NORTHERN STATES POWER LINE EASEMENT 8 ,— 4 SSTS S'TRAFFIC SOLUTIONS May 13, 2024 To: Dan Brown, Hampton Construction Company From: Vernon Swing, PE Re: Traffic Analysis—Oak Park Heights Apartments,Oak Park Heights, MN Per your request, SSTS LLC has conducted a traffic analysis for the proposed Oak Park Heights residential development (referred to as the Proposed Project) in Oak Park Heights, MN. The Proposed Project will develop an 81-unit mid-rise multi-family building on the vacant parcel located on the north side of 58th St N just to the east of the Kowalski's development.The project site will be accessed via a new full access driveway that travels northward into the site from 58th St N. Figure 1,Vicinity Map, depicts the location and Figure 2, Site Plan, illustrates the site layout and access location. This memorandum documents the existing AM and PM peak hour traffic conditions,forecasts the 2027 and 2045 traffic conditions without the development,forecasts the trip generation potential for the proposed residential land use and distributes those trips based on travel time forecasts to the local roadway network. Results from the traffic operational analysis with and without the Proposed Project are summarized, and the potential to give 58th St N a diet from 4-lanes to 3-lanes with a two-way left-turn lane and potentially bike lanes is reviewed. Existing Conditions The study area for this traffic study was identified in discussions with City staff and includes the site access and the following intersections: • 58th St N & Neal Ave N/Stillwater Area HS • 58th St& Kowalski's Vehicle Access/Stillwater Area HS(HS Access) • 58th St N & Kowalski's Delivery Access • 58th St N & Newberry Ave N • 58th St N & Krueger Ln • 58th St N & Norell Ave N • 58th St N &Oakgreen Ave N The existing conditions of the roadways and intersection providing direct access to the Proposed Project were documented and are noted in Table 1. Additionally, Figure 3 shows the existing lane geometry and traffic control at the study intersections. RECEIVED MAY 1 3 2024 Table 1.Study Roadway Characteristics Roadway Functional Class Typical Section Posted Speed AADT Neal Ave N Minor Collector 3-Lane Undivided Urban 35 mph 3,500 58th St N Minor Collector 4-Lane Undivided Urban 40 mph 10,300 Newberry Ave N Local Street 2-Lane Undivided 30 mph 350 Krueger Ln Local Street 3-Lane Undivided Urban 30 mph 3,600 Norell Ave N Major Collector 4-Lane Undivided Urban 35 mph 4,000 Oakgreen Ave N Minor Collector 2-Lane Undivided 35 mph 5,200 Existing Traffic Volumes AM and PM peak hour turning movement counts were conducted at the study area intersections. The following notes the peak hour timeframes: • AM:7:00 AM to 8:00 AM • PM:4:00 PM to 5:00 PM Figure 4 illustrates the existing peak hour traffic volumes. Future Conditions To quantify the impacts of a development on the surrounding roadway system, it is necessary to first forecast and analyze traffic conditions that would be present on the roadway system without the inclusion of the proposed project. For the purposes of this analysis two design years are assumed,the anticipated construction completion and full occupancy date for the entire Proposed Project is 2027, and the current planning year horizon 2045. The traffic conditions for these years without the project need to be established to compare conditions without and with the project. To determine the future traffic conditions a review of historical traffic counts based on MnDOT data and a review of the City of Oak Park Heights 2018 Comprehensive Plan indicates that traffic will grow by approximately 0.8 percent per year. Figures 5 and 6 illustrate the No-Build traffic volumes with the growth applied to existing traffic volumes for years 2027 and 2045, respectively. Trip Generation and Distribution As mentioned earlier,the Proposed Project will include 81 mid-rise multi-family residential units. The volume of vehicle trips generated by the Proposed Project has been estimated for the weekday AM and PM peak hours and on a daily basis using the data methodology described in the Institute of Transportation Engineers' Trip Generation Manual 1, 11th Edition. ITE's Land Use Code corresponding to mid-rise multi- family residential is 221. Table 2 summarizes the trip generation estimate for the Proposed Project. 1 Trip Generation Manual,Institute of Transportation Engineers(ITE),11th Edition 21 Oak Park Heights Apartments , Oak Park Heights , MN Table 2-Trip Generation Land Use Daily AM Peak Hour PM Peak Hour Enter Exit Enter Exit Mid-rise multi-family(81 Units) 368 Trips 7 Trips 22 Trips 19 Trips 12 Trips TOTAL 368 Trips 29 Trips 31 Trips As shown in Table 2,the Proposed Project will generate 29 trips (7 entering and 22 exiting)during the morning traffic peak hour, 31 trips (19 entering and 12 exiting) during the evening traffic peak hour and 368 daily trips. The new trips have been assigned to the surrounding roadways according to the existing traffic patterns and according to travel time forecasts from Google Maps and Apple Maps for residents of the Proposed Project. In general,twenty percent of the site traffic will travel to/from the east,thirty percent to/from the west