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HomeMy WebLinkAbout07-14-2005 Planning Commission Meeting PacketI. Call to Order & Welcome Commissioner Caspers: II. Approval of Agenda: III. Approve Minutes of June 9, 2005: (1) IV. Department / Commission Liaison / Other Reports: A. Commission Liaison: B. St. Croix Crossing Update: C. Other: 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. Ron Gullickson: To consider a request for Conditional Use Permit, allowin g p dwelling a 4-plex residential dwellin in an R -2 zoning district, located at 5480 Stagecoach Trail, N. (2) B. Stillwater Motors: To consider requests for Signage Variance and Conditional Use Permit allowing retail, service and parking expansion to Stillwater Motors, located at 5900 Stillwater Blvd. N. (3) C. Fox Hollow: To consider requests for Planned Unit Development Amendment and Minor Subdivision, allowing construction of one office building to replace previously approved design plan for two office buildings, located south of 60 St. N. and East of Osgood Ave., known as Fox Hollow PUD. (4) D. Zoning — B -4, Limited Business District: To consider a Zoning Ordinance Text Amendment to replace the CBD, Central Business District Zone with B -4, Limited Business District Zone and a Comprehensive Plan Amendment and Rezoning of the area currently zoned CBD, Central Business District to Limited Land Use and B -4, Limited Business District. (5) VII. New Business: VIII. Old Business: CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, July 14, 2005 — 7:00 p.m. IX. Informational: A. Next Meeting: August 11, 2005 — Regular Meeting @ 7:00 p.m. B. Council Representative: July Commissioner Dwyer August — Commissioner Lilj egren X. Adjournment. Call To Order: Chair Runk called the meeting to order at 7:00 p.m. Present: Commissioners Dwyer, Lilj egren, Oswald and Wasescha. City Planner Richards and Commission Liaison McComber. Absent: City Administrator Johnson Approval of Agenda: Commissioner Dwyer, seconded by Commissioner Wasescha, moved to approve the Agenda, as presented. Carried 5 -0. Approve Minutes of May 12, 2005: Commissioner Dwyer, seconded by Commissioner Wasescha, moved to approve the Minutes with amendments noted by Commission Liaison McComber. Carried 5 -0. Department /Commission Liaison Reports /Other Reports: A. Commission Liaison: B. St. Croix Crossing Update: Commission Liaison McComber provided a brief update, and announced that the Stakeholders Committee will meet July 19, 2005 from 9:00 a.m. to 4:30 p.m. at Stillwater City Hall. C. Other: Visitors/Public Comment: There being no visitors to the meeting, Chair Runk moved to the Public Hearings portion of the Agenda. Public Hearings: CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, June 9, 2005 A. Continued: Oakgreen Village: To consider requests for Site Plan Review and Planned Unit Development: Concept Plan for construction of townhomes, known as Oakgreen Village — Phase I and located to north of 58 St. and west of Oakgreen Ave. (2) City Planner Richards reviewed the June 2, 2005 Planning Report to the request, provided an issue analysis and recommended conditions in the event the Planning Commission elected to recommend City Council approval. Discussion as to the report content and recommendations ensued between City Planner Richards and the Planning Commission. Chair Runk opened the public hearing for comment. FlqesteStiRE '1 Planning Commission Minutes June 9, 2005 Page 2 of 9 Todd Erickson — Folz, Freeman & Erickson, Inc., addressed the Commission, on behalf of the applicant, and reviewed the changes that had been made to the concept plan. Mr. Erickson addressed the planning report items and discussed issues as to parking, road width, right -of -way, T.I.F. potential for the area, layout of structures and their design elements, driveway lengths, private versus public owned roadways, roadway maintenance, setbacks, tree preservation/protection, and site access. Mr. Erickson noted that they would prefer to see reduced roadway width and asked that direction be provided to this end. Miles Britz —115 Sixth Ave. S., S. St. Paul.: representing several residents of Pondview Condominiums, addressed and discussed with the Commission a number of issues, including wetland areas, ponding and drainage. Mr. Britz questioned matters as to site access, lighting, trees, zoning and traffic. Mr. Britz noted that a reduced roadway width would be desirable with respect to it reducing impervious surface and water runoff. When asked by the Commission about preference to land use in the area, Mr. Britz responded that a townhouse development would be preferred over that of "big box" commercial or a multiple family development. Bill Boland —13981 60 St. N.: stated that he was trying to get a feel for what would happen if the request is approved and 59 St. were to go through. He wanted to know if access would be allowed under the power lines and if building would be permissible to the 27' from them to the Pondview Condo property line. Discussion was had as to what would be permissible under the power line easement, how stormwater drainage was to be managed, the wetland area, and the status of the Central Business District. Mr. Boland stated that he likes the proposed plan and that he remains concerned about 59 St. and taller constructed structures looking down upon the ground -level structures within Pondview. Charles Britz — 13991 60 St. Ct. N.: stated that he was not generally opposed to the project but that he was concerned with its impact upon the existing natural environment and questioned the approval process for the project and whether or not a wildlife impact study would be required City Planner Richards outlined the timeline and approval process for the proposed project and noted that a wildlife impact study was not a requirement for the project. Valessa Caspers —13950 56 St. N.: expressed her concern as to accessibility of homes access to the trails on 58 St. She requested consideration for the provision of means to safely access the great walking trails already in place throughout the City. Ms. Caspers questioned and discussed, with the Commission, the private trail designation for the proposed project and whether or not private to public street ownership was an option within the City. Vice Chair Liljegren, seconded by Commissioner Oswald, moved to close the public hearing. Carried 5 -0. Commission discussion ensued as to road width, emergency vehicle access, trail to North side of 5 8 St., public versus private trail and roadways, play area, Novak Ave. providing definition between commercial and residential areas by means of widening it toward commercial area and addition of trees /landscaping, park dedication requirements, tax increment financing district possibility, potential Central Business District moratorium and how a recommendation on this request would be affected, development within neighboring communities, land availability and best suited land use for this area. The conditions of the planning report were reviewed, discussed and amendment to them proposed. Commissioner Dwyer, seconded by Vice Chair Lilj egren, moved to recommend City Council approve the Revised Planned Unit Development Concept Plan, subject to the amended conditions of the June 2, 2005 planning report, specifically: 1. A preliminary plat is submitted as part of the general plan of development. 2. The applicant provide a property appraisal, acceptable to the City Attorney to calculate park dedication. 3. The Planning Commission is favorable to the small tot lot park but recommends no credit for park dedication be granted for the tot lot. 4. The plat shall dedicate 100 -fleet of right -of -way for Novak Ave., 60 -feet for 59 St. and 50 -feet for Oakgreen Ave. as required by the City Engineer and City Attorney. 5. The Planning Commission recommends that Novak Ave. be provided with screening, landscaping and boulevards as recommend by City staff. 6. The Planning Commission recommends that the proposed private street network for this development be eliminated and replaced with City rights -of -way and public streets. 7. The Fire Marshall and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development Planning Commission Minutes June 9, 2005 Page 3 of 9 8. The roadways on the concept plan shall be increased to 28 -feet in width for City Council review. 9. The Planning Commission recommends a public trail system be constructed on the north side of 58 St., adjacent to the development. 10. All required setbacks to conform with zoning and wetland ordinance requirements shall be incorporated in the general plan of development. 11. The applicant shall provide vehicle count information and projections as required by the City Engineer. 12. Detailed tree inventory, tree preservation, and landscape plans shall be provided for general plan of development. 13. Detailed tot lot park plans will be required for general plan of development review. 14. Detailed grading, drainage and utility plans shall be provided for general plan of development review. 15. Detailed architectural plans for the proposed buildings in the project shall be required for general plan of development review. 16. The Planning Commission recommends that the City Council consider upgrades to Oakgreen Avenue as part of this development. 