INITIAL DEVELOPMENT FRAMEWORK PUBLIC REVIEW · 16 hours ago · Initial Development Framewor:...
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HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
INITIAL DEVELOPMENT FRAMEWORK
AUGUST, 2020PUBLIC REVIEW
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
WINTER 2020
SPRING 2020
SUMMER 2020
FALL 2020
NOVEMBER 2020
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
Research, Data Collection, and Initial Public Engagement
Initial Site Approaches Development
Initial Site Approaches Public Review
Finalist Scenarios and Draft Master Plan Text Development
Finalist Scenarios Public Review
we are here
The City of Saint Paul, in collaboration with the community and consultant team, collected and reviewed information on the site’s the history, current conditions, opportunities, and constraints. This included technical and sustainability analyses as well community wants and needs. This information will was used to develop Hillcrest Master Plan’s Goals and Priorities.
Using the goals and priorities developed in Phase 1, the Hillcrest team developed initial development concepts for the site.
The initial development concepts are being presented to the public for their review. Multiple tools, from on-line surveys to in-person events, will be used to capture community feedback on this initial development concepts.
Feedback from the community, associated governmental agencies, and other stakeholders will be reviewed and analyzed. The development concept will be adjusted to incorporate this feedback. The Master Plan document will be developed.
Finalist development scenarios will be created that incorporate this feedback
• Anne DeJoy (Planning Commissioner)
• Osman Egal (Saint Paul/Maplewood resident)
• Jon Fure (Saint Paul resident)
• Kathryn Murray (Saint Paul resident)
• James Westin (Saint Paul resident)
• Rachel Finazzo Doll (District 2 Community Council representative)
• Linda Martinez-Higgins (Maplewood resident)
• Tiffany Scott Knox (Maplewood resident)
• Tong Thao (Business representative)
• Que Vang (Housing representative)
• Ethan Osten (Multimodal transportation representative)
The Hillcrest Community Advisory Committee (CAC) provides feedback to City staff and consultants throughout the master planning process. Topics include land use priorities, street and trail networks, open space and neighborhood connections. The CAC’s mission includes that its members represent the broader community in addition to (their) own unique perspectives.
The Community Advisory Committee (CAC) was appointed by Mayor Melvin Carter from among over 70 applications via an open application process. The members of your CAC are:
The City of Saint Paul - in collaboration with the Saint Paul Port Authority, community members, and consultants - is developing a master plan. The purpose of the master plan is to develop a future vision for the site including future land uses and street network for the site. Key goals of the plan include how to build opportunity and community wealth on the redeveloped Hillcrest site – bringing more housing, jobs, and public amenities.
Hillcrest is a 112-acre site in the northeast corner of Saint Paul - at the intersection of Larpenteur Ave and McKnight Road. The site was developed in the early 20th Century as a golf course. The golf course closed in 2017. In July of 2019, the Saint Paul City Council approved bonds for the Saint Paul Port Authority to purchase the site with the intent to redevelop the site to benefit the surrounding com-munities.
WHAT IS A MASTER PLAN?
WHO IS LEADING THIS EFFORT?The City of Saint Paul is leading the master plan process, in collaboration with community members, consultants, and the Port Authority.
WHERE IS HILLCREST?
2021
PHASE 6
Formal City ProcessCity staff put forward final scenario and Master Plan document for CAC comment and public hearings at Planning Commission and City Council.
WHAT IS THE CAC?
TIMELINE
Larpenteur Ave
McKinight Road
DOWNTOWN ST. PAUL
MISSISSIPPI RIVER
4.5 miles
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
WETLANDSThe Site has several wetlands and ponds that are in the process of being delineated. If deisgnated as “jurisdictional” they are subject to federal requirements. If not, they are subject to watershed district requirements.
TOPOGRAPHYThough the site has been artificially graded as a golf course, it has always been the high point of Ramsey County - thus the name, “hillcrest”. The ridge connecting the three peaks defines waterflow on the site, with 2/3rds of the site drainging to the south and 1/3 draining to the north.
