HomeMy WebLinkAbout02-12-2004 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, February 12, 2004 - 7:00 PM
Estimated
Times
7:00 I. Call to Order:
II. Approval of Agenda:
III. Approve Minutes:
A. January 8, 2004 (1)
IV. Department./ Commission Liaison / Other Reports:
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A. Commission Liaison:
B. Hwy. 36 Subcommittee:
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. S & C Bank: To consider requests for minor subdivision and planned
unit development amendment to permit division of existing building
located at 5795 Morning Dove Ave. N., into two privately owned office
condominiums. (2)
B. Oakgreen Village South - Concept: To consider requests for conditional
use P etm t, site plan review, comprehensive plan amendment, zoning
district amendment and planned unit development: concept plan for
construction of 37 two -story townhomes, to the South of 58 St. and west
of Oakgreen Ave. (3)
VII. New Business:
VIII. Old Business:
Ix. Informational:
A. Oakgreen Village North: City Council Review (4)
B. Next Meeting: March 11, 2004 — Regular Meeting a@ 7:00 p.m.
C. Council Representative: February — Commissioner Powell
March — Vice Chair Runk
Adjournment.
Cr n s
URE
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, January 8, 2004
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, City Planner
Richards and Commission Liaison McComber.
Approval of Agenda: Vice Chair Runk, seconded by Commissioner Powell, moved to approve the
Agenda as presented. Carried 5 -0.
Approve Minutes: Chair Dwyer, seconded by Commissioner Powell, moved to approve the
Minutes of November 13, 2003 as presented and November 18, 2003 as amended. Carried 5 -0.
Department /Commission Liaison Reports /Other Reports.:
A. Commission Liaison:
B. Hwy. 36 Subcommittee: Commission Liaison McComber reported as to a recent
Stakeholders meeting of Oak Park Heights business owners and noted that the next
Stakeholders (bridge) meeting is scheduled to be held at the City of Stillwater, January 27f
from 9 a.m. to 4:30 p.m. Brief discussion was had as to the events, how the proposed
changed will affect the proposed Oakgreen Village development, and the timeline of
meetings for the Hwy. 36 and bridge crossing matters.
C. Other:
Visitors /Public Comment: None.
Public Hearings:
A. Oakgreen Village (North) Phase I: To consider a request for conditional use permit, site plan
review, subdivision and planned unit development: general plan for construction of townhomes
to the north of 58th St. and west of Oakgreen Ave.
City Planner Richards noted previous concept plan approval for this project and reviewed the
December 31, 2003 planning report, provided an issue analysis and recommended conditions should
the Commission wish to recommend approval of the request.
Chair Dwyer opened the hearing for comment.
Todd Erickson of Folz. Freeman and Erickson, surveyors to the project, addressed the Commission.
Mr. Erickson discussed issues to the project, including phasing, grading, streets, utilities, driveways
and parking. He also addressed a resident question as to the affect of outleting of the pond upon
existing wetland area.
Planning Commission Minutes
January S, 2004
Page 2of5
Kirk Velett of In -Site Architects, architects to the project, addressed the Commission. Mr. Velett
addressed lighting issues and requirements. He noted that there would be no special lighting on the
building exterior, which is to be comprised of steel or hardy plank siding material. Mr. Velett added
that they are trying to keep light levels as low as possible and yet abundant enough for good safety.
Dick Gracke - 13964 64 St., inquired whether or not Oakgreen Ave. was going to be rebuilt and
expressed his concern about the additional burden of traffic onto the roadway.
Vice Chair Runk, seconded by Commissioner Liljegren moved to close the public hearing. Carried
5 -0.
Discussion ensued as to the issues of density, green space, lighting, sidewalks and maintenance
expense, dedication of wetland oudot to City, 150' linear land parcel, and other items of related
matter.
Allen Black — Sr. Housing Partners, discussed areas of open space, tot play area and the
development design working toward keeping open spaces away from the traffic area as much as
possible.
Kirk Velett of In -Site Architects, discussed street widths, noting that there would be no on -street
parking with the buildings designed with separate driveways and parking between them.
Continued discussion ensued as to traffic circulation and safety vehicle access, the desire to see an
attempt made to adhere to the Central Business District design standards, and what the status was of
communications between the developers and the neighboring residents.
Commissioner Oswald, seconded by Chair Dwyer, moved to recommend City Council approval of
the request, subject to the following conditions, as amended from the December 31, 2003 planning
report:
1. The preliminary /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 58f 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.
Planning Commission Minutes
January 8, 2004
Page 3 of 5
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, as specified in a March 26, 2003 letter
to Todd Erickson from Xcel Energy, 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. The right -of -way dedication or option shall be
approved by the City Attorney and included in the development agreement.
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. All existing wells must be identified, capped and abandoned in conformance with Minnesota rules.
12. If the house at 5830 Oakgreen Avenue North, on the subject property, continues to be occupied
after construction begins in that area, an acceptable sewage disposal solution must be provided
subject to review and approval of the City Engineer.
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 and timing for construction are subject to review and approval by the Parks Commission,
City Council, and City Engineer. The sidewalks shall be included as Plan A improvements as part
of the development agreement.