17. As part of the general plan of development submittals, the applicant should provide a plan and timeline for connection of the two dead -end streets in the first phase in the event the second phase is not completed. Carried 4 -1, Wasescha opposed. Planning Commission Minutes June 9, 2005 Page 4 of 9 B. Bahr Construction: To consider a request for a Conditional Use Permit, allowing relocation of an existing single - family detached home, from 11051 Stillwater Blvd., Lake Elmo to a vacant lot at 15403 58 St. N., Oak Park Heights. City Planner Richards reviewed the May 26, 2005 Planning Report to the request, provided an issue analysis and recommended conditions in the event the Planning Commission elected to recommend City Council approval. Brief discussion as to the report content and recommendations ensued between City Planner Richards and the Planning Commission. Chair Runk opened the public hearing for comment. Pam Patrick —15365 58 St. N.: addressed the condition of the time frame for occupancy and inquired as to the time frame established for another home moved into a lot next door to the proposed located, by the applicant. Discussion ensued as to the same between Ms. Patrick, the Commission and the applicant as to her question and as to the consequences of non - compliance to the time frame condition. Ms. Patrick is concerned that since the landscaping remains uncompleted at the first location, after the time frame established for occupancy, that it will also occur at the second location. Mark Hilde of Bahr Construction.: addressed the matter of the landscaping at the first site, stating that the homeowner is unwilling to pay Bahr Construction and that he had taken over the landscaping. Mr. Hilde added that Bahr Construction is currently working through the dispute with him and has been in discussion with the City on the matter as well. It was clarified that Bahr Construction does not own the home and that if the approvals for the first relocation required Bahr to complete landscaping that they are still responsible for seeing that it is completed. Planning Commission Minutes June 9, 2005 Page 5 of 9 With respect to when the second site preparation, in the event the request is approved, Mr. Hilde stated that the target dates remain undetermined as the house is being moved to make way for new construction at its present site and they are still working through process approvals on that end. In any event, Mr. Hilde expected that no site preparation would occur until such time the anticipated move of the home is actually scheduled. Mr. Hilde addressed the planning report recommendation that Bahr be required to secure a licensed environmental specialist to oversee the excavation with respect to possible contamination and/or underground tanks. Mr. Hilde stated that there was evidence of potential contamination at the first site and they worked with the City and the neighborhood residents in addressing it as well as retaining an environmental specialist at that time. He feels that that after the steps taken with the first site that there isn't an issue at the second site and feels that a monitoring agent requirement, at this point, is unnecessary. Brief discussion ensued as to potential contamination and the basis for the recommendation of a monitoring agency requirement. It was clarified that samples had not been taken from the proposed relocation site. Pam Patrick —15365 58 St. N.: clarified that if Bahr Construction owns the lot, that they should be responsible for the maintenance of it. She stated that there were a number of poor condition trees and buckthorn at the site. She also asked if there were specific guidelines for house movers as to times of operation, noise and so forth. She noted that while she understood why the do the move -in during the early hours of the day, she would prefer to see that they be required to use radio communication versus hollering back and forth as they did with the first move. Discussion ensued as to the lot maintenance and it was clarified that Bahr Construction, as the owner, is responsible for its maintenance and that they have also been working with the City Arborist with respect to the trees and vegetation. Mr. Hilde stated that if the request is approved, they would work to reduce the inconvenience to the neighborhood during the time of the house move and seek to have the mover utilize radio communications. There being no other visitors to the public hearing, Commissioner Dwyer, seconded by Vice Chair Liljegren, moved to close the public hearing. Carried 5 -0. Commissioner Dwyer, seconded by, Vice Chair Liljegren, moved to recommend Conditional Use Permit approval from City Council, subject to the conditions of the May 26, 2005 planning report, specifically: 1. Upon relocation and additional construction, the building shall comply with the applicable requirements of the Uniform Building Code subject to approval of the City's Building Inspector. 2. A performance security of $5,000.00 is provided to the City as specified in Section 401.08 of the Ordinance. Planning Commission Minutes June 9, 2005 Page 6 of 9 3. The relocated structure is ready for occupancy within eight months from the date of location on the site. 4. A site plan showing an enhanced landscape plan is provided and approved by the City Arborist. 5. Approval of a grading plan by the City Engineer. 6. Submittal of a transportation plan showing the route for moving the structure and a permit from the County for movement on county roads. 7. Review and approval from Excel Energy concerning clearance for movement beneath power lines. 8. Approval of the City Engineer for utility connections and subsequent road patching. 9. The addition of a silt fence along the north side of the property during construction. 10. Deed of conveyance from previous owner to Bahr Construction for this property. 11. Any required State environmental permitting for the site shall be obtained by the applicant and written copies provided to the City within ten days of receipt. 12. Applicant shall secure a licensed environmental specialist, subject to the approval of the City Engineer, to be on site at all times during excavation to ensure that there are not findings of inappropriate buried materials and/or tanks. Should any inappropriate materials be found during excavation, all work shall cease and the City shall be immediately notified. Upon completion of excavation, the specialist will provide written comments to the City that no inappropriate, inconsistent or hazardous materials were found. 13. Submittal of a plan for house movement through Oak Park Heights to the site that addresses clearance under significant trees over the ROW. Such plan shall also require pre - approval by the Chief of Police. Carried 5 -0. C. Xcel Energy: To consider a request for a Conditional Use Permit Amendment, pursuant to City Ordinance 308.08, for land reclamation and grading to fill ditch for construction of short section of access road at Xcel Energy - A.S. King Plant, 1103 King Plant Rd. City Planner Richards reviewed the June 3, 2005 Memo, prepared by City Administrator Johnson, as to the request, which a summary of the requirements and recommendations for conditions, should the Planning Commission elect to recommend City Council approval. Chair Runk opened the hearing for public comment. Planning Commission Minutes June 9, 2005 Page 7 of 9 There being no visitors to the public hearing, Commissioner Dwyer, seconded by Commissioner Oswald, moved to close the public hearing. Carried 5 -0. Commissioner Dwyer, seconded by, Commissioner Oswald, moved to recommend CUP request approval from City Council, subject to the following conditions within the June 3, 2005 Memo as prepared by City Administrator Johnson: 1. Xcel Energy must provide a specific wetland inventory /wetland survey as well as a "Notice of Wetland Conservation Act Decision" which must state that the wetlands (if any), that are to be filled in, are "incidental" and not naturally occurring wetlands; or the Notice of Wetland Conservation Act Decision must make an alternate determination that the wetlands are subject to wetland restrictions and Xcel Energy shall submit for City review a full wetland inventory and remediation plan. Xcel must then implement such plan with conditions as specified by the City Engineer prior to the commencement of any roadway construction activities. 2. Final drainage plans and design shall be subject to the final review and approval of the City Engineer. 3. Xcel Energy shall submit drainage plans to the Middle St. Croix Water Management Organization for final review. Once comments are provided, Xcel may then potentially proceed. Comments received shall be provided to the City prior to the commencement of any roadway construction. 4. Xcel Energy shall submit drainage plans to the Molly Shodeen a the Minnesota Department of Natural Resources, for review. Once comments are provided, Xcel may then potentially proceed. Comments received shall be provided to the City prior to the commencement of any roadway construction. 5. Prior to roadway construction, Xcel Energy shall pay the City the required tree replacement fee of $2,000.00, as calculated by City Arborist, Kathy Widin. 6. Barbed wire must be eliminated from the proposed gate /fence. Carried 5 -0. New Business: A. Commission Vacancy, Interviews and Appointment Recommendation: Chair Runk announced that interviews of the applicants to fill the Planning Commission vacancy were held prior to the meeting. Old Business: Planning Commission Minutes June 9, 2005 Page 8 of 9 Commissioner Dwyer, seconded by Commissioner Wasescha moved to recommend that the City Council appoint Valessa Caspers to the Planning Commission to complete the term of Commissioner Oswald, which expires May 31, 2006. Carried 5 -0. The Commission expressed to Commissioner Oswald that they were sad to see him go and that they had really enjoyed working with him. B. Washington County Tax Forfeited Land Opportunity: City Planner Richards informed the Commission that the County has inquired of the City's interest in taking over a tax forfeited parcel and reviewed the boundaries of the parcel. Richard's explained that the City is given the first opportunity to acquire the property and that the property cannot be sold by the City and must be used for a public purpose. Brief discussion ensued as to the parcel, its proximity to tax forfeit parcel(s) accepted recently by the City of Stillwater and its potential use for a trail loop connection. Commissioner Dwyer, seconded by Commissioner Oswald, moved to recommend that the City Council accept the tax forfeited property. Carried 5 -0. A. Central Business District Update & City Council Action: City Planner Richards discussed a moratorium document that has been drafted by the City Attorney for the Central Business District. He noted that if the City Council elected to adopt the