HomeMy WebLinkAbout12-08-2005 Planning Commission Meeting PacketCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, December 8, 2005 7 :00 p.m.
I. Call to Order:
II. Approval of Agenda.:
III. Approve Minutes of November10, 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. Valley Sr. Services Alliance (Boutwell's Landing) To consider a request
for a Conditional Use Permit (CUP), allowing placement of an existing
historic school structure upon vacant land East of Nolan Lane, at the
South side of Norwich Parkway, known as the historic village addition
to McKean Square within the Boutwell's Landing campus. (2)
B. St. Croix Cleaners: To consider a request from David Nemec, operating
as St. Croix Cleaners for a Planned Unit Development (PUD)
Amendment/Concept and General Plan, allowing construction of a 9,078
Sq. Ft., single- story, multi- tenant addition immediately to the East of
5 871 Neal Ave. N. and located within the Oak Park Ponds retail
development. (3)
VII. New Business:
VIII. Old Business:
IX. Informational:
A. Next Meeting: January 12, 2006 Regular Meeting 7:00 p.m.
B. Council Representative: December Commissioner Dwyer
January Vice Chair Liljegren
X. Adjournment.
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CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, November 10, 2005
ENCLOSURE 1
Call To Order:
Chair Runk called the meeting to order at 7:00 p.m. Present: Commissioners Caspers, Dwyer,
and Wasescha. City Planner Richards, City Administrator Johnson and Commission Liaison
McComber. Absent: Commissioner Lilj egren.
Approval of Agenda:
Commissioner Dwyer, seconded by Commissioner Caspers, moved to approve the Agenda, as
presented. Carried 4 -0.
Approve Minutes of October 13, 2005:
Commissioner Dwyer, seconded by Commissioner Wasescha, moved to approve the Minutes as
presented. Carried 4 -0.
Department /Commission Liaison Reports /Other Reports:
A. Commission Liaison:
B. St. Croix Crossing Update: Commission Liaison McComber provided an update as to
activity of Visual Quality Sub committee and reported that the Stakeholders Group is
scheduled to meet December 6, 2005 from 8:00 a.m. to 4:30 p.m. at the Stillwater City
Hall.
C. Other:
Visitors/Public Comment: None.
Public Hearings:
A. Valley Sr. Services Alliance (Boutwell's Landing): To consider a request for Planned Unit
Development (PUD): Concept Plan for skilled and memory care additions to Boutwell's
Landing, located at Norwich Ave. N. and for an historic village addition to McKean
Square, located at Norwich Parkway, both of which are part of the Boutwell's Landing
campus. (1)
Cit y Planner Richards reviewed the November 1, 2005 Planning Report as to the request,
provided an issue analysis and recommendation for the same.
Chair Runk public opened the hearing for comment. There being no visitors to the public
p
hearin g, Commissioner Dwyer, seconded by Commissioner Wasescha, moved to close the public
hearing. Carried 4 -0.
Chair Runk opened the public hearing for comment.
Planning Commission Minutes
November 10, 2005
Page 2 of 3
With responses as requested from the applicant being provided by Alien Black of Valley Senior
Services Alliance, Commission discussion ensued as to a variety of matters, including: building
heights, uses of the historic structures and parking accommodations, park shelter, and sidewalks
and trails.
Commissioner Caspers, seconded by Commissioner Dwyer, moved to recommend City Council
approval of the request, subject to the conditions of the November 1, 2005 Planning Report, with
conditions #2 and #7 amended. Carried 4 -0.
B. Village at Oak Park Heights: To consider requests for Planned Unit Development (PUD):
General Plan and Preliminary/Final Plat Approvals, Street Vacation and Site Plan Review
for a development to be known as Village at Oak Park Heights, including construction of
a Lowe's Home Improvement store, located North of 58 St. and West of Oakgreen Ave.
N. (2)
City Planner Richards reviewed the November 4, 2005 Planning Report as to the request,
provided an issue analysis and recommendation for the same, including conditions for approval
should the Planning Commission elect to forward an approval recommendation to the City
Council.
John Gelderman C.S.M. Corporation introduced himself, discussed the color scheme and
exterior materials for the retail buildings and made himself available for questions.
Scott McGee Ozark Civil Engineering, Inc. introduced himself and noted that he and Rob
Fiebig of Lowe's were available to address any questions as to the Lowe's piece of the proposed
project. Mr. McGee and Mr. Fiebig discussed the berm and solid cedar fence proposed, sidewalk
through parking area and pedestrian travel connections, reviewed site plan and discussed
potential cross connections with Walmart and efforts made to communicate with Walmart
engineering staff. They also addressed questions related to site lines, buffering between the retail
and neighboring residential properties.