TREESTrees on site consist of red and bur oaks, maple, elms and river birch trees aong the edges of the site and arranged along the fairways. Many of the trees were planted for the golf course, several are over 100 years old. These trees create urban habitat and
SURROUNDING COMMUNITYThe neighborhoods to the east and west are quiet neighborhoods with primarilly, though not exclusively single family homes.
SOILS AND CONTAMINATIONMuch of the soil will have to be removed due to mercury contimination. The contamination is highest in the tee boxes and greens of the golf course. Removal of the contaminated soil will result in the loss of many trees. Soils on the southern portion of the site have a high potential for infiltration.
CURRENT SITE CONDITIONS
WETLAND AND PONDS
HIGH STORMWATER INFILTRATION POTENTIAL
VIEWPOINT - SITE HIGH POINT
SIGNIFICANT TREE
STORMWATER FLOW
RIDGE
SEARCH CORRIDOR
The Site’s current landscape reflects its previous use as a community golf course. It is distinctive for the rolling topography, mature tree canopy, and water features. Less visible is soil contamination associated with previous pesticide use on the course.
The development scenarios will incorporate aspects of the existing site that the community and/or technical advisory committee identify as valuable to the ecology, culture, or function of the site and/or surronding systems. Remeditation of the mercury pollution will be part of any future development.
SITE BOUNDARY
Larpenteur Ave
McKinight Road
2’ CONTOUR
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
SYSTEM CONNECTIONS
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Colby Hills Park
Colby HillsPark
SterlingOaks Park
Beaver Creek
NebraskaPark
MaplewoodNatureCenter
Goodrich GolfDome/Aldrich
Ice Arena
GoodrichGolf Course
HillcrestCountry Club
Goodrich Park
Beaver CreekPreserve
City HallCampus
JimsPrairie
Urban EcologyEnviromental
Learning Center
Eldridge TotLot
NorthwoodPark
SouthwoodNature
Preserve
HillsidePark
Geranium Park
GethsemanePark
HillcrestKnoll Park
PrioryNeighborhood
Preserve
Maryland AveOpen Space
Hayden HeightsRecreation
Center
Hazel ParkRecreation
Center
Parks & RecBuilding
Parking Lot
Ramsey CountyFairgrounds/Parks
& Rec BuildingRamsey County Parks
& Rec Horseshoe Court
Beaver LakeCounty Park
Beaver LakeCounty Park
Holloway Marsh
HollowayMarsh
Helen
St N
E CaliforniaAve
Olivia Ct
BurkeAve E
7th S
t N
E Magnolia Ave
N Pedersen St
5th S
t N
E Ames Ave
E Lacrosse Ave
E Maryland Ave
Ariel St
E Geranium Ave
Edge
water
Blvd
E JessamineAve
E Rose Ave
EchoAve
Frost Ave E
N Ru
th St
E York Ave
E Sims Ave
E Case Ave
E RoseAve
E Arlington Ave
E Montana Ave
MemoryCt
Northwood Dr E
Maryland Ave E
Laurie Rd E
E Cottage Ave
Oak Cir
E Clear Ave
E Nebraska Ave
E Ivy Ave
E Ross St
E Arlington Ave
N Pederson St
Fern
dale
St N
Prospe
rityRd
SouthwindLa
Mck
night
Rd
N
Polaris Ct
Arlington Ave E
Sterlin
g St
N
MontanaCir
Burke Ave
7thSt N
7th St E
BelmontCt
E Bush Ave
Belmont La E
2nd
St N
Myrt
le St
N
3rdSt N
Myrt
le St
Tevlin Ct
TewannaPl
N Iro
quois
Ave
N Ruth St
N W
inthr
op St
SkillmanAve E
E Reaney Ave
N Ho
ward
St
Fern
dale
St N
Nebraska Ave
