TO: Mayor and City Council FROM: Bob Streetar, Community Development Director DATE: 8 March 2017 SUBJ: 3M Small Area Study The Council has initiated a small area planning process for the 206 - acre 3M property. The Council is being asked to approve a set of goals for the project that will be used to shape and inform the sketch plan concepts. The Planning Commission has been invited to participate in the work session. BACKGROUND The following is a brief history of the site and actions the Council has taken to date to explain how we got to where we are today. 1965 1996 (3M Expansion): Between 1965 and 1969, 3M acquired approximately 563 acres in Oakdale and Lake Elmo to allow for the expansion of 3M s campus in Maplewood. The 1975 master plan called for the construction of 9.5 million square feet of building to accommodate up to 18,000 employees. 1996 Present (Imation and Multi-Use Business Park): In 1996, the 1975 master plan was abandoned and a new plan created. This area would no longer serve to accommodate 3M s expansion. Instead, the southerly 122 acres was sold to Imation to construct their building that was completed in 1998. The sale also provided Imation with an additional 65 acres of developable land. The northerly 206 acres was retained by 3M and planned as a multi-use business park expected to accommodate up to 1.8 million square feet of industrial uses. 2015 (Slumberland): In December 2015, Slumberland purchased Imation s 122-acre campus. 2016 (3M Site Sale): In April 2016, after 20 years with no industrial development, 3M put the northerly 206-acre site for sale. 26 April 2016 (Council Work Session): Staff notified the Council that the 206-acre 3M property had been placed for sale. Staff sought direction on the Council s openness to considering a change in the use of the property to mixed-used residential/commercial service from industrial, and on the preparation of a new small area plan. It was the consensus of the Council that a change to mixed-use residential/commercial service would be supported provided any development met the Council s goals and a new plan prepared. 23 August 2016 (Council Work Session): Staff presented the Council with a small area planning process (See Attachment A: Small Area Planning Process). Because the change from industrial to mixed-use residential/commercial service is so significant, new plans must be prepared to accommodate the new uses. The property is currently guided and zoned business campus, and the infrastructure (roads, water, sanitary, storm, open space, sidewalks/trails etc.) plans have been prepared to accommodate up to 1.8 million square feet of industrial space. 1
Because of the significant land use change, the new plan requires changing the Comprehensive Plan land use designation and rezoning to PUD; developing new infrastructure plans; determining the types and density of residential and commercial uses; and ensuring successful integration with the surrounding residential neighborhoods and the Slumberland campus. To that end, the Council authorized contracts with Stantec and Maplewood Development to complete a master planning process. Maplewood Development is paying for the master planning process. 24 January 2017 (Council Work Session): Stantec, the project consultant, and staff facilitated a discussion with the Council and Planning Commission regarding the goals for the development. Recall, that the final development concept or sketch plan will reflect the goals established by the Council. To assist the Council in identifying expectations and key goals for the project, the Council was asked to provide feedback on the following questions: 1. What are the most important issues you believe the plan ought to address? 2. If this process is successful, what will be the key outcomes? Please describe this future Oakdale neighborhood? What are its characteristics? What distinguishes it from other neighborhoods and surrounding communities? What makes it a great neighborhood? 3. What expectations do you have regarding the process? The Council s comments were summarized in Attachment B in the area colored Gold. 31 January 2017 (Neighborhood Meeting): Stantec and staff facilitated a public meeting with specific invitations to the residents to the north of the 3M site. At the meeting the consultant provided a 30 minute presentation regarding the history of the site, the small area planning process and the role for the residents in the process. Furthermore, the meeting participants were asked to respond to the same questions presented to the Council at their 24 January worksession. The participant s feedback in summarized in Attachment B in the area colored green. 14 MARCH 2017 CITY COUNCIL WORK SESSION The purpose of the work session is to have the Council approve a set of goals that will be used to shape and inform the sketch plan options which is the next phase in the small area planning process. To assist the Council, staff has provided a summary of Council and public participant feedback (Attachment B) and a draft set of goals that reflect all of the feedback received (Attachment C). It is important to note that all of the feedback was summarized into a set of themes, and it is from these themes that the draft goals are developed. This means goals are developed to reflect broader important themes, and not drafted to reflect each comment received. At the work session, John Shardlow of Stantec, will review the feedback with Council, specifically, how the themes were used to develop the draft goals. The questions for the Council to consider are: Do the draft goals accurately capture the Council s thinking? Does the Council have any modification to the goals? 2
