HomeMy WebLinkAbout01-08-2004 Planning Commission Meeting PacketCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, January 8, 2004 - 7:00 PM
Estimated
Times
7:00 I. Ca
II. A.I
III. AI
A.
B.
11 to Order
►p oval of Agenda
prove Minutes:
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November 13, 2003 (1)
November 18, 2003 (2)
IV. Department /_Commission Liaison / Other Reports
A. Commission Liaison:
B. Hwy. 36 Subcomittee:
C. Other:
7:15 V. Visitors/Public Comment
This is* an opportunity for the public to address the Commission with questions
or concerns regarding items not on the agenda. Please limit comments to three
minutes.
VI. Public Hearings
A. Oakgreen Village (North) Phase 1 To consider a request for
conditional use P ermit, site plan review, subdivision and planned unit
development: general plan for construction of townhomes to the north of
58 St. and west of Oakgreen Ave. (3)
VII. New Business
VIII. Old Business
Ix. Informational
A. Oak green Village — Concept for South of 58 St. (4)
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B. Next Meeting: January 8, 2003 — Regular Meeting @ 7 :00 p.m.
C. Council Representative: January— Commissioner Liljegren
February -- Commissioner Powell
Ad .. ou nment
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CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINU'T'ES
Thursday, November 13, 2003
Call To Order Chair Dwyer called the meeting to order at 7:00 p.m. Present: Vice Chair
Runk, Commissioners Liljegren, Oswald and Powell. City Administrator Johnson, and City Planner
Richards. Absent: Co ssion Liaison McComber.
A royal of Agenda: Vice Chair Runk, seconded by Commissioner Liljegren, moved to approve
the Agenda as presented. Carried 5 -0.
Approve Minuutes: Commissioner Powell, seconded by Commissioner Oswald, moved to
approve the Minutes of October 9, 2003 as amended, correcting typographical error. Carried 5 -0.
Department /Commission Liaison Reins /O ther Reports:
A. Comnus s ion Liaison:
B. Hwy., 36 Subcommittee: City Administrator Johnson reported as to a recent meeting of the
City Councils for Oak Park Heights and Stillwater, S.R.F. and the Hwy. 36 MnDOT group.
He noted several locations that the amended scoping document was available for viewing at
and added that a public hearing on the document is to be held in early December.
C. Other:
Visitors /Public Comment: None.
Public Hearings:
A. Oak Park Marketplace — Planned Unit Development Conceit Plan &Conditional Use
Permit To consider a request for planned unit development: concept plan for construction of
two fast food restaurant structures for KFC /A &W and Taco Johns /Steak Escape, to be known
as Oak Park Marketplace and conditional use permit for curb cut openings and parking.
Proposed project located North of TCF Bank at Neal Ave. N.
City Planner Richards reviewed the November 7, 2003 planning report and provided an issue
analysis as related to the request. Richards noted that there were significant issues as to the building
design and parking CUP and reviewed recommended conditions for consideration should the
Commission feel comfortable with the proposed parking and elect to make a recommendation for
approval.
Chair Dwyer opened the hearing for comment from the applicant.
Louis Galland, one of the applicants introduced himself as a resident of the community and
introduced his partner Walt Cressman and Architect, Alan Kretman of Proterra Design Associates,
Inc., who discussed issues to the project with the Commission. Issues of discussion included
parking, traffic level, access, signage, design standards and the proposed elements of each of the
buildings being proposed. Mr. Galland assisted with discussion of anticipated business and traffic
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volume.
Planning Commission Minutes
November 13, 2003
Page 2of3
Mr. Kretman noted and described the sidewalks system within the proposed project for pedestrian
travel. He stated that he feels the site is a multi -mode destination and that it has been designed to
work well with foot traffic, bicycles and motorists.
Chair Dwyer opened the public hearing for audience comment. There being no visitors to
comment, Vice Chair Runk, seconded by Commissioner Liljegren moved to close the public
hearing. Carried 5 -0.
Commission and applicant discussion ensued as to signage (design and number), business identity,
parking and traffic flow. It was expressed that the general design of building elements and amount
of entity branding and color made the area feel very busy. Lengthy discussion was had as to the
building color selections and logo designs and what could be done to tone the site down in general
and provide some continuity. Mr. Galland, Mt. Cressman and Mr. Kretman all expressed their
willingness to address the Commissions concerns quickly'and would do whatever necessary to
accommodate the concerns.
The Commission expressed their desire to receive new drawings with the colors and business
branding changed to better meet the criteria of the City Design Guidelines and showing their
placement at the site and to also see samples of the brick and awning colors.
Continued discussion occurred as to the outlook for the business site in the event one or more of
the businesses does not do well, concern about the volume of red shades and the contrast of the two
business bindings. Timelines for process were discussed wherein the Commission elected to hold a
special meeting if the items requested could be provided and issues of concern addressed in time.
Vice Chair Runk, seconded by Commissioner Liljegren, moved to continue public hearing
discussion to a special meeting on Tuesday; November 18 at 7:00 p.rn. Carne =
New Business
A. Planning Commission Alternate Position Review of draft Ordinance 210.02 as forwarded by
City Council.
City Administrator Johnson discussed the background issue, prompting the proposal for
alternate positions to ensure majority attendance at all scheduled meetings. Johnson inquired as
to the interest of the Commission for alternates.
Discussion ensued, wherein. the Commission inquired if the Council had expressed concern of
planning commission not having quorums, when and how an alternate would be utilized and
what would seemingly be entailed to facilitate a process where an informed alternate would be
available. The Commission expressed that they feel they have done well by having quorums
and that it would be tough to have someone volunteer, on short notice, for a meeting and for
them to be current with the issues at hand. There was discussion of having the commission
liaison serve as the back up. The Commission stated that they felt the commission liaison would
better serve as an alternate as they are already at the meetings and receive the communications
relative to the issues being discussed. Another possibility was discussed, wherein commission
members on both parks and planning could set up a rotation schedule and cover for the
opposite commission on an "as need" basis.
Planning Commission Minutes
November 13, 2003
Page 3of3
City dministrator Johnson stated that he would share their comments with the City Council
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and that as the matter is further looked into he would keep them informed.
B. Review and Approval of 2004 Meeting and Council Representation Schedule: Chair Dwyer
reviewed the schedule as proposed and noted that the November meeting date and public
hearing submittal date for the November meeting were changed from the regular rotation due
to a government holiday, in which the City offices would be closed. He asked the Commission
for their comment.
Commissioner Powell, seconded by Commissioner Oswald, moved to accept the schedule for
2004 as presented. Carried 5 -0.
Old Business 'None
Informational:
A. Next Meeting: November 18, 2003 — 7:00 p.m. - Special Meeting
December 11, 2003 — 7:00 p.m. — Regular Meeting
B. Council Representative: November — Commissioner Oswald
December — Chair Dwyer
Ad ' urnment: Commissioner Ujegren, seconded by Commissioner Powell, moved to
adjourn at 9:06 p.m. Carved 5 -0.
