HomeMy WebLinkAboutComp Plan Amendement High School Site Annexation Area 19911
City
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of
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Oak Park Heights
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COMPREHENSIVE PLAN AMENDMENT
HIGH SCHOOL SITE ANNEXATION AREA
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August 1991
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PREPARED BY
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NORTHWEST ASSOCIATED CONSULTANTS INC.
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F AC Northwest Associated Consultants, Inc.
U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H
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23 August 1991
' Oak Park Heights Mayor and City Council
14168 57th Street North
Oak Park Heights, MN 55082
' RE: Comprehensive Plan Amendment: High School
Site Annexation Area
FILE NO: 798.02 - 91.01
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Ladies and Gentlemen:
We are pleased to submit: the Comprehensive P-lan Amendment for the
High School Annexation Area. This report includes the framework
' necessary for inclusion of the annexation area into the City's
comprehensive planning process. The plan documents the
inventory and issues, population and land absorption, sewer flow
calculations, and land use plans for the 392 acre area.
We look forward to hearing your comments and working with you on
finalizing this area plan. It is expected that this plan is the
first step in achieving the City's goals and objectives for the
annexation area.
' Very truly yours,
NOR'PHWEST ASSOCIATED CONSULTANTS, INC.
' Scott Richards Allan hunting
Soni.or Planner Planner/Analvst
' cc: LaVonne Wilson
Mark Vierling
Joe Anderlik
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1 5775 Wayzata Blvd. • Suite 555 - St. Louis Park, MN 55416 -(612) 595- 9636•Fax. 595 -9837
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TABLE OF CONTENTS
Page
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INTRODUCTION ...... ...............................
1
INVENTORY ........ ...............................
4
Geography and Physical Barriers ............
LandUse .... ...............................
4
8
Transportation .............................
10
Utility Service ............................
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PROJECTED GROWTH .. ...............................
12
Population .. ...............................
12
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LAND ABSORPTION ... ...............................
15
Land Supply . ...............................
15
LandDemand . ...............................
16
Summary of Demand ..........................
17
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Comparison of Demand and Supply ............
18
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SEWER FLOW ALLOCATIONS ...........................
Sewer Capacity in the Annexation Area
20
21
On -Site Disposal Systems .............
23
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PARK AND OPEN SPACE ..............................
24
DISTRICTS 15 AND 17 ..............................
26
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District 15 . ...............................
District 17
27
31
LISTING OF INSERTS ...............................
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INTRODUCTION
' The City of Oak Park Heights is proposing an amendment to its
Comprehensive Plan to include the annexation of 392 acres. The
' proposed amendment includes lands which were formally annexed
into the City, as approved by the Minnesota Municipal Board on
March 26, 1991. The proposed amendment will expand the City
' limits to an area bounded on the north by Highway 36, to the west
by County Road 5 and to the south a line 1,733 feet north of the
southern boundary of Sections 5 and 6.
' The area in question includes existing commercial uses along
Highway 36 that range from a car dealership to a tree farm. The
• remainder of the area is predominantly vacant.
' The initiation of the annexation was brought about by the
purchase of property in the southwest corner of the area by
Independent School District 834 which plans to build a new high
' school at this site. Public utilities will be required to be
extended to this site across the entire unserviced area. Further
development of the area is expected in the near future which will
' benefit from public utilities and the high school.
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This report includes the framework necessary for inclusion of the
annexation study area into the City's comprehensive planning
process. The area plan documents the inventory and plans for the
392 acre area. The report is divided into seven sections
including the Inventory of the annexation area, Projected Growth
of Oak Park Heights and surrounding communities, Land Absorption
and Sewer Flow Allocations for Oak Park Heights and the
annexation area, and new Park and Open Space proposals. Finally,
the plan for the annexation area and the adjacent area in Oak
Park Heights is found as Planning Districts 15 and 17. A listing
of inserts has been added to identify how the amendment will
interface with the City's existing Comprehensive Plan.
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INVENTORY
The following analysis provides an inventory of geography and
physical features, land use, transportation, and utility service
for the annexation area.
GEOGRAPHY AND PHYSICAL FEATURES
Inventory /Issue Summary:
o A small number of wetland ponding areas exist in the study
area which may affect development.
o A large stand of mature trees exist in the middle of the
area. This massing is thought to be an original stand of
trees which should be preserved as much as possible to
enhance the environmental aspects of the area.
o At present, no air quality, noise pollution, or soil
contamination problems have been reported in the study area.
The subject area is located in the southeast corner of the
intersection of Highway 5 and Highway 36 and consists of 392
acres. It is bounded on the north by Highway 36, to the west by
Highway 5, to the east by the existing City limits, and to the
south a line 1,733 feet north of the south line of Sections 5 and
6.
Topography:
The western portion of the subject area is flat and open with no
trees. The central region contains more rolling terrain and
trees with small wetlands scattered throughout the area. Along
the southern boundary, the land becomes flatter with no trees.
The eastern section consists of rolling hills and few trees. All
the remaining land is in pasture.