Attachments: Attachment A Small Area Planning Process Attachment B Council and Public Project Feedback Attachment C Draft Goals 3
ATTACHMENT A
3M Small Area Study Public Comments LAND DEVELOPMENT OPPORTUNITIES Suitable density, function CONNECTIONS: ROADS, TRAILS, TRANSIT Community access/walkability community destinations within the neighborhood CITY COUNCIL AND PLANNING COMMISSION Increase tax base Don't overbuild maintenance Environmental impact maintain greenspace (not super crowded with buildings) Work with pipelines pipelines are a constraint for development, but can be used as an amenity trails, etc. Higher end housing rental and owner occupied; address the needs in Oakdale for higher end single and multi family homes; provide variety in housing type, but be higher end Variety of housing types Move up housing Townhouses transition on south end buffer/transition to jobs area Not cookie cutter Large lots and homes appropriately sized for the lots Access, traffic (provide access; address traffic) Sidewalks are really important; don't leave them out of development Buffer between new neighborhood and existing neighborhood to the north (keep existing fence near Sunburrow; use a berm near Heather Ridge) Low traffic (use speed bumps) Access to 40th Street Start with section south of 40th first Traffic on Helmo is too fast; need to do traffic calming especially if the road opens to the south 1 2 acre lots for homes Slow down traffic on 40th Street NEIGHBORHOOD AND COMMUNITY Oakdale does not have a town center make this a "town center" Pay attention to natural watershed (problems arise when sump pumps are needed and the power goes out = flooded basements); ensure that water is not routed to existing homes creating issues No commercial development north of 40th Street Limit number of lots Housing instead of businesses Consider existing topography Don't build houses right up to the freeway A grocery store is needed since Target downsized their selection; small retail area (coffee shop; tap room; fast casual restaurants) Affordable for young families Keep format like Olson Lake Estates and Oak Marsh developments (Oakdale has enough entry level housing) High end housing No apartments or multi family Establish minimum home values Multi generational housing Single level homes Not just one house after the other with no interest Not like Woodbury with 3,500sf homes on small lots (homes "on top of one another"); no McMansions where people don't interact with their neighbors Not overpriced like Woodbury Homes should be affordable for someone looking to sell their first home or step up into their 2nd home (around $220K not $350 500K+) Variety of homes; not all one style Mid cost single family homes Fewer homes and more open space. Target Property was promised shopping option for us still not complete. Houses not built next to highway Some restaurants, maybe fast casusal choices Large lots north of 40th St; mixed use, multi family and commercial south of 40th only Larger homes Address off set intersections near 40th Street (is unsafe) More walking and bike paths Connections to Gateway Trail Incorporate sustainable plantings between street and paths Address traffic speeds on streets that go through neighborhoods Do not put a thru street along Helmo. We do not need increased traffic speeding through the neighborhood where we walk. How many sidewalks do we need? Change 40th St to have a few curves. Slow traffic, especially where it ends at Ideal Ave. Change 3 "Ts" to a real intersection. NO through streets ATTACHMENT B
