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HomeMy WebLinkAbout04-10-2008 Planning Commission Meeting Packet ry CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, April 10, 2008 7:00 p.m. -- City Hall Council Chambers I. Call to Order: II. Agenda Approval: III. Approve Minutes of February 21, 2008: (1) IV. Department / Commission Liaison / Other Reports: V. Visitors /Public Comment: This is an opportunity for the public to address the Commission with questions or concerns regarding items not on the agenda. Please limit comments to three minutes. V1. Public Hearings: A 2008 Comprehensive Plan Update Consider approval of the updated 2008 City of Oak Park Heights Comprehensive Plan (2) B. Continued: Anchobaypro /Oakgreen Village Phase 1, Planned Unit Development Amendment and Phase 2, Concept and General Plan Approval, Preliminary and Final Plat (3) C. Little Ponv Pre - School & Child Care Conditional User Permit for daycare /group nursery use as part of Little Pony pre - school and child care operations at 5850 Omaha Ave. N. (4) c a D. Friends of St. Croix Preparatory Academy Interim Use and B -2 Zoning w District Amendment to allow school use as an interim use at 1478159 St. N. (5) (6) VII. New Business: VIII. Old Business: IX. Informational: A. Commission Annual Meeting Information (7) B. Upcoming Meetings f May 8, 2008: 7:00 p.m. - Regular Planning Commission Meeting (Council Chambers) A. Council Representative April — Commissioner LeRoux May - Commissioner Powell X. Adjournment. -::`- CITY of OAK PARK HEIGHTS..' PLANNING COMMISSION MEETING MINUTES Thursday, February 21, 2008 Call to order: Chair Liljegren called the meeting to order at 7:06 p.m. Present: Commissioners LeRoux, Powell and Runk; City Administrator Johnson, City Planner Richards and Commission Liaison Abrahamson. Absent: Vice Chair Wasescha. Agenda Approval: Commissioner LeRoux, seconded by Commissioner Runk, moved to approve the agenda as presented. Carried 4 0. Approve Minutes of January 17, 2008: Commissioner Runk, seconded by Chair Liljegren, moved to approve the Minutes with correction to Commissioner Runk's last name on page 4, under New Business. Carried 4 — 0. Department /Commission Liaison & other Reports: None. Visitors /Public Comment: done. Public Hearings: A. Continued: AnchobayprojOak reen Village Phase 1, Planned Unit Development ... Amendment and Phase 2, Concept and General Plan Approval, Preliminary and Final Plat City Planner Richards noted the applicant's request for continuation of the public hearing to March. Commissioner Powell, seconded by Commissioner LeRoux moved to continue the public hearing to the March 13, 2008 meeting. carried 4 — 0. City Planner Richards advised the Commission of the time elements involved with the application process. New Business; A. 2008 Comprehensive Plan Update Schedule Public Hearing. Commissioner Runk, seconded by Commissioner LeRoux, moved to schedule a public hearing to consider approval of the 2008 Comprehensive Plan Update on March 13, 2008 at 7:00 p.m. Carried 4 -0. Planning Commission Minutes February 21, 2008 Page 2 of 2 Old Business: None. Informational: A. Uocom ing Meetings March 13, 2008 7:00 p.m. - Regular Planning Commission Meeting (Council Chambers) B. Council Representative February —Vice Chair Wasescha March — Commissioner Runk Adjournment: Commissioner Powell, seconded by Commissioner Runk, moved to adjourn the meeting at 7:13 p.m. Carried 4 — 0. Respectfully submitted, Julie A. Hultman Planning & Code Enforcement Officer Approved by the Planning Commission: ENMOSURE 2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, 11/IN 55422 Telephone: 753.231.2555 Facsimile: 763.231.2551 plan nersnacplanning.com MEMORANDUM TO: Eric Johnson FROM: Scott Richards DATE: April 3, 2008 RE: Oak Park Heights Comprehensive Plan — April 10, 2008 Comprehensive Plan Public Hearing FILE NO: 798.14 The Planning Commission will hold a Comprehensive Plan public hearing at 7:00 PM on April 10, 2008. City staff will make a presentation, followed by public comments, and finally discussion by the Planning Commission. It is expected that the Planning Commission will make a final recommendation on the Comprehensive Plan at this meeting. Members of the Citizens Advisory Committee who are not Planning Commission members have been invited to the public hearing. City Council members are also encouraged to attend. The City appreciates the hard work of the Citizens Advisory Committee during the course of the last year. The process went well and on schedule, thanks to the dedication of the Committee. Once the Planning Commission makes a recommendation on the Comprehensive Plan, the City Council will consider the document at an upcoming meeting. If the Planning Commission makes a recommendation on April 10, 2008, the City Council will consider it at their April 22, 2008 meeting. ENCLO NORTHWEST A.SSOCIATED CONSULTANT.Sr INC* - --- ------- ... . ........ ... .. ..... .. .. ...... ......... ­ ...... 4800 Olson Memorial Hi Suite 202, Golden Valle MN 55422 Telephone: 763.231.2555 Facsimile: 763.231 .2561 planners@nacplannin PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 3, 2008 RE: Oak Park Hei — Oak Villa Phase 1, PUD Amendment And Phase 2 Concept and General Plan Approval, Preliminar And Final Plat FILE NO: 798.02 — 07.10 BACKGROUND In December 2007, Tim Nolde, representin Anchoba Inc., made an application for a PUD amendment for Phase 1 and a concept and g eneral plan -approval for Phase 2 of the Oak Villa development west of Oak Avenue and north of 58th Street. The area under application consists of Phase 1 that has been previousl approved for PUD g eneral plan and Phase 2, and area that previousl was just approved for PUD concept. The Cit Council approved a PUD g eneral plan and prelim inar plat for Phase 1 in Ma 2006. The propert in q uestion is completel under the control of Anchoba Inc. The plan was reviewed in December and a public hearin was opened at the Januar 171 2008 Plannin Commission meetin The applicant re the public hearin be continued in that he had alternative plans for the Phase 2 area. Mr. Nolde has now developed a revised plan, as attached, and is lookin for approval of the Phase 1, PUD amendment, Phase 2 concept and g eneral plan approvals, and prelim inar plat. The plannin report dated Januar 10, 2008 that was included in the packet for the Januar 17, 2008 meetin is included for y our review. Attached for reference (revised since Januar Exhibit 1: Cover Pa Exhibit 2: La Traffic, Si and Li Plan Exhibit 3: Existin Conditions, Gradin Draina and Removal Plan Exhibit 4: Utilit Plan Exhibit 5: Landscape and Park Plan Concept Exhibit 6: Lighting Plan Exhibit 7: Oakgreen Village 2 nd Addition Exhibit 8: Oakgreen Village 3 rd Addition Exhibit 9: Four Flex Elevations and Three Dimensional Views Exhibit 10: January 10, 2008 Planning Report ISSUES ANALYSIS Proposed Revised Project. The request for the Phase 1 amendment is to allow for the conversion of four -unit buildings to three -unit buildings. There are two buildings in Phase 1 that would be converted. For the Phase 2 area, the original approved concept plan indicates one five -unit and one seven -unit townhome building. The plan, as proposed in December, was to construct two townhome buildings in this area. The most recent proposal is to construct one three -unit building. The building would be on the east side of the wetland area and : adjacent to 58 Street North. The private street would be extended to provide access. The concept plan approved in 2006 indicated 67 townhomes in the first phase and 46 additional townhomes in the second for a total of 113 units. With the proposed overall layout, there is a maximum of 90 units with 65 in the first phase and 25 in the second. Comprehensive Plan. A Comprehensive Plan amendment was approved in July 2005, removing the Central Business District (CBD) designation and replacing it with a commercial land use designation. The proposed project complies with the Comprehensive Plan. Zoning. This property has been designated as B -4, Limited Business which accommodates residential development as a conditional use. As such, the underlying base zoning district will be B -4, Limited Business with a PUD overlay. The B -4, Limited Business District lists two family, townhomes and multiple family dwellings as a conditional use. Subdivision. The applicant has provided an Oakgreen Village 2 nd Addition preliminary/final plat that includes allowance for the three -unit building adjacent to the wetland and 58 Street North. The plat establishes one block and three lots surrounded by Outlot A. The outlot will eventually be replatted to accommodate another two -unit building to the east. Oakgreen Village 3 rd Addition is also under consideration to replat Blocks 9 and 12 from four lots /units to three lots /units. All access is via private roadways so additional right - of -way is not necessary. Park Dedication. Park dedication has been satisfied for this area. A cash park dedication has been received by the applicant. 2 r Project Density. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Townhome projects require 4,000 square feet of land area per unit excluding right -of -way and wetlands. The Phase 1 development consists of a total area of 315,700 square feet, which excludes the wetland and right -of -way area. The 67 units planned for that area originally would result in an area per unit of 4,712 square feet. The second phase originally had a density per unit of 5,485 square feet. Lowering the overall density from 113 to 90 units would make the development more in conformance. Proposed Street/Access. The applicant has proposed a roadway extension to accommodate access for the three -unit building. The roadway location matches the location within the original concept plan approvals. A five stall guest parking area will be constructed adjacent to the extended roadway. A turnaround will be provided at the end of the roadway to accommodate vehicle access until such time as the complete private roadway system is constructed. The 28 foot street would be privately developed and maintained as are the other roadways in the Oakgreen Village development. Trails /Sidewalks. As part of the twinhome development, the proposed sidewalk will need to be constructed between the twinhomes and the wetland area. The sidewalk will be done this Summer extending from Nova Scotia Avenue to Oakgreen Avenue. At the intersection of Oakgreen and 58 Street, the trail and crosswalk should cross 58 Street to the south and not access Oakgreen as shown on the plans. Private Park. As part of the previous plan review, staff had requested the applicants provide preliminary plans for the private park area. New residents will be living in the area this Summer and the private park will be a needed amenity. The most recent submittal includes a preliminary park plan with a gazebo, benches, picnic tables, and landscaping. The Planning Commission should discuss whether a small play area with equipment should be added. Setbacks. Within a PUD, the base district setback requirements (B -4) are applied only to the perimeter of the project. The B -4 District specifies setback requirements as follows: 40 feet front yard, 20 feet rear yard, and 10 feet side yard. If the lot is in a corner, not less than 20 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one -half the sum of the building heights of the two buildings. The previous plan indicated that one of the townhomes was set back only 20 feet from the right -of -way for 58 Street. Staff had recommended at least a 30 foot setback. The new plan shows a 54 foot setback for the three -unit building and a 30 foot setback for the other two -unit building. Tree Preservation /Landscaping. The applicant has provided information on existing tree coverage and what will be preserved and removed as part of the overall landscape 3 r plan. Plans were also submitted for general landscaping in the area around the twinhomes and the new plans indicate foundation plantings. The plans shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the general plan of development submittals. The City Engineer shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer and Public Works Director. All of the utilities within the development shall be private but built to City specifications. Lighting. A lighting plan has been provided that includes street light fixture specifications and locations within the private street network. The light fixture is identical to what has been used in McKean Square. It is a full cut -off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer /homeowners association. No light fixtures are shown on the proposed buildings. If lights are proposed, they shall be illustrated on the building plans subject to approval of City staff. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue. Home Removal. Staff recommends that the dwelling at 5762 Oakgreen Avenue be removed as part of these development approvals. The structure is currently vacant and would impact plans for grading and development of the private park. Architectural Appearance. The application materials indicate preliminary drawings of what appears to be a four -unit structure. The previous submittals, found in the January 10 2008 planning report, include drawings of the twinhomes and triplex units. The structures are base townhome row units with small porches and brick/lap siding exteriors. The units lack architectural detail, feature extensive horizontally and minor variety in building material. Staff had suggested that the applicant provide building plans with more character, detailing and variety in -building materials. The only change made to the new elevations are the addition of limited shakes on some of the gable ends of the buildings. The examples from a development in Lakeville, and found as Exhibit 15 to the January 10, 2008 planning report, have been provided to the applicant as an idea for preferred building designs. Staff recommends that alternative building plans and materials be provided for Plannin Commission review. This is significant in that these units will be highly visible from 58 Street and Oakgreen Avenue. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. At this time, City staff does not recommend approval of the application until a more acceptable building design is presented. The Planning 4 f Commission and City Council will comment further on the building appearance and materials as part of the review. Development Contract. The applicant will be required to enter into an amended development contract with the City should approval of the general plan of development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area changes, would be included. RECOMMENDATION / CONCLUSION As indicated, staff is not recommending this project move forward until more acceptable building plans are brought forward for review and approval. If revised building plans and materials are brought forward and are acceptable to the Planning Commission, we would recommend the request with the following conditions: 1. The preliminary /final plat for Oakgreen Village 2 nd Addition and Oakgreen Village 3 rd Addition is subject to review and approval by the City Engineer and City Attorney. 2. All easements, as required by the City Engineer and City Attorney, shall be dedicated to the City as part of the subdivision approvals. 3. Sidewalks /trails and timing for construction are subject to review and approval by the Parks Commission, City Council, and City Engineer. The sidewalk adjacent to the wetland shall be constructed simultaneously with the street extension and the three -unit structure. The trail and crosswalk at 58 Street and Oakgreen Avenue shall cross 58 Street to the south. 4. The plans for the private park are subject to Planning Commission and City Council review and approval. Consideration for a small play area with equipment should be discussed. 5. The tree preservation and landscape plans are subject to review and approval of the City Arborist. 6. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Stormwater issues are also subject to review and approval by the applicable watershed authority. 7. The dwelling at 5762 Oakgreen Avenue shall be removed no later than September 1, 2008. 8. Prior to the issuance of any grading permit, all existing wells and septic systems must be identified and abandoned in conformance with Minnesota Rules. 5 z 9. The site plan does not include light fixtures on buildings. If lights are proposed on the buildings, they must be illustrated on the building plans, details submitted, and the photometric plan must be revised to include them subject to City staff review and approval. 10. The Planning Commission and City Council should review and approve the final design and materials for the townhome structures. 11. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 12. The applicant shall supply the homeowners association documents as required by the City Attorney for review and approval. 13. The applicant shall provide all association duties and maintenance until the completion of Phase 2. The homeowners association shall be organized with a funded reserve provided by the developer. The details of the reserve amount shall be outlined in the development agreement. Only one homeowners association for both Phase 1 and Phase 2 will be allowed. 14. The applicant shall be required to disclose the entire development plans to include Phase 2 for all Phase 1 buyers. Disclosure is also required for modification of all buyers within the development that the roadway and wetlands are to be private and will not be accepted as public in the future by the City. 15. The applicant is required to enter into an amended development agreement with the City in a form acceptable to the City, and subject to review and approval of the City Attorney. 