RyanAve E
N Ru
th St
N Va
n Dyk
e St
Beeb
e Rd
N
TilsenCt E
Sterlin
g St
N
E Idaho Ave
Geranium St E
N Br
een S
t
Ripley Ave E
KnollCir
Cres
tview
Dr
E Bush St
Marg
aret S
t N
Amy
Cir
MyrtleSt N
N Lu
ella S
t
Holloway Ave E
Michael La
MagnoliaAve E
N Hazel St
EscanabaAve
Gary
Pl
Mary St
N W
hite
Bear
Ave
N W
hite B
ear A
ve
N Ha
zel S
tN
Haze
l St
N Va
n Dyk
e St
Ariel
St N
Helen La
7th S
t N
Germ
an St
N
Price Ave
N Lu
ella S
t
Ruth
St N
N M
cknig
ht R
d
Char
lesSt
N
Evar St
Furn
ess P
kwy
2nd
St N
1st S
t N
N W
inthr
op St
IdahoAve E
E Jor
dan
Ave
E Sherwood Ave
N Fla
ndra
u St
EldridgeAve E
N Ru
th St
SouthAve E
Haze
l St N
Nebraska Ave E
6th S
t N
RipleyAve E
BrandSt E
5th
St N
E Nokomis Ave
Reaney Ave E
E Stillwater Ave
Mar
yjoe
La N
RipleyAve E
Myrt
leCt
SouthwindDr
County Road B
Edith St
Glendon St N
Montana Ave
Furne
ss Pk
wy
Polar
is Pl N
1st Ave E
E Nok
omis
Ave
N Ha
zel S
t
IowaAve E
N Iro
quois
Ave
CountyRoad B
EldridgeAve E
OakHillPl N
E Iowa Ave
Bush Ave
Sterlin
g St
N
BrandSt E
Manito
u Ave
Maryland Ave E
Eldridge Ave E
Ivy Ave
Evar St
Harvester Ave
GeraniumAve E
Cowern Pl E
BurkeAve
Curri
eSt
N
Sterling St N
TierneyAve E
ShryerAve E
Betty
Jane C
t
N W
inthr
op St
MidvalePl
Mary St N
7th Ave E
7th Ave E
E CaseAve
Mar
ySt
N
RyanCt E
E Nokomis Ave
RipleyAve
Stillwater Rd
Mck
night
Rd
N
Jenn
ifer
Ct
North Saint Paul Rd
EldridgeAve E
RoseAve
ShryerAve E
Hoyt Ave E
E Mechanic Ave
KingstonAve
E 7th St
Curri
e St
E LarpenteurAve
E Orange Ave
Stanic
hPl
N
N Da
rlene
St
Barte
lmy L
a N
CountyRoad B
Burke Ave E
N Fla
ndra
u St
SouthAve E
BelmontLa E
SkillmanAve E
N Br
een
St
Cowern Pl E
E Hyacinth Ave
E MagnoliaAve
Lake
StCounty Road B
E Stillwater Ave
South Ave E
Curri
eSt
N
E Reaney Ave
Mohaw
kAv
e
E Ames Ave
E 7th St
Mey
er St
E Larpenteur Ave
E Lacrosse Ave
E Case Ave
N Cr
aig Pl
E Hawthorne Ave
N Va
nDy
ke A
ve
N Da
vid St
Stanic
h Ct
Benet Rd
RipleyAve E
Nortonia Ave
Arte
ll St
Arlington
Ave
Sterlin
gSt
N
Skillman Ave E
3rd
St N
6th S
t N
Furn
ess P
kwy
Haze
l St N
Van D
yke
St N Craig
Pl
Tilsen Ave
Shryer Ave E
MemoryLa
Burke Ave E
E Ames Pl
Stanic
h St
Skillman Ave E
N Wau
kon A
ve
Sterlin
g St
N
E California Ave
E Ross Ave
E Hoyt Ave
Glend
on St
Mar
y St N
E Hoyt Ave
Ivy St
N
Van D
yke S
t N
Parkway Dr
E Nevada Ave
Fland
rau S
t N
Belm
ont L
a
Ripley Ave E
Larpenteur Ave E
N M
cknig
ht R
d
Kingtston Ave E
Montana Ave E
E Hawthorne Ave
E Maryland Ave
Howa
rd St
N Lake
wood
Dr
Case Ave
Furness St N
Lake
wood
Dr
Myrt
le St
N
City Center Dr
Whit
e Bea
r Ave
N
Van
Dyke
St N
Lake
wood
Dr
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å Private School
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Waterway
State Trail
Minnesota Rail Lines
Approximate Habitat Corridor
Wetland
Lakes and Ponds
Met Council Collaborative Parks
Native Plant Community (MBS)
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High Ecological Score
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Municipal Boundary
Figure 5
PARKS, GREEN SPACE, ANDHABITAT CORRIDORS!;N
0 1,000 2,000Feet
1 inch = 1,000 feetImagery: Nearmap; April 4, 2019
March 25, 2020
EXHIBIT 3: Existing and Proposed TransitMarch 25, 2020
