HomeMy WebLinkAbout2002-11-26 CC Meeting Packet Enclosureys+
Oak Pare. H
Req ue st f C ounc il Action
M Date
Agenda Item Title
Time Required
Agenda placement
Originating Department/Requestor
R equester ' s S
November 26, 2002
AIG (Kohl's) PL?D Concept Plan
5 .minutes
New Business
Planning Comm Dev
Xr�lk DaNt�e�
A Requested Approval with Planning Commission Recommendation
Back 9 round ustilication:
Please be adv ise d that th e Plannin Com mission voted 3 -0 at th ei r meetin g of 11/14/02 to
re that the City Council vote to approve this application.
Th recommen re from the Pl annin g Commission and the Plann memo are en clo sed
f or your review and consideration. Please contact me w ith any questions ou qua Y have at 439-4439
Y
S:1SHAREDIFor,,,s\COUNCIL ACTION REQUEST.doc
RESOLUTION NO,
OF THE
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY AIG PROPERTIES FOR A PLANNED UNIT
DEVELOPMENT CONCEPT PLAN APPROVAL TO ALLOW THE
CONSTRUCTION OF A KOHL'S DEPARTMENT STORE
AND RETAIL COMMERCIAL SPACE ON PROPERTY SOUTH
OF 60 STREET AND EAST OF NORWICH AVENUE
WITHIN THE CITY'S CENTRAL BUSINESS DISTRICT
BE APPROVED WITH CONDITIONS
WHEREAS, the City of oak bark Heights has received a request from AIG
Properties for a planned unit development concept plan approval to allow the construction of a
Kohl's Department Store and retail commercial space on property south of 60 Street and east of
Norwich Avenue within the City's Central Business District and after having conducted a public
hearing relative thereto, the Planning Commission of oak Park heights recommended that the
application be approved with conditions. The City Council of the City of oak bark Heights
makes the following findings of fact:
follows, to wit:
and
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
SEE ATTACHMENT B
3. The subject site is zoned CBD, Central Business District in which retail
commercial uses are listed as a permitted use;
4. The applicants have provided information requested by the City related to
traffic management, stormwater controls, and connections to existing development; and
5. The City staff prepared a memorandum dated November 7, 2002
reviewing the request; and
5. The Planning Commission held a public hearing at their November 14,
2002 meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the application be approved subject to conditions.
NOW, THEREFORE, RE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARIS HEIGHTS THAT THE CITY COUNCIL. APPROVES THE
FOLLOWING:
A. The application submitted by AIG Properties for a planned unit development concept
plan approval to allow the construction of a Kohl's Department Store and retail commercial
space on property south of 60th Street and east of Norwich avenue within the City's Central
Business District and affecting the real property as follows:
SEE ATTACHMENT A.
Be and the same as hereby approved by the City Council of the City of oak Park Heights subject
to the following conditions:
1. The City finds the proposed concept plan, building and parking arrangements to be
acceptable.
2. The City recognize the site plan's failure to comply with the CBD Design Guidelines and
determine an appropriate means to address such condition (i.e., Guideline amendment to
exclude the subject property or the repeal of the Guidelines).
3. Novak Street be extended southward along the site's eastern boundary to 58 Street.
4. Norwich Street be extended southward to provide public street access to proposed outlot
2.
5. Street right -of -way which underlies the project and will not be used for public streets
shall be formally vacated with the understanding that the applicant shall compensate the
City for such vacation, the terms of which shall be specified in a forthcoming
development agreement.
6. Two easterly access points to Wal -Mart be provided from extended Norwich Street,
7. A traffic study identifying the amount of traffic generated by the proposed use as well as
traffic capacity of the area street network be completed subject to review by the City
Engineer,
8. At least 40 stalls of the proposed 1,014 parking stalls on the concept plan shall be shown
as proof of parking and constructed as green space and trails.
2
9, recognizing the site's excessive parking supply, the proposed east /west trailway be
enhanced to lie within an expanded and landscaped greenway corridor.
10. Valley Senior Services Alliance (VSSA) grant off-site ponding for the project. If the
VS SA does not grant such ponding allowance, the concept plan shall be resubmitted with
required on -site ponding areas.
11 o A utility plan be submitted subject to review and approval by the City Engineer. As part
of such plan, the developer shall be responsible for the following:
a. Burying the existing power line along Highway 3 6 (at the developer's expense).
b. Verifying utility locations.