moratorium is will remain effective until September 13, 2005. Richards stated that the moratorium is to provide an opportunity for the Planning Commission to consider options for the area. Discussion ensued as to the area and the moratorium. It was expressed that a moratorium wouldn't serve any new purpose as there has already been a great deal of discussion with the business and landowners in the area as to what is desired. Construction in neighboring communities and land availability was also discussed. It was expressed that this may very well be the last opportunity to really specify the wants and needs best suited for the area and the community. Commissioner Wasescha, seconded by Commissioner Dwyer, moved to recommend City Council approval of the moratorium, pursuant to the requirement of Minnesota Statue §462.355, Subd. 4. Carried 5 -0. B. Commissioner John Dwyer Appointment Extension: Commission Liaison McComber informed the Commission that the City Council approved the Planning Commission recommendation of appointing Commissioner Dwyer for an extended term of one -year. Informational: A. Next Meeting: July 14, 2005 7:00 p.m. — Regular Meeting B. Council Representative: June — Commissioner Oswald July — Commissioner Dwyer Approved by the Planning Commission: Planning Commission Minutes June 9, 2005 Page 9 of 9 Adjournment: Commissioner Lilj egren, seconded by Commissioner Oswald, moved to adjourn at 9:23 p.m. Carried 5 -0. Respectfully submitted, Julie A. Hultman Planning & Code Enforcement BACKGROUND Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit 0: Exhibit H: Exhibit 1: Exhibit J: Exhibit K: Exhibit, L: Exhibit M: Exhibit N: ENCLOSURE NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783.231 .2555 Facsimile: 763.231.2561 planners @riacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Ann Kluessendorf / Scott Richards DATE: July 6, 2005 RE: Oak Park Heights -- Ronald Gullickson Property: 5480 Stagecoach Trail North FILE NO: 789.02 - 05.04 Ronald Gullickson of 5480 Stagecoach Trail North has requested to expand his non- conforming three unit dwelling to a lawful conforming four unit dwelling. This change will require a conditional use permit for the expansion. Project narrative Site location Site location aerial Xcel Energy letter East elevation North elevation West elevation North addition third floor plan North addition second floor plan Garage stall floor plan Additional elevations Site plan City of Oak Park Heights Building Official letter City of Oak Park Heights Arborist letter ISSUES ANALYSIS Comprehensive Plan Oak Park Heights Land Use Plan designates the subject site as Highway Business/Warehouse designation. The City should review this area and determine if the land use is appropriate for the existing residential uses. Zoning The subject site is zoned R -2 (Low & Medium Density Residential). Within this district, a multiple family dwelling structure of not more than four (4) units may be allowed through a conditional use permit. Conditional Use Permit The existing dwelling consists of three units of the following proportions: Unit 1: Unit 2: Unit 3: Three (3) bedrooms, one (1) bath and attached garage space Three (3) bedrooms, one (1) bath One (1) bedroom and one (1) bath According to submitted application materials, the expansion of the existing structure would add an additional one (1) unit, one (1) room to Unit #2 and one (1) room to Unit #3, and four (4) garage stalls This expansion would be two stories in height. The applicant has not indicated the proposed uses of these additional rooms or the approximate additional square footage of floor area. The City Building Official and the MN State Building Code and Standards Division plan reviewer have reviewed the submitted material and stipulate as a requirement that the structure be brought up to current code standards. The applicant has applied for a conditional use permit to allow the structure as a lawful four unit multiple family dwelling in accordance with Section 401.26.E. That section of the Ordinance provides the following conditions for review: 3) Multiple family dwelling structures of not more than four (4) units, provided that: a. The proposed site contains at least three thousand five hundred (3,500) square feet per dwelling unit. With the purchase of the Xcel Energy parcel to the north, totaling seven thousand five hundred and seventy five (7,575) additional square feet, the subject site shall be approximately twenty five thousand, eight hundred and eighty five (25,885) square feet. This would accommodate six thousand, four hundred and seventy one (6,471) square feet per unit. Applicant meets this criterion. b. The proposed site is located adjacent to a collector or minor arterial street. 2 Subject site is located adjacent to Stagecoach Trail, an Oak Park Heights collector street. Applicant meets this criterion. c. At least one (1) garage space is provided for each dwelling unit. Four (4) garage spaces are proposed for four (4) units. An additional one (7) outdoor space is required for each unit. Applicant shall provide a plan depicting these four (4) outdoor spaces. d. The proposed site is landscaped and screened with planting materials in compliance with Section 401.15.E. of this Ordinance. As a condition of approval, the applicant must provide a landscape plan that demonstrates locations, type, and diameter of all existing and proposed landscape plantings and screening. Plan is subject to review and approval by the City Arborist. e. The proposed structure design is reasonably compatible with its low density residential environment, as determined by the City Council. The structure is consistent with the existing architecture of a single family home as well as its surrounding context of other single family homes. The applicant meets this criterion. Residential multiple family structures do not require design guideline review. f. The provisions of Section 401.03.A.8. of this Ordinance are considered and satisfactorily met. In general, the proposed plan meets provisions of this Ordinance. ACTION REQUESTED Following a public hearing, the Planning Commission may consider one of the following actions: Conditional Use Permit 1. Approval of the CUP, based on a finding that the proposed addition is consistent with the requirements of Section 401.26 E and 401.03. 2. Denial of the CUP, based on a finding that the proposed addition is inconsistent with requirements of Section 401.26 E and 401.03. 3 STAFF RECOMMENDATIONS Planning staff recommends approval of the CUP. The expansion appears to be consistent with the City's regulations relating to such structures. This recommendation would include the following conditions: 1) Proposed uses of additional rooms, approximate additional square footage of floor area, and (4) outdoor garage space locations are submitted. 2) New addition is compliant with MN State Building Code and Standards Division per section 1306.003E 1, regarding fire sprinkler systems and MN Building Conservation Code per section 104. 3) Wall and floor plan is submitted and subject to Building Official Approval. 4) Location of the expansion meets R -2 standards for setbacks. Permission must be granted from adjoining property owner to the north to construct retaining wall and driveway less than five (5) feet from property line. 5) Expansion construction is consistent with the architecture and materials of the existing home. 6) Landscape plan is subject to City Arborist approval. Plan must include demarcation of screening /plantings in accordance with Section 401.15.E. 7) Purchase agreement is submitted from Xcel Energy for the parcel acquisition of seven thousand five hundred and seventy five (7,575) square feet. 8) Grading & drainage plan is submitted and subject to approval of City Engineer and the Middle St. Croix Watershed District. 9) Utility plan is submitted and subject to approval of City Engineer and Public Works Director. 10) Construction and occupancy must be complete within nine (9) months of City Council conditional use permit approval. 11) No work may commence until all real estate parcels /lots are legally joined though the City's minor subdivision process into one unified tax parcel. This process requires the submission of a Certified Survey depicting the current and final property lines and final legal description. 4 .7" N-Pixv-441‘‘Z 1 5{go ZklaieZcoAciA - tft . 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Co o(ziWJA L k - -t�X e •. • • f SOZivk.cire3 N&id-1 S'"'V'7","•••■ EXHIBIT A 10 RODS • 065) 0" ...... 245.55 5 0 71 7605 361 .1 Vicinity Map Scale In Feet 6.04 IN ma et ssapailen awe nimmeen Mod mesh III NW T Ors*.SirW NAM. ss. POW." *WON t witrwAtt Olt as/ tesn.. . 1~wt •$ f 431.0 4wtit rta Isss. sa A1MN tnfwnrtroa $p, MV* tLINS EXHIBIT B tedxlesday 08" of Jun 2005 Xcel Energy -> Page 2 of XcelEtwgy NORTHERN STATES" POWER • 414 Nicollet Mali, 7 Floor Minneapolis, MN 55401 FAX COVER SHEET DATE: June 8, 2005 TO: Eric Johnson City of Oak Park Heights FROM.: Ed Trapp Land Department RE: Application, Ron Gullickson 5480 Stagecoach Tr. N. Oak Parks Heights, MN Number of pages following this cover sheet: 0 Thank you, Ed Trapp Sr. Right -of -Way Agent T1ME: 2:49 PM PHONE: FAX: 651 -439 -0574 PHONE: 612- 330 -6956 • FAX: 1-715-852-5418 edwin.o.trapp a�Dxcelenergy.com Message Xcel Energy is in agreement to sell Ron Gullickson the 30 foot strip of land adjacent to his property at 5480 Stagecoach Tr. N., Oak Parks Heights, MN provided that a final sales price and Purchase Agreement can be agreed upon and that a favorable environmental evaluation is received permitting the parcel to be sold. If you have any questions, please call. 