and north, and fifty percent to/from the west and south. Figure 7 illustrates the trip assignment. Figures 8 and 9 illustrate the 2027 and 2045 Build conditions, respectively, by combining No-Build traffic with the trip assignment volumes. Traffic Operations The operating conditions of transportation facilities,such as roadways,traffic signals, roundabouts and stop- controlled intersections,are evaluated based on the relationship of the theoretical capacity of a facility to the actual traffic volume on that facility. Various factors affect capacity including travel speed, roadway geometry,grade, number of travel lanes, and intersection control. The current standards for evaluating capacity and operating conditions are contained in Highway Capacity Manual 2. The procedures describe operating conditions in terms of driver delay represented as a Level of Service (LOS). Operations are given letter designations with "A" representing the best operating conditions and "F" representing the worst. Generally, level of service"D" represents the threshold for acceptable overall intersection operating conditions during a peak hour. The Chart on the following page summarizes the level of service and delay criteria for signalized and unsignalized intersections. 2 Highway Capacity Manual(HCM),Transportation Research Board,6th Edition 3 ( Oak Park Heights Apartments , Oak Park Heights , MN Delay(sec) Level of Service Description Unsignalized/ Signalized Roundabout A Primarily free-flow operation. 0-10 0-10 :i B Reasonably unimpeded operation. >10-20 >10-15 Stable operation. The ability to maneuver is >20 35 >15-25 i : more restricted than LOS B. ,. ,-�� �_9 Less stable operation. Small increases in flow D may cause large increases in delay and reduced >35-55 >25-35 speeds. Cil :C. ;Co :Co Unstable operation. Low speeds and E Cl , s: 'A.11, considerable delay. >55-80 >35-50 i :Co :Co ;CI :11_0 Congested operation. High delay and extensive >80 >50 v: _':1: :+t; queuing. For side street stop-controlled intersections special emphasis is given to providing an estimate for the level of service of the minor approaches. Traffic operations at an unsignalized intersection with side street stop- control can be described two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approaches,since the mainline does not have to stop. It is common for intersections with higher mainline traffic volumes to experience increased levels of delay and poor level of service on the side streets. A final fundamental component of operational analyses is a study of vehicular queuing,or the line of vehicles waiting to pass through an intersection. An intersection can operate with an acceptable Level of Service, but if queues from the intersection extend back to block entrances to turn lanes or accesses to adjacent land uses, unsafe operating conditions could result. In this report,the Industry Design Standard 95th percentile queue length is used. The 95th Percentile Queue Length refers to that length of vehicle queue that has only a five-percent probability of occurring during an analysis hour. This study has utilized the industry current Synchro/SimTraffic software package(12th Edition)to analyze the 2027 and 2045 No-Build and Build conditions for the AM and PM peak hours. It is noted,the reported results are from the aggregate of 10 SimTraffic simulations which use a random number generator to seed the network with vehicles. These results reflect dynamic conditions and are more accurate than the results of the static analysis reported by Synchro. Due to the random number generator results can sometimes show slightly better operations on minor movements under higher traffic conditions when the intersections are operating well.This can be seen when delays and queues noted in the Build Scenario are slightly less than the No-Build. Wage Oak Park Heights Apartments , Oak Park Heights , MN Analysis Results Tables 3 summarizes the results of the operational analysis. Note the 2027 and 2045 No-Build and Build operations reflect the additional traffic associated with the annual growth rate applied to existing traffic volumes. Additionally,the Build operations include the net new traffic forecast for the Proposed Project. Table 3. Operational Analysis Intersection No. 2027 NB AM 2027 B AM 2027 NB PM 2027 B PM 2045 NB AM 2045 B AM 2045 NB PM 2045 B PAL 5(Signal) B(16.4) B(17.6) C(20.1) C(20.0) B(16.8) B(17.1) C(22.9) C(23.0) Worst Movement A NBL(29.8) C NBL(33.6) D SBT(35.6) D SBL(36.9) C NBT(31.9) C NBL(31.3) D EBL(36.6) D NBT(37.5) 95th Percentile Q EBT-296' EBT-222' EBLT-337' EBLT-307' EBT-233' EBLT-254' EBLT-418' EBLT-407' 10(Side Stop) A(2.0) A(1.8) A(2.9) A(3.0) A(2.3) A(1.9) A(3.4) A(3.9) Worst Movement B NBL(11.6) C SBT(16.1) D SBT(30.4) C SBT(18.4) B NBL(14.7) B NBT(14.8) C SBT(19.5) D SBT(29.7) 95th Percentile Q NB-61' SB-43' SB-64' SB-62' NB-73' NB-48' SB-62' SB-69' 15(Side Stop) A(0.2) A(0.2) A(0.3) A(0.4) A(0.2) A(0.2) A(0.5) A(0.5) Worst Movement A EBT(0.8) A EBT(1.6) A EBT(0.6) A EBT(0.6) A EBL(8.8) A EBL(0.4) A EBL(2.3) A EBL(0.7) 95th Percentile Q - - - - EBL-9' - - - 20(Side Stop) A(0.3) A(0.2) A(0.3) A(0.3) Worst Movement N/A ASBL(8.6) N/A ASBL(4.8) N/A ASBL(6.2) N/A