HomeMy WebLinkAbout2018-06-14 Planning Commission Meeting PacketCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, June 14, 2018
6:00 P.M.
I. Call to Order/Pledge of Allegiance
II. Approval of Agenda
III. Approve May 10, 2018 Planning Commission Meeting Minutes (1)
IV. Department / Commission Liaison / Other Reports
V. Visitors/Public Comment
This is an opportunity for the public to address the Commission with questions or concerns not on the
agenda. Please limit comments to three minutes.
VI. Public Hearings
A. Ridgecrest Oak Park Heights, LLC — 13523 6e St. N.: Consider request for
Planned Unit Development: Concept & General Plan, Conditional Use Permit,
Preliminary & Final Plat and Design Guidelines Review for Proposed Restaurant
and Retail Development. (2)
B. Temporary Accessory Structures: Consider amendments to Zoning Ordinance
401.15.1) related to temporary accessory structures with regard to placement and
duration. (3)
C. Continued - Oak Park Heights — Comprehensive Plan 2018 (4)
VII. New Business
A. Palmer Station — 5625 Oakareen Ave. N.: Extension Request. (5)
VIII. Old Business
IX. Informational
A. Upcoming Meetings:
• Tuesday, June 26, 2018
• Thursday, July 12, 2018
• Tuesday, July 24, 2018
• Thursday, August 9, 2018
• Tuesday, August 28, 2018
City Council
Planning Commission
City Council
Planning Commission
City Council
B. Council Representative
• Tuesday, June 26, 2018 — Commissioner Freeman
• Tuesday, July 24, 2018 — Commissioner White
• Tuesday, August 28, 2018 -- Commissioner Giovinazzo
X. Adjourn.
6:00 p.m./City Hall
6:00 p.m./City Hall
6:00 p.m./City Hall
6:00 p.m./City Hall
6:00 p.m./City Hall
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, May 10, 2018 — Oak Park Heights City Hall
1. Call to Order/Pledge of A11e ice:
Chair Freeman called the meeting to order. Present: Commissioners Giovinazzo, Kremer,
and White; City Administrator Johnson, City Planner Richards, and City Councilmember
Liljegren. Absent: Commissioner VanDyke.
II. Approval of Agenda: Commissioner Kremer asked that "Business Closures" be added to
New Business.
Commissioner Giovinazzo, seconded by Commissioner Kremer, moved to approve the
Agenda as amended. 4-0.
III. Approval of April 12, 2018 Meeting Minutes: Commissioner Kremer noted typographical
correction needed at the second to last paragraph on page 3 of the Minutes.
Commissioner Kremer, seconded by Commissioner White, moved to approved the Minutes
with the mentioned correction. Carried 4- 0.
IV. Department/Commission Liaison / Other Reports: None.
V. Visitors/Public Comment: None.
VI. Public Hearings:
A. Public Storage — 5710 Memorial Ave. N.: Consider Galloway & Company request
for Planned Unit Development Amendment, Conditional Use Permit and Design
Guidelines Review for proposed redevelopment, including demolition of an existing
building and its replacement with a 3 -story building.
City Planner Richard reviewed and discussed his May 2, 2018 Planning Report
related to the request. Brief discussion was had as to the removal of the caretakers
cottage.
Chair Freeman invited the applicant to speak.
Zell Cantrell - Galloway & Company introduced himself and noted the Dan Matula,
Vice President of Development for Public Storage was also in the audience. He
noted that he felt City Planner Richard's report was thorough and that he and Dan
were both available to address any questions.
Planning Commission Minutes
May 10, 2018
Page 2 of 6
Dan Matula — Public Storage introduced himself as Vice President of Development
for Public Storage and stated that they very excited to be before the Commission and
happy to address any questions the Commission has. He noted a couple of
comments as to conditions 1 and 2 of the planning report. He noted that in regarding
to condition 1, they do have some questions and concerns regarding condition and
they intend to have some dialogue with the City Council as to the condition. He also
noted that with regard to condition 2, he thought that the connection charge amount
was $102,714 rather than $104,714 as noted.
Chair Freeman inquired as to the rationale for increased signage. Mr. Matula
discussed that they felt that there may be value in placing signage with the height of
the building and that if it turns out that there is not value in having it, they will not be
utilizing it. Brief discussion ensued as to bicycle traffic and bike rack placement.
Chair Freeman opened the public hearing. and invited public comment.
There being no visitors from the audience, Chair Freeman closed the public hearing
and invited further discussion from the Commission.
City Planner Richards noted the handout of the building materials that was provided
the Planning Commission, at their seats, for the meeting.
Discussion ensued as to what kind of market study was undertaken to determine the
improvements to the site, signage and the process for requesting deviations from City
Ordinance.
Commissioner Kremer, seconded by Commissioner Giovinazzo, moved to
recommend City Council approval, subject to the amended conditions of the May 2,
2018 Planning Report, specifically that:
1. The applicant shall agree to escrow sufficient funds, as specified by the City
Engineer, to complete the improvement of Memorial Ave. N. to an urban
section, including all trails or sidewalks or agree that the City will complete
the work and petition for the public improvement, waiving notice of public
hearing and assessments, as required under Minnesota Statue 429.
2. With the expansion of the facility, including a new building with a fire
suppression system and restrooms, the sanitary sewer and water connection
charges will be required. At the time of the last expansion in 1999, the
connection charges would have been $102,714. Currently, the charges are
149,580. The Applicant has requested that the connection charges be based
upon the 1999 rates and not the current rates. The City Council would need
to consider this request as part of their approvals.
3. All grading, drainage, erosion control, and utility plans are subject to the
review and approval of the City Engineer. Storm water plans are also subject
to the review and approval of Brown's Creek Watershed District.
Planning Commission Minutes
May 10, 2018
Page 3 of 6
4. The existing water well shall be capped and if required by Washington
County, the septic system shall be abandoned. The Applicant shall verify
with Washington County if the septic system has already been abandoned.
5. All light fixtures shall be full cut off, compliant with height requirements and
be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to
lighting requirements.
6. All signs shall be designed to comply with Zoning Ordinance requirements
for internal illumination.
7. The Planning Commission was favorable to the building design and building
materials.
8. All mechanical equipment on the roof or upon the site shall be fully screened
in accordance with the provisions of the Zoning Ordinance.
9. The landscape plan shall be subject to the review and approval of the City
Arborist.
10. No retailing, wholesaling, manufacturing, repair or other such activity other
than storage is to occur on site.
11. Fire access and water supply shall be subject to the approval of the Fire
Chief.
Carried 4-0.