Respectfully submitted,
Julie A. Hultman
Community Development
Approved by the Planning Commission:
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ENCLUSURE Z
11 N-ft CITY OF OAK PARK HEIGHTS
zm� PLANNING COMMISSION MEETING MINUTES
Tuesday, November 18, 2003
Call To Order
Chair Dwyer called the special meeting, for continued discussion of the November 13, 2003 public
hearing, to order at 7:00 p.m. Present: Vice Chair Runk, Commissioners Liljegren, Oswald and
Powell. City Administrator Johnson and Commission Liaison McComber. Absent: City Planner
Richards.
Public Hearing — Continued Discussion:
A. Continued Discussion - Oak Park Marketplace -- Planned Unit Development: Concept
Plan & Conditional Use Permit~ To consider a request for planned unit developments concept
p lan for construction of two fast food restaurant structures for KFC /A &W and Taco
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Johns /Steak Escape, to be known as Oak Park Marketplace and conditional use permit for curb
cut openings and parking. Proposed project located North of TCF Bank at Neal Ave. N.
This public hearing was opened for public comment and closed at the initial public hearing on
November 13 Discussion of the request was continued to a special meeting of November 18,
2003 to allow the applicants to address concerns and issues raised by the city planning report and
the Planning Commission.
Chair Dwyer reconvened discussion with the applicants and their architect.
Discussion ensued as to the design elements, signage and other issues for the proposed business site.
The applicants have proposed the following be done at the specific business sites to bring them into
better compliance with the city standards:
Taco John &Steak Escape: (1) Ledge rock on side of building and under windows will be added (2)
Corner to be all glass. If not possible it should also be ledge rock.
KFC & A &W: (1) Brick will be placed up to the top of the windows (2) A list of colors is to be
provided to the City (3) The checkerboard at I{FC will be toned down in color (4) The curb cut at
KFC will be left as shown in the plan and reviewed in 6 months (5) Delivery hours will be during
non peak business hours (between 11 a.m. - 2 p.m. & 4 p.m. - 7 p.m.).
Applicant stated they do not need a permit from the watershed as part of their agreement with Mr.
Brackey. The issue of watershed approvals was discussed and they were advised that a letter should
be obtained from the watershed and provided to the City. Additionally the applicant stated they
have not yet been in contact with MnDOT regarding the land issue should additional parking of
proof of parking availability become needed. It is their intention to pursue this. Continued
discussion as to building elements and signage requirements was had.
Chair Dwyer, seconded by Commissioner Liljegren moved to recommend City Council approval,
subject to the following conditions:
1. The developer must put in place parking and access easements between the two lots.
Planning Commission Minutes
November 18, 2003
Page 2of3
2. The developer shall contact MnDQT regarding expansion of the parking lot into the easement
area.
3. The delivery of goods shall not take place during peak business hours, subject to City staff
review and approval.
4. On the north lot, access to the site and the entrance to the drive through are in the same area.
The City will re- evaluate this arrangement after six months from the date of City Council
approval. If there is a circulation conflict, the developer must amend the situation to a
condition satisfactory to the City Engineer.
5. All access and site visibility recommendations of the City Engineer should be incorporated onto
the final site plan.
6. The Planning Commission recommends the following design /building material revisions to the
buildings subject to City staff review and approval The applicant shall provided revised building
elevations prior to City Council review of the project.
a. KFC / A & W:
(1) The checkerboard facade of A & W portion of the building shall be consistent
with the elevation plans and building material samples recommended by the 49
Planning Commission.
(2) The parapet, window awnings, and tower roof materials shall be a muted red
color as consistent with the building materials sample recommended by the
Planning Commission.
(3) The building shall not include any blue banding or neon accents.
(4) The base material shall be brick, consistent with the building material sample
recommended by the Planning Commission. The brick shall extend from the
ground level to the top of the window and doorframes.
(5) The A &Wand KFC signs shall not be internally lit. The signs may be lit from
a wall mounted, City approved light fixture.
(6) The revised plans, as recommended by the Plannin Commission at their
November 18, 2003 meeting shall be presented to the City Council for review
and approval.
b. Taco Johns / Steak Escape:
(1) The revised plans, as recommended by the Planning Commission
at their November 18, 2003 meeting shall be presented to the City Council
for review and approval.
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Planning Commission Minutes
November 18, 2003
Page 3 of 3
7. Revised sign plans and details must be submitted that are in conformance with Section
401.15.G of the Zoning Ordinance. These plans and details are subject to City review and
approval. Requirements relate to area, height, number, type, illation, landscaping, and
location.
8. The submitted landscape plan is subject to City Arborist review and approval.
9. The lighting must be revised and a photometric plan must be submitted that complies with
Section 401.15.B.7.d. Light standards may not exceed 25 feet from the parking lot surface to
the top of the light fixture. All lights, including security lights, must be a hooded or full cut --off
design.
10. The color and materials of the proposed trash enclosures shall match the principal building.
Revised details must be submitted for City review and approval.
11. Grading, drainage, erosion control, and utility plans are subj ect to review and approval by the
City Engineer. Storm water issues are also subject to review and approval by the applicable
watershed authority.
12. Paving and curbing proposed within the drainage and utility easement may be allowed at the
developer's risk.
13. Sound levels from ordering and announcement equipment shall be in compliance with
Section 401.15.B.11 of the City Zoning Ordinance.
14. A development contract shall be negotiated between the applicant and the City Attorney.
Carried 5 -0.
Ad'ournment Commissioner Powell , seconded by Vice Chair Dwyer, moved to adjourn at
8:14 p.m. Carried 5 -0.
Respectfully submitted,
Julie A. Hultman
Community Development
Approved by the Planning Commission:
ENCLOSURE 3"
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4-
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 plan nersgnacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Cynthia Putz -Yang / Scott Richards
DATE: December 31, 2003
RE: Oak Park Heights -- Oakgreen Village (North): CUP /PUD General Plan of
Development, Preliminary Plat, and Final Plat
FILE NO: 798.02 — 03.15
BACKGROUND
Valle y Senior Services Alliance (VSSA) is requesting approval of a CUP /PUD General
Plan of Development, Preliminary Plat, , and Final Plat for a portion of Phase One of
Oak green Village that is proposed to contain 87 townhome units. The site area is north
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of 58 Street North and west of Oakgreen Avenue North. The concept plan for the area
was approved with conditions in May of 2003. The applicant is also requesting grading
and p
drainage Ian approval for the portion of Phase One that will contains two
apartment buildings. This area is being platted as an outlot and is subject to review with
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required applications for General Plan of Development, Preliminary Plat, and
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Final Plat.