Allen Black- Valley Senior Services Alliance stated that they have been working with CSM and
commented on the site plan, proposed berm and landscaping, pedestrian connections and stated
that he was comfortable with the plan being proposed and making adjustments to Boutwell's
Landing projects that would pull it together nicely.
John Gelderman C.S.M. Corporation responded to the issues of trash enclosure locations and
screening, citing some examples of things they have done in other area to blend them with the
site and stated that they would work with the Planner and staff to see that they are not offensive.
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Planning Commission Minutes
November 10, 2005
Page 3 of 3
There bein g no other visitors to the public hearing, Commissioner Caspers, seconded by
Commissioner Wasescha, moved to close the public hearing. Carried 4 -O.
Discussion ensued as to matters of right -of -way, name of the retail area, buffer landscaping and
berming, Lowe's fencing and staging area, noise of business operations, lighting elements, run
off, Lowe's outdoor storage and sales area, sidewalks trails, green space, pedestrian safety,
buildin g layouts, setbacks and coordination of area elements between Valley Senior Services
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Alliance, Walmart and the applicant's projects.
Commissioner Dwyer, seconded by Commissioner Wasescha, moved to recommend City
Council approval of the request, subject to the amended conditions of the November 4, 2005
Planning Report. Carried 4 -0.
New Business: None.
Old Business: None.
Informational:
411 A. Next Meeting: December 8, 2005 7:00 p.m. Regular Meeting
B. Council Representative: November Commissioner Caspers
December Commissioner Dwyer
Adjournment: Commissioner Wasescha, seconded by Commissioner Caspers, moved to adjourn
At 8:36 p.m. Carried 4 -0.
Respectfully submitted,
Julie A. Hultman
Planning Code Enforcement Officer
Approved by the Planning Commission:
NORTHWEST ASSOCIATED CONSULTANTS, 114C.
4800 Olson Memorial Highway, Suite 202, Golden. 'Valley, M N 55422
Telephone: 763.231 .2555 Fi csirte:i e: 783.231.2561 pi nersenar.pla nn;ng.r
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: November 30, 2005
RE: Oak Park Heights VSSA Conditional Use Permit to Move a
Schoolhouse to the Historic Village Site at Boutwells Landing
FILE NO: 798.02 -05.15
BACKGROUND
ENCLOSURE 2
VSSA has made application for a conditional use permit to move a schoolhouse
structure to the Historic Village site on the Boutwells Landing campus. Representatives
of VSSA have indicated that it is important to place the structure on a permanent
foundation as soon as possible to protect the integrity of the structure.
The City Council, at its November 22, 2005 meeting, voted to approve the PUD concept
plan for improvements at Boutwells Landing that would include the Historic Village site
and school. It is expected that VSSA will apply for a general plan of development
approval in the coming months for the care center and the Historic Village.
While it is expected that the City will approve the general plan, there are no guarantees
for VSSA in that the approval process is not complete. The City does recognize the
importance of preservation of the school and staff supports moving the structure before
it deteriorates beyond repair.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Approved Concept Plan
Enlarged Site Plan
Historic Photo School Structure
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan has designated this area within the
Boutwells campus as a mixture of high, medium, and low density housing and
associated facilities. The current approved concept plan that includes the Historic
Village is in conformance with this plan.
Zoning. The area has been zoned PUD District. The Boutwells Landing project and
the approved concept plan that includes the Historic Village is in conformance with this
PUD District.
Conditional Use Permit. The Zoning Ordinance, Section 401.14.J, requires that the
relocation of any building or structure over 120 square feet onto a lot within the City be
subject to review and approval of a conditional use permit. In evaluating the requested
conditional use permit, Section 401.03.A of the Zoning Ordinance directs the Planning
Commission and City Council to consider the possible adverse effects of the proposed
use, with their judgment based upon, but not limited to, the following factors:
a. Relationship to the specific policies and provisions of the municipal
Comprehensive Plan.
b. The conformity with present and future land uses of the area.
c. The environmental issues and geographic area involved.
d. The impact on character of the surrounding area.
e. The demonstrated need for such use.
f. Traffic generation by the use in relation to the capabilities of streets serving the
property.
g. The impact upon existing public services and facilities including parks, schools,
streets, utilities, and the City's service capacity.
Comment: Moving the historic structure onto the Boutwells Landing should not have
any impact on the above criteria, although there would be a one -time impact on the
public roadways and possibly utilities when the structure is moved. The conditions of
approval will address the actual move of the structure.
Performance Standards. Additional comments and criteria for review of a conditional
use permit specific to the relocation of a structure as specified in Section 401.15.J of the
Zoning Ordinance are as follows:
a. Upon relocation, the building shall comply with the applicable requirements of the
Uniform Building Code in effect in Oak Park Heights.
