HomeMy WebLinkAbout2022-08-17 TPC Memorandum MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: August 17, 2022
RE: Oak Park Heights — Comprehensive Plan Amendment - 5676
Oakgreen Avenue North
TPC FILE: 236.02 —22.06
BACKGROUND
Jamie Junker (Applicant) representing J K&K Group, LLP has made application for a
Comprehensive Plan Amendment for 5676 Oakgreen Avenue North. The land use
classification of the property is Low Density Residential in the Comprehensive Plan
2018. The Applicant is considering two buildings, each three stories, with a possible
total of 36 condo units. The Low Density Residential classification is not consistent with
the proposed density, so the Applicant has applied for a Comprehensive Plan
amendment to change the land use classification to High Density Residential. The
details of the project are not being considered at this time, only the land use
classification.
The Planning Commission at their August 11, 2022, meeting held a public hearing, took
the Applicant's and the public's testimony, and after careful consideration of the
application unanimously recommended denial of the Comprehensive Plan amendment.
The findings of fact that the Planning Commission used to make that recommendation
are found below and in the City Council resolution
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Planning Report/Memorandum with Exhibits —August 4, 2022
CONCLUSION/RECOMMENDATION
The Planning Commission did not recommend a Comprehensive Plan amendment to
change land use classification from Low Density Residential to High Density Residential
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for 5676 Oakgreen Avenue North. That recommendation is based upon the following
findings. The City Council should consider these findings and the draft Resolution of
Denial that is an attachment to this report.
1. The proposal for up to 36 units exceeds the allowable density of 28 units at the
high density category.
2. The subject area was designated as Low Density Residential in the
Comprehensive Plan 2018 to maintain land use consistency with the established
single family neighborhoods to the south. 58th Street was seen as the transition
point from low to higher density development.
3. There is a need for additional low density/single family development in the City.
There is almost no developable land available for additional low density
development. The Comprehensive Plan encourages continued development and
redevelopment in all density levels. There is more acreage available for mid and
high density development in other parts of the community.
4. The Comprehensive Plan 2018 designated the subject property as low density to
preserve the small town, single family character of this neighborhood.
5. There are community and Staff traffic concerns with more than a low density
development at the corner of 58th Street and Oakgreen Avenue. The intersection
sees high traffic volumes and some back-ups at the four-way stop during peak
times. Issues with the driveway access and separation distances to the
intersection are a concern.
6. The subject property was designated as low density residential to be consistent
with the low density land uses to the south and east. There are concerns with
accessibility and traffic, especially near the intersection of 58th Street and
Oakgreen Avenue. A lower density development would reduce the daily trips in
and out of the development.
7. The proposal to change the land use map to high density, rezone the property to
R-3 Multiple Family Residential District, and construct up to 36 condo units would
be an over-intensification of the property. While the City could potentially provide
the area with utility services, access and traffic with this proposed high density
development raises concerns.
8. A high density development in this area would be an impact to the neighborhood
to the south. While the 150 foot buffer area does provide separation, there would
be greater impact to the neighborhood with a high density development of 36
condo units in a three story building than a six unit low density single family
neighborhood.
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