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JUN -29-2005 if : 29 June 29, zoos Re: Mr. Gtttllickson' a CUP Scott, In furtb►er reviewing the plans and discussing the project with a plan reviewer from MN State Building Code and Standards Division the following items should be addressed: 1) Per 1306.0030E 1 ---The new addition must be sprinkle 2) Per Section 104 of the MN Building Conservation Code the building was not a legal structure and therefore the building would have to be brought up to code. 3) Wall and floor design between tenant spaces need to comply with fire rating construction and Mr, Gullickson should provide the design plan for review, 4) • Wall and floor systems between tenant spaces need to comply with the sound transmission code and Mr. C3ullickson should provide the design plan for review. Enclosed with this memo are the code sections referenced above. Please contact me if you have any Earshot questions OAK PARK HEIGHTS CITY MEMO P. 02/05 EXHIBIT M Scott Richards From: <kdwidin ©comcast. net> To: "Tom Ozzello" < tozzeilo @cityofoakparkheights,com >, "Julie Hultman" < jhultman ©cityofoakparkheights.com >; "Dennis Poster <dpostler ©bonestroo.com >; "Eric Johnson" <eajohnson ©dtyofoakparkheig its.com >; "Jim Butler" < jbutierrcityafoakparkheights .com >; "Scott Richards" <srichards©nacplanning.com >; "Mark Vierling" <mvierling a©eckberglammers.eom> Sent: Wednesday, June 29, 2005 7:58 AM Subject: Gullickson Project - Landscaping OPH Staff- Kathy Widin Arborist City of Oak Park Heights rage 1 .opt 1 After reviewing the plans for the Ronald Gullickson 4 -plex project, I have the following comments: 1. The project site would probably require removal of trees, particularly on the north side of the property, to accommodate the remodelling and the retaining wall. The project site, with property acquisition, will be a total of 25,885 sq. ff, which is under the parcel size minim= for compliance with the tree preservation ordinance. 2. The OPH City Code requires landscaping, and consequently a landscape plan, for projects such as a 4 -plex. The applicant should refer to the "Guidelines for Developers" in the application packet. If you have any questions regarding this report, please contact me. EXHIBIT N 6/29/200 MEMORANDUM ENCLOSURE ""*3 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @ naoplanning_com TO: Eric Johnson FROM: Cassie Schumacher - Georgopoulos / Scott Richards DATE: July 07, 2005 RE: Oak Park Heights — Stillwater Motors; CUP, Sign Variance and Design Guidelines Review FILE NO: 798.02 — 05.06 BACKGROUND Mr. Daniel Raduenz of Stillwater Motors has applied for a Conditional Use Permit (CUP) to allow for the expansion of Stillwater Motors current building and parking lot. The plans submitted show a 57,980 square feet building expansion to allow for a larger service area, new show floor and some remodeling work. Stillwater Motors will also expand their current parking lots to replace stalls lost to the building expansion. The location of the site is at 5900 Stillwater Blvd. The current lot is 600,000 square feet with the current building at 35,000 square feet. The proposal will add 47,708 square feet to the current building. There will be 170 new stalls added to the remaining 575 parking stalls for a total of 745 stalls. The site is in a B -3, Highway Business District and will require a CUP for the expansion of an open and outdoor sales area, a variance for wall signage, and a Design Guidelines review. Attached for reference: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Site Plan and Trash Enclosure Details Building Floor Plans Building Elevations Landscape Plan and Photometric Plan Existing Conditions and Demo Plan Grading and Erosion Control Plan Exhibit 7 Exhibit 8 Exhibit 9 ISSUE ANALYSIS Utility Plan Layout Plan Freestanding Sign Dimensions Comprehensive Plan. The proposed development is consistent with the City's Comprehensive Plan. According to the Existing Land Use Map, the site is bordered on all sides by compatible uses. In addition, the City's Proposed Land Use Map guides this site as a Highway Commercial use, as well as the property surrounding the site. Zoning. The property is zoned B -3, Highway Commercial District. Retail sates are a permitted use in this district; however, open and outdoor sales are only allowed in Section 401.31.E under a Conditional Use Permit. A review of the specific conditions for a CUP will follow later in the report. CUP Request. The applicant has applied for a conditional use permit to allow for open and outdoor display and sale of vehicles. The site plan illustrates 57,980 square feet of new floor area and 170 new parking stalls. Lot Performance Standards. The following table compares the required and proposed dimensions and setbacks for the Stillwater Motors site in the B -3 District. The dimensions of the proposed are compliant with the dimensions required by the district. Parking stalls and aisles conform to the size requirements set by the Ordinance. Parking stalls shall be marked with white or yellow painted lines not less than four (4) inches wide. Currently the north and west parking Tots of Stillwater Motors do not comply with the required ten (10) foot setback. The applicants have illustrated and proposed to bring these Tots into compliance through a five (5) year phasing plan. The north lot is proposed to be brought into compliance during Phase 2 (within three years), and the west lot is proposed to be brought into compliance in Phase 3 (within five years). The Planning Commission and City Council must determine if they would like to have the lots brought into compliance now or if the phasing plan will suffice. Grading, Drainage, and Utility. Grading, drainage, and utility plans have been submitted and are subject to review by the City Engineer and Brown's Creek Watershed District. Stormwater is direct into a drainage ditch along 58 St, which drains into the pond at the southern end of Kern Center. The pond on the northwest corner of the site will receive water from northwest areas of the site. 2 Area Lot Width Setback Front (S) Side (W) _Side (E) Rear (N) Required 15,000 100 40 10 20 20 Proposed 690,892 638 530 366 110 70 Exhibit 7 Exhibit 8 Exhibit 9 ISSUE ANALYSIS Utility Plan Layout Plan Freestanding Sign Dimensions Comprehensive Plan. The proposed development is consistent with the City's Comprehensive Plan. According to the Existing Land Use Map, the site is bordered on all sides by compatible uses. In addition, the City's Proposed Land Use Map guides this site as a Highway Commercial use, as well as the property surrounding the site. Zoning. The property is zoned B -3, Highway Commercial District. Retail sates are a permitted use in this district; however, open and outdoor sales are only allowed in Section 401.31.E under a Conditional Use Permit. A review of the specific conditions for a CUP will follow later in the report. CUP Request. The applicant has applied for a conditional use permit to allow for open and outdoor display and sale of vehicles. The site plan illustrates 57,980 square feet of new floor area and 170 new parking stalls. Lot Performance Standards. The following table compares the required and proposed dimensions and setbacks for the Stillwater Motors site in the B -3 District. The dimensions of the proposed are compliant with the dimensions required by the district. Parking stalls and aisles conform to the size requirements set by the Ordinance. Parking stalls shall be marked with white or yellow painted lines not less than four (4) inches wide. Currently the north and west parking Tots of Stillwater Motors do not comply with the required ten (10) foot setback. The applicants have illustrated and proposed to bring these Tots into compliance through a five (5) year phasing plan. The north lot is proposed to be brought into compliance during Phase 2 (within three years), and the west lot is proposed to be brought into compliance in Phase 3 (within five years). The Planning Commission and City Council must determine if they would like to have the lots brought into compliance now or if the phasing plan will suffice. Grading, Drainage, and Utility. Grading, drainage, and utility plans have been submitted and are subject to review by the City Engineer and Brown's Creek Watershed District. Stormwater is direct into a drainage ditch along 58 St, which drains into the pond at the southern end of Kern Center. The pond on the northwest corner of the site will receive water from northwest areas of the site. 2 Section 401.15.F.4.h.17, states that all open, off - street parking shall have a continuous concrete perimeter curb barrier around the entire lot. The applicant's proposal shows detail of a surmountable concrete curb; however, the site plans do not show the curb to be continuous. With the new construction the Planning Commission and City Council shall decide if the site should be brought into compliance or if the phasing plan for setbacks and curbing shall be followed. Landscaping. City Arborist Kathy Widin has reviewed the revised landscape plan and has the following comments: "The project will add 120 shrubs and 15 flowering crabapples to the site as well as keep some existing landscaping on the W side of the entrance road from 58 g p g St. Planters for annual flowers will be added in front of the building. The plant species to be used are attractive, relatively free of serious insect or disease problems and will require minimal maintenance. After also reviewing the landscaping put in around the expansion projects for Stillwater Ford and Routson Motors and visiting those sites, I would like to see a few shade trees added to the p roperty, perhaps along 58 St. or the frontage road to Hwy.5. This would depend upon the available planting space which is outside the boulevard right -of -way for either road." To comply with the request made by the City Arborist, the landscape plan shall include shade trees along 58 St and the frontage road to Hwy 5. Shade trees shall also be planted around the parking areas to reduce the heat island effects of the impervious pavement. Parking. The City's Zoning Ordinance does not have parking standards related to open and outdoor sales of car, trucks or vans. In replacement of the standard, evaluation of number of parking stalls will be based on the requirements for outdoor boat sales. Boat sales require one (1) space for each 400 square feet of floor area for the first 25,000 square feet, plus one space for each 600 square feet thereafter. The total floor space for the existing building plus the new addition is 88,173; after subtracting ten percent, the calculable area is 79,356. To calculate the total number of stalls needed the first 25,000 square feet are divided by 400 (25,000/400 =62.5 stalls) and the remaining 54,356 square feet are divided by 600 (54356/600 =90.5 stalls); therefore, a minimum of 153 parking stalls will need to occur on site. The site plan is proposing a total of 745 parking stall, which exceeds the require number of stalls. A revised site plan will need to delineate where employee parking, customer parking, and display parking will occur. Building Height and Design Guidelines. The building heights meet the maximum requirements of the Zoning Ordinance. The proposed building at its highest point is 35 feet, which is the maximum height allowed by the Ordinance. Exterior building materials should be described in more detail and labeled completely on the elevations. Labels and descriptions are missing from windows and several building materials. A brief 3 Location Number of Existing Fixtures Number of New Fixtures Number of Heads Watts per Head Northwest . 