Attached for reference:
Exhibit 1:
Existing Conditions and Demolition Plan dated 12/8/03
Exhibit 2:
Layout and Traffic Flow Plan dated 12/8/03
Exhibit 3:
Phasing Plan dated 12/8/03
Exhibit 4:
Grading and Erosion Control Plan dated 12/8/03
Exhibit 5:
Utility Plan dated 12/8/03
Exhibit 6:
Final Plat
Exhibit 7:
Final Plat Lot Detail
Exhibit 8:
Site Plan dated 11/12/03
Exhibit 9:
Townhome Floor Plans dated 11/12/03
Exhibit 10:
Townhome Building Elevations dated 11/12/03
Exhibit 11:
Site Lighting dated 11/25/03
Exhibit 12:
Landscape Plan dated 11/14/03
Exhibit 13:
Appraisal Facts and Conclusions
Exhibit 14:
Letter from the Applicant dated 11/12/03
Exhibit 15:
Letter from Xcel Energy dated 3/26/03
Exhibit 16:
City Arborist Report dated 12/28/03
Exhibit 17:
City Engineer Report dated 12/30/03
ISSUES ANALYSIS
Zoning. The subject site north of 58 Street is proposed to remain zoned CBD. The
PUD approvals will be applied to the CBD District as a conditional use. The CBD
District allows multiple family structures as a conditional use. The use of the PUD
allows flexibility is how the project is configured in terms of building orientation and use
of private drives for access.
Subdivision. The final plat is attached in Exhibits 6 and 7. The final plat is subject to
review and approval by the City Engineer and City Attorney.
Site Review. The portion of the development currently under review includes 87
townhomes and is consistent with the approved - concept plan. The applicant has
described the townhomes as follows: "There will be a mixture of 2 story and 3 story
buildings arranged around the existing wetland. Homes will range in size from 1420
square feet to 1700 square feet. These homes will be offered for sale with prices
ranging from $175,000 to $225,000. Every unit will have a two -car garage plus
additional visitor parking spaces located in various places on the site."
Phasin g . A phasing plan has been submitted for the area north of 58 Street North and
west of Oakgreen Avenue. The phasing plan should be revised to note that the area to
be occupied by apartments north of Nutmeg Boulevard will be part of a future submittal
for general plan approval.
Streets and Right -of -Way. A condition of concept plan approval was that 40 feet of
right -of -way from the centerline of Oakgreen Avenue North shall be dedicated as part of
the plat and additional right -of -way shall be dedicated at the northwest corner of
Oakgreen Avenue /58 Street North, as determined by the City Engineer, for future turn
lane considerations. The final plat illustrates the right -of -way from the centerline of
Oakgreen Avenue North as 32 feet wide, and it does not appear that additional right -of-
way has been dedicated for future turn lane considerations. The City Engineer now
recommends that the submitted plans and final plat be revised to include 50 feet of
right-of-way from the centerline of Oakgreen Avenue North and be revised for turn lanes
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at the intersections of 58 Street North with Oakgreen Avenue North, Nutmeg
Boulevard, and Novak Avenue North, subject to City Engineer review and approval.
The applicant will construct Novak Avenue North and Nutmeg Boulevard. Novak
Avenue North will temporary end just north of its intersection with Nutmeg Boulevard.
The road will continue north in future phases.
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Novak Avenue North is drawn with an 80 -foot right -of -way, which is consistent with the
right -of -way width to the north. Nutmeg Boulevard is drawn with a 50 -foot right -of -way.
Both streets are shown constructed with a width of 34 feet, face to face. The City
Engineer should comment on the acceptability of these right -of -way and pavement
widths.
Setbacks. The Central Business District does not have setback requirements. The
setbacks illustrated are consistent with the approved concept plan.
Street Names. Street names on the final plat are not consistent with the street names
on the other plans. On the final plat, Newman Avenue North should be changed to
Novak Avenue North, and Nutmeg Street North should be changed to Nutmeg
Boulevard.
Xcel Energy Easement. The plans show a future 59 Street in the northern portion of
the property within the Xcel Energy easement. Xcel Energy has approved the
construction subject to a number of conditions. The area of future 59
J Street is shown
within an outlot on the final plat. We recommend that either the applicant give the area
for 59 Street to the City in fee without credit toward park dedication requirements, or
language be included in the development contract with the applicant that the City
reserves the option for taking an 80- foot -wide right -of -way for 59 Street in the future
without payment to the owner.
Circulation Pattern. The area northwest of the intersection of 58 Street North and
Oakgreen Avenue North includes construction of a private drive now and construction of
an adjacent private drive in the future. This is an inefficient design. We would prefer to
see a design that includes only one access drive into this area. This may result in the
southern townhome building along Oakgreen Avenue North being set back further from
the street than the other two buildings, which we would find acceptable.
Demolition. The existing conditions and demolition plan illustrates buildings to be
demolished for implementation of Phase One. The plan does not illustrate wells or
septic systems. Wells must be capped and abandoned in conformance with Minnesota
rules. It is our understanding that private road construction in Phase One will impact the
septic system of the northern house on the subject property next to Oakgreen Avenue
North. If that house continues to be occupied, an acceptable sewage disposal solution
must be provided.
Wetlands. The City is currently in the process of reviewing a draft wetlands ordinance.
The ordinance has not been adopted yet. The ordinance would require a greater
setback from the existing wetland on the property than is currently required. The new
standards would require the proposed retaining wall on the north side of the wetland to
be set back further. The City Engineer has commented that the wetland is not a high
quality wetland and the proposed setback is adequate. The applicant shall dedicate the
wetland area (Outlot F) to the City.
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Sidewalks. The project includes sidewalks on the north side of 58 Street North, on
both sides of Nutmeg Boulevard, on the east side of Novak Avenue North, within the
Xcel Energy easement, in front of the townhomes, and in other locations to provide
connections. The phasing plan and layout and traffic flow plan show the sidewalk
northeast of Nutmeg Boulevard ending in a dead -end until adjacent construction takes
place. We recommend that if the townhomes east of Nutmeg Avenue are constructed
before the apartments, the applicant should continue the sidewalk to provide a
connection to Oakgreen Avenue North at the time that the townhomes are constructed.
The Parks Commission should review and comment on the proposed sidewalks.
Park Dedication. Park dedication will be required for the subdivision of the subject
property north of 58 Street and east of the proposed Novak Avenue. The applicants
have not proposed a dedication of land for this immediate area, thus the Subdivision
Ordinance requires a cash dedication equal to the value of the land that would be
dedicated. An appraisal of the property, at $3.34 per square foot, has been prepared
for the applicant. See Exhibit 13.
The gross land area of the property to be developed is 22.43 acres, which excludes the
area north of the Xcel Energy power lines. The remaining property includes all of the
land available for development, including proposed right -of -way and wetlands.
The formula for park cash dedication is as follows:
Required Land Dedication Fair Market Value of Required Cash Contribution
Based on Dwelling Units Land per Acre: for Proposed Development
per Acre: per Acre:
14% (7.89 units per acre) 1 $126,170.30 t$17,663.84
The required cash park dedication for the 22.43 acres would be $396,200.00. The
specific terms of the dedication would be addressed in the Development Agreement.