6 Fo1z, Freeman, Erickson, Inc. EXHI N 9 _ c E 4 Y } 1 AND PLANNING SURVEYING ENGINEERING L {j APR -, y E A April 1, 2008 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Boulevard North Oak Park Heights, N IN 55082 -2007 RE: Nolde Additional Information Dear Eric: Enclosed' find the additional information requested by staff regarding the Oakgreen Village Phase II submittal. We have included updated drawings for grading, utilities, layout, lighting and landscape. Along with these updated drawings we have also included a new plat showing the four unit buildings conversion to three units, a concept drawing depicting the future park area and unit landscape plan. Please contact me if you require any additional information -regarding this project. Sincerely, Folz, Freeman, Erickson, Inc. Todd A. Erickson 1244555th Street North, Lake E lmo AMN 55042 • Phone. {651) 439 -88833 ♦ Fax. (651) 430-9331 • WeLdbe: www- &- inc.c:o &i)m A. Fok LS TYmoth LS Todd A 1i PE 1939- 2001 O c .9 0 C\j � ® c .sc � w Z M ca 00 00 0 0 rx elf 00 LLj CL on < CL F" tn V P4 V) cn 0 -j < LIJ U) U) 061. ® � z 44 41z� L) ct qp! J 0%4 W es .. --J r C — 4 4) 1 - ' LL -i U) O �� Q� co D 4) z � � x a. 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S _ I J N #S } 1 6 E.3 Ll do h ., 4 d 1 x e w t k G � 't - ' NORTHWEST A.SSOCIATED CONSULTANTS INS. 4800 Olson Memorial H ighvvay, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 plan ners@nacplanning. com EXHIBIT 10 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: January 10, 2008 RE: Oak Park Heights — Oakgreen Village, Phase 1, PUD Amendment And Phase 2 Concept and General Plan Approval, Preliminary And Final Plat FILE NO: 798.02 — 07.10 BACKGROUND Tim Nolde, representing Anchobaypro Inc., has made application for a PUD amendment for Phase 1 and a concept and general plan approval for Phase 2 of the Oakgreen Village development west of Oakgreen Avenue and north of 58 Street. The area under application consists of Phase 1 that has been previously approved for PUD general plan and Phase 2, and area that previously was just approved for PUD concept. The City Council approved a PUD general plan and preliminary /final plat for Phase 1 in May 2006. The property in question is completely under the control of Anchobaypro Inc. The request for"the Phase 1 amendment is to allow for the conversion of the four unit buildings to three unit buildings. The conversion would be as the market dictates and would require replatting of the units as they are sold. For the Phase 2 area, the original concept plan indicates one five unit and one seven unit townhome building. The concept and general plan for this area has been revised so that two twinhome buildings would be constructed at this time. The private street would be extended to provide access. Attached for reference: Exhibit 1: Cover Page /Revised Concept Exhibit 2: Project Narrative Exhibit 3: Phase 1 Oakgreen Village Plat Exhibit 4: Phase 2 Oakgreen Village 2 nd Addition Exhibit 5: Phase 2 Layout, Traffic, Signage and Lighting Exhibit 6: Phase 2 Grading, Drainage and Removal Plan ; i Exhibit 7: Phase 2 Utility Plan i Exhibit 8: Phase 2 Landscape Plan Exhibit 9: Phase 2 Lighting Plan Exhibit 10: Phase 2 Proposed Drainage Area Map I Exhibit 11: Three Bedroom Townhome — Exterior Elevations Exhibit 12: Three Bedroom Townhome — Floor Plans Exhibit 13: Triplex — Exterior Elevations 3 f Exhibit 14: Triplex — Floor Plans Exhibit 15: Alternative Townhome /Single Family Designs (2 pages) Exhibit 16: Comments of the City Engineer i Exhibit 17: Comments of the City Arborist l ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North o f S g Site: Present Zoning — B -4, Limited Business District Present Use — Highway 36 oriented commercial development, Xcel Energy, power line easement Goodwill and gyp f f f Site: Present Zoning O, Open Space South o g p , Present Use — The Boutwells Landing Development and Undeveloped Areas West of Site: Present Zoning — B -4, Limited Business District and B -2, General Business Present Use — Undeveloped area, Wal Mart and Lowe s /CSM Commercial Development East of Site: Present Zoning — B -4, Limited Business District Present Use — Single family residences and Oakgreen Avenue Proposed Project. The applicant has indicated that with t he dramatic change g in the housing market the company is seeking ways to keep the Oakgreen Village project viable. While a number of clients are favorable to the community and the location, man y have expressed interest in a twinhome unit. The submitted sketch indicates the th potential for twinhome units along 58 Street and Oakgreen Avenue. The PUD amendment for Phase 1 would allow the conversion of Blocks 8 -14 of the Oakgreen Village Plat from four lots to three lots, depending upon the market and sales g g of unit types. The applicant has requested that the block conversion be approved at this time as part of the PUD and that each block would be replatted as the market dictates. PUD concept and general approvals would provide for the replacement of the The . p. g �p five th unit and seven unit townhome buildings east of the wetland and north of 58 Street into two unit townhomes. The request as this time is to add only four units in this area. 2 t I The concept plan approved in 2006 indicated 67 townhomes in the first phase and 46 additional townhomes in the second for a total of 113 units. With the proposed overall layout, there is a maximum of 92 units and a minimum of 84 units, if all eight of the four unit blocks are converted to three unit blocks. Comprehensive Plan. A Comprehensive Plan amendment was approved in July 2005, removing the Central Business District (CBD) designation and replacing it with a commercial land use designation. The proposed project complies with the Comprehensive Plan. Zoning. This property has been designated as B -4, Limited Business which accommodates residential development as a conditional use. As such, the underlying base zonin g district will be B -4, Limited Business with a PUD overlay. The B -4, Limited Business District lists two family, townhomes and multiple family dwellings as a 3 conditional use. l Subdivision. The applicant has provided an Oakgreen Village Plat exhibit that proposed ro indicates the revision of lots within Blocks 8 -14 from four lots /units to three lots /units. Blocks 7 and 15 are not to be converted. It is the intent of the applicant that i 1 they will replat the blocks as the market dictates. Cit staff is not favorable to a piecemeal process for re platting the area. The City Attorney recommends that the area p p p g Y e ,Y , be replatted all at one time so as to reduce the processing time and requirement for multiple public hearings and City review. The applicant has also submitted a plat for Oakgreen Village 2 " Addition. The plat establishes two blocks, each with two lots. The surrounding area is indicated as Outlot A. All access is via private roadways so right -of -way is not necessary. The City Engineer and City Attorney shall review the plat for an changes and additional g Y Y p Y easements that may be required. I i Park Dedication. Park dedication has been satisfied for this area. A cash park I dedication has been received b the d Y applicant. B -4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the conditional use permit standards for allowing residential use in the B -4 District. The standards are as follows: Two family, and multiple family dwellings provided that: Y� p Y g p a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. Each unit is provided with a two stall garage, spaces in front of the garage door, and guest parking spaces in the development. i 3 b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. The units are constructed for residential use. It is highly unlikely that the project would be redeveloped for commercial use in the future. c. Unit floor areas must comply with Section 401.15.C.6. The unit floor areas will comply. d. Compliance with conditional use requirements of Section 401.03.A.8. The Planning Commission and City Council should review the conditional use permit requirements and determine if there are any reasons to not approve the conditional use permit. e. The development does not conflict with existing or potential future commercial uses and activities. The area has been planned for residential development since the approval of the latest Comprehensive Plan in 1998. f. The density, setbacks, and building height standards imposed as part of the R -3 Zoning District are complied with. The R -3 District standards with a PUD will be complied with. i 9• Adequate open space and recreational space is provided on site for the benefit of the occupants. E The density p of the development has been decreased in order to provide more open space and to accommodate larger dwelling units. A small private park will be developed as part of the second phase. h. The development does not conflict or result in incompatible land use arrangements E as related to abutting residential uses or commercial uses. The residential development has been planned for this � area. i. Residential use be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All applicable codes will be applied. pp � 4 i i �. Residential and non - residential uses shall not be contained on the same floor. There is no commercial development planned within this project. p p E i k. Residential uses shall be provided with a separate entrance and separately Y E identified parking stalls. F r k The development has been p hased with timelines that comply with this request. p a i I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The design and building materials shall be reviewed as part of a separate section of this report. The Planning Commission and City Council will need to review these issues as part of the general plan review. Project Density. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Townhome projects require 4,000 square feet of land area per unit excluding right -of -way and wetlands. The Phase 1 development consists of a total area of 315,700 square feet, which excludes the wetland and right -of -way area. The 67 units planned for that area • originally would result in an area per unit of 4,712 square feet. A reduction of units would result in a threshold density that will exceed the requirements. The second phase originally had a density per unit of 5,485 square feet. Again, lowering the density would make the development more in conformance. Proposed Street/Access. The applicant has proposed a roadway extension to accommodate access for the two twinhomes. The roadway location matches the location within the original concept plan approvals. A five stall guest parking area will be constructed adjacent to the extended roadway. A turnaround will be provided at the end of the roadway to accommodate vehicle access until such time as the complete private roadway system is constructed. The 28 foot street would be privately developed and maintained as are the other roadways in the Oakgreen Village development. Trails /Sidewalks. As part of the twinhome development, the proposed sidewalk will need to be constructed between the twinhomes and the wetland area. The sidewalk will be done this Summer extending from Nova Scotia Avenue to Oakgreen Avenue. At the intersection of Oakgreen and 58 , th Street the trail and crosswalk should cross 58 Street t g to the south and not access Oakgreen as shown on the plans. Private Park. With extension of the roadway, staff had requested the applicant provide preliminary plans lans for the private park area. New residents will be living in the area this 5 Summer so it is recommended that the park area be graded and that improvements be made. Setbacks. Within a PUD, the base district setback requirements (B -4) are applied only to the perimeter of the project. The B -4 District specifies setback requirements as follows: 40 feet front yard, 20 feet rear yard, and 10 feet side yard. If the lot is in a corner, not less than 20 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a_ curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one -half the sum of the building heights of the two buildings. The site p Ian indicates that one of the twinhomes is set back only 20 feet from the right - th of -way for 58 Street. Although the setback meets Zoning Ordinance requirements, the proximity f that residential building from 58t Y Street should be commented upon by the Planning Commission. There is adequate room to move the building further north and not impact the parking area in front of the dwelling units. Tree Preservation /Landscaping. The applicant has provided information on existing tree coverage and what .will be preserved and removed as part of the overall landscape Ian. Plans were also submitted for general landscaping in the area around the twinhomes but no foundation plans were included. The applicant will need to provide foundation planting plans. The City Arborist will review the tree preservation plans and an landscape Ian for revisions. The plans shall be subject to the final approval of the p Y City Arborist. Gradin g g grading and Drainage. Detailed radin and drainage plans have been provided as p 9 p p art of the general plan of development submittals. The City Engineer shall review and approve all of the grading and drainage plans. pp g Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer and Public Works Director. All of the utilities within the development shall be private but built to City specifications. Lighting. A li lighting plan has been provided that includes street light fixture g g specifications and locations within the private street network. The light fixture is identical to what has been used in McKean Square. It is a full cut -off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer /homeowners association. No light fixtures are shown on the proposed buildings. If lights are proposed, they shall be illustrated on the building plans subject to approval of City staff. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue. 6 Home Removal. Staff recommends that the dwelling at 5762 Oakgreen Avenue be removed as part of these development approvals. The structure is currently vacant and would impact plans for grading and development of the private park. Architectural Appearance. The application materials indicate preliminary drawings of the twinhomes and the triplex units. The structures are base townhome row units with small porches and brick /lap siding exteriors. The units lack architectural detail, feature extensive horizontally and minor variety in building material. Staff has suggested that the applicant .provide building plans with more character, detailing and variety in building materials. The examples from a development in Lakeville, and found as Exhibit 15 to this report, have been provided to the applicant as an example of preferred building designs. Staff recommends that alternative building elements be provided for Plannin g g Commission review. This is significant in that these units will be highly visible from 58 Street and Oakgreen Avenue. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council should comment further on the building appearance and materials as part of the approvals. Development Contract. The applicant will be required to enter into an amended development contract with the City should approval of the general plan of development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area changes, would be included. RECOMMENDATION / CONCLUSION Staff recommends that issues be resolved with the applicant and that additional requested plans be submitted prior to Planning Commission action on this item. The following information and issues should be resolved prior to the Planning Commission making a recommendation: 1. A preliminary /final plat be submitted for Blocks 8 -14 with the final development layout. 2. A plan for the park shall be provided. 3. An alternative design that indicates at least a 30 foot setback for units from the 58 Street right -of -way. 4. Foundation plantings for the twinhomes shall be provided. 5. Alternative plans for the twinhomes and triplex units be provided that demonstrate more architectural detailing and variety in building materials. 7 ENCLOSURE 1� � NORTHWEST ASSOCIATED CQI+ISULTANTS, INC. • 4$00 C31san Memorial Highway suite 202 Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning. cam PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 2, 2008 RE: Oak Park Heights —Little Pony Preschool and Childcare — 5850 Omaha Avenue North FILE NO: 798.02 — 08.01 BACKGROUND • Connie Carlson, Mya Bohan and Cory Mohwinkel have made application to allow a preschool /daycare operation in the lower half of the building at 5850 Omaha Avenue North in Oak Park Heights. The building is owned by Hope Adoption Services Inc. and the upper half of the structure is occupied by that entity. The property is zoned B -2, General Business District in which daycare and group nurseries within multiple occupancy buildings is a listed conditional use. Attached for reference: Exhibit 1: Interior Remodel Plan Exhibit 2: Traffic/Vehicular Plan Exhibit 3: Wall Signage Plan Exhibit 4: Pylon Signage Plan Exhibit 5: Conditional Use Permit Application and Project Narrative Exhibit 6: Statement from Hope Adoption Services on Parking and Snowplowing PROPOSED PROJECT Little Pony Preschool and Childcare will be licensed by the State of Minnesota to offer childcare services for up to 45 children ranging from infants to pre - kindergarten. At full capacity, the facility would accommodate eight infants, seven toddlers, 10 early preschool, and 20 pre - kindergarten children. The hours of operation would be 6:00 AM • to 6:00 PM, Monday through Friday, and open all year. Between four and eight persons would be employed. The lower half of the building at 5850 Omaha Avenue North would i r be upgraded and renovated to meet all State and local building, fire and licensing requirements. The exterior of the building would not be altered other than the addition of exiting doors, as required, and change of signage. An exterior play area would be added to the west of the building. ISSUES ANALYSIS Comprehensive Plan /Zoning. The property is designated as commercial in the Comprehensive Plan Land Use Map. The subject property is zoned B -2, General Business in which daycare and group nursery facilities in multiple occupancy buildings are a listed conditional use. Conditions for review and approval are included for this conditional use permit as listed below. Daycare — Group Nursery Conditional Use Standards (401.30.E.8) a. Use Compatibility. The operation and function of the daycare facility must be compatible with other existing uses within the building. This compatibility is to be based upon the nature of the daycare 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. The use of the lower level of the building as a daycare would be compatible with the offices of Hope Adoption Services on the upper level. b. Building Plans. The building plans for the construction or alteration of a structure that is to be used for a daycare 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. There are no exterior changes to the building planned other than an exterior door and the addition of the Little Pony sign to the existing canopy. An outdoor play area will be added on the west side of the building. As a condition of approval, the applicant will need to provide a plan and the type of fencing to be approved by City staff. 