Comment: The building plans are subject to review and approval of the City's
Building Official.
b. The proposed relocated building shall comply with the character of the
neighborhood in which it is being relocated as determined by the City Council.
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Comment: The historic school structure will become part of a Historic Village at
Boutwells Landing that will also include a chapel designed to resemble the first
Presbyterian Church in the Stillwater area and a traditional band shell structure.
c. The relocated structure will not result in a depreciation of neighborhood or adjacent
property values.
Comment: The restored school and Historic Village will enhance the Boutwells
campus and provide an area for small events and educational outings.
d. The relocated structure shall be similar to the market valuation of adjacent principal
structures as determined by the City Assessor.
Comment: Not applicable. The school, chapel, and band shell would be unique
structures within the Boutwells Landing campus.
Occupancy. The relocated structure shall be ready for occupancy within eight months
from the date of location on the site.
Comment: The applicant will be required to complete the project within eight months or
as agreed to by the City Council in that the structure will be moved in December.
Performance Security. A performance security shall be provided to the City as
specified in Section 401.08 of the Ordinance.
Comment: The applicant will be required to provide a specified security.
CONCLUSIONS RECOMMENDATION
The relocated structure shall be an attractive addition to the Boutwells campus when it
is completed with the other aspects of the Historic Village. Moving the structure enables
preservation of a historic Washington County schoolhouse.
Staff recommends approval of the conditional use permit to relocate the school and
place it on a permanent foundation before approval of the general plan of development
with the following conditions:
1. The general plan of development is approved for the Historic Village site on the
Boutwells Landing campus.
2. Upon relocation, the building shall comply with the applicable requirements of the
Uniform Building Code subject to approval of the City's Building Inspector.
3. A performance security is provided to the City as specified in Section 401.08 of
the Ordinance.
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4. The relocated structure is ready for occupancy within eight months from the date
of location on the site or as required by the City Council.
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 Washington County for movement on County roads.
7. Review and approval from Xcel Energy concerning clearance for movement
beneath power lines.
8. Submittal of a plan for house movement through Oak Park Heights to the site
that addresses clearance or other issues within the right -of -way.
9. Other conditions as required by the Planning Commission, City Council and City
staff.
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EXHIBIT 2
Vat' AZZLY LiartiilfaTAW:
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EXHIBIT 3
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@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: December 1, 2005
RE:
FILE NO: 798.02 05.14
BACKGROUND
Attached for reference:
Exhibit 1: Proposed Site Plan
Exhibit 2: Main Floor Plan
Exhibit 3: Exterior Elevations
Exhibit 4: Exterior Elevations
Exhibit 5: Survey
Exhibit 6: Approved Site Plans 1997
Exhibit 7: Approved Site Plans 1997
Exhibit 8: Approved Elevations 1997
Exhibit 9: Letter from Project Architect
Oak Park Heights Oak Park Ponds Building Expansion to
Include St. Croix Cleaners, PUD Amendment/Concept and
General Plan
David and Polly Nemek have made application for a PUD amendment/concept and
general plan of development for an addition to the Oak Park Ponds Shopping Center to
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include the St. Croix Cleaners and two additional tenant spaces. The addition will be
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one story
to match the existing structure that is located at the corner of 58 Street and
Neal Avenue North.
The concept plan and general plan approvals in 1997 for the Oak Park Ponds Shopping
Center had included the potential for this addition. The drive aisles and parking Tots
were designed to accommodate this retail area.
The shopping in center is zoned PUD, Planned Unit Development District. A
concept/general plan of development and amended PUD is required to accommodate
the proposal.
ISSUES ANALYSIS
Project Background and Description. The Rainbow Foods and Oak Park Ponds
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development approvals were granted in 1997. At that time, an 8,100 square foot
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addition was p lanned to the 10,500 square foot retail building that was approved as part
of the p
eneral plan. The addition was approved in concept, but not until now has a
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proposal come forward to complete the building.
The ro osed addition will be one story with 9,078 square feet. St. Croix Cleaners will
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move from its existing location, there will be a coin laundry and two other tenant spaces.
The design of the structure will match the existing building in materials and architecture.
A revised ara et element on the northeast corner will define the entrance to the dry
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cleaners.
Comprehensive Plan. The proposed Land Use Map guides the subject property for
commercial use.
Zoning. The site is zoned PUD, Planned Unit Development District. The PUD, as
approved, utilizes the B -2, General Business District as the basis for land use and
performance standards approval. Commercial service uses such as drycleaners and
Laundromats, as well as retail sales, are a permitted use of that district.
Parkin g /Access. The Oak Park Ponds Shopping Center currently has 611 parking
stalls. A total of 443 stalls are required by Zoning Ordinance for the development
before the addition. The addition will require the following parking:
9,075 X .9 8,170 square feet 6 spaces per 1,000 square feet 50 stalls
As a whole, the shopping center parking lots were designed to accommodate this
addition. The addition is planned as part of a property being purchased by the
applicants with 50 parking stalls. Adequate disability parking was constructed as part of
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the shopping in center. Although this pad will be owned by another entity, all of the cross
easements and agreements will remain in place.