12. Sidewalks /trails be provided in the following areas:
a. Along at least one side of Norwich Street, continuing to 50' Street.
b. Along at least one side of Novak Street.
C. within the east /west greenway corridor between the Kohl's store and outlot
building.
Approved by the City Council of the City of oak Park heights this 26 day of November
2002.
David Beaudet, Mayor
ATTEST:
Judy Holst, Acting City Administrator
9
File No. 59- 102020 REV.1
SCHEDULE C
The Land referred to is situated in the State of Minnesota, County of Washington, and is
described as follows:
Outlots A and B, HAASE ADDITION, according to the plat thereof on file and of record
in the office of the Registrar of Titles, .County of Washington and State of Minnesota.
File No. 59- 10116C REV.1
SCHEDULE C
The Land referred to is situated in the State of Minnesota, County of Washington, and is
described as follows:
All that part of the North Half of the Northeast Quarter of Section 5, Township 29
North, Range 20 West, Washington County, Minnesota, described as follows:
Beginning at the northwest corner of the East 1093.00 feet of said North Half of the
Northeast Quarter, as measured at a righ t angle to the east line of said North Half of
the Northeast Quarter; thence South 01 de ,ees 52 minutes 14 seconds East, assumed
bearing, along the westerly line thereof, a clistance of 633.04 feet; thence South 89
degrees 51 minutes 37 seconds East 80.05 feet to the West line of the East 1013.00
feet of said North Half of the Northeast Quarter, as measured at a right angle to said
east line and a point hereinafter referred to as Point "A "; thence South 01 degrees 52
minutes 14 seconds East along said westerly line a distance of 226.10 feet; thence
South 89 degrees 42 minutes 13 seconds West 49.31 feet; thence South 01 degree 52
minutes 08 seconds East 353.61 feet to the southerly line of said North Half of the
Northeast Quarter; thence South 89 degrees 42 minutes 13 seconds West along said
souther l line 609.66 feet; thence North 01 degree 52 minutes 08 seconds West
594.73 eet to a point hereinafter referred to as Point "B" which bears North 89
degrees 51 minutes 37 seconds West from the before mentioned Point "A "; thence
South 89 degrees 51 minutes 37 seconds East along a line, hereinafter referred to as
Line "AB ", for 479.01 feet to the intersection with the Westerly line of the east
1193.00 feet of said North Half of the Northeast Quarter; thence North 01 degrees 52
minutes 14 seconds West 633.29 feet to the northerly line of said North Half of the
Northeast Quarter; thence South 89 degrees 43 minutes 00 seconds East along said
northerl y line a distance of 100.07 feet to the point of beginning.
Planned Unit Development: Concept Plan
For: .... (e, / 16 S
Application Materials
• Application Form
• Fees
Plan sets (3 Large Scale Sets/20 11 X17 Sets)
Written and Graphic Materials Fully Explaining Proposal /Consistency with City's
Comprehensive Plan
Mailing List from Washington County (350/150)
Proof of ownership or Authorization to Proceed (All owners)
Property Tax Statement
e with City staff Upon Conference Y p Application Submittal
Required Approvals:
Planning Commission
City Council 415
Limitation on General Concept Plan Approval
Unless a General Plan of Development covering the area designated in the General
Concept Plan as the first stage of the PUD has been filed within twelve (12) months
from the date Council grants General Concept Plan approval, or in any case where the
applicant fails to file General Plan of Development state and Final Plans and to proceed
with development in accordance with the provisions of this ordinance and of an
approved General Concept Plan, the approval may be revoked by Council action.
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY AIG PROPERTIES FOR A PLANNED UNIT
DEVELOPMENT CONCEPT PLAN APPROVAL TO ALLOW THE
CONSTRUCTION OF A KOHL'S DEPARTMENT STORE
AND RETAIL COMMERCIAL SPACE ON PROPERTY SOUTH
OF 60 STREET AND EAST OF NORWICH AVENUE
WITHIN THE CITY'S CENTRAL BUSINESS DISTRICT
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of oak park .Heights has received a request from AIG
Properties for a planned unit development concept plan approval to allow the construction of a
Kohl's Department Store and retail commercial space on property south of 60' Street and east of
Norwich .Avenue within the City's Central Business District and after having conducted a public
hearing relative thereto, the planning Commission of oak Dark Heights makes the following
findings of fact:
1. The real property affected by said application is legally described as
follows, to wit:
and
SEE ATTACHMENT .A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
SEE .ATTACHMENT B
3. The subject site is zoned CBD, Central Business District in which retail
commercial uses are listed as a permitted use;
4. The applicants have provided information requested by the City related to
traffic management, stormwater controls, and connections to existing development; and
5. The City staff prepared a memorandum dated November 7, 2002
reviewing the request; and
6e The p Commission held a public hearing at their November 14,
2002 meeting, took comments from the applicants and public, closed the public hearing, and
made the following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by AIG properties for a planned unit development concept
plan approval to allow the construction of a Kohl's Department Store and retail commercial
space on property south of 60th Street and east of Norwich Avenue within the City's Central
Business District and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of oak park. Heights for
approval subject to the following conditions:
1. The City finds the proposed concept plan, building and parking arrangements to be
acceptable.