15. The Park Commission shall comment on the cash park dedication proposal and on the development
of the Oakgreen Village development south of 58th 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 recommends that decorative light fixtures, consistent with the fixtures utilized in
Boutwells Landing, be installed in the Oakgreen Village development. A revised lighting plan shall
be submitted subject to City Council and City staff review and approval. The City Council shall
determine the fixture style, placement of fixtures, and who will pay for fixture installation,
maintenance and operating costs.
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 subject to City staff review and approval.
Planning Commission Minutes
January 8, 2004
Page 4of5
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 Hardy plank lap siding subject to final
review and approval of the City Planner.
22. The applicant shall dedicate the wetland area north of 58th Street (Oudot F) to the City.
23. The applicant is required to enter into a development agreement with the City in a form acceptable
to the City, and subject to review and approval of the City Attorney.
24. The site plans are subject to review and approval of the City Fire Inspector.
25. The applicant shall provide a traffic study for the Oakgreen Village development subject to review
and approval of the City Engineer.
City Administration Johnson took roll call vote. Carried 4 -1, Commissioner Powell opposed.
New Business:
City Planner Richards informed the Commission that the Parks Commission would be discussing the
150' linear land parcel issue. He stated that the City Council is going to want to know what the
Planning Commission feels the area should be zoned and how the it should be used and asked the
Commission for feedback.
Old Business: None.
Informational:
City Planner Richards informed the Commission that there may be an application for a project by Club
Tara on 60th St. N. next month.
Oakgreen Village -- Concept for South of 58th St. N.: Richards also noted that an application for a
townhouse development has been accepted for south of 58 St. and has been pushed to a February
public hearing to allow the applicant to host a neighborhood meeting on the project, which will be held
at Boutwell's Landing, January 12, 2004 at 5:30 p.m. Richards noted that the area is currently zoned
open space and that issues will include the 150' strip along 58 St. and purchase versus park dedication
option.
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Planning Commission Minutes
January 8, 2004
Page 5 of 5
Vice Chair Runk noted his viewing of a cable access program, where he listened to the school board
discuss property owned by ISD #834 which could potentially be sold but is not currently for sale. One
of the parcels mentioned is by Stillwater Area Senior High's nature center which, to some degree, is
affected by conservation rules.
A. Next Meeting: February 12, 2004 — 7:00 p.m. — Regular Meeting
B. Council Representative: January — Commissioner Liljegren
February — Commissioner Powell
Adjournment: Commissioner Powell, seconded by Commissioner Oswald, moved to adjourn
at 8:21 p.m. Carried 5 -0.
Respectfully submitted,
Julie A. Hultman
Community Development
Approved by the Planning Commission:
ENCLOSURE
NORTHWEST ASSOC ATE D CONSULTANTS, INC*
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5775 a E3oulevardo s u
-te 555, St. Louis Park, MN 55416
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Telephone: 952.595.9636 Fa-csimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: Februar 5, 2004
RE: Oak Park Hei — S & C Bank Two Unit Condominium -
Minor Subdivision and PUD Amendment
FILE NO: 798.02 — 04.03
BACKGROUND
Scott Johnson, representin S & C Bank, has made application to subdivide the existin
bank buildin at 5795 Mornin Dove Avenue North to allow for a two unit condominium.
The bank would retain their existin space in the buildin and the second unit would be
used for an insurance office. Both units would share the parkin lot and remainin
propert in common.
The subdivision can be done as a minor subdivision, as found under Section 402.01.G
of the Subdivision Ordinance. An amended PUD is also re S & C Bank was
approved in December of 2001 as part of the Oak Park Station development. Of that
overall development, onl the S & C Bank lot has been g iven g eneral plan approvals
and is full constructed.
Attached for reference:
Exhibit 1: Condominium Plat
Exhibit 2: Buildin Interior La
Exhibit 3: Memo From Cit Arborist
Exhibit 4: Letter From Cit Attorney
s
ISSUES ANALYSIS
Project Information. Since their building was constructed, S & C Bank has been
looking for a tenant for the second unit of the structure. An insurance company has
expressed interest, but only if the building could be divided and they could purchase the
office space. S & C Bank has drawn up the necessary condominium documents that
have been reviewed by the City Attorney. Please find his letter as Exhibit 4. His
requirements shall be added as conditions to approval of the project.
The exterior of the building or site will not be altered as part of this process. A wall is
now being constructed that will be surveyed to establish a plat line between the two
properties. The office suite will have its own exterior entrance.
Minor Subdivision. Once the property is surveyed, the plat can be approved as a
minor subdivision. The plat will be subject to approval of the City Administrator and the
City Attorney.
PUD Amendment. The project was approved in 2001 as a PUD. Any changes to the
original approvals require a PUD amendment. The amendment will be processed as
part of this request.
Parking. The building was compliant with all parking requirements when constructed.
The p arking calculations were based upon a bank and office use. No additional parking
will be required with this use. The parking and driveway area will be held as a common
property for both units of the building. Four stalls, one of which is disability accessible,
will be dedicated for use to the insurance office.
Si nage. The insurance office will be entitled to a sign at their entrance. All signage
shall be subject to submittal of a sign permit and approved by the Budding official in
compliance with the Zoning Ordinance. Signage for the insurance office will be added
to the existing monument sign.