ASBL(8.8) 95th Percentile Q SB-43' SB-33' SB-42' SB-33' 25(Side Stop) A(0.3) A(0.4) A(0.4) A(0.5) A(0.3) A(0.3) A(0.5) A(0.6) Worst Movement A NBL(5.2) A NBL(9.6) B NBL(10.4) A NBL(8.2) A NBL(5.2) A NBL(6.7) B NBL(12.5) B NBL(13.7) 95th Percentile Q NB-29' NB-31' NB-17' NB-33' NB-18' NB-20' NB-20' NB-30' 30(Side Stop) A(1.9) A(1.9) A(3.0) A(3.1) A(1.8) A(1.9) A(3.2) A(3.7) Worst Movement A SBL(6.0) A SBL(6.1) A SBL(8.9) A SBL(9.8) A SBL(4.0) A SBL(9.6) B NBL(10.8) B SBL(14.0) 95th Percentile Q SBR-51' SBR-43' EB-77' SBR-81' SBR-40' SBR-41' SBR-80' EB-87' 35(All-Way Stop) A(6.2) A(6.3) A(6.7) A(6.6) A(6.1) A(6.3) A(6.9) A(7.1) Worst Movement A WBT(8.1) A WBT(7.9) A WBT(9.4) A WBT(9.7) A WBT(8.0) A WBT(8.2) A WBT(9.6) A WBT(9.9) ) 95th Percentile Q SBR-56' SB-61' WB-72' SBR-71' WB-59' SBR-73' SBR-74' EB-83' 40(All-Way Stop) A(5.3) A(5.3) A(6.5) A(6.2) A(5.7) A(5.5) A(7.1) A(7.2) Worst Movement A SBT(6.8) A EBL(7.2) B EBT(11.0) B EBT(10.3) A SBL(8.0) A SBT(7.3) B EBT(10.2) B EBT(11.0) 95th Percentile Q SB-57' SB-64' SB-79' SB-79' SB-61' SB-59' SB-87' SB-79' -Level of Service reported from an average delay from 10 SimTraffic simulations for overall intersection and worst movement. -95'percentile queues are a result from an average of 10 SimTraffic simulations and the longest queue per intersection is reported. Intersection Key: 5 Neal Ave N&58th St N 10 Neal Ave N&Kowalski Access/Stillwater HS Access 15 581"St N&Kowalski Delivery Access 20 58'"St N&Site Access 25 58i'St N&Newberry Ave N 30 58th St N&Krueger Ln 35 58"St N&Norell Ave N 40 58`"St N&Oakgreen Ave N The results shown in Table 3 indicate the 2027 and 2045 No-Build operations of the study area intersections are acceptable with LOS c or better for overall operations and LOS D or better for individual travel lane operations,with manageable vehicle queuing. Further,the results in Table 3 indicate the 2027 and 2045 Build overall operations and travel lane operations of the study area intersections and site access are the same with acceptable LOS C or better for overall operations and LOS D or better for travel lane operations, with manageable vehicle queuing. The addition of site-generated traffic slightly increases delay and queuing but not above unacceptable levels as the existing roadway network has available capacity. Roadway Diet As mentioned in the introduction, an additional analysis of the 2045 PM Peak hour(the greatest volume peak) Build conditions has been conducted reflecting a roadway diet on 58th St N. In general, roadway capacity of 4-lane undivided roadways without dedicated turn lanes is approximately 22,000 vehicles per day, and 3-lane undivided roadways including TWLT lanes have a roadway capacity of 18,500 vehicles per day. The inclusion of TWLT lanes reduces the incidence of rearend crashes as turning vehicles have a refuge from through vehicle traffic,thus can result in improved corridor safety. 58th St N near Neal Ave N currently 5I Oak Park Heights Apartments , Oak Park Heights , MN carries 10,500 vehicles per day which will be closer to 12,000 vehicles per day by 2045, less than the capacity for this type of roadway facility. East of Neal Ave N the volume on 58th St N is less. The safety improvement will assist drivers entering and exiting Newberry Ave N, Newgate Ave N,and Norwich Ave N as well as the future residents for the Proposed Project. The current 58th St N roadway configuration includes approximately 50 feet of roadway width from face of curb to face of curb. To provide a 3-lane roadway it is suggested a 12 foot lane be provided for thru traffic in each direction, and the center TWLT should be 14 feet in width, leaving 6 feet in each of the east and westbound directions for 6 bicycle lanes. This modification can be accomplished by restriping the road from approximately the Kowalski's access/Stillwater HS access to Oakgreen Ave N. The intersection capacities for the 2045 PM Build condition reflecting the roadway diet have been reviewed and are summarized in Table 4 below. For your convenience the intersection capacities reflecting the existing configuration are repeated in the Table to assist with the comparison. Table 4. Operational Analysis(TWLT) Intersection No. 2045 B PM 2045 B PM TWTL 5(Signal) C(23.0) C(20.1) Worst Movement D NBT(37.5) D SBT(35.6) 95th Percentile Q EBLT-407' EBLT-300' 10(Side Stop) A(3.9) A(5.1) Worst Movement D SBT(29.7) D SBL(25.5) 95th Percentile Q SB-69' NB-77' 15(Side Stop) A(0.5) A(0.9) Worst Movement A EBL(0.7) A EBL(1.4) 95th Percentile Q - - 20(Side Stop) A(0.3) A(0.4) Worst Movement __A 5BL(8.8) A SBR(4.4) _ 95th Percentile Q SB-33' SB-35' 25(Side Stop) A(0.6) A(1.0) Worst Movement B NBL(13.7) B NBL(13.2) 95th Percentile Q NB-30' NB-37' 30(Side Stop) A(3.7) A(4.4) Worst Movement B SBL(14.0) C SBL(19.6) 95th Percentile Q EB-87' SBR-85' 35(All-Way Stop) A(7.1) A(8.3) Worst Movement A WBT(9.9) B WBT(12.2) 95th Percentile Q EB-83' WB-115' 40(All-Way Stop)_ A(7.2) A(7.4) Worst Movement B EBT(11.0) B EBT(12.2) 95th Percentile Q SB-79' SB-98' -Level of Service reported from an average delay from 10 SimTraffic simulations for overall intersection and worst movement. -95'percentile queues are a result from an average of 10 SimTraffic simulations and the longest queue per intersection is reported. Intersection Key: 5 Neal Ave N&58th St N 10 Neal Ave N&Kowalski Access/Stillwater HS Access 15 58th St N&Kowalski Delivery Access 20 58th St N&Site Access 25 58th St N&Newberry Ave N 30 58th St N&Krueger Ln 35 58'"St N&Norell Ave N 40 58'"St N&Oakgreen Ave N The results in Table 4 indicate the 2045 Build overall operations and travel lane operations of the study area intersections and site access are the same with acceptable LOS C or better for overall operations and LOS D or better for travel lane operations,with manageable vehicle queuing. The roadway diet will result in enhanced safety and will generally have the same overall operations at the study intersections. 