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Home My WebLink About2018-06-07 City Administrator Johnson Memo to Commission City of Oak Park Heights 14168 Oak Park Blvd.N•Box 2007.Oak Park Heights,MN 55082•Phone(651)439-4439•Fax(651)439-0574 6-7-18 MEMO TO: Planning 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+/- 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 14th,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 has 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. On June 26th, 2018 the Council will review any comments received will determine if a new development application is to be required under MN Stat. 15.99 or if it will allow the re-bid to continue and allow construction under another extension,presumably this summer. S. ,... ,- at s a .-- 444 , 1"."7": y wE t. -41 %,.t : . V.*. '' = 4 ,"" , , . , , 44 �� - - Palmer .!le 9A °� �, �. s'� icy g f ,‘,.l'*:*'"' ' ''..• '''" .tt ', ' 's‘,.i,r, it-' t',it) t, ' - 1 ii- . 'Zi, ;-,44S.,‘4., '1".,- .„ ''' ',liti .- 't,, 1 t, 'r - - --. - -..-_ , i tiLi. ' rya igtiie 1 k• k,„ 1,e,.... ,.- — .,- , ;,, '. ''% 4 .,- ' t - 11 '6 9it ,a i i 4.- ., .. , ,1,41j,° ,\ At 1p. te$ •k . rF _... . , . �. "� _ , , , V "' ' ' 06- ` ,, ' gdit Ali 4 tr..; ' -0, — --o _ r ••••••., 1.1 _ 44 —..._-_+-- _� __ --�t — ' I 0 i 0 / , t t r., Allo ii L... 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