Lighting. When constructed, the building and site was compliant with all site lighting
requirements. No changes will be necessary.
Landscaping. The City Arborist shall inspect the site in early June to determine the
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conditions of the existing landscaping. The applicant shall be required to replace any
landscaping materials that are dead or diseased, subject to the approval of the City
Arborist.
RECOMMENDATION /CONCLUSION
Based upon the preceding review, staff recommends that the minor subdivision and PUD amendment be approved with the following conditions:
2
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1. The applicant produce either a title opinion or a title commitment or other
verification of the status of current title, depicting current fee owner and
outstanding liens and encumbrances against the building and property subject to
review and approval of the City Attorney.
2. The applicant supply a proper plat or mylars relative to the Common Interest
Community #235 that they wish to create, with appropriate places for signatures
of current owner and encumbering interest against the property, in addition to the
other statutory executions that need to be on that plat. The plat shall be subject
to review and approval of the City Administrator and City Attorney.
3. The applicant has informed us that, notwithstanding the condom iniumization of
the building, they do not intend to have separate utilities to Unit 101, which is
being created by the condominium and minor subdivision application. Thus, a
condition of the application will have to be that the fee owner and their
successors, heirs and assigns will be directly responsible to the City of Oak Park
Heights for payment of all outstanding utilities relative to the property, it being
understood that the City will not have to create a separate billing entity or item for
Unit 101, within its database, for utility billings.
4. The applicant shall provide a completed, fully executed copy of a Common
Interest Community #235 declaration, in substantially the same form as provided
to the City, as part of the final permitting, subject to approval of the City Attorney.
That document will also have to be amended to reflect that all utility billings for
the City of Oak Park Heights will be billed directly to Unit 100, who will then
prorate or collect from Unit 101, its fair share of such billings. Not withstanding
that process, Unit 100 will be solely and exclusively responsible to the City of
Oak Park Heights for payment of all municipal utility billings incurred on the
premises.
5. Any changes to the signage shall require submittal of a sign permit, subject to
review and approval of the Building Official.
6. The landscaping shall be inspected by the City Arborist in .dune of 2004. Any
trees or shrubs that are dead or diseased, as determined by the City Arborist,
shall be replaced by the applicant with similar, healthy plant materials subject to
review and approval of the City Arborist.
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STATE HIGHWAY N0. 35 COMMON INTEREST COMMUNITY N 235 This CIC Plat is part of the Declaration Recorded
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as Document Number on
A C O NDOMINIUM this day of 200_ A.D.
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VICINITY MAP
\_ _ ' f - �, Interest Community Number 235, a Condominium, S & C BANK CONDOMINIUMS, being located upon.
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\ Dated this day of ' 200
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k �,f . ��, _ EXHIBIT 2
1
1/22104 4:54 PM
To: Jim Butler
From: kdwidin @comcast.net
jbutler@cityofoakparkheights*com nn Butler ' hultman @cityofoakparkheigh ts.com (Julie
• Ji (. )� J 'To. .
ea ohnsou ci ofoakparkheghts.corn (Eric Johnson), •
Hultman), J �� t3 i
' .
(Jay Johnson), sr.ichards@nacplanning.com (Scott
jjohnson@cityofoakparkheights-com
Richards)
Subject: S &C Bank Landscaping
D �
ate: Thu 22 Jan 2004 22:13:17 +0000
OPH staff:
I have visited
the S &C Bank site and reviewed the original landscape plan and
the documents
for the building sub - division. The changes to the building are
do not require re- submissi
internal and on of a landscape plan since no changes
to landscaping
are anticipated. I have the following comments regarding
existing landscaping for this site:
1. A tree in dicated on the landscape plan by the w entrance was not planted,
probably due to t placement lacement of an electrical transformer near that site. This
tree does not need to be added.
2. Existing landscaping will be inspected in June 2004. If any trees or shrubs
declining, such that they are not expected to survive, these plants
are dead or decl g� plant material.
hould_ _be_ replaced with similar, healthy,
Kathy Widin
Municipal Arborist
City of Oak Park Heights
[ Original View,
t Compose Folders Address Mailboxes Options
Email, Message Lis � � � Get �
Help I Sign Out Comcast Home,
EXHIBIT 3
Page 1 of
http:// mailcenter .comeast.net/wmc /v /wm/lfO57cmd Priat &no= 85 &sid =c0
LAW OFFICES OF
Eckberg, Lammers Briggs 'Wolff & Vierling
1835 Northwestern Avenue
James F . Lammers Stillwater, Minnesota 55082 Lyle J. Eckberg
Robert G. Briggs * (1916 -2003)
Mark J . Vierling •+ ( 651) 439 -2878 ------- ------ ------ - ----
Thomas J . Weidner Paul A. Wolff
FAX ( 651) 439 -2923 S usan D. Olson � (1944 -1996)
David K. Snyder
Timothy M. Kelley Writer's Direct Dial: (651) 351 - 2118
Sean P. Stokes *Qualified Neutral Arbitrator
Baiers C. Heeren *Certified Real Estate Specialist
Laura L. Domagala +Qualified Neutral Mediator
January 29, 2004
Mr. Eric Johnson
City Administrator
City of Oak Park Heights
14168 Oak Park Boulevard North
P. O. Box 2007
Oak Park Heights, Minnesota 55082
Re: S &C Bank Application for Minor Subdivision and Condomi Mg
Existing Building into 2 Units
Dear Mr. Johnson:
I have reviewed the application and supporting materials provided by the applicant
relative to the above - referenced matter. I have no objection to the City granting the request to
condo the S &C Bank building, subject to the following requirements:
1. That the applicant produce either a title opinion or a title commitment or
other verification of the status of current title, depicting current fee owner and outstanding liens and
encumbrances against the building and property.
