HomeMy WebLinkAbout2024-06-25 CC Packet Enclosured
Date: June 25, 2024
New Business
TO: Mayor and City Council
FROM: Scott Richards, City Planner
AGENDA ITEM: 5676 Oakgreen Avenue North: Comprehensive Plan Amendment
BACKGROUND:
Jamie Junket, representing J K&K Group, LLP, has made an 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 has proposed five buildings,
each with two dwelling units, with a total of 10 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 Medium Density Residential. The details of the
project are not being considered at this time, only the land use classification.
FINANCIAL IMPACT:
• DOES ACTION REQUIRE EXPENDITURE OF FUNDS? No
ACTION REQUESTED:
Consider approval or denial of the request
ATTACHMENTS:
1. City Planner Report
2. City Council Resolution for Approval
3. City Council Resolution for Denial
Page 169 of 204
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.42 7.052 O
TPCTPC@PlanningCo.com
MEMORANDUM
TO: Jacob Rife
FROM: Scott Richards
DATE: June 20, 2024
RE: Oak Park Heights — Comprehensive Plan Amendment - 5676
Oakgreen Avenue North — City Council Report
TPC FILE: 236.02 — 24.01
BACKGROUND
Jamie Junker (Applicant) representing J K&K Group, LLP has made an 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 has proposed five buildings, each with two dwelling units, with a
total of 10 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 Medium Density Residential. The details of the
project are not being considered at this time, only the land use classification.
The Applicant had proposed a Comprehensive Plan Amendment in August of 2022 to
allow a Comprehensive Plan Amendment to High Density Residential. At that time, 36
condo units were proposed on the subject site. The Planning Commission
recommended denial and the City Council turned down the proposal to amend the
Comprehensive Plan to allow High Density Residential development.
The property is zoned O — Open Space Conservation District. The current project as
proposed cannot be constructed under this zoning classification. If the Comprehensive
Plan amendment is approved, the property would need to be rezoned to R-2 Low and
Medium Density Residential District to allow for the two family dwelling development
that the Applicant has proposed. The development may also require Planned Unit
Development review if the project is done as a condominium association.
The Planning Commission, at their June 13, 2024, meeting held a public hearing and
took public comment on the application. There were several residents who attended
and spoke. The concerns were related to traffic, noise, and light. Most of the neighbors
indicated that the property should remain at low density. The Planning Commission
recommended denial of the Comprehensive Plan amendment on a 3/2 vote.
Page 170 of 204
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Planning Report with Exhibits — June 6, 2024
PROJECT UPDATE
The Applicant and City Staff have reviewed the density calculations for the property.
The overall size of the two lots is 2.9 acres, but a portion of that area is Oakgreen
Avenue right of way. The ordinance does not allow right of way to be included in
density calculations. Without right of way, the lot size will be approximately 2.7 acres.
This should be verified with a survey. City Staff has taken a conservative approach and
did not calculate the fraction of acreage, resulting in a maximum density of 6 units. If
the .7 acres is included, a density of 8 units could be allowed. Again, this should be
verified with a survey. Even with this change, the 10 units proposed would still require a
medium density land use classification.
CONCLUSION/RECOMMENDATION
Based upon the Planning Commission recommendation, a resolution denying the
request to reclassify this area to Medium Density Residential is attached for City Council
review. Additionally, a resolution has been prepared approving a Medium Density
Residential classification for City Council review with the following conditions:
1. The land use amendment from Low Density Residential to Medium Density
Residential is subject to approval of a rezoning to R-2 Residential District,
Planned Unit Development, and site plan approval for the property. If the
proposed development is not found to be acceptable, the Low Density
Residential land use classification will remain for the subject property.
2. The Applicant shall provide a survey verifying the lot size to establish allowable
density.
3. The land use amendment is subject to review and comment by the Metropolitan
Council.
2
Page 171 of 204
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Pne 174 02N
TPC3601 Thurston Avenue N. Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC9P1anningCo.com
MEMORANDUM
TO: Jacob Rife
FROM: Scott Richards
DATE: June 6, 2024
ci- C.I OSUA-9 ,
RE: Oak Park Heights — Comprehensive Plan Amendment - 5676
Oakgreen Avenue North
TPC FILE: 236.02 — 24.01
BACKGROUND
Jamie Junker (Applicant) representing J K&K Group, LLP has made an 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 has proposed five buildings, each with two dwelling units, with a
total of 10 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 Medium Density Residential. The details of the
project are not being considered at this time, only the land use classification.
