HomeMy WebLinkAbout1999-09-08 NAC Planning Report to City Council NORTHWEST ASSOCIATEU CONSULTANTS
t4l M INck(D COMMUNITY PLANNING DESIGN MARKET RESEARCH
MEMORANDUM SEP 91,999 LV
TO: Tom Melena
FROM: Kris Danielson Scott Richards
DATE: September 8, 1999
RE: Oak Park Hei — Americinn Motel and Suites
FILE NO: 798.02 — 99.10
As y ou are aware, the Plannin Commission, at their Au 19, 1999 meetin
recommended approval of the 54 unit motel includin rezonin to B-2, preliminar
plat and site plan review.. The conditions of that approval are found as Exhibit A. The
first condition states that a shared access easement is extended to the south propert
line to serve future development of the remainder of Outlot A, which is the propert to
the south adjacent to 58th Street. It was the Plannin Commission's intent that this
access be obtained and preserved as called for in the Comprehensive Plan for this
area.
Cit staff has worked with the hotel developers and the current landowners to create an
access that will serve the south side of Outlot A while providin a safe and well defined
corridor throu the development. The current plan provided b the developers does
provide the southerl access, but allows for parkin stalls that directl back onto the
corridor, creatin safet issues. This is especiall critical when considerin that hotel
customers could be unloadin their vehicles directl in the path of other vehicles
accessin the hotel or with uses to the east or south.
We have held two meetin with the developers and landowners since the Plannin
Commission meetin to address the access issues. As of the date of this memo, the
developers and landowners have not brou forward a site plan that provides the
in to the south as well as a safe, separated corridor without direct parkin stall
access.
Staff recommends den the current re or dela this issue until a resolution
can be made. We caution that the plannin of the 60th Street corridor is critical to the
lon term development of the Cit commercial areas. It is an area with si
5775 WAYZATA BOULEVARD, SUITE 555 T. LOUIS PARK, MINNESOTA 554 1 6
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visibility and potential for development activity, Each piece of development needs to fit
together in a overall plan that provides effective traffic flew, safety of the patrons of
business activities, and protection of the neighborhoods to the south. We believe that
all of that can occur that will benefit the City, developers and property owners.
Please find the following attachments:
Exhibit A: Planning Commission R ecommendation
Exhibit : Comprehensive Plan, District trict 13
Exhibit C: Le tter from Jae Anderlik, City Engineer
Exhibit : Letter from Kathy Widin, City Forester
Exhibit : Site Plan, August 19, 1999
Exhibit F Ex terior Elevation Drawings Monument Sign
:s
rrlln Motel and suites
Rezoning to -2 Preliminary/Final Flan and Site Plan view
The Planning Commission, at their August 1 , 1999 meeting, recommended approval of
54 unit motel including rezoning to B--2, preliminary /final plat and site plan review.
I . The shared access casement is extended to the south property line to serve future
development of the remainder of Outlot A subject to review and approval of the City
Attorney.
2. The north and east facades are revised to utilize three forms of Grade 1 materials
and Grade I and Grade 11 materials must represent at least 65 percent of the
respective facades.
3. The parking islands and landscape plans are revised as illustrated on Exhibit C -3,
subject to further review and approval of the City Arborlst.
Additional landscaping is provided at the southwest corner of the property.
5. The site plan is revised in consideration of the revised landscaping to provide
total of 61 off - street parking stalls.
6. An enclosure is provided for the exterior trash container, subject to review and
approval of the City Building Official.
'. The freestanding sign shall be redesigned to conform to the Design
Guidelines and a monument sign is suggested instead of the proposed pylon sign.
8. All grading, drainage and utility plans are subject to review and approval of the City
Engineer.
9. The p licnt enter into a development contract with the City and post all required
securities, subject to review and approval of the City Engineer and City Attorney.
10. The applicant receive approval from Mn DOT and the City Engineer for the
proposed access to 60th Street.
1. Comments of other City staff.
12. The access roadwa shall be paved to its Trull width on either side of Lots 1
and 2 and shall extend to the south property line. Curb and gutter shall be
provided l ors the development portion of t I upon opening of the motel.
Curb and gutter shall be deferred on the oast edge of the access roadway
until the development of Lot 2.
EXHIBIT A
Approval of the preliminary and final plat shall be subject to providing all
required easements and shall be subject to the review and approval of the
City Engineer.