B. Continued: Holiday Inn Express — 5921 Memorial Ave. N.: Consider Madison
Hospitality Group request for Design Guideline Review and Conditional Use Permit
for reduced front yard setback, reduction to required number of parking stalls,
increase to number of wall signs, and to exceed a building height of 35 feet,
for 4 -story hotel.
City Planner Richards noted that a public hearing was held at the April 12, 2018
Planning Commission, at which time the Commission continued the public hearing
with a request that the applicant to provide the following information:
Drainage calculations for the site;
• Perspective diagrams showing the Holiday Inn Express building with
adjacent Stillwater Motors and Century Motorsports building elevation; and
• A revised site plan showing proof of parking or a plan that would show how
parking would be addressed during high occupancy time.
Richards reviewed and discussed the May 2, 2018 Planning Report regarding the
same.
Planning Commission Minutes
May 10, 2018
Page 4 of 6
Chair Freeman opened the public hearing and invited discussion.
Discussion ensued as to the perspective of elevation site lines, the rationale for a 35 -
foot building height limit requirement and it relevancy, the layout of some of the
parking being very tight and the number of spaces overall, overflow parking
concerns of Century Motorsports, number of wall signs and their placement. The
applicant noted that the sign placement is about exposure and location. Elevation
differences between the proposed building and those in the area were discussed, with
some concern expressed. Lakeview Hospital in Stillwater, MN was noted as an
example of a taller structure with lower structures around it and also that the water
tower planned for the area would have been taller. Chair Freeman stated that he
didn't have a problem with the building — just that he feels it is too tall for the area.
With regard to the Conditional Use Permits, they would make separate
recommendations for each of them.
Kirk Schultz — Madison Hospitality Group introduced himself and stated that they
were excited to be before the Commission as well and do have a bike rack. Mr.
Schultz stated that he understood concerns regarding the height at the location and
expressed that they are working to make a valuable contribution to Oak Park Heights
and get the best place they can at the site. He noted security concerns from
Stillwater Motors and that those are something that they certainly can work with as a
good neighbor. Schultz noted some considerations as to the elevations at the site and
the pointed out that a flat roof is proposed for the structure.
There being no other visitors to the public hearing, it was closed.
Commissioner Kremer, seconded by Commissioner Giovinazzo, moved to
recommend City Council approval of the Conditional Use Permit for reduced front
yard setback. Carried 4 — 0.
Commissioner White, seconded by Commissioner Kremer, moved to recommend
City Council approval of the Conditional Use Permit for reduction in number of
parking stalls. Carried 4 — 0.
Commissioner Kremer, seconded by Commissioner White, moved to recommend
City Council approval of the Conditional Use Permit to exceed building height
requirements. Failed 2 — 2; Freeman and Giovinazzo opposed.
Commissioner Giovinazzo, seconded by Commissioner White, moved to recommend
City Council approval of the Conditional Use Permit for number of wall signs.
Carried 4 — 0.
Commissioner Kremer, seconded by Commissioner White, moved to recommend
City Council approval of Design Guidelines/Site Plan Review. Carried 4 — 0.
Planning Commission Minutes
May 10, 2018
Page 5 of 6
Conditions specific to the approvals are as follows:
The applicant shall agree to escrow sufficient funds, as specified by the City
Engineer, to complete the improvement of Memorial Ave. N. to an urban
section, including all trails, sidewalks, or agree that the City will complete the
work and petition for the public improvement, waiving notice of public
hearing and assessments, as required under Minnesota Statute 429.
2. The sidewalk from the main entrance to the hotel should be extended at this
time to the roadway pavement. When Memorial Ave. N. is reconstructed, a
sidewalk will be added along this roadway.
3. All grading, drainage, erosion control, and utility plans are subject to
review and approval of the City Engineer. Storm water plans are also
subject to review and approval of Brown's Creek Watershed District.
4. All light fixtures shall be full cut off, compliant with height requirements,
and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it
relates to lighting requirements.
The Planning Commission was favorable to the proposed lighting of the
building's architectural features and proposed light fixtures.
6. All signs shall be designed to comply with Zoning Ordinance requirements
for internal illumination.
7. The Planning Commission was favorable to the building design and building
materials.
8. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
9. The applicant shall provide a snow removal plan or indicate if the snow will
be hauled off site. No parking stalls shall be used for the storage of snow.
10. The landscape plan shall be subject to the review and approval of the City
Arborist.
11. A bike rack should be identified on the site plan and placed on site.
City Planner Richards clarified that the failing motion regarding as to height was
contextual to the area and that it wasn't too big, but simply too tall. Chair Freeman
indicated that this was accurate and added that if City Ordinance did not specify the
height criteria as it does, he would not have an issue with it and added that he felt
that it was a policy matter that the City Council would need to address.
Commissioner Kremer stated that he agreed with Chair Freeman's comment.
VII.
VIII.
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Planning Commission Minutes
May 10, 2018
Page 6 of 6
C. Continued. Oak Park Heights — Comprehensive Plan 2018:
City Planner Richards updated to the Commission as to the work the City Engineer is
doing, noting that he anticipates the materials to be ready within the next couple of
weeks and will forward it on. Richards also asked the Commission to please forward
any thoughts or comments they may have.
Commissioner Kremer, seconded by Commissioner Giovinazzo moved to continue
the public hearing. Carried 4 — 0.
New Business:
A. Business Closures: Commissioner Kremer noted that a number of businesses are
or have closed in the City and that he heard a rumor that Applebee's may close.
Discussion ensued as to closures in Oak Park Heights and as to some of those
buildings being under new ownership. News coverage as to closures such as
Herberger's, Buffalo Wild Wings and Burger Kings was noted and some discussion
as to causes for the closures including changing shopping habits, general turnover
cycles for some types of business and economy impacts. Commercial growth in
Woodbury was pointed out and noted that much of the new growth is boutique style
shopping and relocations of existing businesses within Woodbury. It was asked if
the Commission or City should be doing something and that staff should have some
conversation with regard to closures and perhaps consider a policy with regard to
businesses that go vacant for a defined period of time, etc.
Old Business: None.
Informational:
A. Upcoming Meetings: All Meetings at City Hall — 6.•00 p.m. Unless Noted Otherwise
• Tuesday, May 22, 2018
• Thursday, June 14, 2018
• Tuesday, June 26, 2018
• Thursday, July 12, 2018
• Tuesday, July 24, 2018
City Council
Planning Commission
City Council
Planning Commission
City Council
B. Council Representative
• Tuesday, May 22, 2018 — Commissioner VanDyke
• Tuesday, June 26, 2018 -- Commissioner Freeman
• Tuesday, July 24, 2018 — Commissioner White
Adjourn. Commissioner Kremer, seconded by Commissioner White, moved to
adjourn at 7:15 p.m. Carried 4 — 0.