2. That the applicant supply a proper plat or mylars relative to the Common
Interest Community #235 that they wish to create, with appropriate places for signatures of current
owner and encumbering interest against the property, in addition to the other statutory executions
that need to be on that plat.
3. The applicant has informed us that, notwithstanding the condo ion
of the building, they do not intend to have separate utilities to Unit 101, which is being created by
the condominium and minor subdivision application. Thus, a condition of the application will
EXHIBIT 4
Mr. Eric Johnson
January 29, 2004
Page 2
have to be that the fee owner and their successors, heirs and assigns will be directly responsible to
the City of Oak Park Heights for payment of all outstanding utilities relative to the property, it being
understood that the City will not have to create a separate billing entity or item for Unit 101,
within its database, for utility billings.
4. I have reviewed the proposed draft of a Common Interest Community
#235 declaration. We will require that a completed copy of that document, in substantially the
same form as provided, be fully executed with a copy provided to the City as part of the final
permitting in this process. That document will also have to be amended to reflect that all utility
billings for the City of Oak Park Heights will be billed directly to Unit 100, who will then
prorate or collect from Unit 101, its fair share of such billings. Not withstanding that process,
Unit 100 will be solely and exclusively responsible to the City of Oak Park Heights for payment
of all municipal utility billings incurred on the premises.
If you have any fiu questions with regard to this matter, please feel free to
contact me directly.
Yours very truly,
Mark J. Vierling
1VIJV /mlcr
cc: Scott Richards, City Planner
David Anastasi, Esq.
, r
ENCL OW
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
nacplanning.com
MEMORANDUM
TO: Eric Johnson
FROM: Cynthia Putz -Yang / Scott Richards
DATE: February 5, 2004
RE: Oak Park Heights — Oakgreen Village South — PUD Concept Plan
FILE NO: 798.02 — 03.15
BACKGROUND
Application. Valley Senior Services Alliance (VSSA) is requesting City approval of a
PUD p
concept Ian for the area west of Oakgreen Avenue and south of 58 Street. The
subject site is 6.4 acres. The project is called Oakgreen Village South and includes 37
two -story townhomes. The property is guided Park Facilities /Open Space in the
Comprehensive Plan and is zoned O, Open Space Conservation. The applicant has
held a neighborhood meeting regarding this application.
Future Applications. If the concept plan is approved, the next step would be for the
applicant to request the following approvals:
• Comprehensive Plan amendment changing the guided land use from Park
Facilities /Open Space to Medium Density Residential and revising text for
Planning District 11
• Zoning District amendment rezoning from O, Open Space Conservation to R -2,
Low & Medium Density Residential
• PUD /CUP General Plan of Development
Parks Commission. The City has the option of purchasing the southern 150 feet of the
property. This option is included in a development agreement with the applicant. The
40 City's Park and Trail Plan shows a proposed trail extending through this strip of land.
On January 26, 2004, the Parks Commission voted to recommend that the City
purchase and preserve this portion of the property as a buffer and open space for the
City. The Parks Commission recommends that the land be purchased with park
dedication money from the Oakgreen North development. If the City Council concurs
with this recommendation, the proposed project should be rejected, and the applicant
should reapply for development of only the triangular area north of the 150 -foot strip.
Adjacent Uses. Uses adjacent to the subject site are listed below:
North of the Site: Oakgreen Village North Townhome Development
South of the Site: River Hills Single Family Home Neighborhood
West of the Site: Boutwell's Landing Development
East of the Site: Oakgreen Avenue and Single Family Homes
Attached for reference:
Exhibit 1: Site Plan
Exhibit 2: Existing Conditions
Exhibit 3: Grading and Drainage Plan
Exhibit 4: Utility Plan
Exhibit 5: Building Elevation
Exhibit 6: Letter from Applicant
Exhibit 7: City Engineer's Letter dated January 27, 2004
ISSUES ANALYSIS
Comprehensive Plan. The 1998 Comprehensive Plan designates this area south of
58 Street and west of Oakgreen as Park Facilities /Open Space. In order for the
property to be developed as proposed, this designation would need to be changed to
Medium Density Residential. In the Comprehensive Plan, the property is located in
Neighborhood Planning District 11. The subject area is discussed in the following
paragraph of the Comprehensive Plan:
"The district [Planning District 11 ] is well accessed by Highway 36, Norell Avenue,
Oakgreen Avenue, and 58 Street. The extension of 58 Street between Norell and
Oakgreen Avenue is projected for completion in 1999. The area remaining after
installation of 58 Street south to the River Hills neighborhood is planned as park
facilities /open space. The City will maintain this area as a lineal park and the location of
the 58 Street trail connection to Oakgreen Avenue. The local street system through
the first phase of the Valley Senior Service Alliance project is also projected for 1999."