2) The daycare facility shall be located in a portion of the building separated from the other uses located within the structure. The daycare and Hope Adoption Services are on separate floors. 2 r 3) The daycare facility shall be adequately sound - proofed to remove extraneous noise that would interfere with the daycare operation and would affect the health, safety and welfare of the daycare participants. Adequate sound- proofing must also be provided to prevent disruptive noise generated by the daycare facility from interfering with the operation of the adjacent uses within the building. The construction of the building is such that the floors are sound - proofed. The dry cleaning operation, with its equipment, was not an issue for the offices above. 4) Internal and external site land use compatibility and sufficient peripheral area protection shall be provided by the daycare facility. There is adequate area surrounding this building from surrounding uses and residential neighborhoods. C. Screening. Where any outdoor recreational or play area for the daycare 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. The play area will be screened with wood fencing. All of the fencing will comply 9' 9' p Y with Zoning Ordinance Standards. j d. Parking. When a daycare facility is within a structure containing another principal I use, each use shall be calculated separately for determining the total off- street parking spaces required. Adequate parking will be provided as indicated below. e. Loading. One (1) off- street loading space in compliance with Section 401.15.F. of this Ordinance shall be provided. Adequate loading area is provided at the front of the building. 9' r f. Signage. All signing and informational or visual communication devices shall be in compliance with Section E p on 401.15.G. of this Ordinance. The signage will be compatible as indicated below. g. Conditional Use and State Regulations. Daycare 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. 3 The conditional use permit criteria, found in Section 401.03 of the Zoning Ordinance, has been reviewed and staff does not foresee any issues with the conditions specified. All licensing, as indicated by the Minnesota Department of Human Services, will be required. Parking. The site plan indicates a total of 57 parking spaces in the parking lot at the front of the building. Currently, no disability spaces are designated by striping or signage. At least two parking spaces at the front of the building, one of which is van - accessible, will be required. The office and clinic parking requirements would apply for both Hope Adoption Services and the daycare. The gross square footage of the building is 7,900 square feet. The following parking requirement for this building would apply: 7,900 square feet X .9 = 7,110 200 = 36 + 3 = 39 parking stalls The building will have more than adequate parking for the daycare and office space. Signage. The signage plan that has been submitted with the application proposes the addition of the Little Pony logo on the existing canopy sign and inserting the logo and identification within the existing pylon sign. The total signage proposed is less than 100 square feet. Both signs, as proposed, are within the signage allowances specified in the Zoning Ordinance. Lighting of the signage shall be in compliance with the Zoning Ordinance requirements. Outdoor Play Area. The applicant shall be required to provide plans for an outdoor play area proposed west of the existing building. The play area will be enclosed with a wood fence. The site plan and proposed fencing shall be approved by City staff. Building Code. The Building Official has been working with the applicant on all building requirements for the daycare facility. The building has a fire suppression system. The final building plans and remodeling shall be subject to review and approval of the Building Official. i CONCLUSION / RECOMMENDATION After reviewing the request and the criteria and conditions for a daycare /group nursery conditional use permit, staff recommends approval of the request for the Little Pony Preschool and Childcare at 5850 Omaha Avenue North. The recommendation is made with the following conditions: j I 1. A site plan for the outdoor play area, as well as details on fencing, shall be provided by the applicant subject to City staff review and approval. 2. Two disability accessible parking stalls, one of which is van accessible, shall be added to the front entrance of the building. 4 3. A sign permit shall be approved by City staff prior to erection of any signs on the subject site. All signage shall be lit in conformance with the sign requirements of the Zoning Ordinance. 4. All remodeling plans and building permits shall be subject to approval of the Building Official. I 5. All required State licenses shall be obtained by the applicant and provided to the City prior to issuance of the occupancy permit. 5 a�vVa EXHIBIT U�- i • � a � ��� O o1� -i Jc coo , Lq 4 e�< s c� . rr w `•a 11vf7 bviq w5j o) x� 'Lu I,- 'do ot l EXHIBIT 2 Mow IL L f) �n TQ m `� V l ,,AA 1 �- V, �,� � . �� .. .; � � �. ��7 .. �,3, 4 - . 4 r• `^ v �� o ST. CLAIRE E XHIBIT t 3 DESIGN S T U D I O JANUARY 16,2008 C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING & SITE SIGNS - Oak Park Hts. . " � e _ �--, M, n'. �^'°°►.. r^ �"- .."'4'°'":"�..ap"X`r.,..w�r"".e f e : d f� y ✓ i F A : - °+ =Y 'r 36 -6 �,J 1 L_I a rox AL I M , • a . N%i R M f .. +s+•. w �� t c � . '.. . � a ;��... f ,:'�r., ♦z <gv>.Y-•r ,ya,�y GF. �k �;q*'��aay`���s.�"§'flK`�Y'a5?'� \ +'���ir '�,.�.'�' : _ {w ' -.� #1 �� � .r >'��_. - r'a *'�"0'PR�# .) • dY3'PF i¢ "')'% �.Y'&' is% >:v .a { �'Y .�' ,',��,b f a �i,+•s `RS.n. e°+r.m'{�"�s °"`s'iir;�', �. £ �� ,_ � .,: wryka „+A” -�� : a _ e +k _ .- �'�dw�$o.'".:.:'SF � -,K. �. R .. aG• i i.SR. ,�Y.,n M' s ^. .1 J. !�': �� t 5`II+. ryw: Y t P 2 ti' :bk.✓ 'l y,a A �, �K, ��i - - r " [�i? -'. .`40 n -:. y....: .; wC �'a"^.r�� ^.� .. ,,,-_ .g�v.. a,�..:??k x?'""<'. .n h„{a:4' ". -.c >;�. �;tR?- .4�'.;'?� "" , ,� .';+�r^^+r »-t ��$' � ,>i • "nk' a • ��� :.,. _: .+ ,.�.:. _ >� :..t , :F v�a A;.thb" '.' "��- . ,. ..' a _ ._°�._sw _�, s a.{ ., ,R r"`e ... a :a..z, .. - .n < ,r, + ,�? �S[`.,v?•': pte.�i�e. USE OF EXISTING AWNING WOULD REQUIRE: 1) Removal of existing St. Croix Cleaners vinyl letters 2) Commercial scrubbing to brighten awning vinyl /to remove lettering adhesive residue 3) Application of 8 year weather resistant vinyl lettering and logo (See photo.) 1. F!P°_ "r:- - h� i in an,/ fanncr, r t 1 7z> ;p 7 h © s ? r:� f �, r t Q 5995 R /� v^'EN" JE NO ■ UI � ` 04 ■ STP1�' WATLE PAN 559 �, o �r S T. CLAI DES1 STtJD10 y JANUARY 16, 2008 C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING & SITE SIGNS - Oak Park Hts. , . m • , ��, e„w«�.r..• y s....r�l►- �w+�'g��'a , f , ; w 3. s � r sill 77 ` 9 l 4 9 I r,. �r r i 4 I' tw. - ..v' � 7�w, qq USE OF EXISTING AWNING WOULD REQUIRE: 1) Removal of existing St. Croix Cleaners vinyl letters Z) Commercial scrubbing to brighten awning vinyl /to remove lettering adhesive residue 3) Application of R year 1.,veather resistant vinyl lettering and logo (See photo.) STH PWATER, MN -5082 - — ST. CLAIRE QES1GN STUD10 re . x All min JANUARY 1 b, 2008 C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING & SITE SIGNS - Oak Park Hts. PRELIMINARY LOGO: x K" c'g EXHIBIT ST. CLAIRE 4 F S i ti N S T U D 9 0 Y. JANUARY 16,2008 C. J. CARLSON 103 NO. 5TH STREET CONNIE CARLSON BUILDING & SITE SIGNS - Oak Park Hts. i HOP FOR LEA SE ADOP110 651-439-2448 M 771 7 1, 'J PR£•SCHOOL K CHILDCARE USE OF EXISTING POLE SIGN WOULD REQUIRE THE FOLLOWING: 1) Sign substrate reconditioning and removal of old lettering adhesive µ �:. residue /shadows. ~ 2} Application of 8 year weather resistant FOR LEASE vinyl lettering and logo (See photo. If all 651 Ground Level black lettering /logo required, adjustment �. t '439 -7812 4, 324. 4 ft Re- will be made. „ , h Upham S -'! ��- II (f' � �.. _�� r_.�;��v .� ..hZd� - j }i S''-_e __ - >r —; ' 65)1 - 39 79 7 5 ■ 6 R 2 74 7 76 15 © �1 SIc: air e.cci —, _as`. ne > IN t�.'