The Applicant had proposed a Comprehensive Plan Amendment in August of 2022 to
allow a Comprehensive Plan Amendment to High Density Residential. At that time, 36
condo units were proposed on the subject site. The Planning Commission
recommended denial and the City Council turned down the proposal to amend the
Comprehensive Plan to allow High Density Residential development.
The property is zoned O — Open Space Conservation District. The current project as
proposed cannot be constructed under this zoning classification. If the Comprehensive
Plan amendment is approved, the property would need to be rezoned to R-2 Low and
Medium Density Residential District to allow for the two family dwelling development
that the Applicant has proposed. The development may also require Planned Unit
Development review if the project is done as a condominium association.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Applicants Narrative
Exhibit 2: Proposed Land Use Map — Comprehensive Plan 2018
Exhibit 3: Proposed Land Use Map — Comprehensive Plan 2008
Exhibit 4: Zoning Map
Page 175 of 204
Exhibit 5:
Exterior Elevation 1 — (001)
Exhibit 6:
Exterior Elevation 2 — (002)
Exhibit 7:
Exterior Elevation 3 — (003)
Exhibit 8:
Exterior Elevation 4 — (004)
Exhibit 9:
Overall Site View 1 — (005)
Exhibit 10:
Overall Site View 2 — (006)
Exhibit 11:
Overall Site View 3 — (007)
Exhibit 12:
Trip Generation Memorandum — May 23, 2024
PROJECT DESCRIPTION/NARRATIVE
The Applicant has provided a narrative providing the background on the request and the
concept plans for the project. The Applicant's narrative is found as Exhibit 1.
PROCESS
A Comprehensive Plan amendment requires a public hearing and recommendation of
the Planning Commission. The City Council will review the application and
recommendation in considering the amendment. A 4/5 vote is required to adopt a
Comprehensive Plan amendment in accordance with Minnesota Statute 462.355 Subd
3. If approved, the amendment is forwarded to the Metropolitan Council where it is
determined if it is consistent with the System Statement and the regional plan.
ISSUES ANALYSIS
Comprehensive Plan, Proposed Land Use Map:
The property is designated as Low Density Residential in the Comprehensive Land Use
Map as part of the 2018 plan. The previous Comprehensive Plan 2008, Proposed Land
Use Map designated the subject property as Medium Density Residential. The density
ranges set in the Comprehensive Plan are 1 to 3 units per acre for low density, 4 to 8
units per acre for medium density and 8-14 units per acre (up to 32 units for senior
housing) for high density.
The subject property is 2.9 acres in size, consisting of two parcels with one of the
parcels containing a portion of the Oakgreen Avenue right-of-way. A survey of the
property has not been provided at this time. Once it is determined how much of the lot
is encumbered by right-of-way, the developable size of the lot will be reduced affecting
the density allowances. Based upon the size of the lot, with a projected reduction in lot
size, the property could be developed with the following under the three residential
density classifications:
Low Density -6 units
Medium Density —16 units
High Density — 28 units / 64 units (senior housing)
Page 176 of 204
The Applicant's proposal for 10 units exceeds the allowable density of six units at the
low density category but is consistent with medium density. This is consistent with the
Comprehensive Plan 2008 classification for the property.
The City, in setting its land use classifications for the community, has a high degree of
discretion in determining its plan text and land use maps. The Metropolitan Council
allows cities to make land use determinations on individual parcels if the overall plan is
consistent with the System Statement and over all regional plans.
In 2018, the Planning Commission and City Council discussed those parcels that were
undeveloped or underdeveloped and made a decision of the appropriate land use
classification. The subject property was discussed and specifically called out on page
75 of the plan as an infill development that could accommodate six family homes. The
land use map also identifies it as such. This determination was made because the
Palmer Station development, directly to the east of the subject property, was in the
planning stages as a single family development with 13 lots. The Planning Commission
and City Council decided that the area south of 58th Street and Oak Park Blvd, adjacent
to Oakgreen Avenue should be developed as low density residential. As such the land
use classification for the subject property changed from medium density residential in
the 2008 plan to low density residential in the 2018 plan.