61 Oak Park Heights Apartments , Oak Park Heights , MN Sight Distance The new access intersection to the Proposed Project was reviewed to ensure the location of the intersection provides adequate stopping and intersection sight distance. It is noted,the proposed access is located on the concave side of a horizontal curve, allowing for better sight distance when compared to being on the convex side. The stopping site distance is the distance required to stop on 58th Street if an object/vehicle is present in the roadway at the access. Per American Association of State Highway and Transportation Officials (AASHTO)the minimum required for a 40-mph roadway (the speed limit on 58th St N) is 305 feet. The intersection sight distance is the distance necessary for a vehicle exiting the site to merge into traffic without forcing the vehicles on mainline to slow to less than 85 percent of the speed they are traveling at. Per AASHTO the minimum intersection sight distance for a 40-mph roadway is 445 feet. The sight distance at the proposed access location was measured in the field as 852 feet when looking westward, and over 1,900 feet when looking eastward. These both exceed the minimum requirements indicating there is sufficient sight distance at the proposed access. Summary and Conclusions The following provides a summary of the study,traffic operations and recommendations: • AM and PM peak hour traffic operations were analyzed for years 2027 and 2045 conditions without and with the Proposed Project. • The Proposed Project will generate 29 trips (7 entering and 22 exiting) during the morning traffic peak hour, 31 trips (19 entering and 12 exiting) during the evening traffic peak hour and 368 daily trips. • Results of the traffic analyses for the years 2027 and 2045 without the Proposed Project indicate acceptable operations with minimal vehicle delay and back-ups at adjacent intersections. • Results of the traffic analyses for the years 2027 and 2045 with the Proposed Project indicate acceptable operations with minimal vehicle delay and back-ups. No mitigation measures at adjacent intersections or the access intersection are recommended to accommodate site generated traffic. • Review of a potential roadway diet for 58th St N indicates that it will improve safety along the corridor and will not change the overall intersection operations, with the same acceptable LOS and minimal vehicle delay and back-ups anticipated during the 2045 PM Peak Build condition. • The sight distance at the proposed access location exceeds AASHTO minimums. Attachments: Figures 1-9 (Appendices with Traffic Counts and Synchro/Simtraffic Worksheets are available upon request.) 7IPage Oak Park Heights Apartments , Oak Park Heights , MN . I +r 1 a"4 p Wit.- RI N F _ a a . ..L.-4,'A. <Ct. siskitt„ C iirr _Irj -. L., 1 , „ J— . 4 she 1 w s�-�tr ® 0b4 F s is.. ' N ( ,•",railt ='`Atil i tf ' .{ � .: �- ' 1 - ,` . .•, •,-_1 40 i,„ L �. � , „ ._ L - i ., ,,, ,:,.,.„,(,) ,..,,_ , . , ..... .0 illi ( . +a „,., ! t 1 t t. 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J O ►- °' Ft S' .Oe eat d -ti ,, a ,* J a 0,t Nti� ti ��,ti ”� co w 444 City of Oak Park Heights 14168 Oak Park Blvd N.•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574 Memorandum To: Scott Richards, City Planner Cc: Julie Hultman, Building Official, Jacob Rife, City Administrator From: Lisa Danielson, City Arborist Date: 5/23/2024 Re: Oak Park Heights Apartments-Hampton Companies Landscape Plan Review I have reviewed the landscape plans submitted for the Oak Park Heights Apartments-Hampton Companies dated 4/8/2024 (Received by the City on 5/13/2024). No changes have been made to the landscaping portion the project plans since the last review I did on 10/4/2022. The following includes my comments and/or recommendations: Tree Removals and Tree Protection Plan (Sheet Number C1.1) 1. The box at the top of the page labeled City of Oak Park Heights Removal Notes is empty. Please reference City Ordinance 1307 for the requirements/items to add to this box. 2. Contractors doing any type of tree work must secure a City of Oak Park Heights Tree Worker's License (annual license)from the City of Oak Park Heights Building Department. All required documents must be submitted with the application. This must be added to the plan sheet. 