6 fixtures 1 fixture 2 heads per fixture 1000W 1 fixture 1 fixture 4 heads per fixture 400W 1 fixture 2 heads per fixture 400W Northwest 12 fixtures 4 fixtures 2 heads per fixture 1000W 1 fixture 2 heads per fixture 250W 2 fixtures 1 head per fixture 250W Southwest 3 fixtures 4 heads per fixture 400W 2 fixtures 2 heads per fixture 400W Southeast 5 fixtures 4 heads per fixture 400W 9 fixtures 2 heads per fixture 400W On Building 31 fixtures 1 wall mount 250W description of some exterior building materials have been given and appear to meet the requirements set forth by the Ordinance. However, there is no specific material description other than precast wall panel, pre - finished metal paneling, and masonry. Building materials and colors shall be specified in detailed and labeled completely. A building materials board shall be provided for the Planning Commission and City Council review. Windows for the showroom appear to be on the south and east sides of the buildings. Pre - finished metal paneling and masonry will cover the building facade of the showroom. The service area and body shop facades will be faced in a precast wall panel and a two other unspecified materials. Materials shall be specified and color elevations shall be made available to the Planning Commission and City Council for approval. Lighting Plan. A further detailed photometric plan shall be submitted to show foot candles across the entire property and to the centerlines of the adjacent roads. The Zoning Ordinance states that outdoor lighting shall not exceed one foot candle measured from the centerline of a public street, nor shall light exceed four- tenths (0.4) of a foot candle at any property line adjoining an adjacent property. Light levels on the submitted plan look to exceed the maximum along the property lines to the north and the east; therefore, revisions to the proposed lighting scheme and a detailed photometric plan will need to be resubmitted for review. New lighting is proposed for the parking area as well as the building. The parking area is proposed to have fixtures 23 feet in height (a maximum of 25 feet is set by the Ordinance) with 1, 2, or 4 head fixtures ranging in number of watts per head. Alt fixtures are 90 degree cutoff, which is compliant with the Ordinance. The table below describes the number of fixtures, their location and number of watts (including the building fixtures): All fixtures are compliant with the Zoning Ordinance; however, a detailed photometric plan will need to be submitted to show illumination over the entire property. 4 Location Sign Size Area North Stillwater Motors 25' x 7' 175 square feet Buick 31' -6" x 3' 94.5 square feet Chevrolet 23' -3" x 4' 93 square feet Jeep 12' -3" x 4' -9" 58.2 square feet Total Sign Area 420.7 square feet West Service 10' -8" X 2' 21.3 square feet Body Shop 15' -8" x 2' 31.3 square feet Total Sign Area 52.3 square feet South Body Shop 15' -8" x 2' 31.3 square feet Delivery 12' -6" x 2' . 25 square feet Showroom 17' x 2' 34 square feet Total Sig n Area 70.3 square feet East Showroom 17' x 2' 34 square feet Service 10' -8" X 2' , 21.3 square feet Total Sign Area 55.3 square feet Southeast Stillwater Motors 15' -8" x 5' 78.4 square feet Overall Sign Area , 598.6 square feet Signage. Twelve (12) building signs are being proposed on all faces of the building. The proposed wall signs range in size from 175 square feet to 21 square feet. The size and location of each building sign is described in the following table: The Zoning Ordinance allows two walls signs, with each sign placed on a separate building facade. Allowable sign area is 18% of front building facade up to 500 square feet. The proposed signs on the building are exceeding both the number and area allowed in the Ordinance. Therefore, the applicant has applied for a sign variance to allow all proposed signs to occur as drawn. Section 401.15.G.16 reviews the following conditions to allow for a sign variance: 1. The particular physical surrounding, shape, or topographical conditions of the specific parcel of land involved exist. The parcel is and will remain an auto dealership. 2. That the condition involved is unique to the particular parcel of land involved. The signs requiring the variance are specific only to an auto dealer to easily direct customer traffic around the building and free up congestion on site. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 5 The purpose of the signs is to advertise the business, but the majority of the signs are directional to show where cars needing to be serviced can circulate and where delivery traffic should be directed. 4. That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel. The current use of the parcel will not change; however, with the expansion into a larger facility more directional signs will be need to ensure movement can happen on site without injury to others. 5. That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. The signs are for the sole use of the property, since they are attached to a building set back a large distance from residential roads they should in no way be detrimental to the surrounding areas. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the Police and Fire Departments of the City. CUP Review Criteria The signs will be attached flush against the building approximately 20 feet off the ground; therefore, they should not interfere with any ground movement nor impair supply of light or air from other properties. The Planning Commission and City Council shall review the conditions and determine if the number of signs and overall square footage is appropriate. Three onsite freestanding signs are exempt from review and will be allowed as is. However, the large sign at the northwest corner of the property visible from Hwy 36 shall be removed, along with the checkered banners placed in various locations on site. These two displays are in violation of permitted signage in the Highway Business District. The American Flags are allowed on site, and may remain. Trash. A trash enclosure is proposed for the west side of the property. A plan and elevation drawing have been submitted with the site plan. The applicant will need to specify the materials proposed for the trash enclosure to ensure they are consistent with those for the building. The Conditional Use Permit criteria for open and outdoor sale of vehicles are listed below with a review of each: 6 1. Outside sales areas are landscaped and fenced or screened from view of neighboring residential uses or abutting residential districts. A revised landscape plan including shade trees shall be submitted. There are no neighboring residential uses or abutting residential districts to be considered in this area. 2. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences. A revised photometric plan shall be submitted to ensure that foot candles do not exceed the requirements set forth by the ordinance. Proposed light fixtures are hooded at 90 degrees. 3. Areas are asphalt or concrete surfaced. Submitted plans show area to be asphalt with concrete curb around part of the parking area, and has been proposed to be constructed in phases. Planning Commission and City Council will need to determine if the area should be constructed at once or is agreeable to the new parking areas to be constructed in phases. 4. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the site. The use will not exceed the City's ability to provide services. 5. The provisions of Section 401.03.A.7 of the Ordinance are considered and satisfactorily met. The proposed use follows the current use of the site; therefore, is an appropriate use provided that conditions of approval are met. CONCLUSION AND RECOMMENDATION The proposed expansion of Stillwater Motors is an appropriate use and is allowed under a CUP in the B -3 District. Staff recommends approval of the CUP of the expansion as long as the following conditions are met: 1. A decision shall be made by the Planning Commission and City Council as to whether they would like to have all parking and curbs and an updated stormwater system constructed and brought into compliance at the beginning of construction, or if the proposed phasing plan will suffice. 2. Revisions to the landscape plan showing shade trees along 59 St, the frontage p g road to Hwy 5, and in appropriate places around the parking area. Revision to the landscape plan shall be reviewed by the City Arborist. 7 3. The grading, drainage, and utility plans shall be reviewed and approved by the City Engineer. 4. Customer, employee, and display parking shall be delineated on the site plan. 5. Detailed and completely labeled building elevations shall be resubmitted to show all building materials and colors. A materials board shall be submitted for the Planning Commission and City Council review. 6. A detailed photometric plan showing lot perimeter and street centerline foot candles shall be provided. 7. An approval of the sign variance specifying if any of the proposed signs shall be removed; along with the agreement by the applicant to remove the large sign at the northwest corner and the checkered banners. 