The addition will be constructed approximately seven feet from the curb line of the
drivewa y shopping the sho ing center. A corner of the building has been removed so that
driver visibility is not affected in the back driveway. The City Engineer has no issue with the visibility i or the one -way drive lane design in the rear of the building. The sidewalk
will remain at the front of the building and continue around on the east side to the
existing p edestrian crossing and ramp. The sidewalk will be at least six feet wide.
Lighting. The site and elevation plans indicate the existing and proposed lighting for
the project. Alt of the parking lot lighting will remain as is. Lighting to match the existing
fixtures will be placed on the front facade of the building. Shielded wall lighting will be
utilized over the rear doors. The applicant will need to provide lighting specifications as
a lication to verif part of the buliding pp verify the type of lighting and its conformance to
the Zoning Ordinance requirements.
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Signage. The building elevation plans indicate proposed sign dimensions and
locations. The signs as presented are compliant with the Zoning Ordinance. The
corner business, St. Croix Cleaners, would be allowed two signs as proposed. The
signs will be further reviewed for conformance when sign permits are requested.
Design Guidelines. The design of the addition will match the existing structure. The
building materials, use of glass, and architecture of the structure is consistent with the
Design Guidelines. The front facade provides vertical elements to separate the store
fronts and a corner element will accentuate the front entrance of the St. Croix Cleaners.
Fabric awnings are to be utilized over the front and side facade windows.
Landscaping. The existing landscaping will not be affected by the addition. The
original concept plans and the new plans do not feature landscaping within the front
sidewalk area. The Planning Commission and City Council should comment on this.
Loading/Trash Enclosure. The interior floor plan of the addition indicates that the
trash enclosure for the St. Croix Cleaners and the coin laundry will be accessible from
the interior of the structure. The other two tenant spaces will not have access through
the cleaners area to the trash area. Staff suggests that a hallway be added to allow
access from the tenant spaces to the trash enclosure and to the exterior of the building.
The applicant should provide plans to address this condition of approval or provide a
trash collection plan to the City for review.
Service Availability Charges (SAC). The applicant has requested a transfer of SAC
from the current leased space at 5850 Omaha Avenue North to the relocated .business
place. The City will not allow transfer of the credits. The City has indicated this to the
applicant and explained that the SAC credit will need to stay with the property and
cannot be transferred.
Easements /Declarations and Agreements. The City Attorney has requested
documentation of the existing cross easements, declarations and agreements. These
will be required for review by the City Attorney.
CONCLUSION RECOMMENDATION
Based upon the preceding review, City staff recommends that the request for PUD
amendment/concept and general plan be approved for an addition to the Oak Park
Ponds Shopping Center to include the St. Croix Cleaners and two additional tenants.
The recommendation is conditioned upon the following:
1. The applicant shall provide lighting specifications for the wall fixtures as part of
the building permit application.
2. All signage shall comply with the Zoning Ordinance requirements. Signage
proposed for the retail center shall be subject to City staff approval.
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3. The proposed utility, grading, and drainage plans shall be subject to the review
and approval of the City Engineer.
4. The proposed building plans, design and materials shall be subject to review and
approval of the Planning Commission and City Council.
5. The Planning Commission and City Council should comment on landscaping
areas in the front facade sidewalk area.
6. The floor plans be altered to allow access from all tenant spaces to the trash
enclosure area and the exterior of the building. In the alternative, the applicant
shall provide a trash collection plan indicating where and when trash will be
picked up for all of the retail space.
7. The Service Availability Charges (SAC) will not be transferred from 5850 Omaha
Avenue North.
8. The cross easements, declarations, and agreements are subject to review and
approval of the City Attorney.
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'ARCHNET
THE ARCHTECTURAL NETWORK, INC.
ill 12445 55th Street Suite A
Lake Elmo, MN 55042
City of Oak Park Heights
14168 Oak Park Blvd. N
Box 2007
Oak Park Heights Minnesota 55082
Re: St. Croix Cleaners
The project, located
in the Oak Park Ponds Retail Development, is a one story 9,078
square feet addition to an existing retail building of 10,150 square feet.
The propose building will match existing architecture and materials. A raised parapet
element to the north-east corner defines the entrance to the dry cleaning use. Also
proposed is a coin-op laundry as the middle tenant (B). The 2 remaining tenant spaces are
to be determined.
ARCHITECTURE PLANNING
INTERIORS CONSTRUCTION
Phone. 651/420-0606
Fax 651/430-0180
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EXHIBIT 9