3. The tree protection diagram and notes included are very basic but acceptable. Tree Preservation Plan (Sheet Number C1.2) The Tree Preservation Plan shows a total of(99) trees are to be removed, (2) two trees are to be protected and (42) trees are to be relocated. Tree Preservation Plan Table (Sheet Number C1.3) The information submitted on this page is incomplete and there are some edits that must be made. The tree replacement requirement must also be met in either plantings or by the cash in lieu of replacement option. The following requirements must be met: 1. The Tree Replacement Calculation equation and numbers used to calculate must be shown on this page in the equation. The equation with the calculation is shown below: [(AIB) x C] x A=D A= Total Diameter Inches of Significant Trees Lost as a Result of the Land Alteration B= Total Diameter Inches of Significant Trees Situated on the Land C= Tree Replacement Constant (1.33) D= Replacement Trees (Number of Caliper Inches) [(261 C.I./382 C.I.) x 1.33] x 261 C.I. =D D=237.18 Replacement Caliper Inches Required Credit for trees relocated on site: 59 C.I. significant trees located on site x 80%= 47.2 C.I. Credit Towards Replacement Requirement Tree Replacement Requirement with Credit Applied: 237.18 C.I. —47.2 C.I.= 189.98 C.I. Replacement Required 189.98 C.I.- 137.32 C.I. in Proposed Plantings= 52.66 C.I. Additional Tree Replacement Required or Cash in Lieu of Replacement Option 52.66 C.I. x $150 per caliper inch (2022 rate based on OPH Fee Schedule)= $7,899.00 2. On the Tree Survey/Tree Inventory Table please note what the green highlighted lines show. 3. In the Tree Replacement Calculation Table the number of trees to be relocated does not correlate with what is shown for quantities on Sheet Numbers C1.0 and C1.2. All of these must match. Landscape Plan-Tree and Groundcover Plan (Sheet Number L1.0) Landscape Notes The landscape notes and planting detail submitted is incomplete. Please include the following items/edits on the final plans: 1. The Landscape Notes section on the top of this page should be included on Sheet Number L1.2 instead please make this change. 2. All trees must be landscape grade trees of good form and structure not Park Grade trees. Trees with poor form will be more prone to storm damage and failure in the future. Please include this in the planting notes. Page 2 of 4 3. All trees must be straight and not need staking after planting. Contractor shall stake trees only if the tree(s) begin to lean within the guarantee period, please include this in the final planting notes. 4. The landscape contractor is required to plant trees and shrubs according to the approved planting detail diagrams and landscape notes submitted with the final approved landscape plan. This will be checked after planting and any deviations from the plans must be corrected before the landscaping will be approved by the City, this needs to be noted in the final plans. 5. Contractors doing any type of tree work must secure a City of Oak Park Heights Tree Worker's License(annual license)from the City of Oak Park Heights Building Department. All required documents must be submitted with the application. 6. The City Arborist will conduct an Initial Landscape Inspection after all plants/trees, mulch, etc. have been installed. 7. The City Arborist will conduct a Final Landscape Inspection typically (1) year after installation, at the end of the plant guarantee period. For Final Acceptance of Installation and Landscape Plants the specified planting procedures must have been followed and all plants must be alive and in good condition at the end of the plant guarantee period. Overall Landscape Plan (Sheet Numbers L1.0, L1,1 and L1.2) The proposed plant schedule includes a good selection of species diversity with some native or improved cultivars of native plants. Most of the trees and plants chosen are hardy under local growing conditions, relatively insect and disease free and fairly low maintenance. The plant sizes included conform to the zoning ordinance requirements. A total of 137.32 caliper inches in replacement trees are proposed to be planted.The proposed plant schedule(Sheet L1.2)includes the following plants proposed to be planted: • (20) Deciduous trees • (14) Evergreen trees • (26) Ornamental trees • (104) Shrubs • (338) Perennials & Grasses The recommendations and edits I have for plan sheet numbers L1.0, L1.1 and L1.2 are listed below: 1. I would like to recommend substituting the sugar maple trees planned to be planted with another tree species besides maple to help the City work toward the Minnesota DNR community tree canopy 20-10-5 guidelines. This means a community has no more than 20% of their trees within a single family, no more than 10% of their trees within a single Page 3 of 4 genus and no more than 5% of their trees within a single species. As the City of Oak Park Heights strives to work towards this goal this means avoiding planting any additional maple trees throughout the City. Please update the proposed landscape plant list to include trees other than maple. 