The current proposal at 10 units is much more consistent with the intent of the
Comprehensive Plan than the project with 36 units. As the Planning Commission and
City Council reviews this amendment, they should consider the following:
Land use consistency with the established single family neighborhoods to the
south. The medium density development with two family dwelling units could
be seen as a reasonable transition from low to the higher density
development north of 58th Street. The units, as proposed, will appear as large
single family homes with one entrance facing the 58th Street and Oakgreen
Avenue.
2. Traffic concerns with more a development at the corner of 581 Street and
Oakgreen Avenue. The intersection sees high traffic volumes and some
back-ups at the four-way stop during peak times. The project will need to be
designed with access points at a reasonable distance from the intersection.
Low to medium density development has been determined to be less of an
issue for the intersection.
3. Desire to add additional low density/medium density development to the City.
There is almost no developable land available for additional single or two
family development. The Comprehensive Plan encourages continued
development and redevelopment at all density levels.
Page 177 of 204
Comprehensive Plan, Goals and Policies and Land Use Plan:
The Comprehensive Plan 2018 includes goals and policies that are meant to direct land
use decisions in the community. The goals and policies are used in conjunction with the
maps as a guide to the Planning Commission and City Council.
The applicable goals and poficies of the Land Use section of the Comprehensive Plan
are as follows with Staff comments. The Comprehensive Plan can be found on the City
website.
Mission Statement, Values and Community Goals (Page 22)
Preserve Small Town Character. The features and amenities of this small town are
regarded as the greatest community asset. Preserve small town character while
accommodating redevelopment, renewal, and revitalization.
Comment: The Comprehensive Plan 2008 designated the subject property as low
density to preserve the small town, single family character of this neighborhood. The
current proposal with 10 units preserves that character.
Land Use — Goals and Policies (Pages 50, and 51)
Goa/ 2: A cohesive land use pattern which ensures compatibility and strong
functional relationships among activities is to be implemented.
Policies:
A. Prevent over -intensification of land use development, that is, development which
is not accompanied by a sufficient level of supportive services and facilities
(utilities, parking, access, etc.).
Comment: The proposal to change the land use map to medium density, rezone
the property to R-2 Single Family Residential District, and construct 10 two family
dwelling units would not be an over -intensification of the property. The City could
provide the area with utility services, and the additional traffic should not create
issues at the 58"' Street/Oakgreen Avenue intersection.
B. Examine requested land use changes in relation to adjoining land uses, site
accessibility, utility availability, and consistency with the Oak Park Heights
Comprehensive Plan and policies.
Comment: As indicated, the area was designated as low density residential to be
consistent with the low density land uses to the south and east. A development
of 10 units on 2.9 acres is not inconsistent with those surrounding properties.
The Zoning Ordinance requires 6,000/6,500 square feet of lot area for each
dwelling unit or a total of 60,000/65,000 square feet. The lot is 2.9 acres or
126,324 square feet.
Page 178 of 204
C. Attempt to make transitions between distinctly differing types of land uses in an
orderly fashion which does not create a negative (economic, social or physical)
impact on adjoining developments.
Comment: A medium density, two family dwelling development in this area
should not have a significant impact to the neighborhood to the south. There is a
150 foot buffer area between the proposed development and the existing
neighborhood. The proposed buildings have been orientated with their frontage
on the adjacent streets to allow for the maximum distance from the existing
neighborhood to the south.
D. Infill development of compatible land uses shall be strongly encouraged.
Comment: The proposed land use amendment would allow for redevelopment
and infill at a reasonable density. The two family units would be a reasonable
transition to the higher density development to the north.
E. Where practical, conflicting and non -complementary uses shall be eliminated
through removal and relocation.
Comment: The current low density single family use is conforming to the
Comprehensive Plan.
F. Encourage the development and redevelopment of under-utilized and
substandard property throughout the City.
Comment: The proposed project with 10 units is a reasonable infill development
for this property.
Residential Land Use — Goals and Policies (page 53)
Policies:
D. Avoid concentrations of multiple family dwellings and apartments in the City.
Locate such housing within appropriately designated zoning districts and in
proximity to areas which offer a wide range of existing supportive services,
commercial and recreational facilities.
Comment: The intent of the Comprehensive Plan 2018 was to avoid
concentration of high density development south of 58th Street. The Planning
Commission and City Council found that 58"' Street was an appropriate transition
between housing densities. The use of this property for a medium density
development is consistent with the policy.