3M Small Area Study Public Comments CITY COUNCIL AND PLANNING COMMISSION NEIGHBORHOOD PARKS, NATURAL RESOURCES, AMENITIES PLANNING PROCESS It is not another Woodbury; unique distinct character Open spaces & trails, sidewalks place to walk dogs; parks in the neighborhood Maintain a high level of citizen satisfaction Not exclusive inclusive; allow it to be part of the city as a whole; welcoming; not All season planning summer and winter activities Move while the market is ripe Elements that tie it together cohesive image and character; utilize landscape themes & architectural styles throughout like at 10th Street and Oakdale Village that Community gathering space community building/pool/splash pad a citywide amenity can get there via sidewalks are unique to the neighborhood Maximize benefits/minimize unintended consequenses Successful retail Amenity corridor park/waterway/trails through the center Developer will incorporate the City Council's vision Plenty of notice for input meetings Maximizing consumer needs and wants Open communication; transparency Feedback from the neighborhood, but city wide vision Move quickly to take advantage of market conditions Create a mutually beneficial master plan (no winners/losers) NEIGHBORHOOD AND COMMUNITY Oakdale has a reputation for "cheap"; need to step it up with nice single family homes No need for retail; Target area still has room for development Create a sense of a connected community Walkable area; destinations within walking distance Match existing neighborhood with large lots, a neighborhood park, and affordable single family homes Space for wildlife; preserve existing wildlife corridors Off leash dog park that is a good size (5 10 acres); possibly by the MnDOT storm pond or at Helmo Baseball, softball, soccer fields, tennis courts, bocce ball, hockey rink, pickle ball, pool, splash pad Keep existing trees (large oaks) Need parks and nature areas with walking trails Fix the ugly chain link fence along 50th St. Playground with play equipment Keep existing fence between OLE and Sienbarrow and this new development Retain wild areas for exploration and adventure play Make this a "town center" Preserve the wildlife corridor Will the fence be removed? Concern with watter accumulation and poor runoff in our yard [43rd St. N] Would there be a burm to separate existing and new homes? Focus on sustainability and environmentally friendly development. Pay attention to natural watershed. Property on Helmo Ave N has water problesm and flooding. Consider swampy wet area in 3M property to prevent water problems in our yards [43rd Ave and Helmo] Concerned that you will not take our comments into consideration. It seems there is a plan in mind and what residents say will not be considered. A new neighborhood will be great for this land. Needs to be the pride of the city Enjoy wildlife in our backyard deer, fox, owls, turkeys Large park for biking and hiking ATTACHMENT B
DRAFT 3M FOUNDATION PROPERTY SMALL AREA PLAN GOALS GENERAL GOALS 1. To conduct an effective and organized planning process that includes timely opportunities for the participation of all stakeholders and supports the City Council s decision making at every project milestone. 2. Take full advantage of the opportunity to masterplan this large property to build the City s tax base and create an attractive, cohesive neighborhood, efficiently served by public infrastructure and enhanced by an interconnected, multi-purpose open space system. LAND USE 1. Realize the opportunity to reimagine the City s preferred land uses on this property and re-guide the land use designations to reflect this new vision. 2. Achieve a successfully integrated mixture of land uses that responds to market opportunities and takes full advantage of the property s potential. HOUSING 1. Provide a variety of housing choices, types, styles, and price points to serve current and future residents needs and preferences at different stages of their life cycle, with an emphasis on market supported move up housing. 2. Select housing products that support Oakdale s economic development opportunities with an eye towards the future expansion of the Slumberland campus. TRANSPORTATION 1. Design and build a network of roadways and trails,, to create a multi-modal transportation system with connections to parks, the gateway trail, employment and shopping opportunities.. 2. Emphasize accessibility for people of all ages and abilities. 3. Fully support pedestrian and bicycle infrastructure to promote active and healthy living. PARKS, OPEN SPACE AND AMENITIES 1. Create and maintain an integrated system of active and passive recreation spaces 2. Conserve, restore and augment natural resources, including native and indigenous trees and grasses to support wildlife habitat, clean air, and water quality. 3. Explore the opportunities for innovative natural resource based storm water management SUSTAINABILITY & RESILIENCY 1. Promote inclusivity and fairness in all land use, housing, and transportation decision-making 2. Plan infrastructure to promote resilience and sustainability 3. Promote healthy living, locally grown food, clean energy, air and water quality ATTACHMENT C
3M SPECIAL AREA STUDY Joint City Council/Planning Commission Work Session March 14, 2017
Agenda 1 Introduction Where are we in the Process? 2 Quick recap of the work to date 3 Objectives for this workshop 4 Summary of Council, Planning Commission and community input
Agenda 5 Presentation of recommended goals 6 Discussion 7 Next Steps
About the Project 3M Foundation is selling the subject property Previously part of the Imation Campus, the land is guided Multi-use Business Park and is zoned PUD (Multi-use Business Park)
1975: Original Site Design