Respectfully submitted,
Julie Hultman
Planning & Code Enforcement
3601 Thurston Avenue N, suite 10o
Anoka. MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCTPC9P1ann1ngCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: June 7, 2018
RE: Oak Park Heights — Ridgecrest Oak Park Heights I Planned Unit
Development — Concept and General Plan, Conditional Use Permit
for Drive Thru Restaurant, Preliminary/Final Plat, and Design
Guidelines/Site Plan Review —13523 60th Street North
TPC FILE:
BACKGROUND
236.02 —18.03
Trent Mayberry of Ridgecrest Oak Park Heights I has made an application for Planned
Unit Development - Concept and General Plan, Conditional Use Permit for Drive Thru
Restaurant, Preliminary/Final Plat, and Design Guidelines/Site Plan Review at 13523
60th Street North.
The lot and building were previously the Eagles Club. It is situated at Highway 36 and
Norell Avenue North. The site will be redeveloped with two buildings, one which will be
a freestanding Panera Bread with a drive thru and the second as a retail building with
no tenants identified at this time. Over the past year, the City has been in preliminary
planning for improvements and realignment of the 60tt' Street North (frontage road) and
Norell intersection. This plan would accommodate the current plan for that realignment.
A copy of the conceptual plan layout is found as Exhibit 13.
The Planned Unit Development will allow a multi building shopping center with joint
signage, access and parking. The site is currently zoned B-4 Limited Business District
that allows retail and restaurant development. The Panera Bread plan would require a
Conditional Use Permit for a drive thru. A Preliminary/Final Plat is required to subdivide
the parcels into the respective lots for the two building sites and the buildings/site will
require Design Standards and Site Plan review.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Cover Sheet (Sheet 1)
Exhibit 3:
Preliminary Plat (Sheet 2)
Exhibit 4:
Tree Preservation Plan (Sheet 3)
Exhibit 5:
Existing Conditions and Removals Plan (Sheet 4)
Exhibit 6:
Site Plan/Potential Future Roadway (Sheet 5)
Exhibit 7:
Grading and Erosion Control Plan (Sheet 6)
Exhibit 8:
Utility Plan (Sheet 7)
Exhibit 9:
Landscape Plan (Sheet 8)
Exhibit 10:
Landscape Details (Sheet 9)
Exhibit 11:
Photometric Plan (Sheet 10)
Exhibit 12:
Turning Plan (Sheet 11)
Exhibit 13:
Conceptual Layout — 60th Street North and Norell Avenue
Exhibit 14:
Panera Bread —West and South Elevations (0106)
Exhibit 15:
Panera Bread — East and North Elevations (0107)
Exhibit 16:
Panera Bread — Exterior Perspectives (0108)
Exhibit 17:
Panera Bread — Drive Thru Clearance Bar
Exhibit 18:
Panera Bread — Drive Thru Canopy Elevation
Exhibit 19:
Panera Bread Drive Thru Canopy Elevation Side View
Exhibit 20:
Panera Bread — Menu Sign Elevation
Exhibit 21:
Panera Bread — Menu Sign Screen
Exhibit 22:
Panera Bread Lighting Specifications
Exhibit 23:
Retail Building — Floor Plan/Exterior Elevations (Al)
Exhibit 24:
Retail Building — Floor Plan/Exterior Elevations - Color (Al)
Exhibit 25:
Retail Building — Lighting Specifications
Exhibit 26:
Report of the City Arborist
PROJECT DESCRIPTION
The Project Narrative for Ridgecrest Oak Park Heights I is found as Exhibit 1.
The former Oak Park Heights Eagles 94 site is proposed to be redeveloped into multi -
tenant retail/service and restaurant uses.
The masterplan features two buildings placed along Norell Avenue to form an urban
edge as well as maximizing visibility opportunities at the intersection and from Highway
36.
The northern building features a freestanding restaurant with a drive thru. Ample car
stacking is provided within the development. Parking is provided at a ratio suitable for
high-level, restaurant type uses. Pylon signs are located at the main entrance and off
Norell. The signs are designed to match building architecture with a brick base. One
pylon sign is proposed for each of the two future lots.
The building architecture utilizes brick with soldier course patterns. Storefront glass is
maximized at the front elevation and turns the corners. The use of spandrel glass on
the street facades gives the appearance of the front while disguising back of house
elements. The use of multiple styles of awnings and placement of brick elements helps
to differentiate tenants.
Signage is consistent with individually mounted back lit channel letters and located in
designated sign band area. Two trash enclosures are located for convenient access
and are of matching materials to the buildings with landscape screening and softening.
Landscaping around the site includes a variety of deciduous and coniferous tree
plantings with complementary shrubs and perennial plants. Native pants and with a
seasonal color change are used to provide interest throughout the year. All non -paved
areas of the site will be covered with plant material.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The use of the site as retail and restaurant buildings is consistent with
the Comprehensive Plan.
Zoning. The property is zoned B-4 Limited Business District that allows retail and
restaurant use as a permitted use. Shopping centers with joint signage, access and
parking require a Planned Unit Development overlay. The Concept and General Plan
phases of the process can be. combined for this development in that all the General
Plan information has been submitted and deemed complete.
A conditional use permit has been requested to allow a drive thru for the Panera Bread.
Section 401.301.E of the Zoning Ordinance provides the review criteria for this request.
The drive thru as designed complies with the criteria.
Subdivision. The property is to be subdivided as Ridgecrest Oak Park Heights I with
one lot for each of the buildings. The plat will be subject to review and approval of the
City Attorney and City Engineer. The park dedication fees have been paid for this area.
Lot 1, Block 1 will have an area of 1.01 acres and Lot 2, Block 1 will have an area of
1.26 acres. The lots will comply with the minimum lot size of 15,000 square feet and lot
width of 100 feet. Easements around lot lines shall be dedicated as required by the
Subdivision Ordinance and the City Engineer. A Final Plat shall be prepared for review
by the City Council.
The plat includes moving the north and east property lines into property owned by the
City to accommodate the development. In exchange, the City would take the land to the
south in fee or as an easement to allow for the potential construction of the frontage
road to the south. The Site Plan, found as Exhibit 6, indicates how this frontage road
would fit with the plan for the Ridgecrest development.
Setbacks. Building setbacks required in the B-4 District are a 40 -foot front yard
setback, 10 -foot side yard setback and 20 -foot rear yard setback. Norell would be
considered the front yard for the two lots. The Lot 1 which includes the Panera Bread
building, will have a 44 -foot building setback to the property line and Lot 2 with the retail
building will have a 30 -foot setback. To 60th Street North, the Panera Bread building will
have a 32 -foot setback. The Planned Unit Development would allow flexibility in the
setback requirements.