NEIGHBORHOOD PLANNING DISTRICTS
PLANNING DISTRICT 13
Planning District 13 includes significant retail and service businesses oriented to Highways
5 and 36 and the frontage road system. The city anticipates continued development of
this area with predominantly highway commercial related uses, The Planning commission
w ill review i
its commercial zoning districts in 999 and determine if the uses included n the
B -2, General Business District of the Zoning ordinance are appropriate. The city may
consider a refinement of its existing commercial zoning districts or creation of a new
zoning district to implement its land use objectives.
The commercial areas between the existing oak Park Ponds development and K rell
Avenue will need to b carefully planned to ensure a appropriate transition to the single
and mid density neighborhoods to the south of 58th Street. The comprehensive Plan
amendment, raved in 1 991, designated areas directly north of 58th street as a multiple
frig /business transition area. Particular attention was given to the site design of oak
Park Wands and the Men rd to ensure that primary orientation of the developments were
directed away from 58th street and that performance standards related to landscaping,
screening and lig hting were complied Frith to adequately protect the adjacent residential
neighborhood. Future development between Oak Park Ponds and I areli Avenue will need
to be planned such that primary orientation of the access and development would be
directed to the H ighway 36 frontage road (60th street) and I or ll Avenue, Additionally,
adequat s setbacks, landscaping and controls on traffic noise light and other
external factors wo be required a s part of any development approval.
The rimar y access to this district is provided by 60th and 58th streets, The arterial and
collector system is in place to support the anticipated development. Local access
roadways will b p lanned for and developed with construction of commercial properties.
Access p oints and driveways in this area will be planned so as to direct most traffic
movements away from existing and proposed residential neighborhoods.
AK
PA � �
COMPREHENSIVE PLAN UPDAT
DEVELOPMENT FRAMEWORK
9
EXHIBIT
Bon estroo, Rr)sene, Aodorli,k afr d Associates, Inn. is of ariv0 A 0000 E uaI O 0 r Wnity ErrrpfoY r
Bon flnoc�pals: 0 tto G. Bon estroo, RE- * Jo5 eph C. AnderIi _, ■ MMvin L. Sorvala, P.E.
JVA
Glenn R. Cook, RE. - Pobert 6 S churlicht, P.E. - Jerry A. Bourdon, PE, -
R sen Robert W. Rosene. PE., Richard in. Turner, RE and Susan M. Ebeflin, .PA„ Senior Consultants
Associate Fria J afs: Howard , .�nford, RE. Keith A. 6 ardon. PE, ■ Robert R. Nefferle, RE, •
Anderlik R� chard W. Foster, RE. • David 0_ Loskoui f' L * Robert . Russek, A.I. , , af k A, � #S�t�S0 l?r. ■
Michael T. Raum < n, RE - Ted K. ieio, PE. % F ennelt) i' ri arson. P.E. - afk R, Rolf s, FE.
T1 Associates Side P l�il amson, P. ., L.S. J Robert F. ot5cnith . Agnes M, Ring . A llan Rick Schmidt, P.E.
Offices. SE. Paul, Rochester, Willmar zind St, Cloud, a'v1N Milwa ukee, Wf
Engineers & A rchitects W obsi re: www.bon stroo.coni
Au 5, 1999
AUG
6 1999
5
r
M s. Kris D anielson
City of oak Park H eig hts
14168 - 5 Street N.
P.O. Box Zoo
Oak P ark Heights, MN 55082
Re: Ameri inn Oak Park Heights
O ur File No. 55-99-000
Dear Kris:
We are in receipt of a set of preliminary plans from HKS Associates for a proposed 53 unit
Americinn Motel on the south fficrhway 36 frontage road just east of Stillwater Ford, It would
appear that Mr. B rackey is proposing to plat two lots with a common access dri centered on
the proposed lot line., We w ould as umc that A,mericinn is not real thrilled with having most of
its parking somewhat r emote f rom the m otel but that Mr. Brackey is controlling the lot
configuration to have another user such as a restaurant adjacent to Highway 36. ale believe that
the City should take a broader revicw of this land area rather than to review individual sites only.
