HomeMy WebLinkAbout2024-11-26 CC Packet Enclosure s
ot Oak Park 4444
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Date: November 26, 2024
New Business
TO: Mayor and City Council
FROM: Scott Richards, City Planner
AGENDA ITEM: Stagecoach Trail Condo Building—Comprehensive Plan Amendment, Conditional
Use Permits and Architectural Design Guideline/Site Plan Review—5845 Stagecoach Trail North
BACKGROUND:
CJ Randazzo of JACC Capital Holdings, LLC has made application for a Comprehensive Plan
Amendment to change the land use classification of Industrial use to Residential/Business
Transitional use; Conditional Use Permits for building height, parking, and density bonus; and
Architectural Design Guidelines/Site Plan review for a six unit, three story condominium building
at 5845 Stagecoach Trail North.
FINANCIAL IMPACT:
• DOES ACTION REQUIRE EXPENDITURE OF FUNDS?No
ACTION REQUESTED:
Approve Resolution 24-11-33
ATTACHMENTS:
City Planner Report
Resolution 24-11-33
Page 17 of 48
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC, PlanningCo.com
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: November 21, 2024
RE: Oak Park Heights — Stagecoach Trail Condo Building —
Comprehensive Plan Amendment, Conditional Use Permits and
Architectural Design Guideline/Site Plan Review — 5845
Stagecoach Trail North
TPC FILE: 236.02 — 24.05
BACKGROUND
CJ Randazzo of JACC Capital Holdings, LLC has made application for a
Comprehensive Plan Amendment to change the land use classification of Industrial use
to Residential/Business Transitional use; Conditional Use Permits for building height,
parking, and density bonus; and Architectural Design Guidelines/Site Plan review for a
six unit, three story condominium building at 5845 Stagecoach Trail North.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Planning Report with Exhibits — November 6, 2024
PROJECT DESCRIPTION
The project narrative is as follows and as found as Exhibit 1 of the Planning Report.
Existing Site Conditions: The 0.34 acre site previously had a metal sided building and
paved parking area. The building and a portion of the pavement have been removed
and concrete pavement covers approximately 1/3 of the western portion of the site.
Currently the easterly 2/3' of the site is gravel/bituminous filings and is sparsely
vegetated. The site gradually slopes easterly and stormwater runoff discharges off the
easterly side of the property, down a steep slope to a wetland ditch are located on the
west side of Highway 95.
Project Overview: JACC Capitals is proud to present the development of a 6-unit
apartment building near the scenic and historic town of Stillwater, Minnesota. Located
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along the picturesque St. Croix River, this project offers future residents a modern,
elegant living experience while embracing the natural beauty and charm of the
surrounding area. The development seeks to balance sophisticated architectural design
with the tranquility of riverside living, making it a premium residential choice in Stillwater.
Please see the supporting document for light fixtures, construction, etc.
Unit Composition: 6-unit building will offer a variety and sizes of 2 bedroom and 3
bedroom units each designed to maximize natural light and river view for the back units
of the apartment.
CONCLUSION / RECOMMENDATION
The Planning Commission recommended approval of the following listed requests for a
six unit, three story condominium building at 5845 Stagecoach Trail North, subject to the
conditions that follow:
• Comprehensive Plan Amendment to Residential/Business Transitional
• Conditional Use for Building Height of the Elevator Penthouse
• Conditional Use Permit for Parking
• Conditional Use Permit for Density Bonus
• Architectural Design Guidelines and Site Plan Under Section 401.15.C.8. of the
Zoning Ordinance
1. The Fire Chief and Police Chief shall approve the final plans to determine the
accessibility of emergency vehicles throughout the development.
2. The landscape plan shall be subject to review and approval of the City
Arborist.
3. The grading and drainage plans shall be subject to City Engineer and the
Middle St Croix Water Management Organization approval.
4. All utility plans shall be subject to review and approval by the City Engineer.
5. The Planning Commission and City Council shall comment on the proposed
number of parking stalls that exceed the City requirement.
6. All lighting fixtures are required to be installed in compliance with the lighting
standards of the Zoning Ordinance or as approved by the City Council.
7. All the trash storage and recycling shall be internal to the building.
8. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
9. Any proposed signage for the site shall be compliant with the Zoning
Ordinance and require a sign permit.
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Page 19 of 48
10.The Planning Commission recommends, and the City Council approves the
proposed building height.
11.The Planning Commission recommends, and the City Council approves the
final building appearance, colors, and materials. The Applicant shall
provide a materials board for the buildings to be discussed at the Planning
Commission and City Council meeting.
C: Julie Hultman
3
Page 20 of 48
RESOLUTION NO.24-11-33
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 BY JACC CAPITAL HOLDINGS, LLC FOR A
COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE LAND
USE CLASSIFICATION OF INDUSTRIAL USE TO
RESIDENTIALBUSINESS TRANSITIONAL USE; CONDITIONAL
USE PERMITS FOR BUILDING HEIGHT, PARKING, AND
DENSITY BONUS; AND ARCHITECTURAL DESIGN
GUIDELINES/SITE PLAN REVIEW FOR A RESIDENTIAL
CONDOMINIUM BUILDING AT 5845 STAGECOACH TRAIL
NORTH, BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received an application from CJ
Randazzo of JACC Capital Holdings, LLC for a Comprehensive Plan Amendment to
change the land use classification of Industrial use to Residential/Business Transitional
use; Conditional Use Permits for building height, parking and density bonus; and
Architectural Design Guidelines/Site plan review for a six unit residential condominium
building at 5845 Stagecoach Trail North; and after having conducted a public hearing
relative thereto,the Planning Commission of Oak Park Heights recommended the
application with conditions. 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. The Comprehensive Plan 2018 Proposed Land Use Map designated this
area as Industrial. The property is zoned R/B Residential Business Transitional in that
this property was identified for redevelopment with an appropriate residential or
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residential business use. The proposed land use classification is Residential/Business
Transitional Use that is described in the Land Use Plan as follows:
Uses: The purpose of this land use designation is to provide for an orderly transition to
residential uses adjacent to commercial development nodes that allow for an intermixing
of townhouse, medium and high density residential, senior housing and commercial uses.
