HomeMy WebLinkAbout2024-06-06 TPC Memorandum TPC3601 Thurston Avenue N, Suite 100 �—! � ('
Anoka, MN 55303 V�
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC c@PlanningCo.com
MEMORANDUM
TO: Jacob Rife
FROM: Scott Richards
DATE: June 6, 2024
RE: Oak Park Heights — Comprehensive Plan Amendment - 5676
Oakgreen Avenue North
TPC FILE: 236.02 — 24.01
BACKGROUND
Jamie Junker (Applicant) representing J K&K Group, LLP has made an application for a
Comprehensive Plan Amendment for 5676 Oakgreen Avenue North. The land use
classification of the property is Low Density Residential in the Comprehensive Plan
2018. The Applicant has proposed five buildings, each with two dwelling units, with a
total of 10 units. The Low Density Residential classification is not consistent with the
proposed density, so the Applicant has applied for a Comprehensive Plan amendment
to change the land use classification to Medium Density Residential. The details of the
project are not being considered at this time, only the land use classification.
The Applicant had proposed a Comprehensive Plan Amendment in August of 2022 to
allow a Comprehensive Plan Amendment to High Density Residential. At that time, 36
condo units were proposed on the subject site. The Planning Commission
recommended denial and the City Council turned down the proposal to amend the
Comprehensive Plan to allow High Density Residential development.
The property is zoned 0 — Open Space Conservation District. The current project as
proposed cannot be constructed under this zoning classification. If the Comprehensive
Plan amendment is approved, the property would need to be rezoned to R-2 Low and
Medium Density Residential District to allow for the two family dwelling development
that the Applicant has proposed. The development may also require Planned Unit
Development review if the project is done as a condominium association.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Applicant's Narrative
Exhibit 2: Proposed Land Use Map — Comprehensive Plan 2018
Exhibit 3: Proposed Land Use Map — Comprehensive Plan 2008
Exhibit 4: Zoning Map
Exhibit 5: Exterior Elevation 1 — (001)
Exhibit 6: Exterior Elevation 2 —(002)
Exhibit 7: Exterior Elevation 3 — (003)
Exhibit 8: Exterior Elevation 4— (004)
Exhibit 9: Overall Site View 1 — (005)
Exhibit 10: Overall Site View 2 — (006)
Exhibit 11: Overall Site View 3 — (007)
Exhibit 12: Trip Generation Memorandum — May 23, 2024
PROJECT DESCRIPTION/NARRATIVE
The Applicant has provided a narrative providing the background on the request and the
concept plans for the project. The Applicant's narrative is found as Exhibit 1.
PROCESS
A Comprehensive Plan amendment requires a public hearing and recommendation of
the Planning Commission. The City Council will review the application and
recommendation in considering the amendment. A 4/5 vote is required to adopt a
Comprehensive Plan amendment in accordance with Minnesota Statute 462.355 Subd
3. If approved, the amendment is forwarded to the Metropolitan Council where it is
determined if it is consistent with the System Statement and the regional plan.
ISSUES ANALYSIS
Comprehensive Plan, Proposed Land Use Map:
The property is designated as Low Density Residential in the Comprehensive Land Use
Map as part of the 2018 plan. The previous Comprehensive Plan 2008, Proposed Land
Use Map designated the subject property as Medium Density Residential. The density
ranges set in the Comprehensive Plan are 1 to 3 units per acre for low density, 4 to 8
units per acre for medium density and 8-14 units per acre (up to 32 units for senior
housing) for high density.
The subject property is 2.9 acres in size, consisting of two parcels with one of the
parcels containing a portion of the Oakgreen Avenue right-of-way. A survey of the
property has not been provided at this time. Once it is determined how much of the lot
is encumbered by right-of-way, the developable size of the lot will be reduced affecting
the density allowances. Based upon the size of the lot, with a projected reduction in lot
size, the property could be developed with the following under the three residential
density classifications:
Low Density— 6 units
Medium Density— 16 units
High Density— 28 units / 64 units (senior housing)
2
The Applicant's proposal for 10 units exceeds the allowable density of six units at the
low density category but is consistent with medium density. This is consistent with the
Comprehensive Plan 2008 classification for the property.
The City, in setting its land use classifications for the community, has a high degree of
discretion in determining its plan text and land use maps. The Metropolitan Council
allows cities to make land use determinations on individual parcels if the overall plan is
consistent with the System Statement and over all regional plans.