If the two lot subdivision is allowed, this will preelu& any accibss from both Street to the large
parcel of land vest o f Menards and north of 58th Street. W e alw envisioned that there may a
road along the sanitary sever easement with various parcels being platted with access to this
road which cold ultimately be extended to 58t h Street, The parcel west of Menards contain
about 6 .5 atcres o f l a�n . It is unlikely that o - 1 " big box" d v loprnent - 11 OCCLIf on this site.
More likely is a further subdivision with smaller lots with a variety of now unknown land uses.
While 58th Street is a collector road designed and built to ac ;omn iodate substantial traffic
olrrMe , it is not uncommon for existing re sidents to complain abort additional traffic being
directed to "their •} road.
We do not believe that there is an "fatal flaw" associated w ith the plan as presented but urg
y ou to r eview the overall developinent a s it relates to other potential lard uses, traffic patterns
and perceived problems which may have to be add es'sed in the future.
'If the pl�in as submitted moves forward it s hould be not d that th plans p rimar ily addresses the
motel site, only. As an exam Ic, the common driveway is substantially higher than the lot to the
east. If the, de lgll 11 whefe to layout building pads on both sides of the access drive, the drive
would probably be lower to accommodate modate both sites.
EXHIBIT C
2335 West Highway 3 St. Paul, MN 55113 651-636-4600 c; 6 I - 6 6 11
Provisions .should be made to extend the water; main to the south property line for future looping.
I t appears that the water main is planned for use by each of the lots. This water main is located
in the middle of the access road which would have to be closed when services or extension are
provided to the east. The storm sewer discharge to the pond must be sized for runoff from both
lots rather than just the motel lot as shown. while grades are not shown on the plans, it appears
that the storm sewer wi ll have to be increased in size from the 12 inch diameter pipe shown. The
storm sewer p must be extended to discharge at the normal water level to minimize erosion.
There should be sidewalk, with the required access ramps, provided between the remote parking
lot and the motel. It appears that the drive between the motel and parking lot may be for a
dumpster Facility. If access were provided from the parking lot, additional green space could be
provided.
It is hoped that the comments contained in this letter will assist you ill the review of th
development proposal.
Very truly yours,
BONES B ONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
q ( �L4 V � 0 C44'.e'A4" . 4
J oseph C. A. derli
JCA:dh
3
** P
Me T o ; Kris Danit1so
vrector
C o ()I, P41a jac4
Jim Butter, BWJ 9 Inspector
From, K D. W idin 8/7/�9
M ni ' al Ar orx �
Cat O 041k 'ark Heights
andac pc Plmn Amen Hotel & Suites
I re vi e w ed the pla n dated 7/29199 and Rave the fo I I owin g com me n ts
I . The plan ov eral I looks good and should cow plemen t the b il ding and th e parki n lot,
M Ost spec ies se Iut d am hardy, ba fair to u III Nect an d di scasc re sl s ao c and
ptrfo well in the lan . eape,
2. The medians in the ar irig INS are t o n=0W to supp ort the gr owth
K dmo Iind en - I recorn mend that ornamen W Lmcs s Uc b as oocksp ur haw
flowering cra bapp I e s be plawed in those locations instead.
.. Colora do spruce sho not be p lan t d in the rne d ian by the parki t g lot. I t wi
ultimately nor do well in such a loca don. Itt; position v udd also c us i t rod
for
dri ver s ,
�
4 . N rray�ma� es on the west side f e b iIdir� - these are no t �natjv tr+
s uf f er w � aid of
trunks of these trees with tree wrap ' y such as di back and t � splitting, r omm d wrapping the
f rom Nov. oath year until they art at least
SIX inches in diameter. Unfo rftw i ately, most of our native maples also s pli t wh
planted in , site with South o west exposures,.
5 4 'Pi nk Sp1' fl o w e rL n g c rabapp f e is su sceph bi a to s ve W fury g diseases such as
ap ple sea b rid fir iI t* I Would insteadr mtm u h l di as resin
tit
such era b
air Indian Summer or Hof. Sp renger'.
6. the plant sizes p ropo se d co d to code re q uj r ts
' 1 n the , Mantin g Notes' fo r the con Era lease add the fo I I owin g i "afte r se W n g B &B
stock in the planting hale and adjusting to the final osi do , remove i twi
t� the p r t, .
ft r oot ball and remove or fold down the Mp of the burls cove
the root ball. Also remove the top Mf of any wire basket around "
y root ball
.
E XHIBIT
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