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Home My WebLink About1999-06-07 NAC Memorandum • NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCI4A4 C ic EM RANDUM O/, M la O 1 TO: Mark Vierling, City Attorney FROM: Cynthia Putz -Yang / Daniel Licht / Scott Richards DATE: June 7, 1999 RE: Oak Park Heights - 57 Street Extension - Simon and Jordyce Johnson Property Condemnation FILE NO.: 798.04 - 99.08 BACKGROUND This memorandum contains analysis of the proposal for establishing a perpetual easement across the southeast corner of the undeveloped Simon and Jordyce Johnson, Property for the purpose of extending 57 Street North between Oakgreen Avenue North and the City Hall. The site is bordered by Oakgreen Avenue to the west, City Hall to the east, a low density residential use to the north, and a street right -of -way to the south. The right -of -way to the south contains a wetland next to the City Hall, prohibiting the construction of a street in that area. As such, the easement is necessary to provide for the extension of 57 Street without impacting the existing wetland. The street will function as a two -way street, but will be designed to discourage through- traffic from the west. Attached for reference: Exhibit A - Site Location and Proposed Land Use Exhibit B - Sketch and Description of Proposed Project Exhibit C - 57 Street Extension Plan 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 6 1 2 - 5 9 5 - 9 6 3 6 FAX 6 1 2- 595 -9837 E -MAIL NAC@ WINTERNET.COM 1 • ANALYSIS Comprehensive Plan. The project is consistent with the 1998 Comprehensive Plan. The Comprehensive Plan states, "The City plans to construct the 57 Street extension from Oakgreen Avenue to the City Hall facility in 1999. The road would be configured so as to provide only one -way traffic to the west, thus enabling access to the westerly side of Oak Park Heights for emergency vehicles and the existing single family neighborhood." (Development Framework, page 79). Currently access to Oakgreen Avenue is limited in this area, and traffic is required to drive through the single family residential neighborhood to 54 or 53 Street to access Oakgreen Avenue. Oakgreen Avenue functions as a major collector and 57 Street functions as a minor collector. The extension of 57"' Street will keep through - traffic primarily on these higher order streets and minimize through- traffic on local residential streets. The extension will minimize the amount of City Hall traffic that must travel on local residential roads by providing a direct route from Oakgreen Avenue to the City Hall. The 57 Street extension will be a two -way street, but will be designed to appear, from the west, like an entrance to City Hall. This will minimize through traffic from Oakgreen Avenue to the residential neighborhood to the east. Proposed Land Use Plan. The Proposed Land Use Plan found in the Development Framework of the Comprehensive Plan (page 35) shows the property as Business /Residential Transitional. The purpose of this zoning district is to provide for high density residential use and for the transition in land use from residential to low intensity business allowing for the intermixing of such uses. (Zoning Ordinance Section 401.28.A). Zoning. The site is currently zoned 0, Open Space Conservation District. The purpose of this district is to provide a district which will allow suitable areas of the City to be retained and utilized for new low density residential, non -local jurisdiction public uses, open space, agricultural uses and provide a "holding" zone for newly annexed lands to ensure that development will be staged to maintain reasonable economy in public expenditures for public utilities and service (Zoning Ordinance Section 401.21.A). Development of land uses anticipated by the Comprehensive Plan for the subject site would require rezoning to R -B, Business /Residential Transitional. Lot Area and Width. The existing lot area is 69,235.6 square feet in size. The proposed perpetual easement is 16,387.6 square feet or 23.6% of the lot area. The remaining lot area without the easement would be 52,847 square feet or 1.21 acres. The minimum lot area allowed in the R -B Zoning District is 15,000 square feet; therefore, the lot continues to have the potential to be developed and potentially subdivided. The minimum lot width allowed in the R - Zoning District is 100 feet. Street Access. The site fronts Oakgreen Avenue along its western boundary. 