In 2018, the Planning Commission and City Council discussed those parcels that were
undeveloped or underdeveloped and made a decision of the appropriate land use
classification. The subject property was discussed and specifically called out on page
75 of the plan as an infill development that could accommodate six family homes. The
land use map also identifies it as such. This determination was made because the
Palmer Station development, directly to the east of the subject property, was in the
planning stages as a single family development with 13 lots. The Planning Commission
and City Council decided that the area south of 58th Street and Oak Park Blvd, adjacent
to Oakgreen Avenue should be developed as low density residential. As such the land
use classification for the subject property changed from medium density residential in
the 2008 plan to low density residential in the 2018 plan.
The current proposal at 10 units is much more consistent with the intent of the
Comprehensive Plan than the project with 36 units. As the Planning Commission and
City Council reviews this amendment, they should consider the following:
1. Land use consistency with the established single family neighborhoods to the
south. The medium density development with two family dwelling units could
be seen as a reasonable transition from low to the higher density
development north of 58th Street. The units, as proposed, will appear as large
single family homes with one entrance facing the 58th Street and Oakgreen
Avenue.
2. Traffic concerns with more a development at the corner of 58th Street and
Oakgreen Avenue. The intersection sees high traffic volumes and some
back-ups at the four-way stop during peak times. The project will need to be
designed with access points at a reasonable distance from the intersection.
Low to medium density development has been determined to be less of an
issue for the intersection.
3. Desire to add additional low density/medium density development to the City.
There is almost no developable land available for additional single or two
family development. The Comprehensive Plan encourages continued
development and redevelopment at all density levels.
3
Comprehensive Plan, Goals and Policies and Land Use Plan:
The Comprehensive Plan 2018 includes goals and policies that are meant to direct land
use decisions in the community. The goals and policies are used in conjunction with the
maps as a guide to the Planning Commission and City Council.
The applicable goals and policies of the Land Use section of the Comprehensive Plan
are as follows with Staff comments. The Comprehensive Plan can be found on the City
website.
Mission Statement, Values and Community Goals (Page 22)
Preserve Small Town Character. The features and amenities of this small town are
regarded as the greatest community asset. Preserve small town character while
accommodating redevelopment, renewal, and revitalization.
Comment: The Comprehensive Plan 2008 designated the subject property as low
density to preserve the small town, single family character of this neighborhood. The
current proposal with 10 units preserves that character.
Land Use — Goals and Policies (Pages 50, and 51)
Goal 2: A cohesive land use pattern which ensures compatibility and strong
functional relationships among activities is to be implemented.
Policies:
A. Prevent over-intensification of land use development, that is, development which
is not accompanied by a sufficient level of supportive services and facilities
(utilities, parking, access, etc.).
Comment: The proposal to change the land use map to medium density, rezone
the property to R-2 Single Family Residential District, and construct 10 two family
dwelling units would not be an over-intensification of the property. The City could
provide the area with utility services, and the additional traffic should not create
issues at the 58th Street/Oakgreen Avenue intersection.
B. Examine requested land use changes in relation to adjoining land uses, site
accessibility, utility availability, and consistency with the Oak Park Heights
Comprehensive Plan and policies.
Comment: As indicated, the area was designated as low density residential to be
consistent with the low density land uses to the south and east. A development
of 10 units on 2.9 acres is not inconsistent with those surrounding properties.
The Zoning Ordinance requires 6,000/6,500 square feet of lot area for each
dwelling unit or a total of 60,000/65,000 square feet. The lot is 2.9 acres or
126,324 square feet.
4
C. Attempt to make transitions between distinctly differing types of land uses in an
orderly fashion which does not create a negative (economic, social or physical)
impact on adjoining developments.
Comment: A medium density, two family dwelling development in this area
should not have a significant impact to the neighborhood to the south. There is a
150 foot buffer area between the proposed development and the existing
neighborhood. The proposed buildings have been orientated with their frontage
on the adjacent streets to allow for the maximum distance from the existing
neighborhood to the south.
D. Infill development of compatible land uses shall be strongly encouraged.
Comment: The proposed land use amendment would allow for redevelopment
and infill at a reasonable density. The two family units would be a reasonable
transition to the higher density development to the north.
E. Where practical, conflicting and non-complementary uses shall be eliminated
through removal and relocation.
Comment: The current low density single family use is conforming to the
Comprehensive Plan.