2. The City recognize the site plan's failure to comply with the CBD Design Guidelines and
determine an appropriate means to address such condition (i.e., Guideline amendment to
exclude the subject property or the repeal of the Guidelines).
3. Novak Street be extended southward along the site's eastern boundary to 58 Street.
4. Norwich Street be extended southward to provide public street access to proposed Outlot
2.
5. Street right -of -way which underlies the project and will not be used for public streets
shall be formally vacated with the understanding that the applicant shall compensate the
City for such vacation, the terms of which shall be specified in a forthcoming
development agreement.
6. Two easterly access points to Wal-Mart be provided from extended Norwich Street,
7. A traffic study identifying the amount of traffic generated by the proposed use as well as
traffic capacity of the area street network be completed subject to review by the City
Engineer.
�. At least 40 stalls of the proposed 1,014 parking stalls on the concept plan shall be shown
as proof of parking and constructed as green space and trails.
9. Recognizing the site's excessive parking supply, the proposed east /west trailway be
enhanced to lie within. an expanded and landscaped greenway corridor.
K
10, Valley Senior Services Alliance (VSSA) grant ofd site ponding for the project. If the
VSSA does not grant such ponding allowance, the concept plan shall be resubmitted with
required on -site ponding areas.
11. A utility plan be submitted subject to review and approval by the City Engineer. As part
of such plan, the developer shall be responsible for the following:
a. Burying the existing power line along Highway 36 (at the developer's expense).
b. Verifying utility locations.
12. Sidewalks /trails be provided in the following areas:
a. Along at least one side of Norwich Street, continuing to 58 "' Street.
b. Along at least one side of Novak Street,
C. within the east /west greenway corridor between the Kohl's store and outlot
building.
Recommended by the Planning Commission of the City of oak Park Heights this 14"' day
of November 2002.
George Vogt, thair
ATTEST:
WV-1
Judyytolst, Aiting City Administrator
6
File No. 59- 10202C REV. I
SCHEDULE C
The Land _- eferred to is situated in the State of Minnesota, County of Washington, and is
described as follows:
Outlots A and B, HAASE ADDITION, according to the plat thereof on file and of record
in the office of the Registrar of Titles, .County of Washington an State of Minnesota.
File No. 59- 101160 REV.1
SCHEDULE C
The Land referred to is situated in the State of Minnesota, County of Washington, and is
described as follows:
All that part of the North Half of the Northeast Quarter of Section 5, Township 29
North, Range 20 west, Washington County, Minnesota, described as follows:
Beginning at the northwest corner of the East 1 093.00 feet of said North Half of the
Northeast Quarter, as measured at a ri angle to the east line of said North Half of
the Northeast Quarter; thence South 0 1 de&rees 52 minutes 14 seconds East, assumed
bearing, along the westerly line thereof, a clistance of 633.04 feet; thence South 89
degrees 51 minutes 37 seconds East 8 0.0 5 feet to the west line of the East 1013.00
feet of said North Half of the Northeast Quarter, as rneasure:� at a right angle to said
east line and a point hereinafter referred to as Pint "A "; thence South 01 degrees 52
minutes 14 seconds East along said westerly line a distance of 226.10 feet; thence
South 89 degrees 42 minutes 13 seconds West 49.31 feet; thence South 0 1 degree 52
minutes 08 seconds East 363.51 feet to the southerly line of said Forth Half of the
Northeast Quarter; thence South 89 degrees 42 minutes 13 seconds west along said
sout.herl line 609.66 feet; thence North 01 degree 52 minutes 08 seconds west
594.73 eet to a point hereinafter referred to as Point "B" which bears North 89
degrees 51 minutes 37 seconds West from the before mentioned Point "A "; thence
South 89 degrees 51 minutes 37 seconds East along a line, hereinafter referred to as
Line `CAB ", for 479.01 feet to the intersection with the westerly line of the east
1193.00 feet of said North Half of the Northeast Quarter; thence North of degrees 52
minutes 14 seconds west 633.29 feet to the northerly line of said North Half of the
Northeast Quarter, thence South 89 degrees 43 minutes 00 seconds East along said
northerly line a ditance of 100.07 feet to the point ofbeg