1996: Modified Plans Prior to 1996, 3M abandons their expansion plans 3M sells southern half (208 acres) of the site to Imation, who constructs a new building in 1997 Plan was modified to accommodate a 1,800,000 sf. of multi-use business park
Tartan Crossing
Phase One
Phase Two
Phase Three
Phase Four
City Council 1. Authorize the process 2. Set expectations 3. Make key decisions at every project threshold
Planning Commission 1. Support the City Council 2. Provide feedback throughout the process on issues, goals and policies, and plan alternatives 3. Assist the Council in making decisions
Community and Neighbors 1. Provide feedback throughout the process on issues, goals and policies, and plan alternatives
What to Expect The new development framework will include: DIVERSE HOUSING OPTIONS EFFICIENT INFRASTRUCTURE SUSTAINABILITY & HEALTHY LIVING GROUNDED IN MARKET REALITY
Single-family listings have been declining since the beginning of 2015, with inventory ranging from a low of 6,649 to a high of 14,205, while annual pending transactions increased from 37,232 to 44,790. Downward trend in listings Upward trend in sales New construction units have accounted for eight percent to nine percent of total single-family annual sales since January 2015
TCM housing starts peaked at 10,500 in 4QTR 2005 and bottomed at 2,542 starts in 2QTR 2012 The 3M CMA peaked at 161 starts and bottomed at 37 new home starts Current housing starts are about 50% of the peak Current housing starts are about 80% of the peak
A supply of vacant developed lots (VDL) above 24 months indicates an over supply of developed lots and caution for new development A month supply of vacant developed lots (VDL) below 24 months indicates a demand for new development
Regional apartment vacancy rates remain very low. Regional office space has high vacancy rates and negative absorption Retail development opportunities are limited
City Council Expectations: Open, transparent process, clear communication throughout Respect for input from immediate neighbors, but City-wide input and vision Understand market conditions and opportunities Expect the Developer to understand and promote the City s vision and goals Take full advantage of this opportunity
City Council Expectations: Develop in accordance with a master plan that incorporates open spaces, trails, amenities and community parks and potentially gathering places Some move-up housing, but also offer housing choices with design elements that create a cohesive image and character Not cookie cutter Strong focus on environmental stewardship, sustainability and healthy living
1975: Original Site Design
Community Input Themes
Planning Process Transparency City-wide vision Take advantage of market conditions No winners/losers find mutual benefits Developer incorporates City s vision
Land Use Maintain green space Compatibility with adjacent single-family homes Provide mixture of housing types, styles, and price points not Woodbury Mixed opinions on retail
Roads, Trails, Transit Speeds on Helmo Ave. too fast More walking and bike paths Connections to other trails and sidewalks Slow traffic on 40 th Street
Neighborhood Unique, distinct character Part of city as a whole; welcoming Fix ugly chain link fence Be the pride of the city
Parks, Natural Resources, Amenities Places to walk dogs and large dog park Preserve wildlife and green space corridors Address localized flooding near wetlands Places to hike and bike
Draft Goals
General Goals: Take full advantage of the opportunity to masterplan this large property to build the City s tax base and create an attractive, cohesive neighborhood, efficiently served by public infrastructure and enhanced by an interconnected, multi-purpose open space system. To conduct an effective and organized planning process that includes timely opportunities for the participation of all stakeholders and supports the City Council s decision making at every project milestone.
Land Use Realize the opportunity to reimagine the City s preferred land uses on this property and re-guide the land use designations to reflect this new vision. Achieve a successfully integrated mixture of land uses that responds to market opportunities and takes full advantage of the property s potential.
Housing Provide a variety of housing choices, types, styles, and price points to serve current and future residents needs and preferences at different stages of their life cycle, with an emphasis on market supported move up housing. Select housing products that support Oakdale s economic development opportunities with an eye towards the future expansion of the Slumberland campus.
Transportation Design and build a network of roadways and trails to create a multi-modal transportation system with connections to parks, the Gateway Trail, employment and shopping opportunities. Emphasize accessibility for people of all ages and abilities. Fully support pedestrian and bicycle infrastructure to promote active and healthy living.