The park dedication would need to be paid at the time of recording the final plat.
The Park Commission will review the cash park dedication proposal at their January
meeting. They will also need to comment on the development of the Oakgreen Village
development south of 58 Street. VSSA's current proposal includes development within
the 150 foot buffer strip on the south property line. The City has the option, based upon
the existing development contract for Boutwells Landing, to purchase the land for a
linear park/trail.
Lighting- A plan illustrating site lighting has been submitted. The submitted
photometric plan is subject to City staff review and approval. Full cut -off shoebox style
lighting is proposed. Section 401.15.13.7 of the Zoning Ordinance generally requires a
full cut -off design, but the ordinance allows the City Council to make exceptions to this
requirement for architectural/ historical light fixtures. The Planning Commission and
City Council should discuss whether the proposed full cut -off shoebox light fixtures or
decorative light fixtures are preferred.
The site plan does not include lights on buildings. If lights are proposed on the
buildings, they should be illustrated on the building plans, details submitted, and the
photometric plan should be revised to include them.
Signs. The applicant has not submitted a monument sign plan. If signage is proposed,
a plan must be submitted for City review and approval.
Landscaping. A landscape plan has been submitted and must be revised to comply
with the City Arborist's recommendations found in a report attached in Exhibit 16. The
landscape plan includes boulevard trees along City streets. This is acceptable provided
the applicant meets the requirements described in the City Arborist's report, including
maintaining the trees for four years after planting.
Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion
control, and utility plans are subject to review and approval by the City Engineer. Storm
water issues are also subject to review and approval by the applicable watershed
authority.
Building Design. The proposed townhomes comply with the maximum building height
of 35 feet. The proposed exterior building materials are brick and vinyl lap siding. We
recommend that the vinyl lap siding be replaced with steel or Hardiboard lap siding.
The City has the flexibility to require high quality exterior materials with planned unit
developments. The City's minimum floor area per dwelling unit requirements have been
met with the proposed townhome designs.
Parking. Two spaces within an enclosed garage are provided per unit. Sixty -six guest
parking spaces are proposed in various places throughout the development. These
guest parking spaces are proposed to also serve future townhome phases along
Oakgreen Avenue North.
Development Contract. The applicant is required to enter into a development contract
with the City.
RECOMMENDATION
Based upon the preceding review, we recommend approval of a CUP /PUD General
Plan of Development, Preliminary Plat, and Final Plat for the portion of Phase One of
Oakgreen Village that is proposed to contain 87 townhome units and approval of
grading and drainage plans for the portion of Phase One that will contain two apartment
buildings. We recommend that the approvals be subject to the conditions listed below.
5
1. The final plat is subject to review and approval by the City Engineer and City
Attorney.
2. The phasing plan must be revised to note that the area to be occupied by
apartments north of Nutmeg Boulevard will be part of a future submittal for general
plan approval.
3. The final plat must be revised to include 50 feet of right -of -way from the centerline of
Oakgreen Avenue North, and additional right -of -way must be dedicated, as
determined by the City Engineer, for turn lanes at the intersections of 58 Street
North with Oakgreen Avenue North, Nutmeg Boulevard, and Novak Avenue North.
4. Proposed street right -of -way widths, pavement widths, and intersection designs are
subject to City Engineer review and approval.
5. The proposed "drop off lane" in the public street right -of -way in front of the apartment
building on Nutmeg Boulevard is subject to Public Works Director review and
approval.
6. The applicant must demonstrate that adequate turning radius exists for emergency
vehicle access at the southeast corner of Building No. 2 in the parking lot/driveway
area.
7. The applicant must comply with Xcel Energy's requirements for construction of a
pond within the Xcel Energy easement.
8. On the final plat, Newman Avenue North must be changed to Novak Avenue North,
and Nutmeg Street North must be changed to Nutmeg Boulevard.
9. The applicant must either give the area for 59 Street to the City in fee without credit
toward park dedication requirements, or language must be included in the
development contract with the applicant that the City reserves the option for taking
an 80 -foot -wide right -of -way for 59 Street in the future without payment to the
owner.
10. The area northwest of the intersection of 58 Street North and Oakgreen Avenue
North should be redesigned to include only one access drive to serve both current
and future townhomes.
11. Wells must be capped and abandoned in conformance with Minnesota rules.
12. If the northern house on the subject property next to Oakgreen Avenue North
continues to be occupied after construction begins in that area, an acceptable
sewage disposal solution must be provided.
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13. If the townhomes east of Nutmeg Avenue are constructed before the apartments,
the applicant must continue the sidewalk to provide a connection to Oakgreen
Avenue North at the time that the townhomes are constructed.
14. Sidewalks are subject to review and approval by the Parks Commission, City
Council, and City Engineer.
15. The Park Commission shall comment on the cash park dedication proposal and on
the development of the Oakgreen Village development south of 58"' Street. Park
dedication must be paid at the time of recording of the final plat. The specific terms
of the dedication will be addressed in the Development Agreement.
16. The submitted photometric plan is subject to the review and approval of City staff.
The Planning Commission and City Council should discuss whether the proposed
full cut -off shoebox light fixtures or decorative light fixtures are preferred for site
lighting.
17. The site plan does not include lights on buildings. If lights are proposed on the
buildings, they must be illustrated on the building plans, details submitted, and the
photometric plan must be revised to include them.
18.If signage is proposed, a plan and details must be submitted for City review and
approval.
19. The landscape plan must be revised to comply with the City Arborist's
recommendations found in a report dated December 28, 2003. The revised plan is
subject to City Arborist review and approval.
20. Grading, drainage, erosion control, and utility plans are subject to review and
approval by the City Engineer. Storm water issues are also subject to review and
approval by the applicable watershed authority:
21. The proposed vinyl lap siding must be changed to steel or Hardiboard lap siding.
22. The applicant shall dedicate the wetland area north of 58 Street (Outlot F) to the
City.
23. The applicant is required to enter into a development contract with the City.
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SUMMARY OF SALIENT FACTS AND CONCLUSIONS
Property Location: 58"' Street North /Oakgreen Avenue North
p Oak Park Heights, MN 55 082
Tax Parcel I.D. Nos.: 05- 029 -20 -11 -0024
05- 029 -20 -11 -0025
05- 029 -20 -11 -0027
05
05 - 029 - 20 -11 -0030
3
05- 029 -20 -11 -0040
05- 029 -20 -11 -0041
Portions of the following tax-numbers are part of the proposed plat. The portions of
these old tax numbers that will become Outlots A and D are excluded from this
appraisal.