�TT.�iC�i�lE - it�l �
Planned Unit Development: Concept Plan
For: le, / I IDl4L s
Application Materials
• Application Form
• Fees
Plan Sets (3 Large Scale Sets/20 I I XI 7 Sets)
Written and Graphic [Materials Fully Explaining Proposal /Consistency with city's
Comprehensive Plan
Mailing List from Washington County (3501150)
Proof of Ownership or Authorization to Proceed (All Owners)
Property Tax Statement
nt
Conference with cif Y p Staff Upon Application Submittal
Required Approvals:
Planning Commission
City Council 415
Limitation on General concept Plan Approval
Unless a General Plan of Development covering the area designated in the General
Concept Plan as the first stage of the PUD has been filed within twelve (12) months
from the date Council grants General concept Plan approval, or in any case where the
applicant fails to file General Plan of Development State and Final Plans and to proceed
with development in accordance with the provisions of this ordinance and of an
approved General Concept Plan, the approval may be revoked by council action.
�� Ir
NORTHWEST ASSOCIATED N ULTANTS, INC*
5775 'Wayzata Sou le'V a� rd, �dte 555, St. Levis Park, MN 5541
Telephone: 952 ,.5 5.9636 Faosl lle; 962.605.0 3 ire r p r i r ,
PLANNING REPORT
To: Judy Holst
FROM: Bob K1rm1s1Scott Richards
DATE: November 7, 2002
RE: Oak Park Heights - Kohl's PUU concept Plan
PILE NO: 798.02 - 02.31
BACKGROUND
AIG Properties has requested PUD concept plan approval -to allow the construction of
an 88 square foot Kohl's department Store an approximate 24 acre site
located south of 69th street and east of Norwich Street. .In conjunction with the
department store, the concept plan also calls for approximately 80 = 009 square feet of
retail commercial space dispersed upon. two outlots.
The property is zoned Central Business District and is included in the area of the
Central Business District Urban Design study. As a result, the Central Business District
Design Guidelines apply to the proposed development.
At this time, the submitted concept plan is undergoing some refinement. city staff has
suggested that the applicant consider the relocation of the department store from the
northern to southern area of the site (to more closely adhere to the CBD Guidelines).
Additionally, information relat to grading and drainage also h
A y, g g g as yet. to be submitted. - 'In this regard, discussions with the Brown's creek Watershed District and Valley Senior
Services Alliance are underway to address site ponding solutions.
Attached for refe
Exhibit A:
Exhibit B:
Exhibit G:
Exhibit U:
Exhibit E:
rence:
Site Location
Site Survey
Site Plan
Building Elevations
Site Plan Alternative
ISSUES ANALYSIS
Comprehensive Plan. The subject property is designated as CBD, Central Business
District by the oak Park Heights comprehensive Plana The purpose of the CBD
designation is to provide a focal point for the community in terms of retail, service, and
entertainment businesses, as well as residential opportunities. As'such, the proposed
retail commercial uses are consistent with the comprehensive Plan.
Zoning. Within the applicable CBD Zoning District, retail commercial uses are listed as
permitted uses.
Subdivision, The subject property overlays three parcels of land and a segments of
public right -of -way (59 street and Norwich street). To accommodate the development,
the vacation of the existing right-of-way, the subdivision of the property into lots (which
correspond with the building locations) and the dedication of appropriate right-- of-way
will be necessary.
In regard to the right -of -way vacation, it should be understood that the applicant will
need to specifically request the vacation of the roadways and, if the vacation is
approved, need to compensate the city accordingly.
Central Business District Guidelines, In 1999, the City adopted a master plan for the
Central Business District in an effort to create a pedestrian 'fr,endly, nixed use district.
In order to guide implementa .tion of the goals and policies of the plan, specific Design
Guidelines for the CBD were developed. The proposed development will therefore be
reviewed in regard to its consistency with such guidelines.
The Design Guidelines established four precincts within the CBD; the Medium -Box
Mixed Use Precinct, the Small Box Mixed Use Precinct, the Residential Precinct, and
the Public Green Precinct. The subject property overlays three of the referenced
precincts as noted below.