8. Description of materials for the propose trash enclosure to ensure they are the same as materials use on the building. 9. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of service areas. 10. There shall be nor exterior storage of automobile parts, parked cars, or related items on the site. Alt storage shall be internal to the building. Any cars to be stored outside of the building shall be in full working order. 11. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 12. The applicant shall receive and retain, of required, a Hazardous Waste Generators License from Washington County for the Stillwater Motors operation. 8 NW `S1H913H N21dd MVO sJoIow 1J1VM11IIS A, NOISIA3a 'ON <5 v, ij A g ggvo_ ?1#Q Y ; 1: q 1 0 00 •• 0 POW g • c4 M HIV 1 14 8 d NO. 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REVISION DATE 30• nit htioht ■ � [ & B li 4 ig Et! g � N L./Ly.c- (9 N A 8 Z STILLWATER MOTORS OAK PARK HEIGHTS, MN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that 1 am a duly licensed professional architect under the taws of the State of Minnesota. Print Name: WARD A. S5SING Signature Data 06 /15/05 Reg. No. 19390.. 1 i 1 1 1 � � ii 1 J L , .±...._ _ _ _ __.;"--- I MEMORIAL s 'frroo °30'4i "w AVE. N. _'.___ 110.17 --- '.. m m r 0 E 0 p A 26,91- uon XI 23 0 D A D ,. R' � Z� Ent 04 d • Za; T.: A . _ ±, , 1 • 0 K 0 0 8 0 Cr N00 °30'41 "1Y 174.66 Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING 5610 MEMORIAL AVENUE NORTH STILLWATER, MINNESOTA S5082 P601e (651} 439.8833 Fix (651) 4349331 FFE x + t a 8 • 0 kr' 8 0 0 1£(6 (1S9) ritt £01it6O (IN 2 .9d ZEIOSS VIDSDINIMELLWATIIIS •44D-..* !IDIOM 311143AY 1V11101 OZ95 ONIUMNION3 • OIZARAIIILS • ONINNVIJ aNYI uI '11os3p*Faca ‘tivuiaa.za .noa iffar 'ow *tau ;90 — DNISSIS Y ONYM :aumm UJJd - ItIOSaUUIW Jo awn NI Jo shun atr Japun palltpie iguoissajcud pasua3n Ainp tint i ivqi pin uoispsiadns pain, Atu Japun JO .11 Aq paiedaid swi 1.rodai JO uonegpads %raid stql wqi Ailvaa Aqaia4 1 1- 0 z NW `SIHD131-1 )111Vd alaLOW 101VM1111S (.1 vi Nieuo, 3iva NOISIA311 'ON NO. REVISION DATE STILLWATER MOTORS OAK PARK HEIGHTS, MN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that 1 am a duly licensed professional architect under the laws of the State of Minnesota. Print Name: WARD A. SESSING Signature Date 06/13/05 Reg. No. 19340 -1 -< (S bo 'd 4 •oj . r4/ k , "o .0 0 4,- 4 / 0 "P„, ' c4c4 4) J-- ia , oe 0 C (0 0 24 > 0 0 o z .9> rn 5 c, z 0 z 0 TI 0 -t r0 Vse6" 4 31°47'54" 6 cv 7 MEMORIAL NOO°30'41"w AVE. N. 110.17 4rc. 0 0 8 NOO°30'41"W 174.66 Folz, Freeman, Erickson, Inc. LAND PLANNING • SURVEYING • ENGINEERING FFE MID- II 5620 MEMORIAL AVENUE NORTH STILLWATER, MINNESOTA 55082 Phone (651) 4394833 Fax (651) 430.9331 co t\) 4 LJ for ima ".... • • All dab. Mi. EXHIBIT 9 BACKGROUND Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: ENCLOSURE NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 7, 2005 RE: Oak Park Heights -- Fox Hollow PUD General Plan Amendment FILE NO: 798.02 -- 05.07 Fox Hollow East, LLC is requesting approval of a PUD general plan amendment for the Fox Hollow development located south of 60 Street and west of Osgood Avenue. The Fox Hollow development, approved in August 2004, included a 29 unit condominium building and two office buildings, one at 2,090 square feet and the other at 7,600 square feet. The applicant has proposed eliminating the small office building and slightly modifying the larger office building to accommodate more office space. The office building would be within the previously approved setbacks but have a larger footprint. It would have two floors of office and would be within the building height limitations. The parking that is displaced by eliminating the parking garage beneath the small office building would be replaced with additional parking on the site of that building. The parking requirements of the Zoning Ordinance would be met with this proposal. The request requires a PUD general plan amendment and Design Guidelines review. Project Narrative Previously Approved Site Layout Existing Conditions Preliminary Plat Final Plat Site Layout and Utility Plan Grading, Drainage and Erosion Control Plan Landscape Plan Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: ISSUES ANALYSIS Landscape Details Building Elevations Floor Plans Photometric Plans Sign Plans Memo from Kathy Widin, City Arborist Comprehensive Plan. As part of the previous review, the Comprehensive Plan was amended to designate the area as mixed use residential /commercial. Zoning. The property is zoned a combination of B -2, General Business District on the northern portion of the site and R -B, Residential Business/Transition District on the south. The site is appropriately zoned for the uses. An amendment to the PUD is required to make the proposed plan change. Subdivision. The applicant had submitted a preliminary and final plat, as attached, to eliminate Lot 1, Block 1 that was to be developed as the second office building. The applicant and the City Attorney have agreed that the replat is not necessary, but a lot merger and deed restrictions will be placed on the property so that it cannot be developed with a separate building in the future. The lot merger and deed restrictions shall be subject to the review and approval of the City Attorney. Setbacks. The front of a lot is defined as that boundary abutting a public right -of -way having the least width. The roadway along the west boundary is a private road; therefore, the only boundary with frontage on a public road is the north boundary. The front yard setback requirement in the B -2 District is 40 feet. Like the previous submission and approval, a setback of 25 feet is proposed. The Planning Commission and City Council agreed to the 25 foot front setback as part of the general plan of development approvals. The new building plan complies with the side yard setback of ten feet on the east side of the property. All driveway and parking lot setbacks of 10 feet are also maintained with this plan. Parking. Office buildings are required to provide three spaces plus at least one space for each 200 square foot of floor area. The proposed office building will require the following parking: Office Building: 11,502 square feet X .9 = 10,352 + 200 = 52 + 3 = 55 58 + 3 disability accessible stalls = 61 2 Parking Requirement Parking Provided The proposed office building will have a surplus of six parking spaces from what is required. The condominium building has a requirement of 58 parking stalls and 58 are being provided, both underground garage and surface stalls. Driveway /Access. The driveway location onto 60 Street North has not changed with this proposal. The office building that was removed has now become part of the parking lot to serve the condominium and remaining office building. Portions of the drive aisles for the parking lot have been designed at 18 feet in width. The traffic flow in these areas will need to be signed as one -way. The one -way traffic is conducive to the location and traffic flow for the front entrance of the condominium building. Grading and Drainage. The grading and drainage plan for the site is not significantly different from the previously approved plan. The grading and drainage plan shall be subject to review and approval of the City Engineer. Utilities. The revised utility plans shall be subject to the review and approval of the Public Works Director and the City Engineer. The utility service put in place for the small office building will need to be sealed per the direction of the Public Works Director. Landscape Plan. A revised landscape plan has been submitted as attached. The City Arborist has provided comment, as attached. The landscape plan shall be subject to review and approval of the City Arborist. Lighting. A photometric plan has been submitted by the applicant. The fixtures to be used will be compliant with the ordinance and consistent with what was previously approved. The new photometric plan is compliant with the ordinance provisions for lighting. Signage. The applicant has proposed a signage plan for the office building and condominium. The individual letter wall signage proposed for the office building is consistent with the allowances of the ordinance. The monument sign will need to be provided with a landscape planter base or landscaping will need to be provided around the base. The signage portion of the sign will need to be less than eight feet in height. Building Height. The maximum building height allowed in the B -2 District is 35 feet, measured from the mean grade level to the mid point of the roof. The office building measures at 30 feet, five inches in height. Design Standards. Proposed exterior materials are rock face C.M.U., cultured stone, and cement board siding and are consistent with Design Standards requirements. There is sufficient variety in the types of materials to be consistent with the Design Standards. The buildings are architecturally detailed with sufficient articulation of the facades. The use of cultured stone breaks up the elevations of the office building. 3 Development Agreement. An amendment to the development agreement may be required as specified by the City Attorney. The agreement will be finalized and executed subject to review and approval of the City Attorney. CONCLUS1ON /RECOMMEN DATION The proposed development is consistent with the B -2 zoning of the property and the goals and policies of the Comprehensive Plan. Based upon the preceding review, our office recommends approval of the following: • PUD, general plan of development amendment • Design Standards review With the following conditions: 1. The Planning Commission and City Council find that the 25 foot front yard setback for the office buildings is acceptable as part of the general plan of development approval. 2. Lot 1, Block 1 shall be merged with the adjacent lots for tax purposes and deed restrictions shall be placed upon the lot so no construction can occur on the property in the future. The lot merger and deed restriction documents shall be subject to review and approval of the City Attorney. 