The commercial office uses include retail goods and services as well as office uses.
Designating the land use as Residential/Business Transitional would make the
Comprehensive Plan consistent with the zoning for the property. The mid-density
development would be a reasonable transition from the low density residential on the
west side of Stagecoach Trail to the industrial use to the east and south of the subject site;
and
4. The site is zoned R/B—Residential Business Transitional District in which
multiple family structures are a permitted use; and
5. A Conditional Use Permit is required under that District to allow buildings
more than three stories or 35 feet. The building will be three stories, but the elevator
penthouse will exceed the allowances under Section 401.15.C.4 of the Zoning Ordinance.
Conditional Use Permits are also required for the density bonus in Section 401.28.E.4,
and for parking in Section 401.15.F.9; and
6. Section 401.15.C.2 allows for a building height of 35 feet in the R/B
District. The proposed building will be three stories and 31 feet to the top of the flat roof
of the building. The elevator penthouse will be 45 feet in height from the starting grade.
The building exceptions allow for an elevator penthouse to be 45 feet, but it cannot
exceed the total height of the building by more than five feet. This penthouse structure is
14 feet above the roof of the building. A Conditional Use Permit is required to allow the
proposed height; and
7. The lot area is 15,246 square feet. The six units would require a lot size of
16,000 square feet. Section 401.28.E.4 of the Zoning Ordinance allows for density
bonuses in the Residential Business Transitional District if specified criteria to be met.
The density bonuses that apply include an elevator serving each floor(50 square feet per
unit), and one half of the required free parking underground or within the principal
structure(150 square feet per unit). With these reductions, 1,200 square feet total,the
required minimum lot size is 14,800 square feet. A Conditional Use Permit is required to
allow a density bonus; and
8. The Zoning Ordinance requires at least one parking space per unit for
multifamily structures or a total of six stalls for this development. The plans indicate 13
covered parking stalls, one of which is disability accessible. The proposed parking is
over the amount of required parking and requires Conditional Use Permit review; and
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Page 22 of 48
9. Multiple family buildings are not reviewed under the commercial Design
Guideline requirements but under the Architectural Design Guidelines and Site Plan
requirements of Section 401.15.C.8. of the Zoning Ordinance; and
10. City staff prepared a planning report dated November 6, 2024, reviewing
the application for a Comprehensive Plan Amendment, Conditional Use Permits and
Design Guidelines/Site Plan review; and
11. Said report recommended approval of the Comprehensive Plan
Amendment, Conditional Use Permits and Design Guidelines/Site Plan review. Said
recommendation was subject to the fulfillment of conditions; and
12. The Planning Commission held a public hearing at their November 25,
2024, meeting, took comments from the applicants and public, closed the public hearing,
and recommended the application with conditions.
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 by CJ Randazzo of JACC Capital Holdings, LLC for a
Comprehensive Plan Amendment to change the land use classification of Industrial use to
Residential/Business Transitional use; Conditional Use Permits for building height,
parking and density bonus; and Architectural Design Guidelines/Site plan review for a six
unit residential condominium building at 5845 Stagecoach Trail North, and affecting the
real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights
the following requests:
• Comprehensive Plan Amendment to Residential/Business Transitional
• Conditional Use for Building Height of the Elevator Penthouse
• Conditional Use Permit for Parking
• Conditional Use Permit for Density Bonus
• Architectural Design Guidelines and Site Plan Under Section 401.15.C.8. of the
Zoning Ordinance
With the conditions as follows:
1. The Fire Chief and Police Chief shall approve the final plans to determine the
accessibility of emergency vehicles throughout the development.
2. The landscape plan shall be subject to review and approval of the City
Arborist.
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Page 23 of 48
3. The grading and drainage plans shall be subject to City Engineer and the
Middle St Croix Water Management Organization approval.
4. All utility plans shall be subject to review and approval by the City Engineer.
5. The Planning Commission recommends, and the City Council approves the
proposed number of parking stalls that exceed the City requirement.
6. All lighting fixtures are required to be installed in compliance with the
lighting standards of the Zoning Ordinance or as approved by the City
Council.
7. All the trash storage and recycling shall be internal to the building.
8. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
9. Any proposed signage for the site shall be compliant with the Zoning
Ordinance and require a sign permit.
10. The Planning Commission recommends, and the City Council approves the
proposed building height.
11. The Planning Commission recommends, and the City Council approves the
final building appearance, colors, and materials. The Applicant shall provide
a materials board for the buildings to be discussed at the Planning
Commission and City Council meeting.
Approved by the City Council of the City of Oak Park Heights this 26th day of
November 2024.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
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