2. The Planting Detail Diagrams included on the plans are acceptable, no changes need to be made to them. Additional Resources If you are in need of some further information on the City of OPH Ordinances and Other Resources in Regards to Trees, Planting and Landscaping please reference the following items: o City of OPH Ordinances o 401 (see 401.16 Design Guidelines Ordinance) o 1302 (Shade Tree Diseases and Pests) o 1304 (Tree Ordinance) o 1305 (Shade Tree Program) o 1307 (Tree Protection) o City of OPH Development Application Packet (see Pages 10-12) o City of OPH Design Guidelines Packet (see Pages 25 & 26) o City of OPH Tree Species List o City of OPH Tree Workers License Application o American Standard for Nursery Stock (ANSI Z60.1-2014 is the most recent version) published by AmericanHort Please contact me if you have any questions regarding this landscape plan review. Please feel free to forward my comments to the development team for this project. Page 4 of 4 Stantec Consulting Services Inc Stantec 733 Marquette Avenue Suite 1000,Minneapolis MN 55402-2309 June 5, 2024 File: 193800151 Attention: Mr. Jacob Rife City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Height, MN 55082 Reference: The Hampton Apartments of Oak Park Heights—Conditional Use Permit/Site Plan Review Dear Jacob: As requested, we have reviewed the information submitted regarding the proposed Oak Park Heights Apartments project. The information reviewed includes preliminary, not for construction engineering drawings dated 4-5-2024, and stormwater related documents dated 4-8-2024. Further review will be forthcoming when construction plans are submitted. Following are our preliminary comments and/or recommendations: Sheet C2.2—Site Plan 1. The legend includes hatches for Specialty Pavements (2), Pervious Pavement and Heavy Duty Pavement. These items are not indicated on the plan. If these items are not used, please remove them from the legend. 2. The concrete drive apron at 58th Street shall be per City Detail Plate STR-8. 3. Refer to the Fire Department review of fire lanes and circulation. 4. An emergency access point is shown along the westerly property edge. The details of this emergency access must be shown, and include a removable barrier that can be removed in an emergency situation. Applicant shall coordinate this with the Fire Chief. 5. Several improvements are shown in the existing transmission line easement. The applicant must confirm that these improvements are allowable in this easement. 6. It appears that the proposed retaining wall encroaches on the existing sanitary sewer easement. Any future impacts to this retaining wall due to its location within the easement will be at the sole expense of the property owner. 7. There is a proposed sidewalk along the north side of 58th Street. This sidewalk does not connect to any other pedestrian facilities; therefore, the need for this sidewalk is questionable. June 5, 2024 Mr. Jacob Rife Page 2 of 5 Reference: Oak Park Heights Apartments -Preliminary Plan Review 8. The existing building immediately to the east of the property should be shown on the site plan. The existing contours on the adjacent property should be confirmed as the contours in this location do not seem to indicate that there is a building here. Sheets C3.0—Grading Plan 1. See Storm Sewer/Storm Water Management comments below. 2. It appears that retaining wall elevations are provided, but they are not legible. If the wall height exceeds 4', the applicant shall provide an engineered design of retaining wall at northwest corner of parking lot. 3. It appears that the walkway extending to the playground and grilling area from the east is at a 4:1 slope. The grading must be modified to either show steps, or traversable walks. 4. Spot elevations and slopes should be labeled along all accessible routes to ensure compliance with ADA requirements. Sheet C4.0—Utility Plan 1. The watermain, sanitary sewer and storm sewer facilities that serve the site will be private and maintained by the owner. 2. A wet tap will not be allowed for the water service connection at 58`h Street. The plans should show a tee connection and gate valve. 3. The water main/service shall be ductile iron pipe. Label on plan. 4. Hydrant shall be per City Detail Plate WAT-8, and City Hydrant specifications. 5. The existing sanitary sewer line appears to be approximately 23' deep at the northwest corner of the building, and approximately 15' away from the building corner. We recommend that the City obtain an additional 10' of easement along the south side of this sewer. 6. Riprap shall be placed per City Detail Plate, Riprap at Outlets, STO-13. Sheet C5.0—5.2—Civil Details and SW1.2—SWPPP Details 1. Include all applicable City Detail Plates. Design with community in mind June 5, 2024 Mr.Jacob Rife Page 3 of 5 Reference: Oak Park Heights Apartments-Preliminary Plan Review Sheet SW1.0—1.5—SWPPP 1. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 2. The construction dates should be updated on Sheet SW1.4. Storm Sewer/Storm Water Management 1. The City's requirement of no infiltration within the City's High Vulnerability Drinking Water Supply Management Area (DWSMA) is being met by the proposed filtration BMP's that include impermeable liners. 