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All parking and drive aisles must be set back at least ten feet from the property line.
The parking lot setback to 60th Street North is at the narrowest point five feet. The
Planning Commission should comment on the proposed setbacks.
Traffic Circulation/Curb Cuts. The site will be accessed by 60th Street North at the
north side of the property. This access is shared with the office building to the west.
The site plan also indicates the potential for a southern access if the frontage road is
constructed in this area. The City Engineer shall review the locations of the access for
their acceptability. A tuming movement plan has been provided. The plan shall be
subject to review by the Fire Marshal for emergency vehicle access.
Pedestrian Access. There is an existing sidewalk on the south side of 60th Street
North that ends at Norell Avenue. With the potential for reconstruction of the 60th Street
and Norell intersection, the sidewalk could be extended south along Norell Avenue.
The City will condition approval of the project on the Applicant agreeing to escrow
sufficient funds, as specified by the City Engineer, to complete the sidewalk
improvement or agree that the City will complete the work and petition for the public
improvement, waiving notice of public hearing and assessments, as required under
Minnesota Statute 429.
Additional easement for the sidewalk may be required. The City Engineer should
consider this as part of the approvals.
Parking. The following table provides an analysis of proposed and required parking
spaces.
Building
Parking Requirements and Calculation
Required
Spaces
Lot 1 Building
Shopping Center: 6 Spaces per 1,000
24
Square Feet
4,500 x.9 = 4,050 1 166 = 24
Lot 2 Building
Shopping Center: 6 spaces per 1,000 36
Square Feet
6,720 x.9 = 6,048 1 166 = 36
TOTAL
fi0
Per ordinance, based upon the shopping center parking requirements, the site would
require 60 parking spaces. The proposed site plan indicates a total of 108 spaces, 53
spaces on Lot 1 and 55 stalls on Lot 2. There will be cross easements for parking and
access throughout the development. The plans indicate six disability stalls adjacent to
the front entrances of the two buildings, which will be adequate for the site.
Drive-Thru for Restaurants. The Panera Bread building has been designed with a
circulation lane to allow for a restaurant drive-thru. The stacking distance would be
adequate, but there would not be room for an alternate lane around the queue. The
restaurant drive-thru requires a conditional use permit. The plans include a drive
through clearance bar, a canopy with order box, and the menu board.
ILI
Snow Storage. The plans do not indicate an area for snow storage. The applicant
shall indicate where the snow is to be stored. Snow storage shall not interfere with
parking stalls.
Landscaping. The submitted landscape plan is subject to City Arborist review and
approval. City Arborist comments are found as Exhibit 26.
Lighting. The lighting plan indicates the locations of the parking lot and site fixtures.
The lighting specifications indicate that the fixtures to be used in the parking lot will be
full cut off and LED and compliant with height requirements. The building light fixtures
indicate the use of all full cut off fixtures. The photometric plan has been provided and
will need to be revised so that the foot candies do not exceed a one candle meter
reading as measured from the centerline of a public street and not exceed 0.4 foot
candies at an adjacent property line.
All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
Trash Storage. The plans show the location and design of the two trash enclosures.
The brick colors will match. the buildings.
wood and painted to match the brick color.
will be landscaped.
The doors will be constructed of composite
The sides and rear of the trash enclosures
Mechanical Screening. The plans for the Panera Bread and retail buildings indicate
that the parapet walls are designed to screen the mechanical equipment. The Applicant
shall provide a site line diagram for Panera Bread to indicate that the mechanical
equipment will be screened from view from Highway 36 and Norell Avenue. All
mechanical equipment shall be required to be screened as provided in accordance with
the Zoning Ordinance requirements.
Grading, Drainage, Erosion Controi anci 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 Brown's Creek Watershed
District.
Signage.
Freestanding Sign. The plans indicate two pylon signs, both of which are on Lot 1
The Ordinance allows for one freestanding sign per lot and two additional freestanding
signs on the same lot if constructed as a monument. The first freestanding sign can be
a maximum of 100 square feet in size and be no more than 20 feet in height. The
second monument sign can be eight feet in height and 60 square feet. The
freestanding signs will need to be setback at least five feet from the property lines.
5
The proposed freestanding sign is 20 feet in height and 48 square feet. The plan
should be updated so that the second sign meets the size requirements for a monument
sign. If the Applicant places the second sign on Lot 2, it can be constructed to the same
size requirements as the freestanding sign. The bases of the two signs are proposed
to be landscaped and included on the landscape plan.
Wall Signage. The Zoning Ordinance would allow for three wall signs, each on a
separate fagade for the Panera Bread building. The elevation plans indicate the Panera
Bread logo on all four facades. There are two signs that indicate the availability of a
drive thru. These signs are considered as informational and no not count in the total of
numbers or square footage. The Ordinance would allow a total of 150 square feet of
wall signage and the four signs total 92 square feet. The fourth sign can be allowed
through Planned Unit Development approvals. The Planning Commission should
discuss this request.
The plans indicate potential tenant signage for the retail building. The signs would
need to comply with the Zoning Ordinance requirements as the tenant spaces are
leased. For the retail building, the Ordinance specifies a maximum of 200 square feet
of signage per wall and maximum of 500 square feet per building.
Sign Illumination. The signs will be required to comply with the Zoning Ordinance
lighting requirements. Staff will approve the lighting specifications for the signs at the
time of permitting. The building signage will be individual lit channel letters, attached to
the face of each elevation. The sign lighting should be designed such that only the text
and logo portions of the signs are to be lit at night. The sign background will need to be
dark.
Design Guidelines.
Sustainable Guidelines. The applicant will need to discuss the methods in building
construction and site design with the Planning Commission of how sustainability has
been addressed.
Architectural Guidelines.
Facade Treatments
The two buildings will have a definite base, middle and top. The fagades feature
differences in materials, strong comer elements and a varied roof line on the
retail building to provide architectural interest.
Ground Level Expression
The buildings are one story with excellent visibility to Highway 36. The buildings
will be constructed such that the brick materials and detailing will be featured on
each elevation. The entrances are prominently featured with metal canopies or
canvas awnings.
AI
TransparencX
The Design Guidelines requires at least a 20 percent glass on ground floor,
street facing facades. The Panera Bread building will feature glass of 25 percent
on the west elevation, 27 percent on the south, 8 percent on the east, and 11
percent on the north (Highway 36). Staff has worked with the Applicant to
improve the appearance of the two street facing facades and increase the
amount of glass. The retail building will have a 38 percent transparency on the
west elevation, 15 percent on the east and 16 percent both on the south and the
north elevations.