Land Use Compatibility — (page 66)
Land use compatibility concerns exist, primarily in the older sections of the community,
and where commercial development is adjacent to residential homes and
neighborhoods. High density residential or commercial development adjacent to single
Page 179 of 204
family neighborhoods can intensify unwanted activity in the area and impose impacts on
parking, traffic and noise that may be uncharacteristic of single-family neighborhoods.
Additionally, the Comprehensive Plan calls for the proper transition between high and
low density residential development. The City, through its plan and Zoning Ordinance,
shall transition residential development so as not to create negative living environments.
Concentration of one type of housing style or density can also create issues for the
proper development of neighborhoods.
Comment: The use of the subject property for a medium density development
provides a reasonable transition from the low density neighborhood to the south and the
high density development to the north. There is an adequate buffer area with a City trail
that will define the transition between these two land uses.
Zoning:
While the rezoning of the property is not being considered currently, it is important to
highlight the zoning requirements with a medium density development. The property is
currently zoned O — Open Space Conservation District which allows for single family
dwellings. The Open Space District was created to provide a district to allow open
space, agricultural uses, and a holding zone for developable areas. To accommodate a
medium density development of 10 units, the subject property would need to be
rezoned to R-2 Residential District in which two family dwelling units are a permitted
use.
While two family dwellings are a permitted use, the City would review the residential
design standards of the Zoning Ordinance to ensure compatibility. The Applicant has
indicated that the project would likely be developed as a condominium association
which would require Planned Unit Development review by the Planning Commission
and City Council.
The density requirements of the Zoning Ordinance, in Section 401.15.C.3 specify that
6,000 square feet of lot area is required per unit (500 square feet is to be added for
each bedroom over two bedrooms per unit). If 10 two bedroom units are constructed,
60,000 square feet of lot area is required. If the units contain three bedrooms each,
65,000 square feet of lot area is required. The entire site consists of 2.9 acres or
126,324 square feet.
Access/Traffic:
The Applicant has provided a preliminary traffic study within the narrative. It concludes
that there would be approximately 140 daily weekday trips from the development.
Based upon the available traffic volumes for this Intersection, the Applicant's traffic
engineer made a preliminary conclusion that 580' Street and Oakgreen Avenue would
have the remaining capacity to accommodate the approximately 140 trips expected to
be generated by this development. The City's traffic engineer concluded that the trip
information presented by the Applicants traffic engineer is correct but did not comment
on the access locations because distances from the intersection were not included.
6
Page 180 of 204
Additionally, the Applicant's traffic engineer commented that roadway improvements are
not anticipated to be necessary to accommodate the development. However, please
note that Staff would recommend that if the project moved forward, a more detailed
traffic study would need to be completed that examines all traffic impacts in deeper
detail such as point of access, site lines, stacking and related issues.
CO NCLUSIONIRECOMMEN DATION
Based upon the previous review, Staff recommends a Comprehensive Plan amendment
to change land use classification from Low Density Residential to Medium Density
Residential for 5676 Oakgreen Avenue North. That recommendation is based upon the
findings of this report and with the following condition:
The land use amendment from Low Density Residential to Medium Density
Residential is subject to approval of a rezoning to R-2 Residential District,
Planned Unit Development, and site plan approval for the property. If the
proposed development is not found to be acceptable, the Low Density
Residential land use classification will remain for the subject property.
2. The land use amendment is subject to review and comment by the Metropolitan
Council.
Page 181 of 204
6-k. 4� 1
1 K & K Group, LLP
Application Contact -Jaime Junker, partner
11550 Stillwater Blvd N
Lake Elmo, MN 55042
651-246-1056
1fiI1N�'.Illflki runjtlhiti pjUltk� rftl'A. ion
PUD Concept Approval Application
Project Narrative. We are requesting PUD Concept Approval for a condominium association
where 5 buildings would be built in phases at 5676 Oakgreen Avenue North. The current farm home
sits on approximately 1 acre and the 1.9 acre adjacent lot would be combined with it, for the land in
the project. The design shows an example of a home that appears to be a single-family home for
the purpose of being complementary to the aesthetics of the neighborhood. Each building has two
side by side units in it. An entrance to each unit will be from the front while maintaining the look of
a single home. Garages are In the rear of each building to keep the aesthetics focused on the front
of the buildings. Each unit will have a garage entrance and back patio.