2. The City requires rate control for this site. The Menards Pond provides rate control for current conditions but does not account for any increased impervious area within its watershed. Rate control can be accomplished by meeting the requirement prior to discharging to the Menards Pond or by expansion of the Menards Pond within the site's property. a. Update report to account for rate control requirements and update plan to meet rate control prior to discharging to the Menards regional pond. 3. A portion of the proposed site along 58th Street appears to drain to the adjacent Menards property to the east. Peak flows to the adjacent properties should not increase from existing conditions. Provide calculations that compare the flows going to the Menards property in existing and proposed conditions. Also update existing and proposed drainage areas/maps to be consistent with the existing and proposed site grading. 4. Inconsistent pipe sizes and configuration are represented for the underground filtration system between HydroCAD, sheet C4.0 and sheet C5.1. The detail on sheet C5.1 indicates three rows of 54" CMP will be used for the underground filtration system and HydroCAD model sheet C4.0 indicate four rows of 60" CMP will be use. Update as appropriate to provide consistency between the plans and the modelling. 5. Provide outlet control structure(OSC) details for the proposed BMP's in the plans. Also review and update HydroCAD modeling of OCS configurations as necessary. When comparing the HydroCAD model and information on sheet C4.0 there appears to be some inconsistencies in the routing of the outlets in the HydroCAD model. For example, for the outlet configuration of the underground filtration basin, the model shows there's an 18" outlet at an invert of 931.50 and Sheet C4.0 calls out a 12" outlet at 931.50. Design with community in mind June 5, 2024 Mr. Jacob Rife Page 4 of 5 Reference: Oak Park Heights Apartments-Preliminary Plan Review 6. Water quality calculations were not submitted with the stormwater report. Design must meet the Brown's Creek Watershed District water quality rules. 7. Label EOF elevations on sheet C3.0. The current EOF for the underground filtration basin appears to be at the garage door (934.25). Consider revising grading so that the overland EOF does not flow towards or into the underground parking area. 8. Update existing HydroCAD catchments to utilize a curve number consistent with the Brown's Creek Watershed District requirements. (i.e. HSG B, CN=57) 9. Update proposed HydroCAD catchment pervious area curve numbers use to a soil class one step below existing conditions. 10. Update the existing and proposed HydroCAD models to account for the existing water surface of the regional pond (CN=98), remove regional pond area from the modeling, or explain why the pond area was included in the modeling. (i.e. is a pond expansion proposed?) 11. The stormwater facilities on this site will be private and maintained by the owner. A stormwater maintenance agreement will need to be executed for the maintenance of the proposed stormwater facilities. Traffic 1. See attached memo from the City's traffic engineer. General Comments 1. The resolution of the submitted plan set PDF is not sufficient to read much of the text. Please provide a PDF with the next submittal that is legible. 2. The City reserves the right to inspect the construction of the project. The City or its designee shall be present for water and sanitary sewer service connections. 3. The Owner will need to comply with all requirements of the NPDES Construction Stormwater Permit and Brown's Creek Watershed District. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 4. Review of issues related to parking, lighting, landscaping, tree preservation, fire department access/circulation or the buildings is by others. 5. The Owner shall be responsible for obtaining all required permits. Copies of all permits shall be submitted to the City prior to the start of construction. Design with community in mind June 5, 2024 Mr. Jacob Rife Page 5 of 5 Reference: Oak Park Heights Apartments-Preliminary Plan Review 6. Utility construction and improvements in the right-of-way need to conform to the City's Standard Detail Plates. Include all applicable City detail plates on the plans. The City's details can be provided upon request. If you have any questions or require further information, please do not hesitate to contact me. Regards, 6tar tec Consulting Services Inc Lee M. Mann, F' MN,WI,CA Principal Phone: 612-712-2085 Lee.Mann@stantec.corn Attachment: Hydrant Specifications, Review of Traffic Analysis c. file Julie Hultman, Building Official Andrew Kegley, Director of Public Works Scott Richards, City Planner Kevin Sandstrom, City Attorney Design with community in mind CITY OF OAK PARK HEIGHTS HYDRANT SPECIFICATIONS City Owned: A. General Requirements: AWWA Standard C-502. B. Specified Hydrant: WB-67-250, or equal. C. Approved Manufacturer: Waterous Pacer, or equal. D. Two—2 1/2 inch hose connections. E. One—5 inch Storz fitting on the steamer connection. F. 1 % inch pentagon operating nut. G. 5 inch valve opening. H. 6 inch mechanical joint pipe connection. Break-off flange with breakable rod coupling. J. 8-feet, 0-inch minimum cover. Depth to be determined for each hydrant. K. 16 inch high traffic section. L. 1 1/2 inch rocker lug nozzle caps attached to hydrant with metal chains. M. Stainless steel hardware. N. Fiberglass Flag: Hydra finder Hydrant Marker, or equal: 1. White fiberglass rod, with 4 red reflective bands, without a bulb end. 2. 