The Planning Commission should comment on those facades of the Panera
Bread and the retail building not meeting the transparency requirements.
Entries
Both buildings feature prominent entries with canopies or awnings.
Roof Design
The roofline of the retail building features varying parapet heights to break up the
roofline. The roofline of the Panera Bread is of a consistent height. The rooftop
mechanical equipment will be completely screened within the parapet of the
buildings. The buildings are one story and less than 35 feet in height.
Building Materials and Colors
The applicant has provided color elevations for review. The primary building
materials of both buildings are brick, EIFS and glass on all facades of the
structures. None of the prohibited building materials will be used. Building
material samples will be available at the Planning Commission meeting.
Franchise Architecture
The building is a franchise design, but the design and materials comply with the
Design Standards. This should be discussed by the Planning Commission.
Site Design Guidelines
Building Placement
The proposed buildings are well placed on the site and will be a prominent
feature of the intersection at 60th Street North and Norell Avenue.
Parking Areas
The parking area is landscaped with perimeter plantings as well as plantings
within the parking lot.
Storm water
Stormwater will be addressed by the City Engineer.
7
Pedestrian and Common Space
Addressed elsewhere in the planning report.
Landscaping
Building perimeter plantings are provided for both buildings.
Trees/Shrubs
The trees and shrubs used in the landscape plan shall be subject to the review
and approval of the City Arborist.
Utilites/Service/Loading/Drive-Th rough/Storage Areas
Addressed :elsewhere in the planning report.
Li-ghting
Addressed elsewhere in the planning report.
Signage
Addressed elsewhere in the planning report.
Pedestrian/ Bicycle Routes
A bike rack will be required for each building. The applicant should identify
locations.
Development Agreement. A Development Agreement would be required between the
Applicant and the City related to the transfer of property and other development issues.
The development agreement shall be subject to review and approval of the City
Attorney.
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the following listed
requests subject to the conditions that follow:
• Planned Unit Development, Concept and General Plan
• Preliminary and Final Plat
• Conditional use permit (CUP) for Drive Thru Restaurant
• Design Guidelines/Site Plan Review
1. The preliminary and final plat shall be subject to review and approval of the City
Attorney and City Engineer. A Final Plat shall be prepared for City Council
approval.
2. The Planning Commission should comment on the proposed building, driveway
and parking setbacks.
3. The site plan shall be subject to review and approval of the Fire Marshal.
4. All grading, drainage, erosion control, utility plans, and access driveways are
subject to review and approval of the City Engineer. Storm water plans are also
subject to review and approval of the Brown's Creek Watershed District.
5. The Applicant shall agree to escrow sufficient funds, as specified by the City
Engineer, to complete future sidewalk improvements adjacent to the property or
agree that the City will complete the work and petition for the public
improvement, waiving notice of public hearing and assessments, as required
under Minnesota Statute 429.
6. Additional easements for the sidewalk may be required subject to review and
approval of the City Engineer.
7. The Applicant shall provide a snow removal plan or indicate if the snow will be
hauled off site.
8. The landscape plan shall be subject to the review and approval of the City
Arborist. All required landscape plan details shall be submitted to the satisfaction
of the City Arborist.
9. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance. Panera Bread shall
provide a site line study from Highway 36 and Norell Avenue demonstrating how
the parapets will screen the mechanical units.
10. All light fixtures shall be full cut off, compliant with the height requirements, and
be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to
lighting requirements. The freestanding signs shall be limited to one per lot,
unless designed as a monument sign.
11. All signs shall be designed to comply with the Zoning Ordinance requirements for
size, number, placement and internal illumination.
12. The Planning Commission should discuss the fourth wall sign on the Panera
Building.
13, The Planning Commission shall comment on the building design and building
materials. The Applicant will provide building material samples for Planning
Commission review.
14. The Planning Commission should comment on the transparency of the north and
east elevations of both buildings.
15. A bike rack should be identified on the site plan and placed on site for each
building.
GJ
16. The applicant shall be required to enter into a development agreement. The
development agreement shall be subject to the review and approval of the City
Attorney and City Council.
PG: Julie Hultman
10
&A.
NARRATIVE
RIDGECREST OAK PARK HEIGHTS I
The former Oak Park Heights Eagles 94 site is proposed to be redeveloped
into multi -tenant retail/services and restaurant uses.
The masterplan features two buildings placed along Norell Avenue to form
an urban edge as well as maximizing visibility opportunities at the
intersection and from Highway 36.
The northern building features a freestanding restaurant with a drive thru.
Ample car stacking is provided within the development. Parking is provided
at a ratio suitable for high-level, restaurant type uses. Pylon signs are
located at the main entrance and off Norell. The signs are designed to match
building architecture with a brick base. One pylon is provided for each of the
two future lots.
The building architecture utilizes brick with soldier course patterns.
Storefront glass is maximized at the front elevation and also turns the
corners. The use of spandrel glass on the street facades gives the
appearance of the front while disguising back of house elements. The use of
multiple styles of awnings and placement of brick elements helps to
differentiate different tenants.
Signage is consistent with individually mounted back lit channel letters, and
located in designated sign band areas. Two trash enclosures are located for
convenient access and are of matching materials to the buildings with
landscape screening and softening.
Landscaping around the site includes a variety of deciduous and coniferous
tree plantings with complimentary shrubs and perennial plants. Native
plants and with a seasonal color change are used to provide interest
throughout the year. All non paved areas of the site will be covered with
plant material. Perimeter trees are planted 40 feet on center fulfilling the
municipal guidelines.
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Type
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Comments
F4.2z
Ripley Collection
Outdoor Wall 1 Lt
49060OZ (Olde Bronze)
Product Description:
Bringing dean lines to a rustic look, the Mpleycollection of outdoor lighting
features an ado Bronaa finish that warms the smooth cone shape of this 1 light
outdoorsconce. 10 inch width. Height 9.5 inches. Bdension 11.5 inches. Rises
3 inches above the center of the wall opening. Uses 1- 40W max(type R) or 1-
60W (Gtype) bulb. UL listed for wet locations. Dark skyoompliantwith use of
R14 40W bulb.
Technical Information
Lamp lnciuded:
Not Included
Weight:
1 LBS
t3denslon:
1125
Voltage:
120
Safety Rated:
Wet
HCWO:
3
Base Backplate:
5.875" DIA
Dual Mouat:
No
Dark Sky:
Yes
Patent:
U5 Patent Pending
Notes:
Dark skyoompliant with use of R14, 40W bulb.
light Source:
Incandescent
Socket Base:
Wdlum
Number of Bulbs:
1
Lamp Type:
R14FL
Max Watt:
40W
Wldth:
10"
Height:
9"
Overall Height
Collection:
MpleyCollecdon
Rnlsh:
ado Bronze
KICHLER.