Ownership of each unit. The project will be a condominium association. Because of the current
Interest rate environment, flexibility on timing of selling the homes is apart of the plan. One
building will likely be owner occupied from the start. We believe the quality of the project will
attract both those wishing to own as well as those looking for a quality rental home. Both options
MIL be looked at and it is likelythatthere will be both owner occupied and rentals. The risk of
having a pre -determined plan to sell all units (rather than rent some) is that with the combination of
the current interest rates and the planned higher -end finishes of this condominium association,
there is an economic risk if the plan only intended that all units were to be sold from the start.
Rather, J K &K Group prefers the flexibility to focus initially on quality and aesthetics, and also
having a nice place to live in a nice city, having strict, yet sensible condominium rules and
regulations all residents must follow, including renters. If we were asked to predict the ownership
transition, we would expect that in year 7 from the start of the project, 7 to 6 of the units, (if not all),
would be owner occupied.
Building Phasing Plan I. In the first phase, the existing home would be safely removed and cleared
for building. Two buildings (4 units) would be completed simultaneously. The plan is that by
building a pair at the same time, it consolidates the building time and gets things moving.
Scheduling and various cost estimates of the builder and certain logistical aspects of the existing
home removal and well and septic retirement may dictate which pair of buildings are built first.
An Unforeseen Economic Landscape Plan. The future economic environment is challenging to
predict. For this reason, we have incorporated in our plans for Phase II that it may be possible if it is
desired by an owner that a two -unit home simply be replaced by a single unit home that looks
similar to the submitted design. It would have all the same finishes and may have a side patio to
make up the additional space_ Any smaller single-family home would be in the estimated range of
2,500 to 3,300 square feet. The projectwould still have no more than 5 buildings but may have less
than 10 units in total. In other words, the project could be reduced to 7 units if economic
circumstances dictated such, (four units in phase I and three singlefamily homes in phase II. Such
Page 182 of 204
reduction (from 10 units to 7 units) would be highly unlikely, but would be built into the plan
nonetheless.
Ancillary buildings and minimum recreation not shown on design submitted. The submitted
design does not show such features as a potential outdoor shared use kitchen / soaking tub /
barbecue area and two additional parking garages separated from the homes. No additional
access points would be needed. We believe the 2.9 acres accommodates these features well and
we will work with staff on these minor additions towards the final plan. 3,000 square footage is an
estimate at this time for ancillary garages and storage sheds in this concept review. Any such
ancillary sheds will be permanent and of the same quality and design as the designs submitted
herein. The additional estimate for the outdoor shared use Items mentioned above would be in the
2,500 square foot range but would be mixed in with the open space. We would Invest in that design
with our designer after concept approval and staff's input toward final plan design would be
welcomed.
Additional garage and storage space is required to reduce or eliminate the outdoor storage of boats,
trailers, recreational vehicles, outdoor toys not in use, etc. No motorhomes or trailers will be
allowed to be stored outside for the most part. The focus of this project is as aesthetically clean
and beautiful outdoor space as is practical.
Building Phasing Plan II. With Phase I started and expected to be completed in no more than a
yearfrom initial groundbreaking of the buildings, we will ALSO begin marketing Phase II
immediately for sale upon city project approval. Where J K & K Group is committing to buildingthe
first two buildings simultaneously once approved, Phase II will be built as sold based on market
conditions.
Traffic Management Plan. The previous 36 -unit traffic study for this site is being submitted for
Illustrative purposes only. With the current plan being 10 units vs 36 units, the funds for a traffic
study only concludingthe same level of compliance, could be spent elsewhere. We ask the staff
approve this reasonable and sensible request. Why is this reasonable? This is reasonable because
the current home has two access points, one on Oakgreen and one on 58'" and the proposed
project has one access point on each Oakgreen and 58'" as well. No additional access points are
being requested.
Signage Plan. The project's quatitywill speak for itself, and signage will not be overdone. J K & K
Group wilt work with staff on signage as they guide us. Our desire is to have modest signage with
appropriate home numbers, perhaps a bit more if desired.
Project Economics. The combination of unit reduction from earlier plans of 36 units to the current
plan of 10 units combined with relatively high-end finishes for a project of "town home style" homes
leaves an important request of staff and that is, we request you guide us through an economical
planning and approval process recognizing that escalated costs in utilities, tree studies, elevations
and that sorts jeopardizes this project. With the carrying costs over the last twenty-four years
including what we paid Presbyterian Homes for the 1.9 acre lot we have to control application costs
on this project.