Soils:
While it should be recognized that large scale mapping of soil
suitability for urban development of any other use results in an
extremely generalized graphic statement, it does serve to
illustrate the interrelationship between soils and human uses
that are considered significant for general planning purposes.
When referring to a specific parcel of land, more detailed soil
information is required.
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' The Washington County Soils Survey indicates the annexation area
contains primarily two types of soils which are well drained with
' moderate to poor permeability. The primary soil types are Antigo
and Santiago soils.
' Antigo Series
Soils are nearly level and well drained. The soil has moderate
permeability in the upper part of the profile and very rapid
' permeability in the sandy underlying material. Available water
capacity is moderate.
Most areas of this soil in the annexation area is cropland. The
soil potential is good for crops, pasture, hay and trees. Antigo
Soil classification presents some moderate development
limitations for building and road construction. These
' development limitations are due to the soil characteristics
including low soil strength and high shrink -swell susceptibility
due to frost. Septic tank absorption fields require special
designs to prevent the hazards of ground water pollution that may
' be attributed to the permeability and slope associated with the
Antigo Soil group.
' Santiago Series
The soils are undulating and well drained. Most areas of these
soils are farmed. This soil has good potential for cultivated
' crops and trees. It has fair to good potential for most sanitary
facilities and good potential for building site development.
This soil is well suited to building site development. It has
' fair suitability for septic tank absorption fields because of the
moderately slow permeability. Enlarging the filter field or
septic tanks will help systems function properly.
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The general soils map indicates that the western portion of
the
'
study area is primarily Antigo Series Soils. Lands in
the
central area are primarily Santiago Series Soils.
'
In general, soils in the western portion are good for farming
but
not the most desirable for on -site sanitary systems due to
the
fact that the soils drain too quickly. Soils in the central
and
eastern sections are good for farming also and are suited
for
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development.
SOURCE: Soil Survey of Washington and Ramsey Counties
Wetland / Ponding Areas:
'
The Oak Park annexation area contains a number of small wetlands
and ponding areas. These areas are valuable for their role
in
storm water retention, nutrient assimilation, wildlife habitat,
'
and aesthetics.
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The DNR's maps of protected waters does not identify any of the
wetland areas in the annexation area as protected wetlands,
however, protection of these areas is important so that they may
continue to fulfill their role in the environment in the future.
LAND USE
Inventory /Issue Summary:
o Highways 5 and 36 serve as barriers to the study area by
restricting access and channeling traffic.
o Minor barriers which can serve to segregate land uses
include the NSP power line easement.
o Factors which have influenced existing land use include a
predominance of undeveloped land, lack of sanitary sewer
and water service, and lack of a road system.
o Access to existing commercial development is limited to the
Highway 36 frontage road.
Physical Barriers:
Natural features, such as wetlands or tree stands, as well as
' human constructed elements such as the power line easement, often
act to contain land use and restrict access.
Physical barriers in the study area are found primarily in the
form of wetland ponding areas, the mature trees in the center of
the area and the NSP power line easement.
' Highways 5 and 36 constitute barriers in that they limit access
to the study area. The only access into the study area currently
is the Highway 36 frontage road.
' The power line, running east -west through the northern portion of
the study area, has constituted a barrier to commercial growth in
that limited use of the land is allowed within the easement.
Existing Land Use:
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Agricultural /Vacant Land
Agricultural /vacant land is the primary use of land in the study
area. Tilled farmland currently exists in the western one -half
of the study area along Highway 5. There is open pasture land in
the southeastern portion of the study area.
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Commercial Land Use
Commercial land use exists along the Highway 36 frontage road.
Commercial uses consist of a tree farm and a car dealership. The
remainder of the land is vacant.
Residential Land Use
There are only three residential houses in the study area. Two
are located near the Highway 36 frontage road. The other
farmstead is located along Highway 5.
TRANSPORTATION
Inventory /Issue Summary:
o Highways 5 and 36 provide access to the area.
o MnDOT has plans to upgrade and improve Highway 5 and 36 and
the Highway 36 frontage road.
The annexation area is currently served by Highway 5, Highway 36,
and the Highway 36 frontage roads. Development will generate the
need for the construction of collector and local street systems
within the annexation area and the adjoining City land to the
east. Local street patterns will be established with the design
of the subdivisions. Collector street corridors have been
preliminarily identified to provide for efficient traffic
movement between Oakgreen Avenue and Highway 5 and from the
frontage road south into proposed residential neighborhoods.
These collector streets are intended to channel traffic out of
the residential neighborhoods to travel destinations including
the high school, parks, commercial areas, and arterial street
system.
' The Minnesota Department of Transportation has plans to improve
both Highways 5 and 36. Highway 5 improvements include four
lanes with turn lanes and a new bridge across Highway 36. This
' improvement will be most beneficial to the high school site which
will use Highway 5 as access to its property.
Plans have been prepared to improve Highway 36 to a four lane,
limited access highway. Stop lights will be removed at
Washington Avenue and replaced with an overpass. The frontage
road will be improved and will connect to Highway 5 and Oakgreen
' Avenue.