05- 029 -20 -14 -0002
05- 029 -20 -14 -003 8
Date of Valuation:
December 8, 2003
Property Rights Appraised: Fee Simple Interest
Property Data:
Zoning: CBD, Central Business District
Site Size 22.43 acres
Highest and Best Use:
Land As Though Vacant: development with 87 townhouse units
and a 90 -unit two - building apartment complex
Property As Improved: not applicable
Value Indications:
Sales Comparison Approach:
Market 'V'alue Estimate:
$2,830,000
$2,830,000
($3.34 per square foot of land, excluding
existing pond or $16,000 per unit)
BETTENDORF ROHRER KNOCHE WALL, INC. EXNJR 13
SUBJECT PROPERTY INFORMATION
Location: The subject property is in the northwest quadrant of 58 1h Street North and
Oakgreen Avenue North in the City of Oak Park Heights, Minnesota. Oak Park
Heights is a developing outer ring suburb of the Twin Cities Metropolitan area
approximately 14 miles northeast of downtown Saint Paul.
Zoning and Development Status: The property is raw land within the city's CDB,
Central Business District and has concept approval for development with 87
townhomes and 90 apartment units. Market conditions will likely dictate an
absorption time and phasing of the project over a four- to five -year period. No site
work for this proposed development plan had been performed as of the date of this
report. with the 177 housing units proposed, the density will approximate nine units
per acre.
Land Area: Per the survey calculations for the preliminary plat, the subject property
area is as follows:
Outlot B
less area excluded from
multi - family use north of
NSP easement
Outlot C
Outlot E
Outlot F
future Novak Ave.
future Nutmeg St.
less existing wetland
(Outlot F)
419,602 square feet
( 90,000 square feet}
329,602 square feet
126,032 square feet
274,276 square feet
129,353 square feet
64 square feet
53,587 square feet
total: 976,990 square feet
(129,353 square feed
847,637 square feet
or 22.43 acres gross area
or 19.46 acres net usable
Topography: The topography of the overall development varies, from open water in
the pond (HWL of 939 feet), upward to the western portion of the property (954 feet).
The development plan requires considerable grading and earthwork throughout the
site.
Utilities: All typical utilities such as telephone, electricity, gas, and-cable TV, city
water, sanitary sewer, and storm sewer are available for installation to the site.
Wetlands: The site will contain two large wetland /pond areas: an existing one in the
south central portion of the property and a future drainage pond in the north central
portion.
BETTEINDORF ROHRER KNOCHE WALL, INC. PAGE 6
r ` Frontage and . Access: The site has approximately 1,300 feet of frontage along its
southerly border at 158 Street North. The frontage along Oakgreen Avenue North
varies, as there remain single family homes that have not yet been acquired, leaving
"fingers" of the subject site protruding out to the street. Until these other detached
single family homes are acquired, the fingers of land reaching out to Oakgreen
Avenue have limited utility and value.
The development plan indicates future construction of two new streets off . 5 8 th Street
p
North and potential for a future 59 th Street North off Oakgreen Avenue North in a
later phase of development in Outlot B. Ultimately, a portion of Outlot B may be used
for other than multi- family development.
Easements: Typical street, drainage, and utility easements are assumed. In addition,
there is a 225 -foot wide utility easement in favor of Northern States Power across the
middle of the site for the high voltage power lines corning from the King Plant that is
about one mile to the east.
Please see the following pages for a location map, the proposed plat, and proposed
development plan.
BETTENDORE ROHRER KNOCHE WALL, INC. PAGE 7
Current Plat Map �
BETTENDORF ROHRER KNOCHE WALL, INC. - PAGE 9
t
Project Narrative
PRESBYTERIAN
HOMES &SERVICES November 12, 2003
RE: Oakgreen Village, PUD General Plan application
Valley Senior Services Alliance and Anchobaypro Inc. previously received
concept approval for a development consisting of Town homes, apartments
and commercial office buildings. We are now submitting a General Plan
application, which pertains only to the construction of Townhomes, but
also includes the grading and drainage component of the apartment site.
• . We concluded that it would be most efficient to deal with earthwork,
Senior communities
including ponds on the easterly portion of the site, in this first General
application rather than trying to address ponds and drainage in a piecemeal
designed with the hand manner. General Plan applications for the apartment buildings and the
office buildings will follow at a later time.
of experience, a heart The site plan is consistent with the concept plan previously approved by
the Oak Park Heights City Council. Buildings maintain the necessary
setback from the existing wetland. The public street that serves the
for excellence and an townhomes intersects 58 St. in the location desired by the city. There is
an extensive system of sidewalks and trails connecting the parking areas
with front doors, bordering the wetland and ultimately connecting with the
eye to the future.
city trail system.
We propose the construction of 87 housing units. There will be a mixture
of 2 story and 3 story buildings arranged around the existing wetland.
Homes will range in size from 1420 square feet to 1700 square feet. These
homes will be offered for sale with prices ranging from $175,000 to
$225,00. Every unit will have a two -car garage plus additional visitor
parking spaces located in various places on the site.
Management 6' Services EXHIBIT 14
0
3220 Lake Johanna Boulevard, Arden Hills, MN 55112 Phone (651) 631 -6100 Fax (651) 631 -6108
Xcel Energy SU
26 March 2003
Todd Erickson
Folz, Freeman, Erickson, Inc.
5620 Memorial Avenue North
Stillwater, Minnesota 55082
Re: NSP Easement — Encroachment -- Oakgreen Village
Transmission Lines #0801/4,0977
Dear Mr. Erickson:
414 Nicollet Mall
Minneapolis, Minnesota 55401-1993
Our Transmission Engineers have reviewed your request for an encroachment for the purpose of
constructing a roadway and pond. The encroachment is acceptable to Xcel Energy under the following
conditions:
1. EXCAVATION CLOSE TO STRUCTURE LOCATION
A minimum distance of 15 feet of supported earth must be maintained from any of the
transmission line structure. Support of the ground beyond the 15 feet may be provided by a slope no
greater than three (3) feet horizontal to one (1) foot vertical. Support may also be provided, by the use
of cribbing, sheet piling, retaining wall or tunneling. The specific plan for providing the required support
and the excavation plan for the proposed project must be submitted to Xcel Energy for review and
approval.
2. GRADE CHANGE AROUND THE STRUCTURE LOCATION
Fill around or above steel structure foundations is not permitted. The grade around the structures must
provide for surface water runoff - no surface water ponding around structures will be permitted. Any
cost related to the adjustment of Xcel Energy's facilities will be at the requestors expense.
3. GRADE CHANGE WITHIN EASEMENT
Please provide a grading plan. Stockpiling of soil and /or material within the easement will not be
permitted.
4. CLEARANCES TO EQUIPMENT AND WORKERS
A working clearance of 25 feet between the electrical conductors and any cranes or digging equipment
used in or near the easement, or a clearance of 25 feet to the physical proximity of workers, must be
maintained at all times. If this clearance cannot be maintained, the contractor or developer must
arrange for a line outage by calling Xcel Energy's System Control department (Steve Rollin 612-330 -
2875). At least two (2) weeks advance notice must be provided in order to schedule a line outage.
There is a fee of approximately $350.00 per day, *per outage, for this service. This fee must be paid
prior to outage.