3. The parking lot drive aisles shall be properly signed as one -way where applicable. The parking lot signage plan shall be subject to review and approval of the City Engineer. 4. The grading and drainage plans shall be subject to review and approval of the City Engineer and applicable watershed district. 5. The utility plans are subject to review and approval of the City Engineer. 6. The landscape plans, tree removal plans, and preservation plans are subject to review and approval. of the City Arborist. 7. All lighting fixtures shall be in compliance with the lighting requirements of the Zoning Ordinance. 8. The proposed monument sign shall be provided with a landscaped base or planter and the signage portion of the sign must be no more than eight feet in height. 9. The Planning Commission and City Council shall comment on the building design and consistency with the Design Standards. 4 10. A development agreement shall be required between the City and applicant subject to review and approval of the City Attorney. 11. All conditions approved by the City Council on August 24, 2004 for the Fox Hollow development general plan of development approval. 12. All other conditions of City staff, the Planning Commission and City Council. 5 June 15, 2005 Mr. Eric A. Johnson, City Administrator Oak Park Heights City Hall 14168 Oak Park Blvd P.O. Box 2007 Oak Park Heights, MN 55082 -3007 Fox Hollow East, LLC 1909 St. Croix Trail North Stillwater, MN 55082 Re: Fox Hollow PUD -- PUD Amendment Request Dear Mr. Johnson: Please find enclosed a PUD Amendment application and required documentation. The following information is enclosed. 1. Application form and payment of fees. Enclosed 2. Proof of Ownership and authorization to proceed as *applicant. Enclosed. • • 3. Parcel search. Enclosed ' 4. Project Narrative. We are requesting a change to the current PUD that includes eliminating the small office building and slightly modifying the larger office building to accommodate more office space. We are proposing to increase the building footprint of the large office building slightly, but within the setback limits previous approved. The underground garage parking will be eliminated. The new office building will have two floors of office space and will be approximately the same height as the previously approved building. See the architectural drawings for building footprint, layout and elevations. The parking that is being displaced by eliminating the parking garage beneath the office building will be replaced with additional parking on the site of the small office EXHIBIT 1 1 • building. Refer to the site plazifor details on the parking count and changes to the parking lot. We feel this change will improve the appearance of the site by eliminating a building and will have no adverse affects on the development. 5. Contact Information List. Enclosed, . 6. Schematic Drawing of Proposed Development. Enclosed are three (3) full size copies and twenty (20) half size copies of the revised site and grading plans (Sheets 2 and 3 of 7) showing the changes to the site. 7. Staging/Phasing Plan. This has not changed. The existing storm water plans discussing phasing of the project's construction. 8. Property Survey/Lot Dimension Plan. Enclosed. 9. Property Tax Statement. Enclosed. 10. Grading and Drainage Plan. Enclosed are three (3) full size copies and twenty (20) half size copies of the revised site and grading plans (Sheets 2 and 3 of 7) showing the changes to the site. 11. Existing Site Conditions Plan. The existing site condition plan has not change. We have enclosed twenty (20) copies of the previously approved site plan for your information. 12. Site Development Plan. Enclosed are three (3) full size copies and twenty (20) half size copies of the revised site and grading plans (Sheets 2 and 3 of 7) showing the changes to the site. 13. Landscape Plan. Enclosed. 14. Traffic/Vehicular Management Plan. We are not changing the traffic demand or flow to or from the site from the previously approved development. Therefore a revised traffic plan has not been included with this submittal. 15. Signage Plan. Enclosed. 16. Lighting Plan. Enclosed. 17. Tree Protection and Replacement Plan. The site has been cleared as approved under the original PUD approval. No additional trees will be affected by the changes es g requested herein. Therefore a revised tree protection and replacement plan is not included with this submittal. 18. Building Plans with Elevations. Enclosed. 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P 0 J3 .- ---� -- a� • ------ P P • iFs 1 1 0 4 q q o 4 q r ty r .- q Q o q`� A P A P r i� >� P �+ P i • o ;; ; P P et et el i � P P ; ; Q P q iP ; P V El g h "`'5 ' I" c0 o. d I p r P � P q e q P P P ; ii • P P ; P P P P • P •P P P P \ P g P P P ee P � e P a P iP P P P P P P P P � P q O P P G P• P a Q et P 4. �i P • P P P P P P P P el . i� P P P P x P P : P 1 1 f 1 1 1 z z a 3 a N 3 B 1 w N 4 1 a i • 0 MSS NW *JalenitHS OiZ aiinS'laaJ4S ialaaJ9 44 Mt U O)143a4f4=Je- agfJ6,AA lelt 'X l££t '9d iu O X14 Page 1 of 1 Scott Richards From: <kdwidin @comcast. net> To: "Tom Ozzello" < tozzello @cityofoakparkheights.com >; "Julie Hultman" < jhultman @cityofoakparkheights.com >• "Dennis Postler" <dpostler@bonestroo.com >; "Eric Johnson" <eajohnson a©cityofoakparkheights.com >; "Jim Butler" <jbutler a@cityofoakparkheights.com >; "Scott Richards" <srichards @nacplanning.com >; "Mark Vierling" <mvierling©eckberglammers.com> Sent: Wednesday, June 29, 2005 9:05 AM Subject: Fox Hollow Landscaping - revised site plan 2005 OPH Staff - I have reviewed the revised site plan (5/2005) for the Fox Hollow project and have the following comments: 1. A small office building has been removed from the project. This has resulted in a slight shifting of placement of a few trees, and the addition of more shrubs around the remaining office building. 2. The plant species are the same and acceptable as is the planting detail sheet. 3. One shade tree which was shown to be planted over the sewer line on the east end of the property has been removed. 4. There are 8 'Ivory Silk' Japanese tree lilac indicated on the plan, but only 7 listed in the 'Landscape Material Schedule'. There are 14 'Summit' ash on the plan, but 15 listed in the schedule. There are 18 'Black Hills' spruce shown on the plan but 19 listed in the schedule. The schedule should be changed to reflect the drawn plan. 4. The change in the plan should result in no substantial change to the tree replacement requirement, assuming that no additional trees from the E side of the property are damaged or removed, and that the landscaping is installed as indicated on the plan. If you have any questions regarding this report, please contact me. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 14 7/6/2005 MEMORANDUM NORTHWEST ASSOCIATED CONSULT /ANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com TO: Eric Johnson FROM: Scott Richards DATE: July 7, 2005 RE: Oak Park Heights — Central Business District — B -4, Limited Business District Draft FILE NO: 798.14 ENCLOSURE Please find attached a revised draft of the proposed B -4, Limited Business District to replace the existing CBD, Central Business District. The draft reflects the comments of the City Council and the Planning Commission at the June 28, 2005 workshop. A copy of the revised district is attached as well as the setback, lot specifications, and building height requirements of the ordinance. Also, please find attached the area that would be rezoned to the B-4 District that would encompass the remaining portions of the CBD District. The Comprehensive Plan Land Use Map would also be revised to designate the CBD area as commercial. The Comprehensive Plan amendment should be acted upon at the same time as the rezoning. The Planning Commission should discuss the draft district and consider what sign regulations should apply to the new district. Should the B -4 retain the CBD sign standards or be consistent with the existing B -2 standards? 401.301. B-4, LIMITED BUSINESS DISTRICT July 7, 2005 401.301.A. Purpose. The purpose of the B -4, Limited Business District is to provide a district accommodating retail sales, service and office functions in a highly planned and coordinated area. The uses allowed in this district are similar to but not as extensive, especially as it relates to automotive vehicle sales and service, as the B -2, General Business District. 401.301.8. Permitted Uses. The following are permitted uses in a B -4 District: 1. Any permitted use in the B -1 District. 2. Banks, savings institutions, credit unions and other financial institutions including drive - throughs. 3. Business or commercial schools. 4. Clinics, for people only. 5. Day care - group nursery (within single occupancy freestanding building). 6. Government and public utility buildings. 7. Motels, motor hotels and hotels provided that the lot area contains not Tess than five hundred (500) square feet of lot area per unit. 8. Restaurants, cafes, tea rooms, taverns and off -sale liquor. 9. Retail sales. 10. Commercial service uses. 11. Commercial recreation. 12. Libraries. 13. Offices, business or professional, including ticket sales. 14. Optical laboratories. 15. Pet stores. 16. Sexually oriented use - principal and accessory. 17. Theaters, excluding drive -in type of service. 301 -1 18. Club or lodge halls serving food and beverage. 19. Parking or garages, other than those accessory to a principal use, for the parking and storage of private passenger vehicles only. 20. Rental services conducted entirely within a building. 21. Artistic and handicraft uses such as artists studios, ceramic shop, pottery works, candle making, light metal working, provided at least twenty -five (25) percent of the total floor space at the front of the building on the street level is used for sales and display purposes. 401.301.C. Interim Uses. The following are interim uses in a B-4 District: 1. None. 401.301.D. Accessory Uses. The following are permitted accessory uses in a B -4 District: 1. All permitted accessory uses as allowed in a B -1 District. 