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UTILITY SERVICE
Inventory /Issues Summary:
o At present, the entire area is without sewer and water
service.
o Utilities are proposed to be extended through the study area
to accommodate the high school project.
Sanitary Sewer and Water:
The City Engineer is currently preparing plans to provide service
to the school site with capacity to serve the entire area when
development dictates. For further details, please refer to the
report entitled School Site and Surrounding Area Annexation;
Analysis and Findings, 1991, by Northwest Associated Consultants,
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PROJECTED GROWTH
This section as follows analyzes growth rates from a population
perspective for Oak Park Heights and the surrounding areas to
demonstrate the growth and continuing demand for land in this
area.
POPULATION
To determine the City of Oak Park Heights growth rates from a
population perspective, a study of the historic growth of the
City was conducted. Additionally, the historic growth
projections were conducted for the developing areas around Oak
Park Heights, including Baytown Township, Stillwater Township,
Stillwater, and Bayport. The surrounding areas growth is being
reviewed and projections calculated to demonstrate the high
growth and the continuing demand for developable land in this
area.
The projections of population and households were developed on
the basis of an analysis of local and regional trends in
residential development. Specific data applied to the
projections were the rate of residential building permits issued
since 1980 and trends in average household size.
In Oak Park Heights, a projected average yearly growth of 34
housing units per year translates to a population growth to 3,775
people in the year 2000 and 4,392 in 2010. The population,
households and housing unit projections are as follows:
OAK PARK HEIGHTS
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POPULATION AND
HOUSEHOLD TRENDS AND PROJECTIONS
Median
Household
Housing
Population
Size
Households
Units
1970
1,256
3.38
372
377
1980
2,591
2.71
955
1,026
1990
3,392
2.76
1,230
1,255
2000 **
3,775
2.44
1,547
1,595
2010 **
4,392
2.34
1,877
1,935
Average
Yearly Growth -
34 Units
** Northwest Associated Consultants,
Inc. Projections
12
Growth rates for the area around Oak Park Heights indicate a
strong level of residential growth that is expected to continue
through the year 2010. The calculations for population,
households, and housing unit projections are as follows:
BAYPORT, STILLWATER, BAYTOWN TOWNSHIP, STILLWATER TOWNSHIP
POPULATION AND HOUSEHOLD TRENDS AND PROJECTIONS
Bayport:
Population
1970
1980
1990
2000 **
2010 **
2,987
2,932
3,111
2,940
2,956
Median
Household
Size
4.56
4.33
4.37
4.00
3.90
Households
655
677
712
735
758
Housing
TT. ;
669
704
734
758
782
Housing
Units
Average Yearly Growth - 2.4 Units
Stillwater:
Average Yearly Growth - 78 Units
Baytown Township:
Median
Household
Population
Size
1970
10,208
3.36
1980
12,290
3.02
1990
13,717
2.82
2000 **
13,686
2.44
2010 **
14,877
2.34
Average Yearly Growth - 78 Units
Baytown Township:
Househol
3,035
4,065
4,860
5,609
6,358
Households
184
237
225
279
330
3,115
4,279
5,063
5,843
6,623
Housing
Units
188
242
230
285
240
Average Yearly Growth - 5.5 Units
** Northwest Associated Consultants, Inc. Projections
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Median
Household
Population
Size
1970
723
3.93
1980
851
3.59
1990
696
3.09
2000 **
753
2.70
2010 **
825
2.50
Househol
3,035
4,065
4,860
5,609
6,358
Households
184
237
225
279
330
3,115
4,279
5,063
5,843
6,623
Housing
Units
188
242
230
285
240
Average Yearly Growth - 5.5 Units
** Northwest Associated Consultants, Inc. Projections
13
Stillwater Township:
Housing
Households
Units
Median
256
448
Household
854
Population
Size
1970
979
4.00
1980
1,599
3.57
1990
2,455
2.88
2000 **
2,724
2.70
2010 **
2,910
2.50
Housing
Households
Units
245
256
448
463
854
880
1,009
1,040
1,164
1,200
Average Yearly Growth - 16 Units
** Northwest Associated Consultants, Inc.
The average yearly growth of Oak Park Heights and the surrounding
area is approximately 136 residential units per year. With the
addition of the significant new area for residential development,
it is expected that Oak Park Heights will capture a larger
portion of the development in this area, especially from the
areas in the Townships not served with municipal services.
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LAND ABSORPTION
The following analysis provides an inventory of vacant
developable land with the recently annexed area. This land
supply is then compared with historical growth trends and
assumption of future growth to outline anticipated land
absorption for Oak Park Heights.
LAND SUPPLY
Using information from the 1988 annexation, the following table
was prepared to illustrate the total amount of net developable
land existing in the City, both before and after the school site
annexation. Description of the information included in the table
is as follows.
Column number 1 represents total geographic area of the City of
Oak Park Heights and the annexation area by acres.