EXHIBIT 2: Existing Bike Facilities EXHIBIT 1: Study Intersections and Pedestrian Facilities
March 25, 2020
OPEN SPACE AND HABITAT PUBLIC TRANSPORATION BICYCLE TRAILS PEDESTRIAN INFRASTUCTURE
The site is connected to a variety of urban and ecological systems that extend beyond the project boundary. The approaches identify ways to connect to the existing systems to benefit the new development and potentially improve the systems they are effecting.
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
POLICY & TECHNICAL PRIORITIES HIGHLIGHTS
+/- 1000 JOBS +/- 1000 HOUSEHOLDSSaint Paul’s East Side has seen a signifi cant loss of living wage jobs over the past 30 years. Often taken for granted, living wage jobs and light industrial jobs have been middle class engines for over 100 years - off ering job opportunities that support many workers and their families. The Port Authority (owners of the Hillcrest Property) endeavors to bring approximately 1000 jobs to the site in the form of light industrial, production, modern manufacturing and potentially offi ce.
Housing at Hillcrest will likely occur in a range of styles, sizes and types - including single family homes, townhouses, apartments, cooperative living arrangements, as well as housing for seniors and larger families. Senior housing is particular value in this area of the city with a growing population over the age of 65.
A portion of the site has been desingated as a NEIGHBORHOOD NODE in the City’s Comprehensive Plan. NEIGHBORHOOD NODES are compact, mixed use areas that provide shops, services, neighborhood-scale civic and institutional uses, recreational facilities and employment close to residences. The community node development on Hillcrest will serve not only the new residents but the existing surronding communities.
Lower Density Housing
+/- 20 ACRES OF OPEN SPACEAs a part of City ordinance and the Port Authoty’s agreement withthe City, there wil be approximately 20 acres of open space on the site. Open space will be owned by the city and the Port and will be a combination of active park space, passive park space, ecological resoration and repair, and privately owned publicly accessible plazas.
Active Park Space
Passive Open SpaceHigher Density Housing
+ + +EMPLOYMENT HOUSING OPEN SPACE NEIGHBORHOOD
NODEEMPLOYMENT HOUSING OPEN SPACE NEIGHBORHOOD
ACTIVITY THROUGH SHARED USE
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
1. New development should respect the quiet nature of the existing neighborhood. Whereas we recognize that new development may “open up” our neighborhood, we value our trees, quiet streets, access to nature, and sense of neighborhood. New development should not eliminate these qualities.
2. Neighborhoods should be walkable with connections to nearby parks, schools, public transportation and other amenities.
3. New development should address the serious housing shortage in Saint Paul.
4. New jobs on the site should be for a diverse working class, providing sustainable living wage jobs and have local hiring goals; stable jobs for skilled labor for all education levels, and not with high turnover rates.
