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AC
COMMUNITY PLANNING • DESIGN • MARKET RESEARCH
PLANNING REPORT
TO: Mike Robertson
FROM: Scott Richards
DATE: 22 June 1995
RE: Oak Park Heights - Northern States Power (NSP) Landfill Area
FILE NO: 798.02 - 95.10
BACKGROUND
In review of the issues related to extending the South Frontage Road from Club Tara to Peller
Avenue, NSP has indicated their interest in use of the landfill area for future development.
Preliminary discussions with the Pollution Control Agency (PCA) has indicated that the site could
be developed for commercial or industrial use. The PCA would not allow residential development
on the site. NSP has proposed that the development could be staged, starting with those areas
that have already been filled and capped. It is estimated that the entire site will be filled by 2010
to 2015.
COMPREHENSIVE PLAN
Previous land use plans do not specifically address the issue of development of this site indicating
that the issue would need to be discussed when the landfill operations were completed. The
Comprehensive Plan, dated December 1979, and the October 1989 Redevelopment Plan for the
City do not provide guidance for development but rather indicate that the reuse of the site was
unlikely due to the stability of the filled materials and the contaminants contained within. NSP
has determined that the site would be buildable with slab, on grade construction and normal
construction methods for roads and parking lots. Storm water runoff would need to be carefully
managed so as to prevent any leaching of the fill material. With adequate fill, the site can also
be landscaped with trees, shrubbery and grasses.
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
SITE LOCATION
The site is approximately 36 acres and surrounded on the south by Valley View Park, to the west
is residential development including East Oaks, Raymie Johnson Estates and Valley View Estates;
to the north is Club Tara and Highway 36; and to the east is single and multiple family housing.
On the southerly edge of the site is a 250+ power line easement for transmission towers and the
northerly tip of a large wetland complex (see Exhibits A and B). The property is zoned I,
Industrial.
ACCESS
The primary and most visible access for the site would be from the South Frontage Road. The
roadway will connect the property to Osgood on the west and onto Stage Coach Trail and Trunk
Highway 95 on the east. Access from the west was not incorporated into the plans for East Oaks
or Valley View Estates because of issues with topography and access conflict created by
commercial and industrial traffic through low to medium density neighborhoods. Access could
be provided to the site from the east by 58th or 59th Streets, but, again, issues with traffic through
an established neighborhood would prevent those streets from being major access points.
UTILITIES
Joe Anderlik, City Engineer, has indicated that water and sanitary/storm sewer service to the
property for commercial or industrial use would not be an issue in that sewer lines exist within
the site and water is available on either side of the property. Both water and sewer lines are sized
to accommodate development in this area.
LAND USE
Due to limitations placed on the site by the PCA, residential development is not an option
although it would provide the most compatible neighbor for the single family, townhome and
apartment dwellings on either side of the site and for Valley View Park to the south.
Commercial or industrial development in this area would need to be carefully designed with
appropriate buffers and of relatively low land use and traffic impact. The site is not ideal for high
intensity retail. The City should focus its retail development/redevelopment to the west of
Osgood. A small business park with office, limited assembly and some retail on a scale as
proposed by the Stillwater Area Economic Development Corporation (SAEAC) may be an
appropriate reuse of the site. A development such as this could be phased to accommodate the
filling operations that will continue into the next century.
2
The City may consider reserving a portion of the site for an extension of Valley View Park to
provide an area for the soccer fields that will be removed by the Highway 36 project and possibly
create additional active playfields for baseball/softball. Due to the limited population base in this
area and the need to provide a park complex in the area to the west of Oakgreen Avenue, it is
unlikely that the City would be interested in reclaiming the entire site for park purposes.
CONCLUSION
The observations provided herein are a preliminary review of the limitations and potential for
development of the NSP site. There are ultimately numerous other options and ideas that NSP,
residents of the community, and the Council may have regarding this site. The discussions on the
South Frontage Road have created the need to open a dialogue between the City and NSP on the
type and timing of development for the landfill. Involvement of the PCA and neighborhood
residents during the process will be critical in determining what improvements will be appropriate.
I suggest the City Council consider forming a study committee of Council members, Park
Commission members, area property owners, City staff, and NSP representatives to consider the
limitations and recommend options for the site.
pc: Mayor and City Council
Mark Vierling
Joe Anderlik
Donna Folsom, NSP
Scott Thomas, NSP
Bruce Colt, NSP