Developable vacant land is defined as land suitable for
development not containing wetlands, poor soils, slopes over 18
percent and not affected by development restricting utility
easements. With the proposed annexation, the City's total supply
of developable vacant land will increase to 562 acres.
In 1988, the City of Oak Park Heights had approximately 56 acres
of land committed to development. Since 1988, this development
commitment has grown to approximately 91.7 acres. The Stillwater
Area High School site in the annexation area comprises 207 acres
of the total annexed acreage. These committed acres are
subtracted from the vacant land supply. This results in an
uncommitted vacant land supply of 260 acres after annexation.
The net vacant land supply represents the vacant land that is
available for building construction after credit is made for
streets, storm water facilities, and park land contributions.
This final calculation was made to provide direct and consistent
comparison with the land demand projections which are based on
building permit activity in the City. With the annexation area,
the City of Oak Park Heights will have a net vacant land supply
of 182.1 acres.
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1991 VACANT LAND SUPPLY
'
Land
Total Vacant Committed
Uncommitted Net
Gross Developable for
Vacant Vacant
Land
Acres Land Development
Land
'
City 1,287 217.3 91.7
125.6 87.9
Annexation
Area 345_0 210.5
134_5
- 392
- 94_2
260.1 182.1
TOTAL 1,679 562.3 302.2
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LAND DEMAND
Residential:
'
Oak Park Heights has a City -wide residential
density of
approximately 3.6 units per acre. Based on
growth between 1980-
1990 and applying the average residential
density to the
housing unit projected growth (340 units) provides
a residential
'
land absorption of 95 acres for each of
the next two decades.
This projection is based on the assumption
that the 1980s, with
'
its slow growth early and strong growth in the
decade, provides an adequate base to project
second half of the
growth in the coming
decades.
' Due to the limited land supply which existed in Oak Park Heights
prior to 1988 and the amount of high density development in the
Community, it is anticipated that future residential growth will
be greater with the availability of an unencumbered land supply.
Additionally, the land use plan proposes a significant amount of
low density residential development in the annexation area. The
low density residential land use classification will serve to
' increase future land absorption of the newly annexed area of the
City.
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' Commercial:
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Industrial:
In the past ten years, Oak Park Heights has experienced very
limited industrial growth of only one acre. The annexation area
will not introduce additional industrial land to the City. As
such, no physical changes are being made that may change the rate
of industrial land absorption.
SUMMARY OF DEMAND
The following table provides a summary of project land absorption
based on historic community development trends. The Metropolitan
Council's Development Framework provides that an urban service
area should provide for a five year overage. The second column
illustrates the projected demand with overage.
PROJECTED LAND DEMAND
WITH OVERAGE (ACRES)
Residential
Commercial
Industrial
Other
TOTAL
Projected Demand With
Demand Overage
95
Between 1980 and 1990, the City
of Oak Park Heights had
'
approximately 15 acres of new
commercial development.
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Additionally, 26 acres of commercial
land development has been
proposed in 1991. It is anticipated
that the new commercial area
'
adjacent to Highway 36 and County Road
5 will be developed within
the decade in that the visibility, access,
and expected water and
sewer availability reaches this area
desirable for development.
Expected reconstruction of Highway
36 to a freeway will also
'
create the need for commercial property
in that businesses will
be relocated to provide additional
right -of -way. Although not
all of the businesses will relocate
in Oak Park Heights, it is
'
anticipated that many would desire
to stay in Oak Park Heights
and take advantage of the highly
visible commercial property
along Highway 36 and County Road 5.
In recognition of the strong
growth assumption, a projected demand
for commercial property in
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the coming decades is expected to be
four times the growth of the
1980s decade.
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Industrial:
In the past ten years, Oak Park Heights has experienced very
limited industrial growth of only one acre. The annexation area
will not introduce additional industrial land to the City. As
such, no physical changes are being made that may change the rate
of industrial land absorption.
SUMMARY OF DEMAND
The following table provides a summary of project land absorption
based on historic community development trends. The Metropolitan
Council's Development Framework provides that an urban service
area should provide for a five year overage. The second column
illustrates the projected demand with overage.
PROJECTED LAND DEMAND
WITH OVERAGE (ACRES)
Residential
Commercial
Industrial
Other
TOTAL
Projected Demand With
Demand Overage
95
142.5
60
90.0
1
1.5
4
6.0
160 240.0
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COMPARISON OF DEMAND AND SUPPLY
Based on historical development trends for Oak Park Heights, it
appears that the land supply of 182 acres would accommodate less
than ten years of development. The land demand with overage
consumes the entire vacant land supply.
The demand for developable property in Oak Park Heights is
expected to reflect strong growth in single family residential
and commercial property. The demand with overage of 240 acres is
expected to exceed the supply of vacant land currently within the
City before the end of the 1990s decade. Additional areas
adjacent to Oak Park Heights, in particular west of Highway 5,
are expected to eventually petition for annexation and will add
additional commercial and possibly residential property to Oak
Park Heights.