The preceding text will need to be revised if the City decides not to purchase the 150 -
foot strip and the proposed project goes forward.
2
t '
The City has both goals that encourage residential growth and diversity and that
encourage the protection of natural resources and open space. These goals are listed
below:
Encourage continued but orderly and diverse growth in Oak Park Heights.
Provide a diversity of land use opportunities within the City to ensure a wide range of
employment and consumer options, as well as housing choices.
Protect Oak Park Heights' natural resources.
• Maintain and improve a safe, viable, orderly, productive and enhanced environment
for all residents of the community.
The following Comprehensive Plan policies may also be applicable:
• Protect low density residential neighborhoods from encroachment or intrusion of
incompatible higher use or density types and by adequate buffering and separation
from other residential as well as non - residential use categories.
• Recognize the development of patio homes, townhouses, quadraminiums and
condominiums to supplement existing conventional single family homes, and
apartments, giving due consideration to local market demands.
Zoning. The property is currently zoned O, Open Space Conservation. To allow
townhomes, the applicant will need to apply for rezoning to R -2, Low & Medium Density
Residential with the general plan of development. Townhouses are a conditional use in
the R -2 District, so application for a conditional use permit will also need to be made.
Building Design /Market. A building elevation has been submitted. The proposed
architecture is consistent with the buildings in Oakgreen Village North. The applicant
has indicated that half of the units will have two bedrooms and the other half will have
three bedrooms. The units range in size from 1400 to 1800 square feet. The homes
will be for sale with a market price ranging between $175,000 and $225,000.
Density. Townhome projects are required to have a minimum of 4,000 square feet of
lot area per unit. The proposed project includes 37 units and 279,510 square feet;
therefore, there is 7,554 square feet of lot area per unit.
Setbacks. Within the PUD, the base district setback requirements (R -2) are applied
only to the perimeter of the project. The setback requirements are 30 feet for the front
yard, 30 feet for the side yard abutting a street, 10 feet for interior side yards, and 30
feet for the rear yard. These minimums are exceeded in the proposed layout. The PUD
section of the Zoning Ordinance specifies that buildings should be located at least 20
is feet from the back of the curb line from roadways that are part of the internal street
pattern. Additionally, the ordinance specifies that no building within the project shall be
3
nearer to another building by one -half the sum of the building heights of the two
buildings. The project complies with these requirements.
Construction Schedule. The applicant has indicated that construction of one building
would begin shortly after all City approvals are in place. Additional buildings would be
constructed as units are sold. It is possible that the project would extend over two
construction seasons.
Accesses. The City Engineer notes that the proposed driveway access locations are
located correctly across from the proposed street access locations for Oakgreen Village
North. The City Engineer also notes that the adjacent lot at the corner of 58 Street N.
and Oakgreen Avenue N. will likely be developed in the near future. He notes that
direct access for this lot to either roadway is not recommended due to its proximity to
the intersection. He recommends access to this lot utilize the proposed easterly access
to 58 St. N. from the Oakgreen Village South development. The design /layout of this
development should account for such future access.
Sidewalks. The applicant is proposing sidewalks adjacent to the townhomes. These
proposed sidewalks must connect to the existing sidewalks along 58 Street North and
Oakgreen Avenue. The proposed sidewalks need to be coordinated with the proposed
grading and drainage plan. The site plan illustrates a sidewalk on the north side of the
townhomes closest to 58 Street North; however, the grading plan illustrates a pond in
that location.
Parking. Two enclosed parking spaces per unit are required. Parking for the units is
accommodated in two -car attached garages with driveways providing overflow parking
area. Ten guest parking stalls are also proposed near the center of the property.
These p arking stalls must be screened and landscaped from 58 Street North.
Grading, Drainage, and Utilities. A grading and drainage plan, as well as a utility
plan, have been submitted. The City Engineer has provided comments, which are
attached in Exhibit 7.
Park Dedication. Park dedication requirements will be addressed with the general plan
of development. The size of the development will affect the amount of dedication
required.
Lighting, Signage, Landscaping, and Tree Preservations Detailed plans are
required with the general plan of development.
Development Contract. The applicant will be required to enter into a development
contract with the City should approval of the concept plan and general plan of
development be granted. As part of the contract, the provisions for street and utility
construction would be included. The contract would specify conditions of approval.
4
T
RECOMMENDATION
The City Council needs to decide whether to purchase the 150 -foot strip along the south
property line. The Parks Commission has recommended in favor of this purchase. If
the City Council agrees, the submitted concept plan should be rejected and the
applicant should resubmit with a revised application that excludes that 150 -foot strip.
On the Other hand, if the submitted concept plan is viewed favorably, we recommend
the following list of conditions of approval:
1. The applicant must apply for a Comprehensive Plan amendment to change the
guided land use from Park Facilities /Open Space to Medium Density Residential and
to revise the text for Planning District 11.
2. The applicant must apply for a zoning district amendment to change the zoning from
O, Open Space Conservation to R -2, Low & Medium Density Residential.
3. The applicant must apply for PUD /CUP General Plan of Development.
4. The design /layout of the development must allow for future access from the adjacent
lot at the corner of 58 Street N. and Oakgreen Avenue N. to utilize the proposed
easterly access to 58 Street N.