.f` N �. E ��r, . SUITE 2 �� 4 ■ � � 11 LWf� 55( 82 CITY OF OAK PA RK HEIGHTS ♦DEVELOPMENT APPLICATION 14168 Oak Pack Boulevard gale Fee: 1 0 y ad P.O. Box 2007 Oak Park Heights, MN 55082 Escrow Amount: � I� (651) 439 -4439 Fax: (651) 439 -0574 Street Location of Property. ✓ � � -- �0 Legal Description of Property ,950 �i�'����? ��e• 1 f Owner: Name °� C Address: City: t State: YA/ _Zip: Telephone: (Home) &Q- (Business) (Fax) (�r - 5E3 9' - �'7 � (Other) Applicant: Name X "' n Address: � v � .S� Sf City: Aga State: �U. _Zip: .540.3 B Telephone: (Home) (Business) . (F�X� ._ IVA (Other). ��� � - � � y — 6 / 36 � Type of Request(s) Home Occupation Zoning District Amendment Site Plan Review Conditional Use Permit PUD: Amendment Variance: Single Family Residential Variance: Other ResidentiallCommerciaUlndustrial p�D: General Plan Subdivision - Street Vacation L . Subdivision: Minor City Financial Assistance _ Comprehensive Plan Amendment Description of Request(s): � 8 � ��� /► � Q � tT 4o--U�se - it - L ee S .e J L.:esC�lOd� !f a request for plann�nglzoning ac tion on the subject site or any part thereof has been . Cejpfer previously approved, .please describe it below: p pplicant Initials ��.1� -� �� _ Q�JLP 3�2�/0$ 03, o 2) Development Application, Page 2 General Conditions Application Review all • t before this request can be considered and/or nppt•oved, The undersigned acknowledges that Q • including pan de osits, must be paid to the City. An incomplete required information and fees, in g Y p q . • � app The application approval process commences and application will be returned to the app pp - pp information fees are submitted application is considered complete when all an pp appropriately to the City. Professional Fee Responsibility f the undersigned that all City incurred professional fees and expenses It is the understanding o 9 • � nt - • sin -of this re uest will be promptly paid upon receipt. If payment associated with the processing s q (� . • applicant, the p roperty- y owner acknowledges and agrees to be �s not receive from the app � responsible for the unpaid fee balance either by direct payment or a special assessment T against the property. :{ ' r Planning En gineering, Legal and Community Applicants will be billed on a monthly basis fo g, . • pp understood that interest will be charged on the Develop fees as they are accrued. It is •. t becomes thirty (30) days past p �t Act �f e r account at the maximum rate allowed by the Fair Cred • adm fees in a timely manner may result in denial due. Failure to pay and • aid at the time of application and shall be paid prior to the of the application. All fees must be p , issuance of a building 9 permit. =� and consents that all un aid fees owing the The undersigned applicant further acknowledges a P • • .9 'lit fees and may be certified for of Oak Park Heights shall be treated as unpaid ut ility • Y City 9 a�nst the subject real s with delinquent Utility billings and may be assessed ag collection a q if u n p aid b property p Y October.31 S of each- year. Property Address l Date: Owpei'S Ulv Date: / Applicant Sign 4 EXHIBIT Project Plan Narrative The partners of Connie Carlson, Mya Bohan, and Cory Mohwinkel have plans to open a Licensed Childcare/ Preschool Center at the lower half of the property at 5850 Omaha Avenue North in Oak Park Heights. The building is owned by Hope Adoption Services Inc. We will be licensed by the State of Minnesota to offer childcare services to forty two children, ranging from infants to pre - kindergarten. We are looking when at full capacity have 8 infants, 7 toddlers, 10 early preschool and 20 pre - kindergarten. Our hours of operation will be 6am to 6pm, Monday through Friday. We will be open for business from January to December. We will employ between 4 and 8 people. In order to make this happen we will need to upgrade and renovate the lower half of the building at 5850 Omaha Ave. No. to meet state building, fire and licensing codes and standards. ENCLOSURE NORTHWEST ASSOCIATED CONSULTANT INS. a . 4800 Olson Memorial Highway, Suite 202.. Golden Valley, WIN 55422 Telephone: 763.231.2555 Facsimile 763.23' 42561 Pjanners n.acplannIng.com PLANNING REPORT TO: Eric Johnson FROM. Scott Richards DATE: April .2, 2008 R E Oak Park Heights St. Croix Preparatory Academy — Interim Use Permit, 1478.159 th street Forth FILE NCB.. 79.8.02 - 08.O2 Y. BACKGROUND Friends f St. Croix Preparatory Academy have made application far an interim use erMit to allow the kindergarten through fifth grade classes to occupy a portion of the former Herber er's space at 14781 89 n Street forth for at lust one school year. St CroiXc Preparatory is currently in the process of constructing a new school facility in Baytown: Township that will not be ready until Fall of 2009. The school would occupy the forrher retail space during the 2008/2.009 scnooF year. The Andersen office building, that includes the former Herberger's, is zoned B -2 General Business District. Section 401.30.G of the Zoning Ordinance provides for interim uses. in the B-2 District, but currently none are listed. The Zoning Ordinance will need to be amended to allow school facilities as an interim use. The City will advertise a ublic hearing for a Zoning Ordinance change to allow this interim use in the B -2 p 9 C istrict separate planning report addresses the Zoning ordinance change and the language to be added to the B -2 District to allow schools as interim uses. Attached for reference: Exhibit 1 Site Flan and Traffic Play Exhibit 2 Project .Narrativ Exhibit 3 Signa a Plan f PROPOSED PROJECT St. Croix Preparatory Academy is a public charter school that is currently located in Stillwater. The school population is now 445 students in grades K-10. The school is currently in several buildings in downtown Stillwater and is currently working toward the construction of a permanent facility in Baytown Township by August 1, 2409. In the interim, the school seeks to relocate the K -5 program to the larger space at the former Herberger's during the 2408 --2009 school year. It is expected that the school will occupy up to 30,000 square feet of the former retail space. The enrollment and faculty occupying the proposed space in Oak Park Heights will include: • Approximately 450 students in grades KW5. • Approximately 21 faculty members. • Approximately 12 educational assistants tone for each classroom in grades K-3). • Approximately 3 administrative staff. The St. Croix Preparatory school day begins at 9:00 AM and ends at 3:25 PM. Key traffic times are 8:30 to 9:04 AM and 3:15 to 3:30 PM. In the morning, approximately 10 buses will drop off students. The buses arrive at different intervals over the 30 minute period from 8:30 to 9:00 AM. In the afternoon, St. Croix Prep students are shuttled to another site for logistical purposes, so there will only be three to four buses at the site at 3:30 PM. Based on current traffic numbers, it is estimated that 30 to 40 percent of the students will arrive via parent drop -off, or approximately 75 -100 cars. Most families have two children at the school or carpool. The number of students and faculty under consideration for this site is equal to the number of students and faculty currently in downtown Stillwater. There have been few congestion difficulties in downtown Stillwater. It is anticipated the traffic flow to be much more manageable at this Oak Park Heights site. ISSUES ANALYSIS Comprehensive Plan. The Land Use Map of the Comprehensive Plan designates this property and area as commercial. while retail, office and service land uses are permitted in this area, the specific zoning district may allow public or school uses in a commercial area. Zoning. The subject property is zoned B -2, General Business District. As indicated, Section 401.30.0 of the zoning Ordinance would need to be amended to provide for school facilities as an interim use. The City can put conditions on the approval of an interim use such as limiting the overall time of operation. The Zoning Ordinance amendment is discussed in a separate planning report. The proposed conditions added to the amendment are found in that report, as well as reviewed below. The City Council 2 r will need to approve the Zoning Ordinance amendment prior to approving the interim use permit for St. Croix Preparatory Academy. Parking. The Zoning Ordinance requires one space for each classroom plus one space for every 50 students for schools. St. Croix Preparatory will have a total of 20 classrooms requiring 20 parking spaces. The school is expected to have a total of 450 students, requiring an additional nine parking spaces, for a total parking requirement of 29 spaces. The Herberger's store had adequate parking under the retail standard. In total, the Herberger's and lower retail level required 337 parking spaces, based upon the retail requirements. The site will easily accommodate the limited parking required by a school facility. All of the students are in elementary school and do not drive. signage. St. Croix Preparatory Academy plans to move an existing 56 square foot sign from their existing facility in Stillwater. The sign plan indicates the proposed location of the new sign in the front of the building. The sign is well within the sign allowance of the Zoning Ordinance. Traffic. The site plan indicates proposed traffic flows for parent and bus drop -off at the front of the building. The plan also indicates staff and general school parking. Staff has reviewed the traffic plan and the numbers of buses and parent drop -offs. There should be no issues with traffic flow into and around the school facility. The City Engineer shall review and approve the traffic plan for the school. Playground. - St. Croix Preparatory is proposing to use a portion of the south parking lot for a playground. The existing paved surface shall remain. The school will use movable fencing to block off the south and east sides of the playground. A retaining wall exists on the west side of the playground area and building is to the north. The applicant shall provide an example of the temporary fencing material to be approved by City staff. Building Code. All Building/Fire Code requirements for school facilities will need to be met with the remodel of the retail space. The Building official shall approve all building permits for the remodeling. Interim Use Permit Conditions. If amended, Section 401.30.C, within the B -2, General Business District, would require compliance with the following conditions: 1. Private and public pre - school, elementary, junior or senior high schools for a time period not to exceed two (2) years provided that: The school would he limited to occupancy of the space at 14781 59 Street North for a period not to exceed two years from City Council approval of the interim use. a. Adequate screening from abutting residential uses and landscaping is provided in compliance with Section 401.15.E. of this ordinance. 3 t The playground area would be screened by movable wood fencing, and the existing building and retaining wall. The exterior of the building will not be altered except for the addition of a wall sign on the front (north) fagade. b. Adequate off - street parking and access is provided on the site or on lots directly abutting across a public street or alley to the principal use in compliance with Section 401.15.E of this Ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 401.15.E of this Ordinance. Adequate off - street parking and access is provided to the site. The existing parking lot is fenced from the residential neighborhood to the south. C. If outdoor recreation or playfields are proposed, adequate screening and fencing from abutting residential uses is provided in compliance with Section 401.15.E of this Ordinance. The playground area will be adequately screened. d. Adequate off - street loading and service entrances are provided and regulated where applicable by Section 401.03.E of this Ordinance. The building, as a former retail space, has adequate loading facilities and service entrances. e. Adequate emergency vehicle access is provided to and within the site. Adequate emergency vehicle access is provided to the facility. f. The site is served by an arterial or collector street of sufficient capacity to accommodate the traffic that will be generated. The site is adequately served from the frontage road of Highway 35 and from Osgood Avenue. The City Engineer shall comment on the traffic flow plan for parents and buses. g. The provisions of Section 401.05.0 and 401.03.A of this Ordinance are considered and satisfactorily met. The conditional use permit and interim use criteria have been reviewed and staff does not foresee any issues with the conditions specified. 4 CONCLUSION 1 RECOMMENDATION Based upon the City Council approval of a Zoning Ordinance amendment to allow schools as an interim use in the B -2, General Business District, and a review of the request and the conditions for school facilities, staff recommends approval of the interim use request for St. Croix Preparatory Academy for utilization of the former Herberger's site as a school facility with the following conditions: 1. The City Council approves a zoning Ordinance amendment for Section 401.30 -C to allow private and public elementary, junior or senior high schools for a time not to exceed two years as an interim use in the B -2, General Business District. 2. The interim use shall expire two years from the date of City Council approval. 3. The applicant shall apply for and receive a sign permit for the proposed wall sign. 4. The applicant shall provide an example of temporary playground fencing materials that will be reviewed and approved by City staff. 5. All Building /Fire Code requirements for schools shall be addressed and approved by the Building official. 6. The City Engineer shall review and approve the traffic flow plan. 5 A St. Croix Preparatory Academy St. Croix Preparatory Academy is a public charter school currently located in Stillwater, Minnesota and is the first public school in the eastern suburbs specifically dedicated to offering a classical, liberal arts curriculum. Our Mission is to develop each student's academic potential, personal character, and leadership qualities through an academically rigorous and content -rich educational program grounded in the classical tradition. St. Croix Preparatory Academy was founded by parents, educators, and business people who wanted a more challenging education for their students. They wanted a school that demanded an education that challenges students to achieve to their highest potential as well as put forth their best in behavior, attitude, and effort. We are creating a college prep educational program based on true inquiry, intellect, and character. By focusing on students' character and leadership qualities, in addition to developing their academic potential, St. Croix Preparatory Academy is committed to developing young adults who are prepared to lead abundant and responsible lives as contributing members of our society. In 2004 St. Croix Prep opened its doors to 200 students in grades K -7 and has since grown to 445 students in grades K -10 with a wait list of over 500 students. Our standardized test scores are consistently among the highest in the state of Minnesota. St. Croix Prep has become known for its small community as well as its rigorous programming. During the first three years of operation St. Croix Prep has maintained high parent satisfaction, student retention, and faculty retention. To date, our greatest challenge has been facilities. On opening day in 2004, our student numbers exceeded expectations by nearly 40 %. Since that day, we have continued to grow and look forward to reaching a future enrollment of 975 students. St. Croix Preparatory Academy is currently spread between several separate buildings in downtown Stillwater and is quickly outgrowing our facilities. St. Croix Prep is currently working toward the construction of a permanent facility in Baytown 'Township with an anticipated completion date of August 1, 2009. In the interim, we need to relocate our K -5 program to a larger space for the 20082009 school year. St. Croix Prep has reached a lease agreement with Andersen Corporation to occupy a portion (23,000- 30,000 square feet) of the area east of their Oak Park Heights corporate office formerly used by Herbergers. The enrollment and faculty occupying the proposed space in Oak Park Heights will include: • Approximately 450 students in grades K -5. • Approximately 21 faculty members • Approximately 12 Educational assistants (one for each classroom in grades -3) • Approximately 3 Administrative staff The St. Croix Prep school day begins at 9:00 am and ends at 3:25 pm. Ivey traffic times are 8 :30 to 9:00 any and 3:15 to 3:30 pm. In the morning, approximately 14 buses wail drop off students. These buses arrive at different intervals over the 30 minute period from 8:30 to 9:00 am. In the afternoon, St. Croix prep students are shuttled to another site for logistical purposes, so there will only be 3 -4 buses at the site at 3:30 pm. Based on current traffic numbers, we anticipate 30 -40% of our students will arrive via parent drop off, approximately 75 -100 cars. Most families have two children at the school or carpool. The number of students and faculty under consideration for this site is equal to the number of students and faculty currently in downtown Stillwater. we have experienced few congestion difficulties in downtown Stillwater. we anticipate the traffic flow to be much more manageable at this Oak Park Heights site. a 1 ' r • •♦._......... •_n>. •.,•v.,• •r•.._. •t.••. ••. •I ..v... , •. .,♦ •• -/_ . _., .. . . •• ••. ♦,w ..••• , r •.•.•.. ,•a •.rY..•. ♦1..t -••t_. r .+ •n.. \•rr. %,�,1 -I •N•• ••,V.n ♦aa- _•••v ;���4 .t fit:: ' >.. +.. .... ..... :I-t .t1. tt{ • ......... I ' • r :t rig 1,l. •.r ,•11•t .. ./ / 1 I� D •,,t ! •.. r_.�w• -•.l M, ••,••.i •.•.♦ . . IrA,\ •r• ♦.• \5•Y • ' _..J ,rr•It \.•• ..r„( a'•Y�J4:J3� Lw4co:hj••YM i;I) .' t' A. i •1 IiG •1 •d rt ti•1 i \•at ♦n '• ,..a r•..•tn•..1. 