The land demand projections based on historical development are
conservative. These projections represent a community with a
limited supply of available vacant land prior to the 1988
annexation. These limited land supplies have served to suppress
development in Oak Park Heights.
With the availability of developable vacant land, land
absorption ratios through the next decade are anticipated to be
greater than the last ten years. A summary of the reasons for
this forecast is as follows:
1. Increased land supply in itself will generate more
development opportunities.
2. The extension of utilities to the school site will provide
utility service to much of the newly annexed land. The
availability of utility services and the financial
implications will stimulate development interests in this
area of the City.
3. The land use plan for the newly annexed area of the City
calls for a large majority of the area to be developed as
low density single family homes. This lower density
' residential use will generate a greater land demand than
currently reflected in the City -wide average density.
' 4. Planned regional improvements to Highway 36 will improve the
accessibility between Oak Park Heights and the balance of
the Twin Cities Metropolitan Area. This convenient
accessibility may enhance Oak Park Heights as a residential
' area.
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5. Commercial growth in Stillwater has extended west along
' Highway 36 taking advantage of highway visibility and
accessibility. with the extension of utilities, Oak Park
Heights commercial locations in the newly annexed area
' offers the same market location features.
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' SEWER FLOW ALLOCATIONS
' Along with the proposed land use and transportation systems for
the annexed area, it must also be determined if the growth
projections can be handled within the existing system and sewer
flows projected for the City by the Metropolitan Waste and
' Control Commission. A report, entitled Municipal Service to the
Annexation Area Extended, August 1989, by Bonestroo, Rosene,
Anderlik and Associates, reviewed this area and is a basis for
' the sewer calculations as presented herein. The proposed trunk
sanitary sewer system for the area will tie into the existing
north interceptor at Highway 36 and Oakgreen Avenue.
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The total sewage flows from the study area were
on the proposed land use and estimates of unit
each land use type. Land use and proposed
classifications for the newly annexed area are as
Proposed Land Use
Very Low Density
Low Density
Residential /Business
Commercial
Institutional
School /Related
Open Space
Wetlands
Right -of -Way
TOTAL
Facilities
determined based
flow rates from
zoning district
follows:
Proposed
Zoning Area
District in Acres Percentage
R -1
40
10%
R -1
40
10%
R -B
25
7%
B -2
80
20%
0
105
27%
28
78
7
2%
NA
67
17%
392 100%
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SEWER CAPACITY IN THE ANNEXATION AREA
Projections for households and persons to be served by the
service area are calculated to determine the projected flow in
2010 when the area is expected to be completely developed. The
total number of persons residing in the annexation area is
expected to be about 580.
PROJECTED HOUSEHOLDS AND PERSONS
Very Low Density:
2 units /acre X 40 acres = 80 units
80 units X 2.9 persons /unit = 232 persons
Low Density:
3 units /acre X 40 acres = 120 units
120 units X 2.9 persons /unit = 348 persons
Total Number of Households: 200 units
Total Number of Persons in Residential Areas:
580 persons
The projected flows in 2010 with complete lot occupancy for all
land uses in the annexation area are as follows:
PROJECTED SEWER FLOWS
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Very Low Density:
232 persons X 100 gal /person /day
= 23,200 gal /day
'
Low Density:
348 persons X 100 gal /person /day
= 34,800 gal /day
'
Residential /Business:
25 acres X 1,500 gal /acres /day =
37,500 gal /day
'
Commercial:
80 acres X 1,500 gal /acres /day =
120,000 gal /day
Institutional:
Enrollment - 2000 + Staff - 180
= 2,180 persons X
'
21 gal /person /day (Metcalf and
Eddy, 1979) _
45,780 gal /day
'
Right -of -Way:
67 acres X 0 = 0 gal /day
'
Total Projected Flow% 261,280
gal /day
21
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The total projected flow from the annexation area of 261,280
gallons per day is below the excess capacity allocated for this
area. The Comprehensive Sewer Policy Plan for Oak Park Heights,
dated November 1980, and the Municipal Service Plan for this area
indicated that the north interceptor has an excess capacity of
480,000 gallons per day available to service this area.
Therefore there is sufficient capacity in the interceptor to
handle the flows from the recently annexed area as well as areas
that may be annexed later.
A more detailed review of the projected annexation area
development by types of land use and the estimated flows for
each of the land uses projected for 1995, 2000, 2005, and 2010
is shown below. The high school will be built before 1995 on the
area designated as institutional and the expected flows from that
use should be consistent through 2010. Commercial /business
development will begin before 1995 and be constant until
completely built out around 2010. Residential development is not
expected until after 1995 and then will gradually develop to
2010.
ESTIMATED SEWER SYSTEM FLOWS
IN GALLONS /DAY
ANNEXATION AREA DEVELOPMENT PERCENTAGES
BY LAND USE
1
Very
2000
2005
2010
Very Low Density
0%
20%
Low
Low
Resid/
0%
20%
Total
Year
Density
Density
Business
Commercial
Inst.