F. Encourage the development and redevelopment of under-utilized and
substandard property throughout the City.
Comment: The proposed project with 10 units is a reasonable infill development
for this property.
Residential Land Use — Goals and Policies (page 53)
Policies:
D. Avoid concentrations of multiple family dwellings and apartments in the City.
Locate such housing within appropriately designated zoning districts and in
proximity to areas which offer a wide range of existing supportive services,
commercial and recreational facilities.
Comment: The intent of the Comprehensive Plan 2018 was to avoid
concentration of high density development south of 58th Street. The Planning
Commission and City Council found that 58th Street was an appropriate transition
between housing densities. The use of this property for a medium density
development is consistent with the policy.
Land Use Compatibility — (page 66)
Land use compatibility concerns exist, primarily in the older sections of the community,
and where commercial development is adjacent to residential homes and
neighborhoods. High density residential or commercial development adjacent to single
5
family neighborhoods can intensify unwanted activity in the area and impose impacts on
parking, traffic and noise that may be uncharacteristic of single-family neighborhoods.
Additionally, the Comprehensive Plan calls for the proper transition between high and
low density residential development. The City, through its plan and Zoning Ordinance,
shall transition residential development so as not to create negative living environments.
Concentration of one type of housing style or density can also create issues for the
proper development of neighborhoods.
Comment: The use of the subject property for a medium density development
provides a reasonable transition from the low density neighborhood to the south and the
high density development to the north. There is an adequate buffer area with a City trail
that will define the transition between these two land uses.
Zoning:
While the rezoning of the property is not being considered currently, it is important to
highlight the zoning requirements with a medium density development. 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 areas. To accommodate a
medium density development of 10 units, the subject property would need to be
rezoned to R-2 Residential District in which two family dwelling units are a permitted
use.
While two family dwellings are a permitted use, the City would review the residential
design standards of the Zoning Ordinance to ensure compatibility. The Applicant has
indicated that the project would likely be developed as a condominium association
which would require Planned Unit Development review by the Planning Commission
and City Council.
The density requirements of the Zoning Ordinance, in Section 401.15.C.3 specify that
6,000 square feet of lot area is required per unit (500 square feet is to be added for
each bedroom over two bedrooms per unit). If 10 two bedroom units are constructed,
60,000 square feet of lot area is required. If the units contain three bedrooms each,
65,000 square feet of lot area is required. The entire site consists of 2.9 acres or
126,324 square feet.
Access/Traffic:
The Applicant has provided a preliminary traffic study within the narrative. It concludes
that there would be approximately 140 daily weekday trips from the development.
Based upon the available traffic volumes for this intersection, the Applicant's traffic
engineer made a preliminary conclusion that 58th Street and Oakgreen Avenue would
have the remaining capacity to accommodate the approximately 140 trips expected to
be generated by this development. The City's traffic engineer concluded that the trip
information presented by the Applicant's traffic engineer is correct but did not comment
on the access locations because distances from the intersection were not included.
6
Additionally, the Applicant's traffic engineer commented that roadway improvements are
not anticipated to be necessary to accommodate the development. However, please
note that Staff would recommend that if the project moved forward, a more detailed
traffic study would need to be completed that examines all traffic impacts in deeper
detail such as point of access, site lines, stacking and related issues.
CONCLUSION/RECOMMENDATION
Based upon the previous review, Staff recommends a Comprehensive Plan amendment
to change land use classification from Low Density Residential to Medium Density
Residential for 5676 Oakgreen Avenue North. That recommendation is based upon the
findings of this report and with the following condition:
1. The land use amendment from Low Density Residential to Medium Density
Residential is subject to approval of a rezoning to R-2 Residential District,
Planned Unit Development, and site plan approval for the property. If the
proposed development is not found to be acceptable, the Low Density
Residential land use classification will remain for the subject property.
2. The land use amendment is subject to review and comment by the Metropolitan
Council.
7
J K& K Group, LLP
Application Contact-Jaime Junker, partner
11550 Stillwater Blvd N
Lake Elmo, MN 55042
651-246-1058
Ja(rrr .itink Oljoilroopti diet PAx
PUD Concept Approval Application
Project Narrative. We are requesting PUD Concept Approval for a condominium association
where 5 buildings would be built in phases at 5676 Oakgreen Avenue North. The current farm home
sits on approximately 1 acre and the 1.9 acre adjacent lot would be combined with it,for the land in
the project. The design shows an example of a home that appears to be a single-family home for
the purpose of being complementary to the aesthetics of the neighborhood. Each building has two
side by side units in it. An entrance to each unit will be from the front while maintaining the look of
a single home. Garages are in the rear of each building to keep the aesthetics focused on the front
of the buildings. Each unit will have a garage entrance and back patio.