J K & K Group Donated Trail Easement to City. In 2020 we donated the lend for the trail easement
in front of the house to the city. The mayor signed off on this donation in 2020.
2
Page 183 of 204
We believe we are the best applicantfor this project because we intend to live here. We feel
strongly that this project is one that the city and the neighbors will like very much.
Thankyou,
S' - 17 - 2'-i
Jaime Junker, Partner
Page 184 of 204
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ALLIANT
FINAL MEMORANDUM
DATE: May 23a° 2024
TO: Jaime Junker, JK&K Group
FROM: Mck Grage, PE, PTO$ RSPI Associate, Alliant Engineering
SUBJECT: Oak Park Heights Conde Trip Generation Memorandum Update
Introduction
Allium Engmeermg previously completed a trip generation Memorandum (dated July 7*, 2022) to
document the trip generation potential fbr a proposed residential condominium development to be
located in the southwest quadrant ofthe Oakgteea Avenue/58th Street intersection (5676 Oakgreen
Avenue N) in Oak Park Heigbts, MN. At the time, up to 36 condominium dwelling units were
considered with minimal impacts expected to the adjacent roadway network.
The currently proposed development is expected to consist of up to 10 condominitnn dwelling
units split evenly between five two -unit buildings. Access to the development site is proposed via
two driveways, one located along Oakgreeu Avenue (serving three condominium buildings or six
units) and the second located along 58dr Street (serving two condominium buildings or four units),
thus splitting vehicle trips between the two driveways (see F%um 1: Proposed Site Plan).
Trip Generation — Proposed Development
Estimates were completed to determine the trip generation potential for the proposed development
based on applicable trip genaratim rates in the lwdnrte of YhuWortadon Engineers
Trip Genemdon Manaal, 11th Edition ME T1GMQ. The rrE TGM is a compilation of peak hour
and dally trip geaarabon rates based on data collected from various land uses. As presented in
Table 1, the proposed development world be expected to generate approximately 26 am. peak
hour Dips, 25 p.m. peak hour trips, and 140 daily weekday trips based on applicable trip generation
rates tom the 1TE TOM, For perspective, the estimated peak hoar trip generation equate to
approximately one proposed development trip for every two minutes end 20 seconds. Given that
the two site driveways would be expected to evenly distribute proposed development trips, each
driveway could be anticipated to accommodate approximately 10 to 15 A.M. peak hour trips, 10 to
15 pm peak hour trips, and 56 to 84 daily weekday trips. At each access the estimated peak hour
trip generation equates to approximately one proposed development trip every five minutes.
733 Marquetm Ave Ste 700 612.758.3080 YMN
Mimeapofis, MN 55402 612.758.3099 aux www.alliant-inc.com
REMCT021kAY 28 2024
Jaime Junker. JK&K Group May 23rd, 2024
Oak Pads Heights Cmdds Trip Generation Memorandum Update Page 2
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Figure 1. Proposed Site Plan
Roadway Network Considerations
A review of annual average daily traffic (AADT) volume data available from the
Minnesota Deportment of Transportation (MnDOT) via its online Traffic Mapping Application
indicated that year 2023 draft daily traffic volumes along Oekgrmn Avenue adjacent to the
proposed development site was 2,976 vehicles. This data was unavailable in 2022 when the
previous memorandum, noted 5,300 vehicles along Oakgreen Avenue were estimated in 2018, a
significant decrease in volumes post-COVID. AADT volume data for 58th Street adjacent to the
proposed development site, unavailable when the previous memorandum was completed, was
5,026 vehicles. The Washington County 2040 Comprehensivoe Phar assigns a planning level AADT
capacity of 10,000 to two-lane undivided urban toads like Oskreen Avenue, and a planning level
AADT capacity of 20,000 to four -lane undivided urban roads like 58th Street Therefore, both
Oakgreen Avenue and 58th Street have the remaining capacity to accommodate the approximately
140 daily ttips expected to be generated by the proposed development.
Page 196 of 204
Jaime Junket, JK&K Group May 23rd, 2024
Oak Park Heights Condos Trip Generation Memorandum Update Page 3
Access Considerations
It should be noted that based on feedback from City staff the proposed site plan was revised to
incorporate recommended modifications to the Oakgreen Avenue access. This included relocating
the access further to the south rather than between the two condominium buildings along
Oakgreen Avenue. This revised spacing ensures adequate spacing between potential northbound
queues at the 58th Street stop sign and the Oakgreen Avenue access.