Flow
1995
0
0
0
24,000
45,780
69,780
2000
4,640
6,960
15,000
72,000
45,780
144,380
2005
13,920
20,880
30,000
96,000
45,780
206,580
2010
23,200
34,800
37,500
120,000
45,780
261,280
ANNEXATION AREA DEVELOPMENT PERCENTAGES
BY LAND USE
1
1995
2000
2005
2010
Very Low Density
0%
20%
60%
100%
Low Density
0%
20%
60%
100%
Residential /Business
1
0%
40%
80%
1008
Commercial
20%
60%
80%
1008
Institutional
100%
100%
100%
1008
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ON -SITE DISPOSAL SYSTEMS
The annexation area has existing on -site disposal systems. It is
the intent of the City to make public sewer available to sites as
soon as development is contemplated on vacant properties, and
lateral expansion becomes feasible and warranted. The City will
not allow new septic systems in the annexation area.
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PARK AND OPEN SPACE
'
Park needs created through recent annexations should be addressed
'
according to the general park and recreational facility
outlined by the Metropolitan Council. In keeping with
guidelines
this policy, the neighborhood /community park facility to serve
the new annexation area is designated as a park search area
located southeast of the intersection of Washington Avenue and
'
the new collector street. This new park is intended to
accommodate anticipated growth within the annexation area and
also limited growth in the future annexation areas to the south
'
and to the west.
Based upon the annexation area's designated land use and
projected growth, a park site of approximately 10 -25 acres will
'
be required (Metropolitan Council, Classification System for
Local and Regional Recreation Open Space).
As defined in the Oak Park Heights Park Study, 1991, the proposed
park location would include a neighborhood active park which
would be oriented to younger children and a passive linear park
which will take advantage of the natural features of the site.
'
A trail system is also proposed which would link all of the above
mentioned facilities to each other and on to Oakgreen Avenue,
providing a completed recreational transportation network.
The establishment of a park in this area would be the City's
fifth park facility. the other four parks within the City are
outlined below with their corresponding Metropolitan Council
'
classification:
1. Lower Park - Neighborhood Playground
i 2.
Swager Park - Neighborhood Playground
3. Brekke Park - Neighborhood Playground /Playfield
'
4. Valley View Park - Community Park /Playfield
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DISTRICTS 15 AND 17
As part of this Comprehensive Plan Amendment, District 15 has been
' updated to include the revised land use classifications for this
area, updated transportation network, and the park search area.
District 17 which encompasses the area recently annexed has been
added to indicate the generalized land use and transportation
systems proposed for this area.
Development interest has already been received from a major
retailer for a site within the area. Extension of utilities into
the annexed area will be accommodated via the existing utilities
which end at Oakgreen Avenue. Increased sewer flows created by
development within the annexed area is not expected to cause waste
' more intense uses along Highway 36 and the single family areas to
the south. To the west where single family will be separated by
commercial with a residential /business transition district. In
all areas where single family abuts residential /business
transition uses, extensive use of landscaping will be required to
completely buffer the two land uses. The east -west collector
street will also act as a dividing line and buffer between uses.
' The proposed land use and transportation plan is found in the Land
Use Plan and District Maps which follow.
' Access and circulation design will have to be comprehensively
studied for specific development proposals, as well as for the
entire area. Consideration will be given to ensure that single
family development areas are not adversely affected by traffic,
' lights, noise, etc. created by the intended commercial and the
high density residential zoned land in the northern part of the
annexed property.
1
0
water allocation or capacity
concerns. As can
be seen in the
'
Future Annexation Section which
follows, the City's
proposed sewer
flow in the years of 1990,
2000 and 2010 are
within the
allocations granted to the City
by the Metropolitan
waste Control
'
Commission (MWCC).
A mix of land use is intended
for the area. Such
uses include:
'
commercial, multiple family
residential, residential /business
residential,
transition,
single family
institutional
(school site), athletic fields
and parks. To the
east, multiple
family development will serve
as a transition area
between the
' more intense uses along Highway 36 and the single family areas to
the south. To the west where single family will be separated by
commercial with a residential /business transition district. In
all areas where single family abuts residential /business
transition uses, extensive use of landscaping will be required to
completely buffer the two land uses. The east -west collector
street will also act as a dividing line and buffer between uses.
' The proposed land use and transportation plan is found in the Land
Use Plan and District Maps which follow.
' Access and circulation design will have to be comprehensively
studied for specific development proposals, as well as for the
entire area. Consideration will be given to ensure that single
family development areas are not adversely affected by traffic,
' lights, noise, etc. created by the intended commercial and the
high density residential zoned land in the northern part of the
annexed property.
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DISTRICT 15
District 15, annexed in July 1988, is located
immediately west of District 5. It is
bordered by Highway 36 on the north, Oakgreen
Avenue and the City limits on the east, the
center line of Section 5 on the south and a
line extending south approximately from the
McCormack Furniture property on the west.