StOr to ti.Ve bY.
PrClect
—.—
Ordering it
Camnrerrts
Ripley Collection
Outdoor Post Mt 1 Lt
49063OZ (Olde Bronze)
Product Description:
Bringing clean lines to a rustic look, the Ripleycolledtion of outdoor lighting features
an Olde Bronze finish thatwarms the smooth cone shape of this 1 light outdoor
postlight.12 inch diameter. Height 16 inches. Uses 1-40W max (type R) or 1-
60W (Gtype) bulb. UL listed forwet locations. Dark skycompliant with use of R14
40W bulb. Post not included.
Technical Information
Lamp Included:
Not Included
Weight:
1.5LBS
120
Voltage: .___.
Safety Rated:
? Wet
Dual Mount:
No _
Dart Sky- ----
Yes --- —
— _ - ----- --
Patent:
US Patent Pending
Notes:
Dark skycompliant with use of R14. 40W bulb.
lincandescent
Light Source:
Socket Base:
i Medium –
Number of Bdbs:
1
Lamp Type:
' R14R-
Max Watt:
T140W--
Width: T 112"
-
i
Haight: ;
16"
Overall Height:
Collection:
RipleyGollecton --.—_. _._.._ .._..—...
Olde Bronm
Finish: —
^----
SLIM26YIPC
12, 18 and 26 Watt SLIM wallpacks are ultra efficient and deliver impressive light
distribution with a compact low -profile design that's super easy to install as a
downlight or uptight.
Color: Bronze Weight: 4.5 lbs
Technical Specifications
5Ic-c4retal
Photocell:
120V Button Photocell Included. Photocell is only
compatible with 120V.
Driver:
Constant Current, Class 2, 100-27N 50160 Hz., 6KV
surge protection, 720mA. 100-277VAC 0.4 Amps,
Power Factor 99%.
DLC Listed:
This product is listed by Design Lights Consortium
(DLC) as an ultra -efficient premium product that
qualifies for the highest bar of rebates from DLC
Member Utilities.
DLC Product Code: PBGMCI KT
UL Listing:
Suitable for wet locations. Suitable for mounting within
1.2m (oft) of the ground.
ADA Compliant.
SLIMTA1 is ADA Compliant.
Dark Sky Approved:
The International Dark Sky Association has approved
this product as a full cutoff, fully shielded luminalre.
IESNA LM -79 & LM -80 Testing:
RAB LED luminaires have been tested by an
independent laboratory in accordance with IESNA LM -
79 and LM -80, and have received the Department of
Energy "Lighting Facts" label.
Con--tructlt
IP Rating:
Ingress Protection rating of IP66 for dust and water
Cold weather starting:
Minimum starting temperature is -40'C (407)
Project:
Prepared By:
Driver Info
Type:
Constant Current
120V:
0.27A
208V:
N/A
240V:
NIA
277V:
NIA
Input Watts:
30W
Efficiency:
87%
Maximum Ambient Temperature:
Suitable for use in 40°C (104°F) ambient temperatures
Housing:
Precision die-cast aluminum housing.
Mounting:
Heavy-duty mounting bracket with hinged housing for
easy installation.
Recommended Mounting Height:
Up to 22 ft.
Lens:
Tempered glass lens.
Reflector:
Specular thermoplastic.
Gaskets:
High-temperature silicone
Finish.
Formulated for high -durability and long lasting color.
Green Technology:
Mercury and UV free. RoHS compliant components.
Polyester powder coat finish formulated without the
use of VOC or toxic heavy metals.
Type:
Date:
LED Info
Watts:
Color Temp:
Color Accuracy:
L70 Lifespan:
Lumens:
Efficacy:
LED Charnutoriq-tics
LED:
Multi -chip, long -life LED.
RAB
I N G
26W
3000K
70 CRI
100000
3452
116 LPW
Lifespan:
100,000 -hour LED lifespan based on IES LM -80
results and TM -21 calculations.
Color Consistency:
3 -step MacAdam Ellipse binning to achieve consistent
fixture-to-flxture color.
Color Stability:
LED color temperature is warrantied to shift no more
than 200K In CCT over a 5 year period.
Color Uniformity:
RAB's range of CCT (Correlated Color Temperature)
follows the guidelines for the American National
Standard for Specifications for the Chromaticity of
Solid State Lighting (SSL) Products, ANSI 078.377-
2017.
Patents:
The design of the SLIMT" is protected by patents in
U.S. Pat D681,864, and pending patents in Canada,
China, Taiwan and Mexico.
HID Replacement Range:
Replaces 175W Metal Halide.
Buy American Act Compllance:
RAB values USA manufacturing! Upon request, RAB
may be able to manufacture this product to be
compliant with the Buy American Act (BAA)_ Please
contact customer service to request a quote for the
product to be made BAA compliant.
Need help? Tech help line: (888) RAB-1000 Email: sales@rabweb.com Website: www.rabweb.corn Page 1 of 2
Copyright 02018 RAB Lighting Inc. All Rights Reserved Note: Specifications are subject to change at anytime without notice
SCOOP - model: WS -W20506
LED Wall Mount
PRODUCT DESCRIPTION
WAC LIGHTING
Responsible Lighting®
Fixture Type:
Catalog Number:
Project:
Location:
With a die cast aluminum housing and etched glass, Scoop provides lasting performance for years to come. It features a patent pending design for a water and
dust proof IP66 rated luminaire. Mounts in both upward and downward orientations.
FEATURES
• Energy Star` rated
• CEC Title 24 Compliant
• Mounts Up or Down
IP65 Rated, Ell & cETL Wet Location Listed
Die -Cast Aluminum Construction
Universal Voltage l nput (120V - 277V)
Dimming: ELV(120V)or0-10V
ADA Compliant
SPECIFICATIONS
Construction: Aluminum with etched glass.
Power: Integral driver in Iuminalre.120V- 277V input.
Light Source: High output LED
Mounting: Mounts directly to junction box
Dimming:0-10V Dimming: 110096-10%
ELV Dimming: 100%-15% (120V only)
Finish: Brushed Aluminum (AL), Black (BK), Bronze (BZ), Graphite (GH), White (WT)
Calor Temp: 3000K
CRI: 90
Rated Life: 70,000 hours
Standards: Energy Star° rated, IP65 Rated, EX & cETL Wet Location Listed,
CEC Title 24 Compliant, Dark Sky Friendly.
Beam Photometry Voltage WattLumens Finish
10, .