2 i Subdivision may require construction of an internal driveway from Oakgreen Avenue to the eastern half of the site (as part of a PUD), or subdivided lots may potentially front and access the 57 Avenue extension. Street Design. The street will be designed in such a way as to discourage through traffic from the west to the east. The street will contain a median and will be curved to create the appearance of an entrance to City Hall, rather than a through street. This design will minimize traffic to the residential areas from Oakgreen. Wetland. The majority of the wetland next to the City Hall will be avoided with the proposed project. A very minor amount of filling, 185 square feet, is required. The City has received a Wetland Conservation Act Certificate of Exemption stating that a wetland replacement plan is not required for the draining or filling of 400 square feet of wetland. The proposed project, therefore, does not require a mitigation plan. CONCLUSION Based on the analysis contained within this report, we have reached the following conclusions: The proposed easement would reduce the lot size by 24 percent. The parcel remains developable and continues to have potential for subdivision with the proposed easement; however, developable lot area is reduced. The proposed easement serves the public purpose of improving emergency vehicle access and response times to western areas of the community and reduces through- traffic impacts to the residential neighborhood east and south of City Hall. The proposed public purpose is supported and directed by the Comprehensive Plan. A wetland mitigation plan is not required because of the minor amount of wetland filling proposed. pc: Tom Melena Kris Danielson Joe Anderlick 3 • • • I I 3 W •11111 ■RIIIII i I LI I I d __ . ! k innu.... _mum mi :I.l■■■ ■u. ■ � w4u111111 �`s alIIIIII /II ,- , . PPE i iII Y1$ , t .' 1 I ' i I I U 'j 'lupin En 1 ._ „_. _ Q 55TH STREET �� b . -.4 urn .„ map 11 „ ) I ■ 54TH STREET .,,,,,■. ,,,,, . a rit 5S' � S 7 i/ ( � � /7 ____i (2 ? 1 ) PROPOSED LAND USE 1 Low Density Estate Residential ® CBD r=3 District Boundary 1 1 Low Density Residential ® Commercial 1 Wetland/Ponding Areas 771 Medium Density Residential ® Business /Residential Transitional ' Mil High Density Residential - Industrial N Quasi - Public Facilities !=. Highway Business/Warehouse ® School Facilities El Park Facilities /Open Space 200 0 200 400 Feet Egg Government Facilities ;- _:'; -I Estate Residential /Golf Course /Parks — and Open Space ~'' " ° _ N:G PLANNING DISTRICT 6 City of Oak Park Heights 78 EXHIBIT A ._.____ . _ •_. _ , Sketch and neecription • , v S, I: For: City of Oak Park Heights 0 ;., c NORTH 1 • .....--NW Amer of the SW 1/4 nf the NW 1/4 fl . .'i ' - \ - ■ 1 ‘--hisrth li 1 n• of the SW 1/4 of the NW 1/4 of Sec. 4, T29. R20 t e 1 ...1 1 , I 1 1 485.52 r - - 1 7. 04-029-20-2J-0065 I ,-, SiMON O. & JORDYCE M. JOHNSON 1 I I " Areo of Perm. Esrnt .. 16,387.6 sq. ft. .. 0.38th Ac. 5 Areo of Temp. Esmt -. 491507 sq. ft. .., 0.11d Ac. --......--...,;,. ........4...... ‘.... .:: .;; , 1 CONSTRUCRON EASEMENT \ • A 4 ,..,;.:4' 71 •,.4''' P ., - - , , . ' 7 777 , ; i -',"':' " 5":,3 . '`' , •'''77. -;;.: -"-.. ''. , ".,\ 1 1 7.3 1 ..,„ . ''' •4"„t %,.t.i°,0,1,4,1.-.177- tr3r , ..,,-: -.'".""',."' ...., -.:", , '-`,` '1. :.•-•'':‘;:: 7, x\, k '4.75C. ' .. G.....\ _ -.1 ' • j . t ......... Y"' ..... ONOM=. MMOMM .1.. ...70 ... ..1 I .i....... " L.3.11 00 .18.49 1 1 33 1 \ it...,0*-4:C‘c, / , - __J .41_ ,- ..........„.....- ......)......./ PROPOSED PERPETUAL EASEMENT - .43 Y. ..-- I t .e.V ■ .-- \ , . ,.- - ______J= - 1 '6 -----. Ts\ 1 : :".; T. :•:. m ''.? 1 .................. H c L 1 -- -- L7- - r0 q - - 1 04-029-20-25-0063 s! 1 . I • i ALLEN H. & MARGARET L. PALMER 1 T I t • I I I • " 1 \■.1. tw Areo of Temp. (tilt a ... 150.9.62 sq it 0.03th Ac. (excludes existing RAY) I t . I ..;.." 1 I --,- PROPOSED 1E1POR4RY CONS1RUC770N EASEMENT I ..• • 04-029-2-'23-006 , Simon 0. and Jordyce M. Johnson , A perpetual easement for public roadway purposIs over, under noes across the rollowing described property , The North 153.0 feet of the West 485.52 feet of the Southwest Quarter or the Northwest Quorter of Section 4, Towliship Z9, Range 20, Washington County, Minnesota. Sold perpetuol easement !Ong southerly of a line 33 feet northerly of ond parallel with o line described as commencing ot the northwest corner of said Southwest Quarter of the Northwest Quarter; thence on on assumed bearing of South 01 degrees 52 minutes 14 seconds Eost along the west line of said Northwest Quarter a distance of 219.90 feet to the point of beginning of the line to be describwd; thence North 89 degrees .36 minutes 06 seconds East 39.24 feet; thence northeasterly 157.16 r.,et alai() a tange..tial curve concave to the northwest having a -central angle of 26 degrees 25 minutes 09 seconds and a