EXHIBIT 15
Todd Erickson
26 March 2003
Page Two
5. LANDCAPING WITHIN THE EASEMENT
Detailed plans for landscaping (including light standards) must be submitted to Xcel Energy for review
and approval. Generally, shorter varieties of trees and shrubs may be considered. If planting is
permitted, the line's voltage and the tree's mature height and the distance from the line must be
considered. For maintenance purposes there shall be no planting with 15 feet of structure sites.
6. BUILDING ON EASEMENT
There shall be no permanent or temporary building allowed allowed on the easement.
7. STREET LIGHTS AND SIGNS ON EASEMENT
If there are to be streetlights, signboards, identification signs or any other type of non -- building structure
within the easement, detailed plans must be submitted to Xcel Energy for review and approval to verify
compliance with electrical code clearances. Metallic structures must be properly grounded. The same
working clearance criteria, as stated in Paragraph - 4, also applies for equipment used to erect and
install light standards, signboards, etc.
8. FENCES ON EASEMENT
If the easement area is fenced, gates must be installed to provide access to Xcel Energy for.
maintenance purposes. Chain link or other types of fences using metal material and constructed on or
near an Xcel Energy easement should be properly grounded.
9. STRUCTURE PROTECTION
Where streets, parking lots or other areas are developed which expose transmission structures to
vehicular traffic, steel post or guardrail type barricades must be installed in accordance with Xcel
Energy specifications. In some cases, curbing will provide adequate protection
It is the express condition of this consent that all other terms and conditions of that certain easement
granted to Northern States Power on August 24, 1972 and recorded on August 29, 1972 as Document
No. 344402 shall remain in full force and effect. Please provide information regarding plans for
development west of Novak Avenue No. (when available) as we will have structures affected.
To acknowledge receipt of and agreement with the terms of this consent prior to commencing any
activities within Xcel Energy's easement, please sign and return a copy of this letter to me in the
envelope provided.
Thank you for your courtesy and cooperation.
Sincerely,
Karen C. Weaver
Siting and Land Rights
612- 330 -6241
ACCEPTED:
By .
Its:
Yage 1 of 2
Scott Richards
From: <kdwidin@comcast. net>
To: "Jim Butler" < jbutler @cityofoakparkheights.com >; "Julie Hultman" < jhultman @cityofoakparkheights.com >; "Jay
Johnson" < jjohnson @cityofoakparkh eights .com >; "Dennis Postlee' <dpostler@bonestroo.com >; "Scott Richards"
<srichards a@nacplanning.com>
Sent: Sunday, December 28, 2003 11:14 PM
Subject: Oakgreen Village
OPH Staff -
I have reviewed the tree inventory, the tree preservation plan, the grad*ng
plan, and the landscape plan, visited the site, and have the following comments
regarding the proposed plans for Oakgreen Village, Phase L
1. The Tree Inventory:
a. the trees on site are mostly in fair to poor condition. Most of
the trees are planted evergreens or are volunteer deciduous trees, many of less
valuable species such as boxelder and cottonwood. Trees next to the wetland are
mostly dead, due to fluctuations in water level.
b. the inventory does not include trees on several properties
bordering Oakgreen Ave. which are currently owned by the development company and
are included as part of Phase I. Why are these trees not included in the
inventory? If these trees were included, their diameters would offset the
diameter inches of trees to be removed on other portions of the site. Also some
trees (NE portion of site) are included in the inventory but appear to be on
land which is not owned by the development company - Why are these trees
included as part of the trees to be saved?
c. there are trees on the SW portion of the site near 58th St. which
are included as trees to be saved in Phase I, but are indicated to be removed in
Phase II. If plans for Phase II do eventually include the removal of these
trees, possible tree replacement will be calculated.
d. I re- calculated the total diameter inches of significant trees on site and total diameter inches of significant
trees to be removed since, based on OPH Tree Preservation Ordinance 1307, a significant deciduous tree is 8 inches or
more in diameter, boxelders are not included as significant trees, and only living trees are to be included in the totals.
The totals are:
Total diameter inches of significant trees on site = 6787
(if trees in oudots on east side are not added)
Total diameter inches of trees to be removed = 3372
2. Tree Replacement Required:
Based on the calculations above this would be 168 inches. The original calculation of 2225 inches was modifed
(per Ordinance section 1307.070) by woodland type factors for percentage of each type of tree being removed, by fair
condition rating (50 %) for the inches of pines grown as a plantation, and a 10% credit for preserving >50% of trees on
the property. There was also a credit given for 676 inches of trees in the landscape plan and 87 inches (or 50 %) credit
for the 174 inches of trees proposed to be moved on site. Tree replacement can be satisfied by planting additional trees
EXHIBJET.9/163
Page 2 of 2
on site or by paying cash in lieu of tree planting, which is calculated at a rate of $50.00 per replacement diameter inch
($8,400.).
3. Tree Preservation:
a. tree protection fencing is to be put up around trees to be saved prior to the start of construction and is to remain
up until construction is completed.
b. all contractors and sub - contractors should be informed of the purpose of the fencing and that it is not be taken
down until construction has been completed.
4. Landscape Plan:
The landscape plan is satisfactory with the following conditions:
a. Species chosen for planting are acceptable; however, "Greenspire" linden should represent only 10 -15% of the
deciduous trees planted on site due to its problems with stem girdling roots. I would also like to see a 5th type of
boulevard tree planted to increase variety.
b. What types of oaks are to be planted?
c. If looks as if there are quite a few "boulevard" trees to be planted on this site, including approx. 39 along
Nutmeg Ave. which, I believe. will be a street maintained by the City. In this case the following requirements should
be met regarding boulevard trees:
1 a tree lawn (area between curb and sidewalk or other hardscape) should be a minimum of 15 ft. wide, the
tree should be planted no closer than 8 feet to the curb and 6 ft. to any sidewalk or hardscape in order to allow enou
room for root growth and to prevent interference of roots with hardscape. If area is smaller than that (such as narrow
planting islands shown on sheets L2 and L3 at ends of buildings) an ornamental tree should be planted instead of a
deciduous tree.
2. trees should be maintained by the developer for 4 years after planting (watering, pruning and replacement)
after which time the trees would be added to the City maintenance contract.
3. boulevard tree species should be alternated along the street to reduce problems of insect and disease spread
between trees of the same species.
d. The Plant Schedule should include the scientific (Latin binomial) of each plant proposed for the landscape
e. The Planting Detail should include the following language for B &B stock: " top of burlap and the twine around
base of trunk should be removed at planting time, as well as the first two rungs of any wire basket enclosing the root
ball" and "root ball should be set on firm soil at bottom of planting hole"
If you have any questions regarding this review, please contact me.
