HomeMy WebLinkAbout2003-04-10 Planner Memorandum • •
' " NORTHWEST ASSOCIATED CONSULTANTS, INC.
{ 5775 Wayzata Boulevard, Suite 5 555, St. Louis Parr, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 piannersenacplanning.com
MEMORANDUM
TO: Judy Hoist
FROM: Scott Richards
DATE: April 10, 2003
RE: Oak Park Heights — St. Croix Mall: Planned Unit Development
Amendment — Parks Commission Review
FILE NO: 798.02 — 02.25
As you are aware, the City Council, at their March 25, 2003 meeting, voted to approve
the planned unit development amendment to allow improvements at the St. Croix Mall,
located at Highway 36 and Osgood Avenue North. The SC Mall LLC has proposed the
following improvements as part of the amended PUD:
1. Roadway island, parking island, and sidewalk improvements.
2. Closure of Oren Avenue North at its north terminus.
3. Construction of parking stalls within five feet from the right -of -way of Omaha
Avenue North requiring the parking setback variance.
4. Revisions to surface parking.
5. Electrical /utility relocation.
6. Site and facade lighting improvements.
7. Exterior facade improvements.
8. Site security upgrades.
9. Landscape improvements.
In addition, the City has requested SC Mall LLC to work with the Parks Commission in
developing an east/west trail connection on the south property line. The City's Detailed
Trail Plan indicates a need for a trail on the subject property (see attached). This trail
would be a segment of an important east/west trail corridor that would eventually
connect Valley View Park on the east to Swager Park on the west. From Swager Park,
a trial already exists extending to the west past City Hall and along 58 Street all the
way to State Highway 5.
In the planning report for this project, City staff recommended that the site plan for the
St. Croix Mall improvements be revised to include a trail designated with markings and
barriers along the south side of the southern drive aisle. To accommodate this, the
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drive aisle would be moved north, and some parking islands would be moved
approximately 10 feet further north, resulting in a loss of approximately 50 parking
spaces. The site would continue to have a surplus of parking as per Zoning Ordinance
standards. The trail could be separated from the drive aisles by curbing and removable
barriers. Another option would be to construct a trail south of the curb line, adjacent to
the existing fence. This location is less desirable in that mature trees would need to be
removed and significant grading and retaining walls would need to be constructed.
Staff has recommended that SC Mall LLC dedicate an easement and provide the funds
to construct the trail. To date, they have not been willing to pay for any of the
improvements but are willing to work with the City on a trail easement. In addition, SC
Mall LLC would prefer a trail location south of the curb line so as not to disturb the
present drive aisle location.
The Planning Commission recommended the St. Croix Mall PUD amendment with the
following staff condition:
"The site plan must be revised to include a trail constructed by St. Croix
Mall LLC along the south boundary of the site subject to approval of the
Parks Commission and City staff."
The City Council did not take action on that particular condition but approved the
remainder of the PUD amendment. In their approval, they retained the Planning
Commission recommended condition but added the following:
"Is hereby reserved to future decision by the City Council pending final
recommendation of the Parks and Planning Commission to locate and
select a site for trail location through the applicant's site. The applicant
has agreed to work cooperatively with the City to secure /donate a final site
for a pedestrian trail easement for the City."
At their April 14, 2003 meeting, the Parks Commission should make a recommendation
as to location of the trail and suggestions as to separation from the drive lane. The
Parks Commission should also look at the costs associated with construction of the trail
noting that a trail south of the curb line would be significantly more costly to the City
than requiring SC Mall LLC to move curb islands and the drive aisle as part of their
parking lot improvement project.
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