The northern one -third of the property lies within the Medium Box Precinct which
is intended to provide transitional changes between the big box development and
the small box development within the center area of the CBD. The Medium Box
Precinct envisioned placement of the buildings so that they would face 60 Street
and Highway 36 with no front yard parking. The plan included parking, to the rear
and sides of the buildings, but the stalls would be screened and landscaped so
as not to be the predominant view from Highway 36. Entryways at Norwich and
Novak Streets were planned to define the entrance into the central Business
District with landscaped center islands, sidewalks on either side of the roadways
and boulevard - plantings.
The central portion of the property overlays the Public Green Precinct which
extends beneath the Northern States Power overhead wires. The Public Green
2'
Precinct was planned as an open area that would have been used for trails,
gathering areas, and for stormwater ponding.
The southern one -third of the property lies within the Small Box Precinct which
suggests retail, service and office uses. The Small Box Precinct was planned as
a traditional downtown setting characterized by modest building scale and height,
buildings constructed to the sidewalk line, parking in rear courtyards, and-,a
streetscape of coordinated plantings, lighting, signage, and amenities.. The
southerly area of the proposed development was planned as a central green
area with a downtown park area.
The Design Guidelines also provide specific recommendations in regard to development
context and character, building setbacks, building height and upper story setbacks, roof
design, facade transparency ground level expression and entrances, building materials,
pedestrian access, parking lot layout, streetscape elements, lighting, and landscaping.
Under every category, the proposed development would not comply with the intent of
the specific design elements and details specified in the Design Guidelines.
While the proposed retail commercial land uses are consistent with the land use
directives for the area, the proposed 88,000 square foot department store is considered
a "big box" development and exceeds what is commonly understood to be "small" or
"medium" box development as directed-by the Guidelines. The layout of the buildings,
parking, streets, and driveways characterize -a more . "suburban" commercial.
development that is not considered consistent with the Guidelines. Should the city wish
to accommodate the proposed development, the cBD Guidelines should either be
amended to exclude the subject property or be repealed recognizing that the subject
site overlays a significant portion of the cBD and is integral to the success of the
guidelines,
,access. Access to the site is proposed from the north via Bg Street, from the east via
future Novak street and from the west via Norwich street. Recognizing that significant
traffic volumes will be generated by the proposed use, it is suggested that access be
dispersed to public streets on the east and west sides of the property and through
private access roads and driveways. This issue should however, be subject to
comment and recommendation by the city Engineer.
Traffic Generation.. In considering the development proposal, an assurance should be
made that the development can be supported by the existing and proposed area street
system. In this regard, a traffic study identifying the amount of traffic generated by the
proposed use and traffic capacity of the street network should be provided by the
applicant and subject to review by the City Engineer.
Circulation, In considering the proposed development, it is important that both area
site circulation and circulation within the site itself be given due consideration.
3
On an area -wide scale, an assurance should be made that desired street linkages to the
south, east and west of the site-be provided. Specifically, the following street related
improvements should be incorporated into (or planned for) as part of the development
plan {see Exhibit E for reference }:
An ultimate southerly extension of Norwich street to align with the existing 58th
Street/ Norwich Avenue North intersection.
The dedication of future Novak street along the east side of the property with a
connection to 58 , Street.
Circulation patterns within the site should provide for potential connections to the
walwmart site west of the subject property. The access roadways should align
with existing driveways within the Wal -Mart site.
• The City should work with the applicant and adjacent property owners to the east
in planning an east/west public street connection to o- akgreen Avenue.
Building Location /Orientation, As shown on the submitted site plan, the department
store is located in the northeast corner of the property. Such location raises two primary
concerns. The first concern relates to the presentation of the building to 80th street. As
proposed, the rear and side of the building will be visible from such roadways which is
not considered ideal from a planning standpoint.
Secondly, to more closely reflect the existing development pattern in the area, it is
suggested- that the smaller, outlot uses/buildings be located on the northern portion of
the site (along 60th Street) and the larger Kohl's building be located in the southern
portion of the site such that it parallels the existing Wal-Mart (see Exhibit E for
reference). Beyond this change, the parking is directed to the center of the site and a
less of a prominent visual feature from 60th Street/Highway 38. Additionally, Norwich
and Novak streets can be developed as significant entryways into the commercial area
with landscaping and pedestrian access.