Ownership of each unit. The project will be a condominium association. Because of the current
interest rate environment,flexibility on timing of selling the homes is a part of the plan. One
building will likely be owner occupied from the start. We believe the quality of the project will
attract both those wishing to own as well as those looking for a quality rental home. Both options
will be looked at and it is likely that there will be both owner occupied and rentals. The risk of
having a pre-determined plan to sell all units (rather than rent some) is that with the combination of
the current interest rates and the planned higher-end finishes of this condominium association,
there is an economic risk if the plan only intended that all units were to be sold from the start.
Rather,J K&K Group prefers the flexibility to focus initially on quality and aesthetics, and also
having a nice place to live in a nice city, having strict,yet sensible condominium rules and
regulations all residents must follow, including renters. If we were asked to predict the ownership
transition,we would expect that in year 7 from the start of the project, 7 to 8 of the units, (if not all),
would be owner occupied.
Building Phasing Plan I. In the first phase,the existing home would be safely removed and cleared
for building. Two buildings (4 units)would be completed simultaneously. The plan is that by
building a pair at the same time, it consolidates the building time and gets things moving.
Scheduling and various cost estimates of the builder and certain logistical aspects of the existing
home removal and well and septic retirement may dictate which pair of buildings are built first.
An Unforeseen Economic Landscape Plan. The future economic environment is challenging to
predict. For this reason,we have incorporated in our plans for Phase II that it may be possible if it is
desired by an owner that a two-unit home simply be replaced by a single unit home that looks
similar to the submitted design. It would have all the same finishes and may have a side patio to
make up the additional space. Any smaller single-family home would be in the estimated range of
2,500 to 3,300 square feet. The project would still have no more than 5 buildings but may have less
than 10 units in total. In other words,the project could be reduced to 7 units if economic
circumstances dictated such, (four units in phase I and three single family homes in phase II. Such
1
reduction (from 10 units to 7 units)would be highly unlikely, but would be built into the plan
nonetheless.
Ancillary buildings and minimum recreation not shown on design submitted. The submitted
design does not show such features as a potential outdoor shared use kitchen/soaking tub/
barbecue area and two additional parking garages separated from the homes. No additional
access points would be needed. We believe the 2.9 acres accommodates these features well and
we will work with staff on these minor additions towards the final plan. 3,000 square footage is an
estimate at this time for ancillary garages and storage sheds in this concept review. Any such
ancillary sheds will be permanent and of the same quality and design as the designs submitted
herein.The additional estimate for the outdoor shared use items mentioned above would be in the
2,500 square foot range but would be mixed in with the open space. We would invest in that design
with our designer after concept approval and staff's input toward final plan design would be
welcomed.
Additional garage and storage space is required to reduce or eliminate the outdoor storage of boats,
trailers, recreational vehicles, outdoor toys not in use, etc. No motorhomes or trailers will be
allowed to be stored outside for the most part. The focus of this project is as aesthetically clean
and beautiful outdoor space as is practical.
Building Phasing Plan II. With Phase I started and expected to be completed in no more than a
year from initial groundbreaking of the buildings,we will ALSO begin marketing Phase II
immediately for sale upon city project approval. Where J K& K Group is committing to building the
first two buildings simultaneously once approved, Phase II will be built as sold based on market
conditions.
Traffic Management Plan. The previous 36-unit traffic study for this site is being submitted for
illustrative purposes only. With the current plan being 10 units vs 36 units,the funds for a traffic
study only concluding the same level of compliance, could be spent elsewhere. We ask the staff
approve this reasonable and sensible request. Why is this reasonable? This is reasonable because
the current home has two access points, one on Oakgreen and one on 58th and the proposed
project has one access point on each Oakgreen and 58th as well. No additional access points are
being requested.
Signage Plan. The project's quality will speak for itself, and signage will not be overdone. J K& K
Group will work with staff on signage as they guide us. Our desire is to have modest signage with
appropriate home numbers, perhaps a bit more if desired.