Existing land uses within the District
consist of several commercial uses, four
single family homes, the Pondview Villas and
an auto reduction yard. All of these uses
front on Highway 36 with the exception of two
of the single family homes that exist in the
old Cleveland Terrace plat (replatted River
Hills) located in the southeast corner of the
District. Other land uses consist of an NSP
easement and overhead power lines that run
east -west through the District with the
remainder of the District being vacant.
According to City Ordinance, all land
annexed into the City is initially zoned "0 ",
Open Space Conservation. Until appropriate
rezonings take place, the aforementioned land
uses will exist as legal non - conforming uses.
The intended land uses for the District
include highway commercial along the Highway
36 frontage road, multiple family residential
in a band immediately to the south and single
family residential in the balance of the
district. These uses are illustrated in the
Planning District 15 Conceptual Land Use Plan
on the following page. The auto reduction
yard should be encouraged for redevelopment
as it will exist as a non - conforming and
incompatible land use. The property it is
located upon is intended for commercial and
mid /high density residential development.
Such redevelopment will not only remove
compatibility concerns with adjacent land
uses, but also allow the property to be
utilized at a higher and more efficient level
of use.
A community park facility is also to be
located within the District. The proposed
site is located in the southwest corner of
the District and was determined through a
report identifying potential park site areas
for this part of the City. The park will
27
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encompass some environmentally sensitive land
consisting of wetlands and a mature tree
stand. The Park Plan will include both
active and passive activity areas.
The zoning
land uses w
within the
While the
individual
residential
recommended
illustrated
that is to correspond to these
Lll consist of existing districts
current City Zoning Ordinance.
specific zoning may vary per
land use, i.e., single family
may be zoned "R -1 ", or "R -2 ", the
zoning per designated land use is
in the table below:
Land Use zonin
1
n
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Single Family Residential R -1
Medium Density Residential R -2
High Density Residential R -3
Highway Commercial* B -3
*May include limited, low intensity
industrial uses and zoning.
Due to the size and intended uses within the
District, development of a traffic
circulation network must be carefully planned
and include collector streets to route
traffic onto Oakgreen Avenue and the Highway
36 frontage road. The collector streets must
also provide access to future areas of
annexation to the west and to the south.
Collector street corridors are also
illustrated in the Planning District 15 Land
Use Plan with the east -west collector running
from Oakgreen Avenue, westward to the
collector street proposed for District 17. A
north -south collector will be an extension of
the Washington Avenue overpass and run west
of a proposed retail site and intersect with
the east -west collector street.
It will be important as these collector
streets are developed to keep unwanted
traffic out of residential neighborhoods and
limit the impact the higher intensity land
uses have upon the lower intensity uses
within the District. In addition, as a means
of facilitating pedestrian circulation, the
City should consider establishing pedestrian
and bicycle trails along the collector
29
routes. Other possible locations of such
facilities would be within the NSP easement
and in and near the planned park.
City sewer and water utilities are available
through extension to the eastern edge of the
annexed areas.
With regards to further annexation in the
area, there exists a small area of Baytown
Township along Oakgreen Avenue that is
encompassed by Oak Park Heights (see Planning
District 15 Conceptual Land Use Plan). At
the time the property comprising Planning
District 15 was annexed, the owners of the
properties along Oakgreen chose not to be
included. While it is recognized that
eventually these properties will be brought
into the City's corporate boundaries to
provide them with municipal services, such
additional annexation will occur at the
request of the property owners rather than
the request of the City.
30
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Highway 36.
A buffer of
residential business
'
DISTRICT 17
is proposed
between the
District 17, annexed in March 1991, is
commercial
area and the
located immediately west of District 15. It
'
street. New
area will
is bounded on the north by Highway 36, to the
development for this
by the location of a
1 =
west by County Road 5 and to the south a line
retail
store located at
1,733 feet north of the southern boundary of
Washington
,� --
Highway 36. The
Sections 5 and 6. It is approximately 392
acres in size.
Existing land use in the area consists of
tilled farm land in the western portion. The
north and central area contains commercial
'
uses consisting of an automobile dealership
and a tree farm. The remainder of the area
is open vacant land. An NSP power line
easement with overhead power lines runs
east -west along the northern half of the
district.
' According to City Ordinance, all land annexed
into the City is initially zoned "O ", Open
Space Conservation. Until appropriate zoning
' takes place, the aforementioned land uses
will exist as legal non - conforming uses.
Proposed land use for the district will
consist of commercial use to continue along
' western half of the area will be the site of
the new Stillwater High School. The
annexation of this land was initiated by
' Independent School District 834, with the
purchase of land to build a new high school.
The school site consists of 207 acres located
along Highway 5 and is situated along the
' southern boundary of the City. Single family
residential will be situated in the remaining
acres of the annexed area. These land uses
' are illustrated in the Planning District 17
Conceptual Land Use Plan.
1
The zoning that is
land uses will consist
within the current
Recommended zoning
illustrated on the
Planning District 17
Plan Map.
31
to correspond to these
of existing districts
City Zoning Ordinance.
for the area is
following table and the
Conceptual Land Use
1
Highway 36.