5. Development on the site should strengthen existing businesses and also support the growth of small, local, and entrepreneurial businesses. This can include (but is not limited to) provisions and allowances for home (and ga-rage) based businesses, affordable commercial workspaces, co-working and collaboration spaces, incubators/accelerators and startup retail including small shops and kiosks.
6. Any retail should be pedestrian-accessible, not automobile-based strip commercial. Attract distinctive small businesses like a coop grocery market, ice cream shop, small cafes, and entertainment venues.
7. Industrial/manufacturing building types should integrate with the neighborhood’s character and be located on the edges of the site near higher volume streets like Larpenteur and McKnight.
8. The site (and the area) needs better public transportation connections. Therefore, the site should be developed in a manner that enables improved transit and encourages the use of public transportation.
9. Extend trails into the site, creating a pedestrian and recreational connection that allows people from the neigh-borhood to access the site, public spaces, and businesses.
10. Analyze the public services that will be necessary to provide for public safety such as additional fire and police, or a new elementary school.
11. Preserve and respect the unique topography and features of the site and maintain healthy mature trees. The rolling hills, wetlands and trees are valuable resources that define the site, perform important ecological func-tions, and for many are part of childhood memories. Incorporate them into park space, gardens, wetlands and other amenities usable year-round to distinguish the site.
12. The development should have ample green space, open space, and park space to support the needs of the people who will be living and working there and meet the City’s green space and park requirements. These spaces should be connected to surrounding neighborhoods and Beaver Lake with multi-use trails and side-walks.
13. The site should have ample community spaces for people to gather and get to know each other and break down barriers – community center, swimming pool, picnic space, splash pad and playground for young families, natural reserve for kids to explore, dog park and other public or semipublic elements that help create communi-ty. Also places for activities like community/educational gardens and a farmers market, and programming such as art in the park and community murals.
14. Design of housing should encourage pride in one’s home and the community. [As revised by the CAC.]
15. Housing should emphasize an interaction with other residents and with nature.
16. Ideally, new jobs would be "green jobs.”
17. Provide a mix of housing options on the Hillcrest site that blends into the existing community and allows people to both stay on the East Side and choose to live on the East Side. This may include smaller single family homes including two-three bedrooms for young families, cottages, twin and town homes, duplexes, live/work homes, homes that are affordable to many incomes and family types, senior options (assisted and independent living cottages), and starter homes, all with yards and green space a priority.
18. New housing should consider emerging and existing family types – such as multi generational, extended, and single person households, cooperative housing arrangements, and intergenerational mixes.
19. New development should help complete the Greater East Side by providing jobs, health services, pedestri-an-accessible commercial and retail uses, and new housing that the East Side currently does not have. Retail should primarily serve the immediate area and not compete with White Bear Avenue.
20. Limit connections to the west and south that carry fast and high volumes of vehicular traffic. Connections into the site from the west and south should be carefully designed so as to avoid excess traffic flow through the neighborhood. Many neighborhood streets do not have sidewalks, so pedestrian safety is a priority. If traffic is increased, provide sidewalks.
CONNECT
BLEND
ACTIVATE
CONSERVE
BUILD
THEMESCOMMUNITY ENGAGEMENT COMMUNITY PRIORITIES
The purpose of Phase 1 Engagement was to introduce the public to the project, to give background information, and to listen to participants visions and concerns for redevelopment of the Site. Discussions were generally structured around community character, living/housing, working/jobs, and overall community priorities.
Following the phase 1 community engagement, the Community Advisory Committee developed 20 community priorities for the Hillcrest Master Plan Project based on the community responses that will be carried through the development of site approaches.
Community Forum
160 attendees
Pop Up Meeting (x3)
60 attendees
On line Surveys
22 responses
PHASE 1
build strong connections to existing infrastructure and community systems
spark community and economic activity through innovative development
conserve existing site features that celebrate
the character and ecological value of the
site
thoughtfully integrate the new development
into the existing neighborhoods
provide new community resources through site
development
+/- 220 engagementsTotal
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
ACTIVATECONNECT BLENDthe new development in the hillcrest site will create connections to the surrounding infrastructure network and will balance the needs of pedestrians, cyclists, and vehicles.