Kathy Widin
OPH Arborist
12/29/2003
December 30, 2003
Mr. Eric Johnson, Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, MN 55082 -2007
Re: Oakgreen Village
General Plan Review
BRA File No. 55 -03 -000
Dear Eric:
We have reviewed the general development plans and preliminary plat for the proposed
Oakgreen Village development as submitted by Fo lz, Freeman, Erickson, Inc. and have the
following comments /recommendations for your consideration (previous comments still
applicable from our 2/14/03 concept plan review are shown in italics):
Preliminary Plat:
1. Drainage and Utility Easements are required for any storm sewers, sanitary sewers or water
mains that are "public" and lie outside of public street right -of -ways. Most of these are
shown, however one is required for the storm sewer north of 58 St. N. and east of Novak
Avenue N. Additionally, depending on whether sanitary sewer and water main will be public
south of Nutmeg Blvd. in the private drive entrance, a utility easement may be required there.
2. Storm sewers serving internal private streets and parking lots will be privately owned and
maintained. As such, drainage and utility easement are not required for these items.
3. Additional road right -of -way is recommended to accommodate the recommended separate
left and right -turn lanes on Nutmeg Boulevard (see Comment 7. below).
4. We recommend 50' of right -of -way be dedicated along the west side of Oakgreen Avenue N.
for existing and future roadway improvements.
5. Change /update the names of the streets on the preliminary plat.
Site Layout /Streets /Trails:
6. The proposed right -turn lane on Novak Avenue N. at 58 Street North should be extended
northerly to the future parking lot entrance.
EXHIBIT 17
7. We recommend Nutmeg Boulevard be designed to include separate left and right -turn lanes
at 58 Street N. This can be accommodated by g g increasing Nutmeg Boulevard to 40' wide
from face of curb to face of curb (expanding the west side of the road) and striping the
roadway accordingly. The road right -of -way in this area should be increased proportionately
to maintain a uniform boulevard width.
8. The proposed "drop off lane" in the public street right -of -way in front of the apartment
building on Nutmeg Boulevard should be reviewed by the Public Works Director. We
recommend either eliminating the lane and striping the curb as "loading/unloading only ", or
creating a separated off- street loop driveway closer to the entrance of the apartment building.
9. Verify adequate turning radius exists for emergency vehicle access at the southeast corner of
Building No. 2 in the parking lot/driveway area. It appears the radius needs to be enlarged
and possibly resulting in losing a parking space.
10. Install temporary barricades at the north end of Novak Avenue North and at the north and
south ends of the easternmost private driveway until such time these streets are extended.
11. The proposed sidewalk on the north side of 58 Street N. shall be 6' wide since it is in the
public street right -of -way and will be owned and maintained by the City. Is the construction
of this sidewalk part of the Phase 1 improvements (2004 construction)?
12. Verify the proposed sidewalk to Oakgreen Avenue N. (south of future 59 Street N.) lines up
with the existing bituminous trail on the east side of Oakgreen Ave. N.
13. Change /update the street names in Note 1. on Sheet 2 and on the profiles on Sheet 5.
14. We recommend the future most southeasterly Townhome building be moved westerly to
access the same driveway as the Townhome on Lot 10. This would eliminate the proposed
future "double driveway" scenario and result in more overall green space.
Grading L & Drainage /Storm Sewer:
15. Grading will be occurring outside of the platted project area in the northwest corner. A
temporary construction easement will be required from the adjacent property owner.
16. We recommend additional silt fence be installed along the north side of 58 Street N. (both
where proposed contours drain toward the street and also to protect the existing pond from
the proposed sidewalk construction). Also, silt fence should be installed along the east side
of the site to protect the three existing residences along Oakgreen Avenue N.
17. Storm water runoff from the majority of this (Phase 1) development will be tributary to two
different internal ponds /wetlands (one proposed storm water ponding area &one existing
storm water ponding area). The existing drainage pattern of the future commercial /off ce
area west of this phase is to the west /southwest and is in the BCWD jurisdictional drainage
area Drainage for a majority of this area is proposed to be redirected to the east to Pond 2.
As such, formal review /approval will be needed from both the BCWD and the MSC -WMO
prior to general plan approval.
18. Storm sewers structures outletting to ponds /wetlands shall be constructed with sumps for
sediment and debris removal, for both public and private systems.
19. Storm sewers serving public streets and/or connecting trunk storm water ponds will be
considered public and owned and maintained by the City. Public storm sewers will be
designed by the City and included in the public improvements bid documents. The following
storm sewer lines will be considered public for this development:
ON
• Stub west of CBMH 148 to FES 142 (excluding CBMH 146 to MH 144)
• CB 144 to FES 112
• Inlet 132 to MH 119
• CB 124 to FES 115 (excluding CB 118 to MH 11 6)
• Inlet 102 to Existing MH SS -2
All other storm sewer lines are considered private and will be owned and maintained as such
All private storm sewer design data (pipe slopes and material, structure sizes 8c rim and
invert elevations, profiles, etc.) should be shown on the plans.
20. Storm water runoff/ponding calculations and storm sewer design calculations will be
reviewed and commented on separately, to verify adequate pond storage capacities and
ultimate offsite discharge rates.
Sanitary Sewer:
21. The sanitary sewer layout, in general, is acceptable. The reach from MH 1 to MH 4 may be
better located within the future 59 Street N. alignment, and should be verified with the
public works department. Also, due to existing site elevation differences, the sanitary sewer
alignment to serve the easterly town homes proposes to go under the storm water pond. This
is not a desirable situation, but the pipe is proposed to be encased for this reach.
22. Typically, sanitary sewers under public streets are considered public and owned and
maintained by the City. In this case, the City will be deciding whether the reach from
connecting to the existing stub by the Oakgreen Townhomes (Hom4Me) to MH 6 will be
public (since serving as a "regional" line) or private. All other sanitary sewer lines are
considered private and will be owned and maintained as such. All private sanitary sewer
profiles should be shown on the plans.
23. Show the existing line north of the proposed connection (along the west side of Oakgreen
Avenue N.) as a thinner, existing line.
Water Main:
24. The water main layout, in general, is acceptable. The overall alignment, hydrant locations
and main line valve locations (none are shown) should be reviewed with the City Public
Works Director and Fire Department. As with the sanitary sewer, the reach adjacent to
future 59 Street N. may be better located within the future street alignment.
25. The proposed 12" main line in Novak Avenue N. will be publicly owned and maintained.
The City will be deciding whether other reaches of water main (connection to existing main
by Pondview Condominiums to future 59 St. N.; line along the south side of future 59
Street N.; and the line from future 59 Street N. down to south of Nutmeg Blvd) will be
public or private. All other water mains are considered private and will be owned and
maintained as such.
26. Fire hydrants shall incorporate an AFC - Waterous Storz Nozzle. The hydrant pumper
nozzle shall be of one -piece design, compatible with a 5" Storz hose coupling. The nozzle
shall be an integral part of the fire hydrants and must be furnished by the manufacturer or
authorized distributor designated by the manufacturer. Storz adapters will not be accepted.
27. We recommend any close water main and storm sewer crossing s be insulated, and where
CBs or CBMHs fall on top of (or close to on top of) water mains in the private streets.
rt
If you have any questions or require additional information, please contact me at (651) 604 -4815.