Parks, Open Space and Amenities Create and maintain an integrated system of active and passive recreation spaces Conserve, restore and augment natural resources, including native and indigenous trees and grasses to support wildlife habitat, clean air, and water quality. Explore the opportunities for innovative natural resource based storm water management.
Sustainability and Resiliency Promote inclusivity and fairness in all land use, housing, and transportation decision-making. Plan infrastructure to promote resilience and sustainability. Promote healthy living, locally grown food, clean energy, air and water quality.
QUESTIONS/DISCUSSION?
Attendance OAKDALE CITY COUNCIL WORKSHOP March 14 2017 5 pm The City Council held a workshop on Tuesday, March 14, 2017, at Oakdale Municipal Building, 1584 Hadley Avenue North, Oakdale, Minnesota. Present: Councilmembers: Absent: Also Present: Mayor Paul Reinke Kristen Cici Bill Rasmussen Kevin Zabel Councilmember Lori Pulkrabek Brian Bachmeier, Public Works Director / City Engineer Susan Barry, City Clerk Bart Fischer, City Administrator Jim Thomson, City Attorney Meeting with Washington County Commissioner Karwoski County Commissioner Karwoski and the City Council discussed the Gateway Corridor, the dissolution of the County Transit Improvement Board, the proposed 94 / 494 / 694 interchange project, and the proposed Highway 36 and Hadley Avenue overpass project. Special Election The City Council discussed whether to hold the special election for the mayor s seat and Councilmember Cici s seat at the August 14, 2018 State Primary or the November 6, 2018 General Election. Councilmember Zabel supported holding off on making a decision until an opinion is provided by the attorney general s office on the filing for office process. The City Council inquired about the wording on the ballot and whether there could be any movement to the filing periods. The City Council also discussed filling the vacancy on the City Council and whether to appoint the next-highest vote getter or to take applications from the general public. Staff was directed to bring the matter back for discussion at the March 28 workshop. 3M Small Area Study Also Present: Jake Ingebrigtson, Planning Commission Chair Corey Purkat, Planning Commissioner Mark Skjerven, Planning Commissioner Lee Stolarski, Planning Commissioner Mario Cocchiarella, Maplewood Development, Inc. Tim Mannie, Maplewood Development, Inc. John Shardlow, Stantec, Senior Principal Faith Simer, Stantec, Senior Planner Chuck Wicklund, Alliant, Engineer
Workshop March 14 2017 Page Two Bob Streetar, Community Development Director Emily Graffunder-Bartels, Senior Community Development Specialist Jen Hassebroek, Senior Community Development Specialist Emily Shively, City Planner John Shardlow, Stantec, reported back on the development goals and neighborhood characteristics identified at the January 24 workshop relating to the development of the 206-acre site located north of the Slumberland campus. He reviewed: general goals as well as land use; housing; transportation; parks, open space, and amenities; and sustainability and resiliency. Faith Simer, Stantec, provided an overview of the comments shared by residents at the neighborhood meeting. In response to a request from Mayor Reinke, Mr. Shardlow noted that he would bring back examples of developments comparable to that to be proposed. Planning Commissioner Skjerven noted that residents in the area have expressed concern with increased traffic volumes once the site develops and also commented on the need to complete the retail development south of the Slumberland campus. In discussing the natural gas pipelines on the site, Planning Commission Chairperson Ingebrigtson suggested that developing trails over the pipelines would be a good utilization of the easements. Mario Cocchiarella, developer, shared how neighborhoods and housing designs have changed since 2000 and that the proposed project would be different from any other developments in the city. He added that there would be a variety of housing types that would appeal to all ages. Mr. Shardlow noted that the placement of parks and open space would help determine the placement of the housing. Mayor Reinke appreciated the developer s willingness to work with the city on the small area study process. Councilmember Rasmussen asked that the homes be spaced out. Commissioner Skjerven agreed. He also asked for no-maintenance green space. Councilmember Cici noted that offering a mix of home styles and lot sizes would meet all needs. Councilmember Rasmussen also asked that the development include sidewalks. Mr. Shardlow asked that any additional comments be submitted to City Planner Shively. Adjournment The meeting adjourned at 6:46 pm.