5. Proposed sidewalks must connect to existing sidewalks along 58 Street North and
Oakgreen Avenue. The proposed sidewalks need to be coordinated with the
proposed grading and drainage plan.
6. Guest arkin stalls must be screened and landscaped from 58 Street North.
p g
7. Access, grading, drainage, and utility issues are subject to City Engineer review and
approval and must comply with the City Engineer's Letter dated January 27, 2004.
8. Detailed lighting, signage, landscaping, and tree preservation plans are required with
the general plan of development.
9. Any other information required by City staff, Planning Commission, Parks
Commission, and City Council.
5
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OAK IYARK HEUEGMS, MNNEgarA sM PLAN - SOUT141
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EXHIBIT 1
Folz, Freeina ri, Erickson, 1XIC,
v A G-E- SOU LAND PLANNING • SURVEYING • ENGINEERING
N 5620 MEMORIAL AVENUE NORTH
CONC E PT E S"TII.LWATER, MINNESOTA 55082
Phone (651) 439.8833 Pan (651) 430.9331
EXISTING CONDITIONS
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EXHIBIT 2
OAKGREEN VILLAGE SOUTH — OAK PARK HEIGHTS, MN — CONCEPT PLAN — 12 -08 -03 SHEET 1 OF 3 SHEETS
F'olz, Freeman, Erickson, 1ne.
0 G v GE
SOU
LAND PLANATING ♦ SURVEYING ♦ ENGUgEERING
N %20 MEMORIAL AVENUE NORTH
EPT 11 STILLWATF.R, MIMOTA 55052
s Phone (651) 439.8833 Fox (651) 430.9331
GRADING & DRAINAGE PLAN
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EXHIBIT 3
0 WLLAGE SOUTH — OAK PARK NEIGN75� MN — CONCEPT PLAN — 12- 08--03 wuws 2 OF 3 a !v
Folz, Freeman, Erickson, Inc.
OAKGR--E-E-N ViLLAGE SOU I li LAND PLANNING • SURVEYING • ENGINEERING
» 5610 MEMORIAL AVENUE NORTH
wt CONC EPT 8TII,LWATER, �,SOTA 55082
Phone (651) 4394633 Fax (651) 430.9331
UTILITY PLAN
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EXHIBIT 4
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1
Innovations in
Senior Living Communities
SENIOR HOUSING
PARTNER
January 26, 2004
City of Oak Park Heights
RE: Oakgreen Village South, PUD Concept Plan application
Valley Senior Service Alliance has submitted an application for Concept approval for
development on land south of 5 8th Street and west of Oakgreen Ave. The proposed site
plan includes 37 — two story townhomes. Building placement and site grading will
maximize a vegetation buffer to the south of the new homes and adjacent to the homes on
56 Street. Existing trees will be evaluated to retain those of quality, inferior vegetation
will be removed and new trees will be planted to provide appropriate screening between
buildings.
All site drainage will be directed to run between the new buildings in a northerly
direction to a small pond adjacent to 5 8 Street, and then under 5 8 Street to the exiting
wetland.
The homes will range in size from 1400 square feet to 1800 square feet. Homes will be
for sale with a market price ranging between $175,000 and $225,000. All units will have
two -car attached garages, parking space in the driveways plus 10 visitor parking spaces.
An aerial photo has been provided with our application material. Upon approval of the
Concept Plan we will conduct the required tree inventory.
The total area included in this application is 279,5 10 square feet. The 3 7 homes will
cover 70,310 square feet. This area includes the building footprint, decks and adjacent
sidewalks. Driveways and guest parking occupy 58,200 square feet. The remaining area
of common space, including sidewalks is 151,000 square feet.
Since these homes will be offered for sale, we anticipate that construction of one building
would begin shortly after all city approvals are in place. Additional buildings will be
constructed as units are sold. It is possible that the total project will extend over two
construction seasons.
Maintenance of common areas and building exteriors will be handled by an association.
Appropriate documents will be completed upon approval of the project.
EXHIBIT 6
2845 North Hamline Ave. o Suite 100 � Roseville, Minnesota o 55113 :. www.seniorpartners.com -.% (651) 631 -6300 o Fax (651) 631-6301 800 -891 -9126
Bonestroo, Rosene, Anderilk and Associates, Inc. is an Affirmative Action /Equal Opportunity Employer
Bonestroo and Employee Owned
ti Rosene Principals: Otto G. Bonestroo, P.E. ■ Marvin L. Sorvala, RE. •Glenn R. Cook, P.E. • Rob ert G. Schunicht, P.E. •
Jerry A. Bourdon, P.E. • Mark A. Hanson, P.E.
Anderlik& Senior Consultants: Robert W. Rosene, P.E. • Joseph C. Anderlik, RE. • Richard E. Turner, P.E. • Susan M. Eberlin, C.P.A.