rodius of 340.82 feet; thence North 63 degrees 10 minutes 57 seconds Eost tongent to last described curve o distance of 67.31 feet; thence northeasterly 59.95 feet along o tangential curve concave to the southeast having a central angle of 5 degrees 0.) minutes 00 second. and a radius of 572.43 feet; thence easterly 221.72 feet olong o compound curve, hosing a central ongle of 40 degrees 00 minutes 00 seconds and 0 radius of 317.59 feet and sold line there terminoting. Together with s temporary construction easement across the oso.e described property. Said tumporary construction easement irrig between two lines parallel with and respectively 53 feet ond 33 feet northerly of a line described as commencing at the northwest corner of sold Southwest Ouarter of the Northwest Quarter; thence on an ass bearing of South 01 degrees 52 minutes 14 seconds Eost along the west line of said Northwest Quarter a distance of 219.99 feet to the point of beginning of ..he line to be described; thence North 89 degrees 36 minutes 06 seconds East 39.24 feet; thence northeasterly 157.16 feet olong o tongential curve concave to the northwest having a central angle of 26 degrees 25 minutes 09 seconds and 0 radius of 340.82 feet; thence North 63 degrees 10 minutes 57 . seconds East tangent to last described curve o distance of 67.31 feet; thence northeasterly 59.95 feet along a tangential curve concave to the southeast having a : central angle of 6 degrees 00 minutes 00 seconds ond 0 rodius of 572.43 feet ond sold Ilne there terminating. • • . Together with o temporary construction easement across the above described property. Said temporary construction easement lying between two lines porallel with arid respective., 43 feet and 33 feet northerly of a line described os beginning at the terminus of the lost above described line; thence easterly 221.72 feet along a compound curve. having a central angle of 40 degrees 00 minutes 00 seconds and a radius of 317.59 feet ond soid line there terminating. Said temporary construction easements to expire . 04-029-20-23-0055 Allen H. and Margaret L. Palmer A temporary construction easement across the West 133 feet of the North 15 feet o; the 'Wowing described parcel: All that port of the Southwest Quarter of the Northwest Quorter of Section 4, Township 29, Ronge 20, Washington County. Minnesota, described as follows. to-wit: Beginning ot the Northwest comer of sold Southwest Quarter of Northwest Quarter; running thence south along the west line thereof 897.2 feet; running thence ECISZ ond parallel with the North line thereof 485.52 feet to a point; running thence North and parallel with the west line thereof 897.2 feet to the north line thereof; running thence West along the north lino thereof 485.52 feet to the point of beginning. According to the United States Goveroment Survey thereof. t EXCEPT FOR: Thot property previously conveyed to Quentin W. Nordeen and Evelyn E. Nordeen by warranty deed doted April 7, 1959 recorded April 7, 1959 in book 219 of Deeds, poge 275. and That prope previously conveyed to Simon 0. Johnson and Jordyce M. Joh. doted May 10, 1963, recorded October 14, 1963 In Book 262 of Deeds. P09 e 346. and That property previously conveyed to Allan 1. Palmer and Georgann E. Palmer by warranty deed dated April 20, 1972, recorded April 21. 1972 in Book 316 of Deeds, page 16. Said temporary construction eosement to expire . Revised 11/20/98 (temporary esmts. added) • , Scale.. 1"= 60' 1 Drawn By ,IKE? 1 Book Page Disk; xx 1 Job No. 98570ED , , E.G.IRUD SON5, I hereby certify thc! this plan, survey or report was prepared by me or under my 4 INC. direct supervision and that I am a duly RegiStered Lavd Lurveyor under the laws LAND SURvEYORS 9160 LEXINGTON! AvE. NO. of the State ot Minnesota. Dated this 20t day of/Val/. 19Y8. 55014 FXHIRIT B CIRCLE PINES, MINNESOTA 5 - .---, ., _. • . . • NEIGHBORHOOD PLANNING DISTRICTS GI - ''`l 7- 1 _ I r 1 1- f O z w 57TH STREET EXTENSION PLAN 1 z w I z w w I 0 Ico 200 CITY HALL in Ianl o E. F 1 "-JI SWAGER ROS ADC' ON i —4 . = S S 1: ! `- I 1 I I I = SS -3 = I c ¶ 7TH STREET' TH I ; NORTH , I I �. I I I l • 11 1 56TH STREET NOF m 1 I I LOCATION PLAN OAK PARK HEIGHTS COMPREHENSIVE PLAN UPDATE DEVELOPMENT FRAMEWORK 80 EXHBIT C N.. k, •RTHWEST ASSOCIAI+D CC NSULTANTS 4k . I N C 5 7 7 5 W AYZ ATA BOULEVARD , SUITE 5 5 5 S T . L O U I S P A R K , M I N N E S O T A 554 1 6 TRANSMITTAL PHONE (6 1 2)595 -9636 DATE: June 8, 1999 NUMBER OF PAGES TO: INCLUDING Mark Vierling COVER: 7 FROM: Brad Digre QUANTITY: MATERIAL /DESCRIPTION: DATED: 1 Memo 6/7/99 VIA: REMARKS: MAIL Copy also being sent via U.S. Mail. FAX XX PICK UP DELIVERY PROJECT: JOB NUMBER: