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HomeMy WebLinkAbout2024-11-14 Public Comment - Carissa Stimpfel EnCtkbtaL Members of the Oak Park Heights Planning Committee, I want to express my strong opposition to the proposed zoning changes and conditional use allowances (including building height, parking, and density bonus) for a six-unit condo building in the currently empty lot at 5845 Stagecoach Trail N. across from my home. I believe, if zoning changes and conditional use allowances were approved, this building will have a detrimental impact to our neighborhood for the following reasons: Population Density and Infrastructure The proposed building could add 6-24 residents on just a third of an acre, more than doubling the population density of this one block area, where only four single-family homes are currently across from 5845 Stagecoach. Is the existing infrastructure sufficient for such a development? The area lacks sidewalks and street parking, and narrow side streets can make it hard to get around parked cars. Can the existing water and sewer lines handle increased demand? The size of the building and lot raises concerns regarding practicalities: Where would residents park? Where would garbage and recycling facilities go, and could garbage trucks access them? In winter, would snowplows have enough room to maneuver and bank snow? Traffic, Safety, and Parking Speeding traffic frequently comes around the blind curve at the top of Stagecoach Trail N., creating a dangerous situation for vehicles pulling in and out of the lot at 5845 Stagecoach, as oncoming cars suddenly appear. This spot poses a serious safety risk, especially with increased traffic, raising the likelihood of accidents. Cyclists and pedestrians using Stagecoach's shoulder to access the bike path along Highway 95 are especially vulnerable. Additionally, with no street parking along this section of Stagecoach, overflow parking would congest nearby side streets like 58"y St N. and Penrose Ave. N., potentially blocking our driveways and mailboxes. Character of Historic Neighborhood The majority of homes facing 5845 Stagecoach were built pre-1900 by one of the original St. Croix Valley lumber barons. I'm proud to live in and maintain the legacy of a historic home, full of period charm. I purposefully bought in this neighborhood to enjoy the character and be among similar homes; if I wanted to look at an apartment building, I would've stayed in Minneapolis. The heritage of our neighborhood makes this corner of Oak Park Heights special and worth preserving. There's no precedent in the surrounding area for a building of this proposed size and function; it's totally against the character of our historic neighborhood. Privacy and Peaceful Environment As a copywriter, my productivity and professional success depend on the quiet, focused environment that working from my home provides. The rooms of my home in which I spend the most time—my home office, my living room, my bedroom—all overlook 5845 Stagecoach. The extent to which the peaceful enjoyment of my home and property would be negatively affected by lengthy construction and the increased distraction of so many occupants so close by cannot be RECEIVED NOV 1 4 2024 overstated. As a light sleeper, increased noise and light pollution would hinder my rest. Multiple units' windows would look directly across the street into my windows, encroaching on my privacy within my own home. Property Values I'm deeply concerned by what the prolonged construction and existence of a high-density condo building right across the street would do to deflate our homes'curb appeal and market value. Like most people blessed to own a home, I rely on eventually (in the very far future) using the sale of my home to support my retirement. Trees and Wildlife The tree line at 5845 Stagecoach currently blocks views of Highway 95, a shipping facility with semi-trucks, and part of the King power plant, buffering noise and preserving the quiet, residential character of our neighborhood. Removing or altering this tree line for construction would expose existing homes to industrial sights and sounds, reducing our peace and property appeal and values. Additionally, turkeys, deer, foxes, opossums, and many birds—including the federally-protected peregrine falcon—all utilize this lot as part of their habitat and would be displaced by a building of this size. Delinquent Property Taxes Last but certainly not least, the owner of 5845 Stagecoach, JACC Capital Holdings LLC, is currently delinquent on 2023 and 2024 property taxes, owing$3,678.38 as of Nov. 12. If they neglect such a fundamental responsibility as paying their property taxes, it's hard to trust they'll follow the additional regulations required for a building project of this scale. For all these reasons, 5845 Stagecoach is not suited for the proposed building, and I urge you to deny the rezoning and conditional use requests. The number of allowances requested is staggering, suggesting a disregard for the zoning restrictions the owner likely knew of when they took ownership of the property. This attempt to retroactively impose their plans smacks of disregard for us neighbors, who actually live in and enjoy this neighborhood, unlike the landowner proposing said changes. For the record, I'm not opposed to future zoning changes for this lot; a single-family home or duplex that would fit the existing character of the neighborhood without straining our infrastructure or significantly increasing traffic could be welcome. Thank you for your service and support of our community. 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