Associates Associate Principals: Keith A. Gordon, P.E. • Robert R. Pfefferle, P.E. • Richard W. Foster, P.E. • David O. Loskota, P.E. •
Michael T. Rautmann, P.E. • Ted K. Field, P.E. • Kenneth R Anderson, P.E. • Mark R. Roll's, P.E. • David A. Bonestroo, M.B.A. •
Engineers & Architects Sidney P. Williamson, RE., L.S. • Agnes M. Ring, M.B.A. • Allan Rick Schmidt, P.E. • Thomas W. Peterson, RE. -
g James R. Maland, P.E. • Miles B. Jensen, P.E. ■ L. Phillip Gravel III, P.E. • Daniel J. Edgerton, P.E. • Ismael Martinez, P.E. •
Thomas A. Syfko, P.E. ■ Sheldon J. Johnson • Dale A. Grove, P.E. • Thomas A. Roushar, P.E. • Robert J. Devery, P.E.
Offices: St. Paul, St. Cloud, Rochester and Willmar, MN • Milwaukee, WI • Chicago, IL
Website: www.bonestroo.com
Jams 27 2004'
January C) I .
Mr. Eric Johnson, Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P. 0. Box 2007
Oak Park Heights, MN 55082-2007
Re: Oakgreen Village South
Concept Plan Review
BR.A. File No. 55 -03 -000
Dear Eric:
We have reviewed the concept development plans for the proposed Oakgreen Village South
development as submitted by Folz, Freeman, Erickson, Inc. and have the following
comments /recommendations for your consideration:
Site Layout/Access Locations:
1. The proposed driveway access locations are located correctly across from the proposed street
access locations for Oakgreen Village North.
2. The adjacent lot to the northeast of this development (southwest coiner of 5 8 th Street N. and
Oakgreen Avenue N.) will most likely be developing in the near future. Direct access for this
lot to either roadway is not recommended due to its proximity to the intersection. We
recommend access to this lot utilize the proposed easterly access to 58 St. N. from this
development. The design/layout of this development should account for such future access.
Grading & Drainage /Storm Sewer:
3. Storm water runoff from the majority of this development will be tributary to one internal
pond that drains to the existing pond/wetland on the north side of 58 Street N. As such,
formal review /approval will be needed from the MSC -WMO prior to general plan submittal.
4. Storm sewers structures outletting to ponds /wetlands shall be constructed with sumps for
sediment and debris removal, for both public and private systems.
5. Storm water runoff and ponding calculations will be required as part of the general plan
submittal, to verify adequate pond storage capacities and ultimate offsite discharge rates.
6. A detailed sediment and erosion control plan needs to be included as part of the general plan
submittal, as it pertains to the grading and private storm sewer construction activities.
7. Show storm sewer pipe material, slopes and structure rim & invert elevations with general
plan submittal.
EXHIBIT 7
2335 West Highway 36 a St. Paul, MN 55113 ■ 651 - 636-4600 a Fax: 651 - 636 -1311
8. Is the new outlet structure over the existing pipe /flared end section going to be an open -
grated structure (beehive casting) or a solid lid?
Sanitary Sewer:
9. Provide an 8" stub to the east out of MH -1 for future service to the lot to the east.
10. The jacked section of sanitary ewer under 58 Street N. shall be encased in a steel carrier
y
pipe. Verify with the Public Works Director whether this section of sanitary sewer (from the
manhole on the north side of 58 Street N. to MH -1) will be considered public. If so,
easements will be required encompassing these portions of the sanitary sewer. All other
internal sanitary sewer will be privately owned and maintained.
Water Main:
11. A 1 copper water service and curb box was installed to the lot to the east as part of the 58
Street N. improvements. However, we recommend an 8". stub be provided to this lot from
this development (either from the west or from the south) for future service.
12. The jacked sections of water main under 58 Street N. shall be encased in steel carrier pipes.
Verify with the Public Works Director whether these sections of water main under 58 Street
N. will be considered public. If so, easements will be required encompassing these portions
of the water main. All other internal water main will be privately. owned and maintained.
13. Connections to the existing 12" trunk water main shall be via wet taps.
14. Verify a potential grade conflict with the proposed easterly 8" water main jacking and the
existing 21" RCP storm sewer in 58 Street N.
15. We recommend off - setting the hydrant at the eastern -most end of the project (at the end of
the driveway by the triplex) and plugging the tee to the east. This will allow for future
extension/looping of this water main to a future 12" main line along Oakgreen Avenue N.
16. 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. Valves should be strategically located to minimize
numbers of units without water service should maintenance /replacement ever be needed.
17. 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.
18. We recommend * any close water main /services and storm sewer crossings be insulated.
Miscellaneous:
19. Include a tree inventory /plan indicating the limits and numbers of trees on site, specifically
those, if any, that will be preserved along the southerly limits of the site.
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
Julie Hultman, Community Development
Scott Richards, City Planner
Mark Vierling, City Attorney
Kathy Widin, City Arborist
Todd A. Erickson — Folz, :Freeman, Erickson, Inc.
DMP, DDH, File — Bonestroo & Associates
KA55\01MAgreen Village South - Concept Plain Review _- ?7- 04.doc
RE
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wa Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.596.9636 Facsirnfle: 952.595-9837 planners@nacplannin
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: Februar 5, 2004
RE: Oak Park Hei — Oak Villa North: Cit Council Review
FILE NO: 798.02 — 03.15
As y ou are aware, the Cit Council, at their Wednesda ni workshop, discussed
issues related to Oak Villa North. The issues and g eneral discussion from the
workshop related to Oak Villa is as follows.