Project Economics. The combination of unit reduction from earlier plans of 36 units to the current
plan of 10 units combined with relatively high-end finishes for a project of"townhome style"homes
leaves an important request of staff and that is,we request you guide us through an economical
planning and approval process recognizing that escalated costs in utilities,tree studies, elevations
and that sorts jeopardizes this project. With the carrying costs over the last twenty-four years
including what we paid Presbyterian Homes for the 1.9 acre lot we have to control application costs
on this project.
J K&K Group Donated Trail Easement to City. In 2020 we donated the land for the trail easement
in front of the house to the city. The mayor signed off on this donation in 2020.
2
We believe we are the best applicant for this project because we intend to live here. We feel
strongly that this project is one that the city and the neighbors will like very much.
Thank you,
1111111111111
Jaime Junker, Partner
3
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St.Croix Residential Design Service, LLC assumes no responsibility for structural or dimensional errors or omissions.. St.Croix RDS, Ile assumes no responsibility for workmanship of the contractor, builder and subcontractors.
No warranties, expressed or implied, including compliance of this plan with applicable building code requirements are made by St.Croix Residential Design Service. St.Croix Residential Design Service shall not be liable for any
consequential or incidental damages. By accepting and using these plans the contractor and or owner, and or end user assumes all responsibilities for the project and agrees to the above listed conditions.
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SLCroix Residential Design Service, LLC assumes no responsibility for structural or dimensional errors or omissions. St.Croix RDS, Ilc assumes no responsibility for workmanship ofthe contractor, builder and subcontractors.
No warranties, expressed or implied, including compliance of this plan with applicable building code requirements are made by St.Croix Residential Design Service. St.Croix Residential Design Service shall not be liable for any
consequential or incidental damages. By accepting and using these plans the contractor and or owner, and or end user assumes all responsibilities for the project and agrees to the above listed conditions.
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St.Croix Residential Design Service, LLC assumes no responsibility for structural or dimensional errors or omissions. St.Croix RDS, Ile assumes no responsibility for workmanship of the contractor, builder and subcontractor,.
No warranties, expressed or implied, including compliance of this plan with applicable building code requirements are made by St.Croix Residential Design Service. St.Croix Residential Design Service shall not be liable for any
consequential or incidental damages. By accepting and using these plans the contractor and or owner, and or end user assumes all responsibilities for the project and agrees to the above listed conditions.
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REVISIONS
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I oq/24/23 exterior 3d model concept review
St.Croix Residential Design Service, LLC assumes no responsibility for structural or dimensional errors or omissions. St.Croix RDS, IIc assumes no responsibility for workmanship of the contractor, builder and subcontractors.
No warranties, expressed or implied, including compliance of this plan with applicable building code requirements are made by St.Croix Residential Design Service. St.Croix Residential Design Service shall not be liable for any
consequential or incidental damages. By accepting and using these plans the contractor and or owner, and or end user assumes all responsibilities for the project and agrees to the above listed conditions.
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St Croix Residential Design Service — L.L.C.
Hudson. Wl — 715-441-6779 — stcroixrds@gmail.com — stcroixrds.com
J K & K
REVISIONS
1 MM/DD/W REMARKS
11 09/24/23 eaeriar 3d model m =pt review
St.Croix Residential Design Service, LLC assumes no responsibility for structural or dimensional errors or omissions. St.Croix RDS, Ile assumes no responsibility for workmanship of the contractor, builder and subcontractors.
No warranties, expressed or implied, including compliance of this plan with applicable building code requirements are made by St.Croix Residential Design Service. St.Croix Residential Design Service sball not be liable for any
consequential or incidental damages. By accepting and using these plans the contractor and or owner, and or end user assumes all responsibilities for the project and agrees to the above listed conditions.
2 °0/14/23 a enor 3d model concept review
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ALLIANT
FINAL MEMORANDUM
DATE: May 23`x,2024
TO: Jaime Junket,JK&K Group
FROM: Nick Grage,PE,PTOE,RSP,Associate,Alliant Engineering
SUBJECT: Oak Park Heights Condos Trip Generation Memorandum Update
Introduction
Alliant Engineering previously completed a trip generation memorandum(dated July 7th,2022)to
document the trip generation potential for a proposed residential condominium development to be
located in the southwest quadrant of the Oakgreen Avenue/58th Street intersection(5676 Oakgreen
Avenue N) in Oak Park Heights, MN. At the time, up to 36 condominium dwelling units were
considered with minimal impacts expected to the adjacent roadway network.