54 inches long and 3/8 inch diameter. O. Hydrants place where the ground water table is less than 8 feet below the ground surface shall have the drain holes plugged and shall be equipped with a tag stating the need for pumping after use. P. Color: Painted "Federal Yellow" at the place of manufacturer. Privately Owned: A. General Requirements: AWWA Standard C-502. B. Specified Hydrant: WB-67-250, or equal. C. Approved Manufacturer: Waterous Pacer, or equal. D. Two—2 1/2 inch hose connections. E. One—5 inch Storz fitting on the steamer connection. F. 11/2 inch pentagon operating nut. G. 5 inch valve opening. H. 6 inch mechanical joint pipe connection. I. Break-off flange with breakable rod coupling. J. 8-feet, 0-inch minimum cover. Depth to be determined for each hydrant. K. 16 inch high traffic section. L. 1 1/2 inch rocker lug nozzle caps attached to hydrant with metal chains. M. Stainless steel hardware. N. Fiberglass Flag: Hydrafinder Hydrant Marker, or equal: 1. White fiberglass rod, with 4 red reflective bands,without a bulb end. 2. 54 inches long and 3/8 inch diameter. O. Hydrants place where the ground water table is less than 8 feet below the ground surface shall have the drain holes plugged and shall be equipped with a tag stating the need for pumping after use. P. Color: Painted "Red" at the place of manufacturer. G:\Forms\Public Works\Hydrant Specification Handout 3-20-03.doc go Stantec Memo To: Lee Mann, PE From: Ed Terhaar, PE File: 193800151 Date: May 24, 2024 Reference: Review of Traffic Analysis for Hampton Apartments Development in Oak Park Heights, MN I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. DATE: May 24,2024 Edward Terhaar License No.24441 This review considers the traffic impacts for the proposed Hampton Apartments development located on the north side of 58th Street N. between Kowalski's and Menards. The Traffic Analysis completed by SSTS LLC dated May 13, 2024 was reviewed for completeness and to determine how this development impacts traffic operations. Review comments and required updates are presented below. • The proposed development consists of an 81 unit apartment building. One access point is provided on 58th Street N. • Table 1 presents existing roadway characteristics, including Average Annual Daily Traffic(AADT) volumes for roadways in the study area. Update the table to indicate the source of the AADT data. • The Future Conditions section states that a background growth of 0.8 percent per year was used for the traffic forecasts based on information in the City of Oak Park Heights 2018 Comprehensive Plan. This background growth rate is accurate based on the Comprehensive Plan information but may be lower than expected due to the future extension of 58th Street N. west to Manning Avenue. Additional discussion on this item is presented later in this memo. • Update the trip generation information in Table 2 as follows: AM Peak hour exit= 23 trips, AM Peak hour total = 30 trips, PM Peak hour exit= 13 trips, and PM Peak hour total = 32 trips. These changes are minor and do not impact the final traffic operations results. • The level of service (LOS) results indicate that all intersections and movements operate at acceptable levels both without and with the proposed development. These results include the proposed access point intersection on 58th Street N. • The stopping sight distance and intersection sight distance requirements for the proposed access point were reviewed and found to be adequate for the proposed location on 58th Street N. • The memo also includes analysis of traffic operations assuming 58th Street N. is restriped as a three lane roadway, with one through lane in each direction and center two-way left turn lane. The level of service (LOS) results indicate that all intersections and movements operate at acceptable levels both without and with the proposed development. Design with community in mind Lee Mann ® Stantec May 24, 2024 • Additional study is needed prior to converting 58th Street N. to a three lane roadway to fully understand the feasibility along the entire corridor. This would include the development of a detailed layout to understand the necessary roadway striping, pedestrian and bicycle impacts, and transition points on the east and west ends. Overall, the traffic analysis follows standard traffic study procedures and presents accurate results and recommendations. As stated above, the traffic forecasts presented in the memo assume a background growth rate of 0.8 percent per year based on information in the City of Oak Park Heights 2018 Comprehensive Plan. This rate results in a volume increase on 58th Street N. of 3.2% by 2028 and 18.2% by 2045. Additional traffic analysis was completed assuming an increase in volume of 50% by 2048 to determine impacts at the proposed access location. Even with this level of volume increase, all movements and the overall intersection operate at acceptable levels of service. Design with community in mind