WS -W2050686" A
�S1/2X Energy Stor
,
Example: WS -W20506 -113Z
AL 6rushedAluminurn
BK Black
120V -277V 76W 805 1 B Bronze
GH Graphite
WT White
waclightingcom Headquarters/Eastern Distribution tenter Central Distribution Center Western Distribution center
Phone (800) 526.2588 44 Harbor Park Drive 1600 Distribution Ct 1750 Archibald Avenue
Fax (800) 526.2585 Port Washington, NY 11050 Lithia Springs, GA 30122 Ontario, CA 91760
WACLighting retains the right to modify the design ofourproducts at anytime as part of the company's continuous Improvement program. FEB 1015
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Length: 40-
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"+ Capable Luminaire
This item is an A+ capable luminaire, which has been
designed and tested to provide consistent color
appearance and system -level interoperability.
• All configurations of this luminaire meet the Acuity
Brands' specification for chromatic consistency
• This luminaire is A+ Certified when ordered with
DTL® controls marked by a shaded bac':ground.
DTL DLL equipped luminaires meet the A+
specification for luminaire to photocontrol
interoperabi lityl
• This luminaire is part of an A+ Certified solution
for ROAM® or XPoint"m Wireless control networks,
providing out-of-the-box control compatibility
with simple commissioning, when ordered with
drivers and control options marked by a shaded
tmckgeound'
To learn more about A+,
visit www.acuitybrands.com/apius
1. See ordering tree for details.
2. A+ Certified Solutions for ROAM require the order
of one ROAM node per luminaire. Sold Separately:
Link to Roam; Link to bTL DLL
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�A LIrMON/A One Lithonia Way - Conyers. Georgia 30012 • Phone: 600.279.8041 • www.lithonia.com
41VA6 /NG. 02011-2018 Acuity Brands Lighting, Inc. All rights reserved.
DDBKD Dark bronze
DBUUI Black
DMO NaturalakNninum
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Page 1 of 7
DSX2 LED P3 40K T4M MVOLT
OUTDOOR PHOTOMETRIC REPORT
CATALOG: DSX2 LED P3 40K T4M MVOLT
TEST #:
ISF 34053P8
TEST LAB:
SCALED PHOTOMETRY
TEST DATE:
3/23/2017
CATALOG:
DSX2 LED P3 40K T4M MVOLT
DESCRIPTION:
DSX2 LED P3 40K T4M MVOLT
SERIES:
D -SERIES AREA SIZE 2
LAMP:
LED
LAMP OUTPUT:
TOTAL LUMINAIRE LUMENS: 27658.6, ABSOLUTE
PHOTOMETRY*
BALLAST/ DRIVER:
LED DRIVER
INPUT WATTAGE:
217
LUMINOUS OPENING: RECTANGLE (L: 18", W: 12.96")
MAX CD:
15,739.3 AT HORIZONTAL: 35°, VERTICAL: 70°
ROADWAY CLASS:
SHORT, TYPE IV
Paler Candela DbbiRd m
ilps 170 160° SpYM 14" 5
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■ 5 fC ■ O,1 k ■ iylail Cd
mm= in units of must helot (M Max Cd
*TEST BASED ON ABSOLUTE PHOTOMETRY WHERE LAMP LUMENS=LUMENS TOTAL.
`CUTOFF CLASSIFICATION AND EFFICIENCY CANNOT BE PROPERLY CALCULATED FOR ABSOLUTE PHOTOMETRY.
VISUAL PHOTOMETRIC TOOL 1.2.46 COPYRIGHT 2018, ACUITY BRANDS LIGHTING.
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City of Oak Park Heights
14I68 Oak Park Blvd N.• Box 2007.Oak Park Heights, MN 55082 • Phone (651) 439-4439 • Fax 439-0574
Memorandum
To: Eric Johnson, City Administrator
Cc: Scott Richards, City Planner, Julie Hultman, Building Official
From: Lisa Danielson, Arborist
Data: 06/06/2018
Re: Ridgecrest Oak Park Heights I Landscape Plan Review
I have reviewed the landscape plan submitted by Trent Mayberry dated May 15th 2018 for the
Ridgecrest Oak Park Heights I project. The following includes my comments and/or
recommendations:
Tree Preservation Plan (Sheet 3 of 11)
(Tree Replacement Calculation)
The final plans must include the updated tree replacement calculation as shown below:
[(AIB) x C] x A=D
A= Total Diameter Inches of Significant Trees Lost as a Result of the Land Alteration
B= Total Diameter Inches of Significant Trees Situated on the Land
C= Tree Replacement Constant (1.33)
D= Replacement Trees (Number of Caliper Inches)
[(113 C. L/275 C.I.) x 1.33] x 113 C.I. =D
D=61.76 Replacement Caliper Inches Required
A total of 133.5 Caliper Inches in plantings are included in the proposed plant
schedule (Sheet 8 of 11) therefore, the tree replacement requirement has been met.
(Note: % height=Caliper Inches was the conversion used in calculating for Deciduous
Understory and Coniferous Overstory trees)
TR -P. -F. C `.TTY U.S.A.
Landscape Plan (Sheet 8 of 11)
The overall design of the plan is attractive and will complement the site well. The plan includes
an acceptable species selection of deciduous trees, coniferous trees, ornamental trees,
shrubs and perennial plants to be installed ((542) total plantings). All plants included in the
plan are hardy under local growing conditions, tolerant or resistant to major insect and disease
problems and fairly low maintenance. All trees planted must be landscape grade trees of good
form and structure, no park grade trees. All plant sizes, root and container classes included in
the plans conform to the City of Oak Park Heights zoning ordinance requirements. The
locations chosen for most plants are appropriate. All plantings must be planted on private
property and not the City boulevard right-of-way. The plant quantities included in the planting
schedule must correspond with the plant quantities on the landscape plan. The plant schedule
includes (18) Annabelle Hydrangea shrubs and (19) are shown on the plan. This must be
corrected on the final plans.
Landscape Details (Sheet Number 9 of 11)
The landscape notes and planting detail submitted is acceptable. The landscape contractor is
required to plant trees and shrubs according to the approved planting detail diagrams and
landscape notes submitted with the final approved landscape plan. This will be checked after
planting and any deviations from the plans must be corrected before the landscaping will be
approved by the City, this needs to be noted in the final plans.
Please contact me if you have any questions regarding this landscape plan review. Please
feel free to forward my comments to the development team for this project.
701
TREE CITY U.S.A.