2. Semi -Truck parking. 401.301.E. Conditional Uses. The following are conditional uses in a B-4 District: (Requires a conditional use permit based upon procedures set forth in and regulated by Section 401.03 of this Ordinance). 1. Drive -in and convenience food establishments provided that: a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. All buildings shall comply with the City's Design Guidelines. b. At the boundaries of a residential district, a strip of not less than five (5) ten (10) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. c. Each Tight standard island and all islands in the parking lot landscaped or covered. 301 -2 d. Parking areas shall be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. e. Parking areas and driveways shall be curbed with continuous curbs not less than six (6) inches high above the parking lot or driveway grade. f. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, shall comply with Section 401.15.F. of this Ordinance and shall be subject to approval of the City Engineer. g. All lighting shall be hooded and so directed that the light source is not visible from the public right -of -way or from an abutting residence and shall be in compliance with Section 401.15.B.7. of this Ordinance. h. The entire area shall have a drainage system which is subject to the approval of the City Engineer. j The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. Alt signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. k. The provisions of Section 401.03.A.8. of this Ordinance are considered and satisfactorily met. 2. Auto repair -minor and tire and battery stores and service, provided that the use is accessory to and internally located within a retail sales operation: a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. All buildings shall comply with the City's Design Guidelines. b. The entire site other than that taken up by a building, structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City Engineer. c. A minimum lot area of twenty thousand (20,000) square feet and minimum lot widths of one hundred fifty (150) feet. d. A drainage system subject to the approval of the City Engineer shall be installed. 301 -3 e. A curb not less than six (6) inches above grade shall separate the public sidewalk from motor vehicle service areas. f. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right -of -way and shall be in compliance with Section 401.15.B.7. of this Ordinance. g. At the boundaries of a residential district, a strip of not less than ten (10) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. h. Parking spaces shall be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. i. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F. of this Ordinance and shall be subject to the approval of the City Engineer. j. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G. of this Ordinance. k. Provisions are made to control and reduce noise. *1. No outside storage except as allowed in compliance with Section 401.301.E.5 of this Ordinance. *m. Sale or products other than those specifically mentioned in this subdivision be subject to a conditional use permit and be in compliance with Section 401.301.E.6 of this Ordinance. n. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. o. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. * Amended Ord. No. 97- 401.02, October 14, 1997 301 -4 3. Custom manufacturing, restricted production and repair limited to the following: art, needlework, jewelry from precious metals, watches, dentures, optical lenses and medical supplies, provided that: a. Such use is accessory as defined by Section 401.02.B. of this Ordinance to the principal use of the property. b. Does not conflict with the character of development intended for this district. c. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. 4. Open and outdoor storage as an accessory use provided that: a. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E. of this Ordinance. b. Storage is screened from view from public right -of -way in compliance with Section 401.15.E. of this Ordinance. c. Storage area is grassed or surfaced to control dust. d. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.B.7. of this Ordinance. e. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. 5. Open or outdoor service, sale and rental as an accessory use, but not including new or used automotive, truck, motorcycle or semi - trailer rental or sales lots, provided that: a. Outside service, sales and equipment rental connected with the principal use is limited to thirty (30) percent of the gross floor area of the principal use. b. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E. of this Ordinance. 301 -5 c. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.B.7. of this Ordinance. d. Sales area is grassed or surfaced to control dust. e. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. f. Boats, jet -skis, ATVs and other small motorized vehicles are stored indoors at night. 6. Commercial planned unit development as regulated by Section 401.06 of this Ordinance. 7. Day care -group nursery (within multiple occupancy building) provided that: a. Use Compatibility. The operation and function of the day care facility must be compatible with other existing uses within the building. This compatibility is to be based upon the nature of the day care use in relation to the operation of the other existing uses within the building and the satisfactory resolution of conditions (b -g) of this Ordinance. b. Building Plans. The building plans for the construction or alteration of a structure that is to be used for a day care facility shall be submitted to the City for review by the City Building Official to determine compliance with the State Building Code. The facility shall also meet the following conditions: 1) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment of property values or constitute a blighting influence within a residential distance of the lot. 2) The day care facility shall be located in a portion of the building separated from the other uses located within the structure. 3 The day care facility shall be adequately sound - proofed to remove extraneous noise that would interfere with the day care operation and would affect the health, safety and welfare of the day care participants. Adequate sound - proofing must also be provided to prevent disruptive noise generated by the day care facility from interfering with the operation of the adjacent uses within the building. 301 -6 4) Internal and external site land use compatibility and sufficient peripheral area protection shall be provided by the day care facility. c. Screening. Where any outdoor recreational or play area for the day care facility abuts any commercial or industrial use or zoned property, the play area shall be screened along all exposed perimeters. All of the required fencing and screening shall comply with the fencing and screening requirements in Section 401.15.E. of this Ordinance. d. Parking. When a day care facility is within a structure containing another principal use, each use shall be calculated separately for determining the total off- street parking spaces required. e. Loading. One (1) off- street loading space in compliance with Section 401.15.F. of this Ordinance shall be provided. f. Signage. All signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. Conditional Use and State Regulations. Day care group nursery facilities shall be subject to the regulations and procedures of Section 401.03 of this Ordinance and the minimum licensing requirements, as may be amended, of the Minnesota Department of Human Services. g. 8. Cellular telephone antennas not located on a public structure, provided that: a. The provisions of Section 401.03.A.8 and Section 401.15.P of this Ordinance are considered and satisfactorily. 9. Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided on site, or proof is shown of arrangements for private parking nearby. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. c. Unit floor areas must comply with Section 401.15.C.6. d. Compliance with conditional use requirements of Section 401.03.A.8. e. The development does not conflict with existing or potential future commercial uses and activities 301 -7 f. The density, setbacks, and building height standards imposed as part of the R -3 Zoning District are complied with. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. i. Residential use be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. J. Residential and non - residential uses shall not be contained on the same floor. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. 10. Buildings in excess of three (3) stories or thirty -five (35) feet, provided that: a. The site is capable of accommodating the increased intensity of use. b. The increased intensity of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets. c. Public utilities and services are adequate. d. For each additional story over three (3) stories or for each additional ten (10) feet above thirty -five (35) feet, front and side yard setback requirements shall be increased five (5) feet, except for elderly public housing. e. The provisions of Section 401.03.A.8. of this Ordinance are considered and satisfactorily met. ZONING DISTRICT R -1, Single Family Residential R -2, Low & Medium Density Residential R -3, Multiple Family Residential R -B, Residential /Business Transitional B -2, General Business 7Z; B -3, Highway Business and Warehouse B -4, Limited Business District ST City of Oak Park Heights , / / / / / / , /,/ / / / / ' / / / / / / / / / / = j ' / / / / / / /� / / / /// � `' / ' / / // / / / / /// /// /// f , //; / / / /, / / / / / / / / / / / /� ®� / / / / / / / / / / / / Ada Stiliwat 4[IGHWk( 58TH STREET B -W, Business /Warehouse I, Industrial Open Space Conservation PUD, Commercial Planned Unit Development PUD, Residential Planned Unit Development Public /Institutional (Zoned 0, Open Space Conservation) Parks (Zoned 0, Open Space) Wetland /Ponding Areas PROPOSED ZONING MAP 55TH STREET w z w a w 0 /1 NM NM 360 180 0 360 Feet NAC