Off-Street parking. According to the ordinance, retail stores must provide one parking
space for each 200 feet of floor area. As shown below, a total of 718 parking spaces
are therefore required upon the subject property. .
Use Ratio Requ S paces
Kohl's 88,00 sf x.9) 79,200 nsf, space per 200 square feet 390
outlot Uses 71 ,"loo gsf x .9) 03,990 nsf 'l s ace per 200 squar feet 320
Total 716
As shown on the site plan, the applicants are proposing to provide 812 spaces for the
Kohl's store and an additional 493 stalls for the outlot uses, totaling 1,138 stalls. Thus,
the minimum parking supply requirements of the Ordinance have been significantly
exceeded.
M
Recognizing that the minimum parking supply requirement has been -significantly
exceeded, it may be worthwhile to consider the conversion of some parking areas to
green .space. The Novak, Norwich Street entrances could be enhanced with
landscaping, boulevards, and center islands with sidewalks. Additional pedestrian
access and green areas could be incorporated to enhance the site and decrease the
significant amount of hard cover paved in the proposed plan.
Building Height, The CBD Design Guidelines establish a maximum building height of
35 feet. At 33 feet in height, the proposed department store meets the maximum height
requirement.
Architectural Appearance. As the development proposal moves forward, the
architectural appearance of the Kohl's store and outlot buildings will be subject to
detailed review in comparison the CBD Design Guidelines or with the general City
Design Guidelines.
Lighting, Signage and Landscaping. Detailed plans related to lighting, signage and
landscaping have not, to date, been submitted. Such plans will need to be submitted
and considered as part of the general plan review.
Grading and Drainage. To date, a grading and drainage plan has yet to be submitted
nor does the submitted site plan designate specific areas for stormwater ponding. The
applicant has however, been working with the Brown's Creek Watershed District, City
Engineer and Vail by Senior Services Alliance in providing proper areas for stormwater
holding.
it is anticipated that stormwater ponding will be provided in one of the following areas:
0 In the southwest area of the site (within outlots 1 and 3)
0 Upon the Valley senior services Alliance property southwest of the site.
0 Beneath the department store's off - street parking area.
While it is anticipated that ample area for ponding can be provided, a grading and
drainage plan must be submitted subject to review and comment by the Qty Engineer
and the Browns Creek watershed District.
Utilities. Utility related issues and plans shall be subject to review and approval of the
City Engineer. The applicant should however, be responsible for the following as
conditions of P U D approval:
• Burying the existing power line along Highway 33 (at the developer's expense),
• Verifying area utility locations.
Trails /Sidewalks, As part of the City's consideration of the development proposal,
attention should be given to not only vehicular circulation but pedestrian movement
through the area as well. In what is considered a positive feature of the development,
�6i
an east/west trailway has been proposed beneath the xcel Energy Power easement. In
this regard, consideration should be given to converting some excess off - street parking
spaces to an east/west greenway corridor within which a trail could be constructed.
While such trailway is considered positive, it is suggested that such trail lie within a
more defined greenway corridor. considering that the proposed parking supply
significantly exceeds that required by ordinance, it believed an op exists to' not
�� y
only provide a trailway link but introduce a significant visual amenity to the development
as well.
Trails and sidewalks should also be incorporated into the plans for the public street
improvements anticipated for the Novak and Norwich streets. North and south
pedestrian access along Novak and Norwich Streets would provide necessary
pedestrian 'access between 58 and 60th street and into the Boutwells Landing
development.
Loading /Trash. To the extent possible, loading and trash handing activities should be
located so as not to be visible from public rights -of -way. Should the applicant choose to
move forward with a design concept similar to that illustrated on Exhibit E, it is important
that loading activities along Novak Street be properly screened.
Development contract. The applicant will be required to enter into a development
contract with the city should approval of the concept plan and general plan be granted.
CONCL USIONIRECOMMENCATION
While the proposed retail commercial land uses are considered generally acceptable, it
is the opinion of our office that some significant concerns exist that should be addressed
prior to moving forward in the development process. while it is believed such issues
can and will be resolved, our office cannot, at this time, recommend approval.
Specific issues which need to be addressed include the following:
0 Area street network/traffic generation
0 Building location /orientation
0 Site circulation
0 Stormwater management
0 Design Guidelines compliance
Staff has been and will continue to work with the developer toward the resolution of
these issues. Due to the short approval timeline requested by the applicant, the
Planning Commission may need to consider adding additional special meetings, if
required, to review this project.
pc. Kris Danielson
101
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