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5640
Facsimile: 763.427.0520
TPCTPCL&Plann1n9Co.onm
MEMORANDUM
TO:
FROM:
DATE:
RE:
TPC FILE:
BACKGROUND
Eric Johnson
Scott Richards
June 7, 2018
Oak Park Heights
Structures
236.01 - 18.02
Accessory Building Amendments Temporary
The City Council, its May 22, 2018 meeting and at a previous workshop, discussed
amending the accessory building section of the Zoning Ordinance as it relates to
temporary structures. As you are aware, the City Council amended Section
401.15.D.11 in October of 2017 to allow temporary accessory structures with the
issuance of a special use permit for a maximum of 50 days in a calendar year. Since
then it has been recognized that there is a need to allow additional time for placement of
these structures. Typically, they are a fabric or tarp structure and are not placed on a
permanent foundation.
The City Council was favorable to the following language addition found in (e) below
and has asked the Planning Commission to hold a public hearing and make a
recommendation on this issue.
401.15.D Accessory Buildings Uses and Equipment
11. Temporary Accessory Structures. Temporary accessory
structures shall be allowed in all zoning districts with the issuance
of a special event permit for a maximum of 50 days in a calendar
year subject to the following:
a. The structure shall be securely fastened to the ground,
subject to the safety requirements of the manufacturer.
b. The structure shall be kept in good condition and its appearance
shall not be detrimental to the area or adjacent properties.
C, The temporary use does not involve the erection of a substantial
structure or require any other permanent commitment of the land.
d. The temporary structure shall be removed at the end of the permit
period. If not removed within 10 days thereafter, the City shag have
the right to remove the structure at the permittee's expense.
e. Temporary structures may be permitted for up to 24 (twenty-four)
continuous months in the R-1 and R-2 Residential Districts with
City Council approval of an Interim Use Permit as provided for in
Section 409.05. The application fee for an Interim Use Permit for
the purposes found in subsection (e) shall not exceed $900.00.
The value of this amendment would:
• Permit the structure for up to two years.
Provide an opportunity for neighborhood comment with a Planning
Commission public hearing.
• Allow a process should the structure fall into disrepair.
• Limits the application fee to $100.00 which will ensure that those applying
for a temporary structure are committed to the process.
Conclusion/Recommendations
The Planning Commission should open the public hearing, review the draft regulations,
and made a recommendation to the City Council.
2
3601 Thurston Avenue N, Suite 1030
Anoka, MN 55303
Phone: 753.231 .5840
Facsimile: 783.427, 0520
TPCTPCOPlanningCo.com
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: June 7, 2018
RE: Oak Park Heights — Comprehensive Plan 2018
TPC FILE: 226.10
Lee Mann of Stantec, the City Engineer has provided the draft copies of the utility
elements of the Comprehensive Plan for initial review. With the Introduction, Social
Inventory, Issues Identification, Mission Statement and Goals, Land Use,
Transportation, Administration, Community Facilities, Parks and Trails, and
Implementation sections of the Comprehensive Plan, this completes the draft for
submittal to the adjoining jurisdictions and the Metropolitan Council.
Please find attached the following:
• Comprehensive Sewer Plan
• Water System Master Plan
o Local Surface Water Management Plan
Due to the number of pages, these drafts will only be available online and paper copies
will not be distributed at the meeting. If any of the Planning Commissioners would like
to view paper copies, please contact Julie Hultman and they can be made available at
City Hall.
The Planning Commission should review the utility plans and make any comments at
the June meeting. If there are no major issues, the Planning Commission should
recommend these documents to the City Council.
The final draft of the entire Comprehensive Plan, including the utility plans, will also be
reviewed as part of the final public hearing process later this year before sending the
completed draft to the Metropolitan Council.
CL
City of Oak Park Heights
14168 Oak Park Blvd. N u Box. 2007. Oak Park Heights, MN 55082 + Phone (651) 439-4439 • Fax (651) 439-0574
6-7-18
MEMO
TO: Punning Commissioners — 6.14.18 Meeting
FROM: Eric Johnson, City Administrator
RE: Palmer Station — Extension Request
In 2014 the City was approached by the Property Owner (Creative Homes) of the above property to consider
the placement of 13 single family homes on the site generally known as the "Palmer Site". This is the 7+1 -
acre site located at the southeast corner of Oakgreen Ave and 58th Street. At that time a number of public
hearings were held and while there were some concerns, the Project was viewed as generally favorable by
the neighborhood and was subsequently approved by the Council.
Since that time, the Developer has obviously not moved forward with their project and has continuously
sought extensions to their approvals, with three extensions being granted. In early 2017, the City informed
the Property Owner that if it did not complete the necessary steps to commence the project by October 31st,
2017 — by executing the necessary Developer's Agreements and posting required financial securities AND
proceeding promptly with construction following any bidding that such approvals would lapse and the Council
would not consider any further extensions precipitating a new application.
The Developer did post such securities and the Project was bid for a Spring 2018 construction. But as we
see the Developer has not moved forward as they have indicated that the bids. received for the public
elements (roads & utilities) exceeded their anticipated budget. The Developer has now sought to have these
rebid by the City with possible construction later this summer; but essentially is another extension with no
assurance as to when the project may proceed.
Considering the history, the City may certainly require the Developer to re -submit for a new full development
application under MN Stat. 15.99 rules and is something the City Council is considering or it could simply
allow another extension. Prior to making such a decision the Council has directed that a Public meeting be
held with the neighborhood on Thursday, June 141h, 2018 at 6:00 PM to take input on what is essentially a
fourth timeline extension for the Developer. This will be held at the Oak Park Heights City Hall with the
Planning Commission and notices were sent.
The Planning Commission is requested to:
1. Receive any commentary relative to the timelines noted above, and or any other comments
that it may deem relevant or reasonable about the Project.
2. Consider giving direction to the City Council if the City should allow a fourth extension OR
require the Developer resubmit the project in its entirety.
Staff would note that the underlying zoning of the site nas not changed (R-1), nor has the City's
comprehensive plan directing the land use as low-density residential which the Development remains in
compliance with. Theoretically, an entirely new application will need to be reviewed under the same zoning
codes and their guidance and may result in a very similar, if not identical Project. However, there could be
new concerns or other unknown issues that have arisen in the past 48 months that the City is unaware of.
Please note the City did allow a re -bidding of the project at the request and expense of the developer with
bids due on June 29th. If the Council allows an extension, it is possible the bids if received are favorable to
the Developer that the project may proceed. If the Council determines that new application is necessary then
these bids will be rejected in total regardless of their costs.
The enclosed maps generally show the approved layout which remains the only approved layout as
well as the Planned Land Use Map showing Low Density residential. 4n June 26", 2098 the Council
will review any comments received will determine if a new development application is to be required
under MN Stat 95.99 or if it will allow the re -bid to continue and allow construction under another
extension, presumably this summer.