The proposed development would be expected to comprise approximately five percent of
Oakgreen Avenue traffic under a future hypothetical build scenario in which all site trips utilize
Oakgreen Avenue adjacent to the proposed development site. In reality, the proposed development
trips would be expected to comprise an even smaller proportion of Oakgreen Avenue traffic given
the two accesses being proposed.
Conclusions
With the proposed reduction in the mtmber of condominium dwelling units from 36 to 10, the
documented reduction in AADT volumes along Oakgreen Avenue, and the incorporation of City
staff recommendations to shift the Oakgreen Avenue access to the southern limits of the property
the development is expected to have a limited impact on the adjacent roadway network.
Consequently, roadway improvements are not anticipated to be necessary to accommodate the
proposed development.
Page 197 of 204
RESOLUTION NO. 24-06-24
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT TO
CHANGE THE LAND USE CLASSIFICATION FROM LOW
DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL
FOR THE PROPERTY LOCATED AT 5676 OAKGREEN ANENUE
NORTH BE APPROVED
WHEREAS, the City of Oak Park Heights has received a request for a Comprehensive
Plan Amendment to change the land use classification from low density residential to
medium density residential for the property located at 5676 Oakgreen Ave. North, City of
Oak Park Heights, and the Planning Commission of Oak Park Heights recommended that
the application be denied based upon findings of fact. The City Council of the City of
Oak Park Heights makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. In 2018, as the Planning Commission and City Council discussed the
Proposed Comprehensive Plan Land Use Map, the subject property was considered and
specifically called out on page 75 of the Comprehensive Plan 2018 as low density infill
development; and
4. The Planning Commission recommended, and the City Council
determined, that the area south of 58th Street and Oak Park Blvd, adjacent to Oakgreen
Avenue should be developed as low density residential. As such the land use
classification for the subject property changed from mid density residential in the 2008
plan to low density residential in the 2018 plan. The reasons this change was made
included the following:
Page 198 of 204
a. Land use consistency with the established single family neighborhoods to
the south. 58a` Street/Oak Park Blvd were seen as the transition point
from low to higher density development; and
b. Traffic concerns with more than a low density development at the corner
of 581 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 were
a concern. Lower density development was determined to be less of an
issue for the intersection; and
c. Desire to add additional low density/single family development to 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; and
4. The Applicant has proposed a medium density development with five
buildings and a total of 10 dwelling units; and
5. The existing low density residential classification is not consistent with the
proposed density, resulting in the Applicant applying for a Comprehensive Plan
amendment to change the land use classification to medium density residential; and
6. The property is zoned O — Open Space Conservation District. The
proposed project cannot be constructed under this zoning classification. If the
Comprehensive Plan amendment is approved, the property would need to be rezoned to
R-2 Residential District to allow for the development that the Applicant has proposed.
7. City staff prepared a planning report dated June 6, 2024, reviewing the
request; and
8. Said report recommended approval of the comprehensive amendment
subject to findings of fact; and
9. The Planning Commission held a public hearing at their June 13, 2024,
meeting, took comments from the Applicant and public, closed the public hearing, and
recommended that the application be denied based upon findings of fact.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL
FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL
APPROVES THE FOLLOWING:
A. The application submitted for a Comprehensive Plan Amendment to change the
land use classification from low density residential to medium density residential for the
Page 199 of 204
property located at 5676 Oakgreen Ave. North, City of Oak Park Heights, and affecting the
real property as follows:
SEE ATTACHMENT A
Be the same as hereby approved by the City Council of the City of Oak Park Heights
with the following findings of fact:
1. The proposed medium density development is consistent with the established
single family neighborhoods to the south. The medium density development
with two family dwelling units could be seen as a reasonable transition from
low to the higher density development north of 58' Street. The units, as
proposed, will appear as large single family homes with entrances facing 58'
Street and Oakgreen Avenue.
2. The intersection at the corner of 58' Street and Oakgreen Avenue sees high
traffic volumes and some back-ups at the four-way stop during peak times.
The project will need to be designed with access points at a reasonable
distance from the intersection. Low to medium density development has been
determined to be less of an issue for the intersection.