Densit The Cit Council was presented with a report dated Februar 4, 2004 from
our office providin densit calculations for the development based upon the Zoni
Ordinance re The Oak Villa development is compliant with the
densit but is at the maximum for the Outlot E area and about to the maximum for the
Outlot B area.
In reviewin the plans, the Cit Council su some units closest to the ri
wa could be eliminated to reduce the densit and provide more separation between the
buildin and street. It was su at a minimum, that the end "B" unit in Block 5, the
"D" unit in Block 6 be eliminated and that the three north "C" units in Block 2 be
eliminated or reconfi to be further from Novak Avenue. Additional densit
reductions in this area b the applicant would be encoura b the Cit Council.
The Cit Council based their discussion on the concerns raised b both the Plannin
Commission and Parks Commission related to the densit of the development. As part
of PUD approvals, the Cit has the ri to set a development densit less than the
Zonin Ordinance re
Street Li The Cit Council was favorable to standard Cit street li for the
Oak Villa North development. The Cit would accept all maintenance and
operational costs of the li once it has been installed b the applicant and turned
over to the City.
Traffic. The City Council, based upon the City Engineer comments, was satisfied with
the traffic count information provided by the applicant. They also were favorable to the
City Engineer's comments related to the turn lanes required for Novak and Nutmeg
Avenues, and the separation distance shown on the plans between Oakgreen and
Nutmeg Avenues.
Street Parking. The City Council favored allowing parking on only one side of
Nutmeg Avenue. No parking would be allowed on the outside or north /east side of
Nutmeg. The no parking signs would be required of the applicant as part of the street
construction.
Grading /Drainage. In that the grading area is significantly larger than the first phase
of development, the applicant will be required to seed and provide appropriate erosion
control devices over the entire area that is to be disturbed. The City Council was not
favorable to leaving large areas of exposed yard for an extended period of time.
Trails. The City Council discussed the need to have the applicant place all of the
internal trails on their property. This would include the trail on 58 Street. All liability
and maintenance of these trails will be the responsibility of the developer and
subsequent ownership.
Plat. The plat will need to be revised to address issues with the trails, as indicated
above, as well as to add the additional right -of -way required by the City Engineer for
Oakgreen Avenue and for turn lanes on Novak and Nutmeg Avenues. The plat and all
diagrams need to be revised to include the current street names. The ownership /right-
of -way issue for that area at the corner of Novak and Nutmeg Avenues must be
addressed in the plans.
Project Quality. The quality of the project and construction is of importance to the City.
The City Council wants to assure that high quality materials and design, consistent with
the CBD Design Guidelines, is applied in this project.
pc: Mark Vierling
r
N '
Bones troo
C. Rosene
Intermoffil M- emo MA=odaUs
An&Ok
Ard*ec
To: Dennis Postler
From: Shelly Johnson
Date-so 2/6/2004
Re: Oakgreen Village Trip Generation.
Project loo. 55-004 -000
I have reviewed the vehicle trip generation data provided on the attached site plan. The daily trip rates
utilized were from the ITE Report titled Trip Generation, a Edition, 199 1. There is a newer version of
ITE, Trip Generation. It is the 7 published in 2003.
The newer average trip rates are just slightly higher the trip rates in the a Edition. The townhouse
daily rates are 5.86 trips/dwelling unit compared to 5.8 used on the site plan. The apartment daily trip rates
are 6.72 tips/dwellings unit compared to 6.5 used on the site plan. The total e d daily trips, using the
more recent dates, is 1,115 compared to 1,090 on the site plan. The increase m inconsequential xn terms of
impacts.
It would seem to me that a traffic analysis needs to be prepared for all of the 09q;reen Village development
-- an analysis that includes daily and peak hour trip projections and level of service analysis of the roadways
and intersections. Such an analysis will provide a better understanding of the f duce trips geen►erated by
Oakgreen (all its phases), and adjacent undeveloped property should be included. Such an area study needs
to consider the future roadway changes along TH 360
Another issue you wished addressed is the location of the easterly access to 5 e Street to /from the Oakgreen
South development. This access is shown approximately 300 feet west of Oakgreen Avenue. Discussion
was previously held regarding this access -- it was previously located closer to Oakgreen Avenue. It has
been moved as close to the pond as possible. we feel it is necessary to have the two access points (Novak
and Nutmeg Avenues) to 58 Street for this residential development. while we would have liked to
maa�ino�ize the access separation to 400 or 500 feet, we believe the access located at 300 feet will not create
any serious traffic operation problems.
SJJ /ndo
Bonestroo, Rosene, Andwilk and Associates, Inc. www.bonos&oo.com
0 SL Paul Office: 0 Milwaukee office: 0 Rochester office: 0 Viliimar office: 0 St. Cloud OMce: 0 LiberlyAlle Office:
2333 wom Hiq WMY W 1516 Wet M"" Road 112 r Street NE 205 51h Street SW 372123"' Steel S 1860 Vftd WIndWW Rd,
St Paul, MN 55113 Mequon, Wi 53092 Rochedw, MN 55908 Wilmer, MN 56201 St Cloud, MN 56301 Llbert"% IL 60048
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