Sincerely,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC
Dennis M. Postler, P.E.
cc: Judy Holst, Finance Director
Jay Johnson, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner
Mark Vierling, City Attorney
Kathy Widin, City Arborist
Todd A. Erickson — Folz, Freeman, Erickson, Inc.
DMP, DDH, File — Bonestroo & Associates
K: \55 \Old\Oakgreen Village - General Plan Review I2- 29- 03.doc
-0
E"NUL us U1 4
CITY OF OAK PARK HEIGHTS +DEVELOPMENT APPLICATION
1.4168-.Oak Park Bopl
Aov W
P.O.-. Box 2007: Base Fee
Oak Park Hei g hts, MN. 5' 508z. Escrow Amount: ovo 5 t65 30- X. 4�b_'o
4430 (061
4
Street Location of Propert
Le Description of Propert
Address,:* -5. e cf<
Zip :
l _
St
Y �
Co /I Telep'honee. (Home) keee � S/ .. �/- C 3 f2
0 (0t er). C� �/ , � � 2 d� �- 213C.�
(Fax
T of Re
= �� Zoni ng District Amendment
Conditional Use Permit
Variance: Sin Famil Residential
Varidnce.* Other Residential /Commercial /Industrial
Subdivision
Subdivision: Minor
_� Comprehensive Plan Amendment
nt'
nomr-rintion of Ranua sl:
Home Occ
Site Plan Review
PUD: Amendment
PUD: Concept, Plan
PUD: General Plan
Street Vacation
Cit Fina Assistan
L /
If a re for plan nin n action on. the subject site or an part thereof has been
previousl approved, please describe it below:
(on Owner/Applicant Initials
Development Application;-- Pa , 2
pj
General Conditions
Application Review
The undersi acknowled that before this re can be con'*s*!*dd'rtek-d*ai.h.dlbr4g ed,all
Pr.PV
re information -and fees, incIU'd'ih deposits, must be paid t o te City: `:.., Art h" d. lete
..
s- and
application will be. -returned t&*the'app41'6%nt.- The applicatio.nap'D-,*tio--a.,pr-�-o-c-�Q-S&t- bMMeh&.
an application is considered complete when all re i hftft-atl6n acid fees su" b m Ift 6"d
appropriatel to the Cit
Professional Fee Responsibilit
It is the understandin of the undersi that all Cit incurred professional fees and expenses
associated with the processin of this re will be promptl paid -upon receipt. If pa
is not received from the a.pr)licant, the pr owner acknowled and- a to be_
responsible for the unpaid fee balance either by direct pa or a special asse ssment
a the propert
Applicants will be billed on a mon ba si s for Plannin En Le an d Communit
Development fees- �as the are a�d lure to- pa admirlistta"Rive and #-6cessin fees in a
timel manner m result in denial of the application. All fees must be paid-,at.the time of
application and shall be paid prior to the issuance of a buildin permit.
The undersian6d. further acknowled and consents that all -unp9ld,1ees owin the
C it y of Oak Park e i g hts shal . be treated as ack . paid utility . I fees and that
be cer tified for
collection as with •elin utili � billih .and ma be assessed a the.sub real
S
propert if unpaid b October, 3.1 s of etch y ear.
Propert Address
L N"
Date. Z �y/
owner S 6
0 00000- �,_
Date:
?
lica nt' ti
5 1�
Development Application, Page 3
CITY OF OAK PARK HEIGHTS
14168 Oak Park Blvd. N.
P.O. Box 2007
Oak Park Heights, MN 55
FEE SCHDULE U dated 07 - -03
t p
COMMUNITY DEVELOPMENT DEPARTMENT
FEES
BASE FEE
* ESCROW
Zoning District Amendment
$400
$1,000 -3,000
Conditional Use Permit/Amendment
$404
$1,000 - 3 ,000
Variance: Single Family Residential
$150
N/A
Variance: Industrial/ Commercial
$200
$1,000 -3,000
Subdivision: Major
$400
$1 ,000 -3,000
Subdivision M inor
$200
$500
Home Occupation
$100
N/A
Site Plan Review .
$400
$1,000-3
Street Vacation
$100
$500
PUD: Amen dment
$700
$1,000- ,
PUD: Coricept Plan
500
$1,000 -3,
PUD: General Plan
$700
$1 ,000 -3,000
Comprehensive Plan Amendment
$500
$1 ,000 - 3 ,000
LEg: . Financial Assistance
TI F, T ax Abatement, Special Assessments, Annexation,
cial District Projects, Etc..
Non- Refundable
$3,000
NIA
*Escrow: Escrow is a guarantee that all final bills for the project will be paid.
Based on .Number of Units: 1 -9
1 0 -5 3 $2,00 0
51+ � ,
if _the project exceeds 10 acres in size an individual escrow will be calculated for the project
All new subdivisions must satisfy park dedication requirements.
Home Occupation and Home Occupation Minor are renewed annually and require $10 annual
renewal fee.
G:1Forms\Comrn. Dev\Development PacketTevelopment Application 07 -03 Updated.doc
EzGov - Washington County - Property Taxes -Pay Your Property Tax
Review Your Property Information
Page 1 of 2
a1F r,
Vi
This page reflects the information currently available in the county's system.
Any prior payments made through this site will be reflected within 34 business
days.
Identification Information Address Information
Parcel Number: 0502920140002 Property 0 MN 00000 -0000
Property Type: R
Address:
Municipality: OAK PARK
Billing 00000 -0000
HEIGHTS
Address:
School District: STILLWATER
ISD 834
Watershed
District:
Escrow Information
Primary Taxpayer
Escrow 1:
Owner: VALLEY SENIOR SERV
Escrow 2:
ALLIANCE
Co- Owner:
Address: 3220 LAKE JOHANNA
BLVD NEW BRIGHTON
MN 55112 -7997
Sec /Twp /Rn or Lot/Block/Plat and Tax Legal Description
05 029 020 PT N1 /2- SE1 /4 -NE1 /4 052920 COM AT SE COR OF SD
N1/2- SE1 /4 -NE1 /4 THN W ALONG SLINE THEREOF DIST OF 705FT TO
** More Legal Lines Exist
Classification
Homestead
Classification: RES 1 -3 UNITS
Homestead: NON - HOMESTEAD
Foundation
Building Style: Year Built:
Garage: Squ, Ft.:
0
0
Sale Date: Sale Price:
$ 0.00
Prior Year
Unpaid:
Tax Payable 2003
Land $65,000.00 Total Due:
2002 Estimated Market Value(s)
Estimated Mrkt
Est. Mrkt Bldg $5,100.00 Paid To Date:
Est. Mrkt Machine $0.00
Total Est. Mrkt Payment Status:
Value $709100.00 Last Updated:
Est. Mrkt "Green
Acre" $0.00
https://washington.
Acreage:
5.37
$ 71,446.00
$ 71,446.00
Paid in full
11/11/2003
11/11/2003