3. The Applicant's traffic engineer made a preliminary conclusion that 581
Street and Oakgreen Avenue would have the remaining capacity to
accommodate the approximately 140 hips expected to be generated by a
medium density development. The City's traffic engineer concluded that the
trip information presented by the Applicant's traffic engineer is correct.
4. There is a need for additional low to medium density development in the City.
There is almost no developable land available for additional single or two
family development. The Comprehensive Plan encourages continued
development and redevelopment at all density levels.
5. The use of the property as medium density development will preserve the
small town, low to medium density character of this neighborhood.
6. A medium density development in this area would have a minimal impact to
the neighborhood to the south. The 150 foot buffer area provides separation
and reduces the noise and light issues of the development.
And with the following conditions:
The land use amendment from Low Density Residential to Medium Density
Residential is subject to approval of a rezoning to R-2 Residential District,
Planned Unit Development, and site plan approval for the property. If the
proposed development is not found to be acceptable, the Low Density
Residential land use classification will remain for the subject property.
Page 200 of 204
2. The Applicant shall provide a survey verifying the lot size to establish
allowable density.
3. The land use amendment is subject to review and comment by the
Metropolitan Council.
ATTEST:
Jacob Rife, City Administrator
Mary McComber, Mayor
4
Page 201 of 204
RESOLUTION NO. 24-06-23
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT TO
CHANGE THE LAND USE CLASSIFICATION FROM LOW
DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL
FOR THE PROPERTY LOCATED AT 5676 OAKGREEN ANENUE
NORTH BE DENIED
WHEREAS, the City of Oak Park Heights has received a request for a Comprehensive
Plan Amendment to change the land use classification from low density residential to
medium density residential for the property located at 5676 Oakgreen Ave. North, City of
Oak Park Heights, and the Planning Commission of Oak Park Heights recommended that
the application be denied based upon findings of fact. The City Council of the City of
Oak Park Heights makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. In 2018, as the Planning Commission and City Council discussed the
Proposed Comprehensive Plan Land Use Map, the subject property was considered and
specifically called out on page 75 of the Comprehensive Plan 2018 as low density infill
development that could accommodate six family homes; and
4. The Planning Commission recommended, and the City Council
determined, that the area south of 586' Street and Oak Park Blvd, adjacent to Oakgreen
Avenue should be developed as low density residential. As such the land use
classification for the subject property changed from mid density residential in the 2008
plan to low density residential in the 2018 plan. The reasons this change was made
included the following:
Page 202 of 204
a. Land use consistency with the established single family neighborhoods to
the south. 58`s Street/Oak Park Blvd were seen as the transition point
from low to higher density development; and
b. Traffic concerns with more than a low density development at the corner
of 58' 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 were
a concern. Lower density development was determined to be less of an
issue for the intersection; and
c. Desire to add additional low density/single family development to 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; and
4. The Applicant has proposed a medium density development with five
buildings and a total of 10 dwelling units; and
5. The existing low density residential classification is not consistent with the
proposed density, resulting in the Applicant applying for a Comprehensive Plan
amendment to change the land use classification to medium density residential; and
6. The property is zoned O — Open Space Conservation District. The
proposed project cannot be constructed under this zoning classification. If the
Comprehensive Plan amendment is approved, the property would need to be rezoned to
R-2 Residential District to allow for the development that the Applicant has proposed.
7. City staff prepared a planning report dated June 6, 2024, reviewing the
request; and
8. Said report recommended approval of the comprehensive amendment
subject to findings of fact; and
9. The Planning Commission held a public hearing at their June 13, 2024,
meeting, took comments from the Applicant and public, closed the public hearing, and
recommended that the application be denied based upon findings of fact.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL
FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL
DENIES THE FOLLOWING:
A. The application submitted for a Comprehensive Plan Amendment to change the
land use classification from low density residential to medium density residential for the
Page 203 of 204
property located at 5676 Oakgreen Ave. North, City of Oak Park Heights, and affecting the
real property as follows:
SEE ATTACHMENT A
Be the same as hereby denied by the City Council of the City of Oak Park Heights with
the following findings of fact:
1. The proposal for up to 10 units exceeds the allowable density at the low 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. 58's 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 at 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 concerns with more than a low density development at the
corner of 581 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 use to the south and east. There are concerns with
accessibility and traffic, especially near the intersection of 58'x' Street and
Oakgreen Avenue.
7. A medium density development in this area would have 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 medium
density development than a low density single family neighborhood.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
Page 204 of 204