A buffer of
residential business
'
development
is proposed
between the
commercial
area and the
east /west collector
'
street. New
area will
commercial
be initiated
development for this
by the location of a
proposed major
retail
store located at
Washington
Street and
Highway 36. The
' western half of the area will be the site of
the new Stillwater High School. The
annexation of this land was initiated by
' Independent School District 834, with the
purchase of land to build a new high school.
The school site consists of 207 acres located
along Highway 5 and is situated along the
' southern boundary of the City. Single family
residential will be situated in the remaining
acres of the annexed area. These land uses
' are illustrated in the Planning District 17
Conceptual Land Use Plan.
1
The zoning that is
land uses will consist
within the current
Recommended zoning
illustrated on the
Planning District 17
Plan Map.
31
to correspond to these
of existing districts
City Zoning Ordinance.
for the area is
following table and the
Conceptual Land Use
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Use Zonin
Single Family Residential R -1
Highway Commercial B -2
Residential Business R -B
Due to the size and intended uses within the
district, development of a traffic
circulation network must be carefully
planned and include collector streets to
route traffic onto Oakgreen Avenue, Highway
36 frontage Road, and County Road 5. The
collector streets must also provide for
future expansion to the south.
MnDOT has proposed plans to update Highway 36
to a limited access highway in the future.
In conjunction with this, plans have been
presented which show the proposed upgrades
and changes. Most notable of the changes is
the elimination of intersections at
Washington Street and Oakgreen Avenue.
Overpass bridges will be constructed creating
a new exit /entrance ramp at Oakgreen and
eliminating access at Washington Street. To
accommodate these changes, a more
sophisticated frontage road system is being
planned. It is this frontage road system
that will have the most direct influence on
the street pattern for District 17. In
order to serve District 17 effectively, both
north -south and east -west collector streets
must be built to funnel the traffic onto
County Road 5, Highway 36, and Oakgreen
Avenue.
One east -west collector street is proposed to
connect County Road 5 to Oakgreen Avenue.
The intersection at Oakgreen should be
spaced far to the south of the exit ramp and
access road intersections for safe traffic
flow. The east -west collector will run just
south and roughly parallel to the NSP power
line easement. It will run along the
northern line of the school site and
intersect with County Road 5 at the 58th
Street intersection. Due to its location,
the collector will become the natural
boundary line and buffer between the
residential /businesses uses to the north and
the single family residential to the south.
Because business uses will border along this
33
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route, extensive use of the existing
Ordinance performance standards dealing with
landscaping and buffering must be utilized to
separate the two land use classifications.
Specifically, if a major retailer does
located at Highway 36 and Washington Avenue,
the proposal should be required to heavily
screen the building and parking lot from
neighboring residential uses and the proposed
community park.
One north -south collector will be needed in
roughly the center of the district to channel
traffic to the east -west routes. The
collector should be an extension of
Washington Avenue which will have a bridge
overpass over Highway 36 and then continue
south via the collector. This north -south
collector would run west of the proposed
retail site. By routing the street west of
the proposed retail site, the street will
have to be routed through a thick section of
trees and wetlands.
Residential property abutting the collector
streets will be required to provide for
additional lot depth if double frontage on
the collector street does occur. All
residential access to the collector streets
should be from internal local streets. No
individual residential access will be
allowed. If double frontage lots do occur,
then deeper lots will be required. Screening
and buffers should be provided and tree and
wetland preservation must be encouraged.
City sewer and water utilities are available
through extensions from the Oakgreen Avenue
area. Utilities will be routed to the far
west edge to serve the new high school. With
the initial extension of sewer service to the
school, in fill development will be able to
take place throughout the entire district
although growth should be encouraged to the
north first before leap frog development
occurs to the south.
34
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LISTING OF INSERTS
The proposed Comprehensive Plan amendment revises several
portions of the City's existing Comprehensive Plan (1979). Below
is a listing of the particular text and maps within the existing
plan that would be affected by the proposed amendment. This
listing should be referenced when identifying the various
sections of the amendment in relation to the existing
Comprehensive Plan.
EXISTING COMPREHENSIVE PLAN
Annexation - The text and map
from the 1988 amendment to
page 71 are to be deleted.
PROPOSED AMENDMENT
The sections "School Site
Annexation" and "Future
Annexation" are to be inserted
in place of existing page 71.
Planning Districts - The map
on page 89 is to be revised.
Planning District 15 - The text
and map found in the 1988
amendment are to be replaced.
(New Insert)
Parks and Open Space - The text
from the 1988 amendment is to
be deleted.
Proposed Land Use Plan - The map
from the 1988 amendment is to
be revised.
35
The planning district map
within the proposed amendment
replaces the existing map from
the 1988 amendment.
The District 15 plan and map
are to replace the existing
District 15.
Planning District 17 - New
district plan to be inserted
following the existing
District 16 plan.
The section of "Parks and Open
Space" is to replace the
deleted text from the 1988
amendment.
The proposed Land Use Plan map
is to replace the map in the
1988 amendment.
I