HomeMy WebLinkAbout2004-02-05 NAC Planning Report NAC'.:_ NORTHWEST ASSOCIATED CONSULTANTS, INC.
ryi; 5775 Wayzata Boulevard, Suite 555, St, Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
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TO: Eric Johnson
FROM: Scott Richards
DATE: February 5,2004
RE: Oak Park Heights—S&C Bank Two Unit Condominium-
Minor Subdivision and PUD Amendment
FILE NO: 798.02—04.03
BACKGROUND
Scott Johnson,representing S&C Bank,has made application to subdivide the existing
bank building at 5795 Morning Dove Avenue North to allow for a two unit condominium.
The bank would retain their existing space in the building and the second unit would be
used for an insurance office. Both units would share the parking lot and remaining
property in common.
The subdivision can be done as a minor subdivision, as found under Section 402.01.G
of the Subdivision Ordinance. An amended PUD is also required. S & C Bank was
approved in December of 2001 as part of the Oak Park Station development. Of that
overall development, only the S & C Bank lot has been given general plan approvals
and is fully constructed.
Attached for reference:
Exhibit 1: Condominium Plat
Exhibit 2: Building Interior Layout
Exhibit 3: Memo From City Arborist
Exhibit 4: Letter From City Attorney
ISSUES ANALYSIS
Project Information. Since their building was constructed, S & C Bank has been
looking for a tenant for the second unit of the structure. An insurance company has
expressed interest,but only if the building could be divided and they could purchase the
office space. S & C Bank has drawn up the necessary condominium documents that
have been reviewed by the City Attorney. Please find his letter as Exhibit 4. His
requirements shall be added as conditions to approval of the project.
The exterior of the building or site will not be altered as part of this process. A wall is
now being constructed that will be surveyed to establish a plat line between the two
properties. The office suite will have its own exterior entrance.
Minor Subdivision. Once the property is surveyed, the plat can be approved as a
minor subdivision. The plat will be subject to approval of the City Administrator and the
City Attorney.
PUD Amendment. The project was approved in 2001 as a PUD. Any changes to the
original approvals require a PUD amendment. The amendment will be processed as
part of this request.
Parking. The building was compliant with all parking requirements when constructed.
The parking calculations were based upon a bank and office use. No additional parking
will be required with this use. The parking and driveway area will be held as a common
property for both units of the building. Four stalls,one of which is disability accessible,
will be dedicated for use to the insurance office.
Signage. The insurance office will be entitled to a sign at their entrance. All signage
shall be subject to submittal of a sign permit and approved by the Building Official in
compliance with the Zoning Ordinance. Signage for the insurance office will be added
to the existing monument sign.
Lighting. When constructed,the building and site was compliant with all site lighting
requirements. No changes will be necessary.
Landscaping. The City Arborist shall inspect the site in early June to determine the
conditions of the existing landscaping. The applicant shall be required to replace any
landscaping materials that are dead or diseased, subject to the approval of the City
Arborist.
RECOMMENDATION/CONCLUSION
Based upon the preceding review, staff recommends that the minor subdivision and
PUD amendment be approved with the following conditions:
2
1.. The applicant produce either a title opinion or a title commitment or other
verification of the status of current title, depicting current fee owner and
outstanding liens and encumbrances against the building and property subject to
review and approval of the City Attorney.
2. The applicant supply a proper plat or mylars relative to the Common Interest
Community#235 that they wish to create,with appropriate places for signatures
of current owner and encumbering interest against the property,in addition to the
other statutory executions that need to be on that plat. The plat shall be subject
to review and approval of the City Administrator and City Attorney.
3. The applicant has informed us that, notwithstanding the condominiumization of
the building, they do not intend to have separate utilities to Unit 101, which is
being created by the condominium and minor subdivision application. Thus, a
condition of the application will have to be that the fee owner and their
successors,heirs and assigns will be directly responsible to the City of Oak Park
Heights for payment of all outstanding utilities relative to the property, it being
understood that the City will not have to create a separate billing entity or item for
Unit 101,within its database,for utility billings.
4. The applicant shall provide a completed, fully executed copy of a Common
Interest Community#235 declaration,in substantially the same form as provided
to the City,as part of the final permitting,subject to approval of the City Attorney.
That document will also have to be amended to reflect that all utility billings for
the City of Oak Park Heights will be billed directly to Unit 100, who will then
prorate or collect from Unit 101, its fair share of such billings. Not withstanding
that process, Unit 100 will be solely and exclusively responsible to the City of
Oak Park Heights for payment of all municipal utility billings incurred on the
premises.