The currently proposed development is expected to consist of up to 10 condominium dwelling
units split evenly between five two-unit buildings. Access to the development site is proposed via
two driveways, one located along Oakgreen Avenue(serving three condominium buildings or six
units)and the second located along 58th Street(serving two condominium buildings or four units),
thus splitting vehicle trips between the two driveways(see Figure 1: Proposed Site Plan).
Trip Generation — Proposed Development
Estimates were completed to determine the trip generation potential for the proposed development
based on applicable trip generation rates in the Institute of Transportation Engineers
Trip Generation Manual, 11th Edition (ITE TGM). The ITE TGM is a compilation of peak hour
and daily trip generation rates based on data collected from various land uses. As presented in
Table 1, the proposed development would be expected to generate approximately 26 a.m. peak
hour trips,25 p.m.peak hour trips,and 140 daily weekday trips based on applicable trip generation
rates from the ITE TGM. For perspective, the estimated peak hour trip generation equates to
approximately one proposed development trip for every two minutes and 20 seconds. Given that
the two site driveways would be expected to evenly distribute proposed development trips, each
driveway could be anticipated to accommodate approximately 10 to 15 a.m.peak hour trips, 10 to
15 p.m.peak hour trips,and 56 to 84 daily weekday trips. At each access the estimated peak hour
trip generation equates to approximately one proposed development trip every five minutes.
733 Marquette Ave Ste 700 612.758..X30 MAIN
Minneapolis,MN 55402 612.758.3099 FAX www.alliant-inc.com
RECEIVED MAY 2 8 2024
Jaime Junker,JK&K Group May 23`d,2024
Oak Park Heights Condos Trip Generation Memorandum Update Page 2
Table 1. Estimated Trip Generation–Proposed Development
AM Peak Hour Trips ti) PM Peak Hour Trips Ill
Land Use(ITE Code) Units Size Trips Trips Total Trips Trips Total Daily
Trips
In Out Trips In Out Trips
Multifamily Housing(220) Dwelling Units 10 6 20 26 16 9 25 140
Source:Institute of Transportation Engineers Trip Generation Manual,11th Edition
(1}Peak hour of the adjacent roadway network
Figure 1.Proposed Site Plan
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Roadway Network Considerations
A review of annual average daily traffic (AADT) volume data available from the
Minnesota Department of Transportation (MnDOT) via its online Traffic Mapping Application
indicated that year 2023 draft daily traffic volumes along Oakgreen Avenue adjacent to the
proposed development site was 2,876 vehicles. This data was unavailable in 2022 when the
previous memorandum noted 5,300 vehicles along Oakgreen Avenue were estimated in 2018, a
significant decrease in volumes post-COVID. AADT volume data for 58th Street adjacent to the
proposed development site, unavailable when the previousmemorandum was completed, was
5,026 vehicles.The Washington County 2040 Comprehensive Plan assigns a planning level AADT
capacity of 10,000 to two-lane undivided urban roads like Oakgreen Avenue,and a planning level
AADT capacity of 20,000 to four-lane undivided urban roads like 58th Street. Therefore, both
Oakgreen Avenue and 58th Street have the remaining capacity to accommodate the approximately
140 daily trips expected to be generated by the proposed development.
Jaime Junker,JK&K Group _ May 23Td,2024
Oak Park Heights Condos Trip Generation Memorandum Update Page 3
Access Considerations
It should be noted that based on feedback from City staff the proposed site plan was revised to
incorporate recommended modifications to the Oakgreen Avenue access. This included relocating
the access further to the south rather than between the two condominium buildings along
Oakgreen Avenue. This revised spacing ensures adequate spacing between potential northbound
queues at the 58th Street stop sign and the Oakgreen Avenue access.
The proposed development would be expected to comprise approximately five percent of
Oakgreen Avenue traffic under a future hypothetical build scenario in which all site trips utilize
Oakgreen Avenue adjacent to the proposed development site.In reality,the proposed development
trips would be expected to comprise an even smaller proportion of Oakgreen Avenue traffic given
the two accesses being proposed.
Conclusions
With the proposed reduction in the number of condominium dwelling units from 36 to 10, the
documented reduction in AADT volumes along Oakgreen Avenue, and the incorporation of City
staff recommendations to shift the Oakgreen Avenue access to the southern limits of the property
the development is expected to have a limited impact on the adjacent roadway network.
Consequently, roadway improvements are not anticipated to be necessary to accommodate the
proposed development.