CONSERVEthe new development looks to spark economic and community activity on the site. This is often created through placement of complementary land uses - housing, public open space, retail, and employment. Each approach proposes a different way to balance the land uses and activate the site.
the community has identified natural features on the site - including the topography, mature trees, and wetland - as valuable features to maintain in the new development. Each approach proposes a different way to approach this conservation.
the new development should complement the surrounding neighborhoods and act as a bridge between the communities of st. paul and maplewood.
BUILDthe site will use varying scales in blocks and buildings to meet the needs of each of the land uses. Each approach looks to balance the scales to support new activity as well as blend into the surronding development.
INITIAL APPROACHESFour initial approaches were developed from the community, city policy priorities, and technical priorities. Each approach presents a different distribution and alignment of land uses - residential, open space, employment, trails, and public right-of-way - and their relationship to the existing site conditions and system connections.
DESIGN TOOLS
PROCESS
Community Priorities City Policy Priorities Technical Priorities Site Conditions & System Connections+ ++ DEVELOPMENT
APPROACH
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
LAND-USESresidential 1 : higher densityresidential 2 : lower densityopen spacepark landwetlandemployment: industrialemployment: officetrailright-of-way
ACTIVATECONNECT BLENDA single north south connection meanders through the site with east west roads connecting to existing local network at select roads. This placement conserves the wetland and existing hillcrest in their current locations. Trails connect the site to the existing trail network and allow for easy pedestrian and bicycle circulation in the new development.
CONSERVE
BUILD
All wetlands, majority of significant trees, and the existing hillcrest are conserved in this approach.
Employment land uses are located in the center of the site. Lower to higher density residential development are used to blend the site into the existing neighborhoods’ grid.
This approach activates the site near the intersection of McKnight and Larpenteur by locating housing, employment, and retail around flexible public space - including a 5+ acre active park and hill crest.
This approach conserves the current location and extents of the hill crest and wetlands as central site features. Proposed land uses are placed around these features and existing site topography.
LAND USE AcresROW 15
Trail Easement 3
Total Open Space 33Open Space (including wetlands, not active park) 25Active Park 8
Employment (Industrial + Office) 29Office 2Industrial 27
Total Residential 32Residential 1 24Residential 2 8
Total Area 112
existing roadexisting bus routeexisting trail
proposed trailproposed road 70’ ROWproposed road 80’ ROW
existing significant treeexisting wetland
hillcrest
PLAN VIEW
Ivy
Clear
Hoyt
Cottage
Sherwood
NebraskaNebraska
Montana
Larpenteur
Hoyt
Arlington
Arlington
McK
nigh
t
APPROACH 1 : LIGHT TOUCH
hillcrest open space
central trail
MCKNIGHT ROAD
LARP
ENTE
UR
AVE
FURNESS TRAIL
NEBRASKA AVEMONTA
NA AVE
ARLINGTON AVE
residential housing expansion
centralized low density industrialconserved wetland open space
5-acre active park
community node (mixed use, housing, open space, and retail)
NORTH
NORTH
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
APPROACH 2 : CONSERVATION
hillcrest open space
LAND-USESresidential 1 : higher densityresidential 2 : lower densityopen spacepark landwetlandemployment: industrialemployment: officetrailright-of-way
central trail
MCKNIGHT ROAD
LARP
ENTE
UR
AVE
FURNESS TRAIL
NEBRASKA AVEMONTA
NA AVE
ARLINGTON AVE
residential housing expansion
ACTIVATECONNECT BLENDA single north south connection meanders through the site with east west roads connecting to existing local network at select roads. This road placement creates a range of block scales needed for the different land uses - smaller blocks for residential use and larger areas for industrial. Trails connect the site to the existing trail network and allow for easy pedestrian and bicycle circulation in the new development.