5. Any changes to the signage shall require submittal of a sign permit, subject to
review and approval of the Building Official.
6. The landscaping shall be inspected by the City Arborist in June of 2004. Any
trees or shrubs that are dead or diseased, as determined by the City Arborist,
shall be replaced by the applicant with similar, healthy plant materials subject to
review and approval of the City Arborist.
3
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141-z," . . .._1414-o" _. " _ '14‘-c" EXHIBIT 2
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, a.
1/22/04 4:54 PM
—T.Tim Butler—-
From: kdwidin@comcast.net
To: jbutler@cityofoakparkheights.com(Jim Butler),jhultman@cityofoakparkheights.com(Julie
Hultman),eajohnson@cityofoakparkheights.com(Eric Johnson),
jjohnson@cityofoakparkheights.com(Jay Johnson),srichards@nacplanning.com(Scott
Richards)
Subject: S&C Bank Landscaping
Date: Thu,22 Jan 2004 22:13:17+0000
OPH Staff:
I have visited the S&C Bank site and reviewed the original landscape plan and
the documents for the building sub-division. The changes to the building are
internal and do not require re-submission of a landscape plan since no changes
to landscaping are anticipated. I have the following comments regarding
existing landscaping for this site:
1. A tree indicated on the landscape plan by the W entrance was not planted,
probably due to the placement of an electrical transformer near that site. This
tree does not need to be added.
2. Existing landscaping will be inspected in June 2004. If any trees or shrubs
are dead or declining, such that they are not expected to survive, these plants
should_be_replaced with_similar, healthy, plant material.
Kathy Widin
Municipal Arborist
City of Oak Park Heights
[Original View
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EXHIBIT 3
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•
LAW OFFICES OF
Eckberg, Lammers, Briggs, Wolff & Vierling, P.L.L.P.
1835 Northwestern Avenue
James F.Lammers Stillwater,Minnesota 55082 Lyle).Eckberg
Robert G.Briggs * (1916-2003)
Mark J.Vierling•¢ ( )651 439-2878 - - - -""-
Thomas J.Weidner.4 Paul A.Wolff
Susan D.Olson 4 FAX (651) 439-2923 (1944-1996)
David K.Snyder
Timothy M.Kelley Writer's Direct Dial: (651)351-2118
Sean P.Stokes •Qualified Neutral Arbitrator
Baiers C.Heeren *Certified Real Estate Specialist
Laura L.Domagala +Qualified Neutral Mediator
January 29, 2004
Mr. Eric Johnson
City Administrator
City of Oak Park Heights
14168 Oak Park Boulevard North
P. O. Box 2007
Oak Park Heights, Minnesota 55082
Re: S&C Bank Application for Minor Subdivision and Condominiumizing
Existing Building into 2 Units
Dear Mr. Johnson:
I have reviewed the application and supporting materials provided by the applicant
relative to the above-referenced matter. I have no objection to the City granting the request to
condomininmi7e the S&C Bank building, subject to the following requirements:
1. That the applicant produce either a title opinion or a title commitment or
other verification of the status of current title, depicting current fee owner and outstanding liens and
encumbrances against the building and property.
2. That the applicant supply a proper plat or mylars relative to the Common
Interest Community#235 that they wish to create,with appropriate places for signatures of current
owner and encumbering interest against the property, in addition to the other statutory executions
that need to be on that plat.
3. The applicant has informed us that,notwithstanding the condominiumization
of the building,they do not intend to have separate utilities to Unit 101,which is being created by
the condominium and minor subdivision application.Thus, a condition of the application will
EXHIBIT 4
1.�
Mr.Eric Johnson
January 29,2004
Page 2
have to be that the fee owner and their successors,heirs and assigns will be directly responsible to
the City of Oak Park Heights for payment of all outstanding utilities relative to the property,it being
understood that the City will not have to create a separate billing entity or item for Unit 101,
within its database,for utility billings.
4. I have reviewed the proposed draft of a Common Interest Community
#235 declaration.We will require that a completed copy of that document,in substantially the
same form as provided,be fully executed with a copy provided to the City as part of the final
permitting in this process.That document will also have to be amended to reflect that all utility
billings for the City of Oak Park Heights will be billed directly to Unit 100,who will then
prorate or collect from Unit 101,its fair share of such billings.Not withstanding that process,
Unit 100 will be solely and exclusively responsible to the City of Oak Park Heights for payment
of all municipal utility billings incurred on the premises.
If you have any further questions with regard to this matter,please feel free to
contact me directly.
Yours very truly,
Mark J.Vierling
MJV/mkr
cc:Scott Richards,City Planner
David Anastasi,Esq.