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N MI pgggg el" 0 10, 1 1 1 -ffi; 4:9 ------------- g. P�� ....... -gg � W�N�� Ri3 INS xp, % I I IN a rx *iX 'I Zwkill MIMMIN kH t4 ENMOSURE W 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: April 2, 2008 RE: Oak Park Heights — St. Croix Preparatory Academy — Zoning Amendment and Interim Use FILE NO: 798.02 — 08.02 An application for an interim use has been received from Andersen Corporation and St. Croix Preparatory Academy to allow for temporary use of a portion of the former Herberger's space at the Andersen office building for the school. St. Croix Preparatory is in the process of constructing a new school facility in Baytown Township that will not be ready until Fall of 2009. The school would occupy the former retail space during the 2008/2009 school year. The Andersen office building is zoned B -2, General Business District. Section 401.30.0 of the Zoning Ordinance provides h B -2 District but current) g O d ce p o des for interim uses In the y none are listed. In order to allow St. Croix Preparatory to move forward with this interim use ` p rY request, the Zoning Ordinance will need to be amended to allow school facilities as an interim use. The Zoning Ordinance defines interim uses as "a temporary use of property until a particular date, until the occurrence of a particular event, or until zoning regulations no longer allow it." The City can put conditions on the approval of an interim use to limit the time of the use in that district, which makes this the favored vehicle for temporary approvals. Staff would suggest adding the following language to Section 401.30.C, Interim Use of the Zoning Ordinance: 401.30.C. Interim Use 1. Private and public elementary, junior or senior hiah schools fora time period not to exceed two f2) years provided that: a. Adequate screening from abutting residential uses and landscaping is provided in compliance with Section 401.15.E. of this Ordinance. b. Adequate off - street parking and access is provided on the site or on lots directly abutting across a public street or alley to the principal use in compliance with Section 401.15.E of this Ordinance and that such parkins is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 401.15.E of this Ordinance. C. If outdoor recreation or glayfields are proposed, adequate screening and fencing from abutting residential uses is provided in compliance with Section 401.15.E of this Ordinance. d. Adeauate off- street loadina and service entrances are provided and regulated where applicable by Section 401.03.F of this Ordinance. e. Adequate emergency vehicle access is provided to and within the site. f. The site is served by an arterial. or collector street of sufficient capacity to accommodate the traffic that will be generated. a. The provisions of Section 401.05.c and 401.03.A of this .Ordinance are considered and satisfactorily met. 2 Oty of Oa Pa ref He .� ENCLOS T Menlo To: Planning Commission From: Julie Hultman Date: March 13, 2008 , Re: 2008 Annual Meeting Information / Commissioner Terms and officer Election According to the Planning Commission Bylaws, Annual Meetings are required to be held in March of each year, with the main course of business being the election of the Commission Chair and Vice Chair and discussing Commissioner terms and matters relating to reappointment or recruitment, as needed. Attached to this memo and for your reference, please find: y Summary of Commission appointments and offer Terms for members of the current Planning Commission. y Current Commission Member Directory. As you can see by a quick review of the information, the positions of Chair and Vice Chair were filled by election at the 2007 Annual Meeting resulting in Mike Liljegren as Chair and Warren Wasescha as Vice Chair until the Annual Meeting in March of 2009. Unless either Mike or Warren wish to remove themselves from this capacity, wherein a replacement should be nominated and voted upon, no action is required this year. Full Commissioner terms are three years in length and run from May 31 to May 31. Presently, no member's term is scheduled for completion in 2008. The terms of Chuck Le Roux, Mark Powell and Mike Runk are scheduled to culminate May 31, 2009 and the terms of Mike Liljegren and Warren Wasescha are scheduled to culminate May 31, 2010. Accordingly, no action is required. NO FORMAL ACTION IS NEEDED FROM THE COMMISSION ON THIS INFORMATION However, I ask that that you: 1). Review the information and advise me directly of any changes needed to your information; 2). Be reminded that if you are unable to attend a meeting, you should contact the Planning Chair as soon as possible to let him know so that we can be certain of our quorum status for meetings. It would be appropriate to notify City Hall as well; and 3). Be reminded that if for any reason you must resign from your term prior to it expiring, you should do so in writing to the Planning Chair, preferably as soon as you know it is necessary ,so that we may seek to fill the vacancy. Hopefully this will not occur, but once again, if it should it would be appropriate to notify the City Hall as well. Current Planning Commission Commission Terra and Officer Appointments (U Naffed 3 -8.07) Le Commission Terms May 23, 2006 y CC Appointed to 3 -year term. May 31, 2006 through May 31, 2009. — 'I Full Term. Officer Term Liljegren, Michael: Commission Term(s� January 8, 2002 CC Appointed to complete unexpired term of outgoing Commissioner Chuck Hedlund (May 31 2001 through May 31, 2004. Mike Liljegren term to run from January 8, 2002 through May 31, 2004. -- Partial Terra May 2005 ➢ CC re- appointed Mike to 3 year term. N, ote: Mike should have been appointed in 2004 when Chuck Hedlund term, he was completing, ended. Mike Liljegren term runs from May 31, 2004 through May 31, 2007. — 1 Full Term. March 13, 2007 > CC re- appointed Mike to second full 3 year term. New term runs from May 31, 2007 through May 31, 2010. — 2" Full Terra. Officer Ter May 12, 2005 > PC elected to Vice Chair Term effective June 9 meeting and ending at annual meeting in March of 2007. — 1St Full Vice Chair Terra March 8, 2047 ➢ PC elected to 2 year Chair Terra effective with March 8 annual meeting and ending at annual meeting in March of 2009. Powell, Mark: Commission Term Ls July 24, 2001 y CC appointed to 3 year term —from appointment through May 31, 2004 (Outgoing Commissioner Ann Wasescha filled her seat until replacement was found. Her last meeting was July 12, 2001 and Mark Powell's first meeting was August 9, 2001 ). — Partial Term. Mark did not seek reappointment at time of completing term in May of 2004. May 23, 2006 CC appointed to new 3 year term, running from May 31, 2006 through May 31, 2009. Officer Term(s) Funk, Mike: Commission Term(sj January 23, 2001 > CC appointed to complete unexpired term of outgoing Commissioner Mike Dahlquist (May 31, 2000 through May 31, 2003). Mike Runk term to commence February 2001 through May 31, 2003. — Partial Term. May 13, 2003 St > CC reappointed to 3 year term — May 31, 2003 through May 31, 2006.1 Full Term. April 25, 2006 > CC reappointed to 3 year term — May 31, 2006 through May 31, 2009.2 " Full Term. Officer Term(s) .rr r r r nim r i March 13, 2003 > PC elected as Vice Chair for 2 year term, running from March 13, 2003 to annual meeting of March 2005. - 1 Full Vice Chair Term May 12, 2005 > PC elected as Chair for 2 year term, beginning with June 9 th meeting and ending at annual meeting in March of 2007. - 1 6t Full Chair Term s Wasescha, Warren: Commission Term s June 22, 2004 CC Appointed for 3 year term, commencing from time of appointment and ending 5--31- 07.-1 St Full Tern March 13, 2007 CC re-- appointed Warren to second full 3 year term. New term runs from May 31, 2007 through May 31, 2010. — 2nd Full Term. Officer T erm Ls March 8, 2007 > PC elected to 2 year Vice Chair Term effective with March 8 annual meeting and ending at annual meeting in March of 2009. CITY OF OAK PARK HEIGHTS PLANNING COMMISSION ( information in this document is for Cit Nail /Commission Use Onl Term Chair.. Michael Lilje 2007-2010 5740 Newberr Circle N. Oak Park Hei MN 55082 351-2742 Vice Chair. Warren Wasescha 2007-2010 5675 Newberr Ave. N. Oak Park Hei MN 55082 351-0674 Email: w Commissioners: Chuck LeRoux 2006-2009 13140 56'h St. N. Oak Park Hei MN 55082 351-9543 Email: chuck. leroux Mark Powell 2006-2009 5698 Sta N. Oak Park Hei MN 55082 430-1470 Mike Runk 2006-2009 5525 O'Brien Ave. N. Oak Park Hei MN 55082 439-5458 > All terms run from Ma 31 to Ma 31 and are 3- appointments Cit Staff /Representatives: Oak Park Hei Cit Hall Fax: 439-0574 P.O. Box 2007 Main Number: 439-4439 Oak Park Hei MN 55082 Eric Johnson 651-439-4439 Scott Richards Cit Administrator Cit Planner E-mail: ea fc it y ofoakgarkheights.com Les Abrahamson 651-351-0807 - Home Julie Hultman 651351-1661 Cit Council/ Plannin & Code Enforcement Official Commission Liaison E-mail: j hultmanacityofopk- - ihts.co m parkheic E-mail: lesabrahamson mcast. net Jack Doerr 651- 439-1815 — Home Cit Council/ 651-233-8403 — Cell Commission Liaison Alternate E-mail: j rd2543(c-Dcorncast. net Updated: March 1A, 2007