CONSERVE
BUILD
High value existing wetlands on the eastern edge of the site and adjacent significant trees were maintained in this approach. A hillcrest is identified near to the location of the existing site’s highest peak
Employment land uses are located in the center of the site. Lower and higher density residential development are used to blend the site into the existing neighborhoods’ grid to the west and south. Maintaining the existing wetlands in the east of the site creates a green buffer between the site development and adjacent residential neighborhoods.
This approach activates the site near the intersection of McKnight and Larpenteur by locating housing and retail around flexible public space - including a 5+ acre active park and hillcrest.
centralized low density industrialconserved wetland open spaceThis approach balances the conservation of the existing natural site features with acreage identifed for new development. This approach focuses development around the intersection of McKnight Road and Larpenteur Ave.
LAND USE AcresROW 17
Trail Easement 4
Total Open Space 29Open Space (including wetlands, not active park) 24Active Park 5
Employment (Industrial + Office) 23Office 1Industrial 22
Total Residential 40Residential 1 23Residential 2 17
Total Area 113**Includes 1 acres ROW outside of existing site
existing roadexisting bus routeexisting trail
proposed trailproposed road 70’ ROWproposed road 80’ ROW
existing significant treeexisting wetland
proposed hillcrest
PLAN VIEW
5-acre active parkcommunity node (mixed use, housing, open space, and retail)
Cottage
Sherwood
NebraskaNebraska
Montana
Larpenteur
Hoyt
Arlington
Arlington
McK
nigh
t
NORTH
NORTH
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
APPROACH 3 : RESHAPE
hillcrest open space
LAND-USESresidential 1 : higher densityresidential 2 : lower densityopen spacepark landwetlandemployment: industrialemployment: officetrailright-of-way
central trail
MCKNIGHT ROAD
LARP
ENTE
UR
AVE
FURNESS TRAIL
NEBRASKA AVEMONTA
NA AVE
ARLINGTON AVE
community node 1(mixed use, housing, open space, and retail)
central low density industrial
ACTIVATECONNECT BLENDa single north south connection meanders through the site with east west roads connecting to existing local network at select roads. This road placement creates larger blocks in the center of the site needed for industrial use. A open space buffer runs along the western edge of the site between the industrial land uses and the neighboring residential community. Trails connect the site to the existing trail network and allow for easy pedestrian and bicycle circulation in the new development.
CONSERVE
BUILD
high value existing wetlands and adjacent significant trees were maintained in this approach. A hillcrest is identified near to the location of the existing site’s highest peak.
employment land uses are located in the center of the site. Residential development and public open spaces are used to blend the site into the existing neighborhoods’ grid to the north and south. Maintaining the existing wetlands in the east of the site creates a green buffer between the site development and adjacent residential neighborhoods.
this approach activates the site near the intersection of McKnight and Larpenteur by locating housing and retail around flexible public space - including a 5+ acre active park and hillcrest.
This approach maximizes acreage identified for employment. High value wetland areas are maintained. Two active community open space nodes are created around the hillcrest in the north and the active park land in the south of the site.
LAND USE AcresROW 14Trail Easement 3
Total Open Space 33Open Space (including wetlands, not active park) 21Active Park 6
Employment (Industrial + Office) 38Office 2Industrial 36
Total Residential 26Residential 1 21Residential 2 5
Total Area 113**Includes 1 acres ROW outside of existing site
existing roadexisting bus routeexisting trail
proposed trailproposed road 70’ ROWproposed road 80’ ROW
existing significant treeexisting wetland
proposed hillcrest
PLAN VIEW
open space buffer
community node 2(housing, employment, and active park)
5-acre active park
conserved wetland open space
Cottage
Sherwood
NebraskaNebraska
Montana
Larpenteur
Hoyt
Arlington
Arlington
McK
nigh
t
NORTH
NORTH
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
APPROACH 4 : SCULPT
hillcrest park
LAND-USESresidential 1 : higher densityresidential 2 : lower densityopen spacepark landwetlandemployment: industrialemployment: officetrailright-of-way
central trail
MCKNIGHT ROAD
LARP
ENTE
UR
AVE
FURNESS TRAIL
NEBRASKA AVEMONTA
NA AVE
ARLINGTON AVE
community connector green space
ACTIVATECONNECT BLENDA single north south connection meanders through the site with east west roads connecting to existing local network at select roads. This road placement creates a range of block scales needed for the different land uses - smaller blocks for residential use and larger areas for industrial. Trails connect the site to the existing trail network and allow for easy pedestrian and bicycle circulation in the new development.
CONSERVE
BUILD
High value existing wetlands and adjacent significant trees were maintained in this approach. A hillcrest is identified near to the location of the existing site’s highest peak
The large area identified for employment use is located in the center and eastern edges of the site. Lower density residential development and public open spaces are used to blend the site into the existing neighborhoods’ grid.
This approach activates the site near the intersection of McKnight and Larpenteur by locating housing and retail around flexible public space - including a 5+ acre active park and hillcrest.
centralized low density industrial
expanded wetland area This approach maximizes development of the land for employment and housing. Wetland areas are relocated to the southern end of the site following existing grade.
LAND USE AcresROW 16Trail Easement 3
Total Open Space 26Open Space (including wetlands, not active park) 21Active Park 5
Employment (Industrial + Office) 37Office 1Industrial 36
Total Residential 32Residential 1 16Residential 2 16
Total Area 113**Includes 1 acres ROW outside of existing site
existing roadexisting bus routeexisting trail
proposed trailproposed road 70’ ROWproposed road 80’ ROW
existing significant treeexisting wetland
proposed hillcrest
PLAN VIEW
community node(mixed use, housing, and retail)
Cottage
Sherwood
NebraskaNebraska
Montana
Larpenteur
Hoyt
Arlington
Arlington
McK
nigh
t
NORTH
NORTH
(including wetlands, not active park)
HILLCREST GOLF COURSE MASTER PLANInitial Development Framework: August 2020
COMPARISON OF THE APPROACHES
APPROACH 4 : SCULPTAPPROACH 3 : RESHAPEAPPROACH 2 : CONSERVATIONAPPROACH 1 : LIGHT TOUCH
responds most directly to the features of the land, preserving them in place
keeps wetlands and pondsminimal grading around the hillcrest
gathers valuable natural and cultural resources in one location and builds intensely elsewhere
gathers and expands wetlands in single location, creates a broad corridor through site
adjusts the hillcrest slightlyactive park to the north
pushes the hill and moves the ponds to expand design possibilities
Keeps all wetlands, eliminate ponds,
significant grading to push and sculpt the hill, two areas of open space connected by trail,
active park on the south
sculpts a hill and moves the wetlands to create more design possibilities
Keeps select wetlands, eliminate ponds,
significant grading to sculpt the hill, two areas of open space connected by trail, active park on the north
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Jobs/Housing
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Jobs Housing Units
Jobs/Housing
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Jobs Housing Units
Jobs/Housing
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Jobs Housing Units
Jobs/Housing
Land Distribution
Acres Residential
Acres Lt Industrial
Acres Retail
Acres Office
Acres Right of Way + Trails
Acres Parks and Open Space
Land Distribution
Acres Residential
Acres Lt Industrial
Acres Retail
Acres Office
Acres Right of Way + Trails
Acres Parks and Open Space
Land Distribution
Acres Residential
Acres Lt Industrial
Acres Retail
Acres Office
Acres Right of Way + Trails
Acres Parks and Open Space
Land Distribution
Acres Residential
Acres Lt Industrial
Acres Retail
Acres Office
Acres Right of Way + Trails
Acres Parks and Open Space
Land Distribution
Acres Residential
Acres Lt Industrial
Acres Retail
Acres Office
Acres Right of Way + Trails
Acres Parks and Open Space