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Date: December 10, 2024
Old 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.
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 approval of
the Comprehensive Plan Amendment land use designation to Residential/Business Transitional and
denial of the application for the Conditional Use Permits and Architectural Design Guidelines/Site
Plan review based upon the Conditional Use Permit criteria found in Section 401.03.A.7 of the
Zoning Ordinance.
The City Council,at their November 26,2024,meeting continued discussion of the Comprehensive
Plan Amendment land use designation to Residential/Business Transitional and denial of the
application for the Conditional Use Permits and Architectural Design Guidelines/Site Plan review
to their December 10, 2024, meeting to allow City Staff to prepare resolutions. The resolutions for
consideration are attached.
FINANCIAL IMPACT:
• DOES ACTION REQUIRE EXPENDITURE OF FUNDS?No
ACTION REQUESTED:
Consider Adoption of Resolutions
ATTACHMENTS:
• Resolution Approving the Comprehensive Plan 2018 Amendment to Change the Land Use
Classification to Residential Business Transitional for 5845 Stagecoach Trail
• Resolution Denying the Conditional Use Permits for 5845 Stagecoach Trail
Page 79 of 104
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: December 4, 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.
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 approval of the Comprehensive Plan Amendment land use designation
to Residential/Business Transitional and denial of the application for the Conditional
Use Permits and Architectural Design Guidelines/Site Plan review based upon the
Conditional Use Permit criteria found in Section 401.03.A.7 of the Zoning Ordinance.
The City Council, at their November 26, 2024, meeting continued discussion of the
Comprehensive Plan Amendment land use designation to Residential/Business
Transitional and denial of the application for the Conditional Use Permits and
Architectural Design Guidelines/Site Plan review to their December 10, 2024, meeting
to allow City Staff to prepare resolutions. The resolutions for consideration are
attached.
ATTACHMENTS
Attachment 1: Resolution Approving the Comprehensive Plan 2018 Amendment
to Change the Land Use Classification to Residential Business
Transitional for 5845 Stagecoach Trail
Page 80 of 104
Attachment 2: Resolution Denying the Conditional Use Permits for 5845
Stagecoach Trail
CONCLUSION / RECOMMENDATION
The City Council should consider the attached resolutions for 5845 Stagecoach Trail at
their December 10, 2024, meeting.
C: Jennifer Pinski, Julie Hultman
Page 81 of 104
RESOLUTION NO.
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 2018 AMENDMENT TO CHANGE THE
LAND USE CLASSIFICATION OF INDUSTRIAL USE TO
RESIDENTIAL/BUSINESS TRANSITIONAL USE 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 2018 Amendment
to change the land use classification of Industrial use to Residential/Business Transitional
use; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights recommended the application. 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
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.
Page 82 of 104
Designating the land use as Residential/Business Transitional would make the
Comprehensive Plan consistent with the zoning for the property. A mid-density
residential or appropriate commercial use 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; and
5. City staff prepared a planning report dated November 6, 2024, reviewing
the application for a Comprehensive Plan Amendment; and
6. Said report recommended approval of the Comprehensive Plan
Amendment; and
7. 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 2018 Amendment to change the land use classification of Industrial
use to Residential/Business Transitional use shall be submitted to the Metropolitan
Council for Administrative Review in that the change is minor and eligible under the
Local Planning Handbook qualifications for Metropolitan Council Staff review and not
review by the Council as a whole, and affecting the real property as follows:
SEE ATTACHMENT A
Approved by the City Council of the City of Oak Park Heights this 10th day of
December 2024.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
2
Page 83 of 104
RESOLUTION NO.
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
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 DENIED
WHEREAS,the City of Oak Park Heights has received an application from CJ
Randazzo of JACC Capital Holdings, LLC for 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 denial of the application. 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
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
Page 84 of 104
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 City Council at
their November 26, 2024, meeting authorized the submittal of the amendment to the
Metropolitan Council for administrative review to designate the property as
Residential/Business Transitional; 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
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
2
Page 85 of 104
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. 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 approval of the Comprehensive Plan Amendment land use designation
to Residential/Business Transitional and denial of the application for the Conditional Use
Permits and Architectural Design Guidelines/Site Plan review with the following findings
based upon the Conditional Use Permit criteria found ion Section 401.03.A.7 of the
Zoning Ordinance:
A. The proposed condominium building would not be in conformity with
present and future land uses in the area because the height and appearance
of the structure is at odds with the historic single family residential
neighborhood directly to the west of the subject site.
B. The proposed condominium building would have an impact on the
character of the surrounding area in that the density of the development
would be higher than the single family residential neighborhood to the
west and the height and appearance of the structure would not be
consistent.
C. The proposed condominium building may have a negative impact on
Stagecoach Trail in that the access to the subject property is not in
alignment with 58th Street North to the west. Additionally, the location of
the access to the subject property is directly south of a 90 degree curve of
Stagecoach Trail that could cause traffic issues between vehicles.
D. The proposed condominium building does not conform with some
performance standards of the Conditional Use Permit criteria, including
parking in that with six condominiums and 13 parking spaces provided,
guests to the subject site may have to park on neighboring streets or on
Stagecoach Trail causing parking congestion. Noise and light from the
condominium may also be disruptive to the single family neighborhood;
and
12. The City Council, at their November 26, 2024, meeting continued
discussion of the Comprehensive Plan Amendment land use designation to
Residential/Business Transitional and denial of the application for the Conditional Use
Permits and Architectural Design Guidelines/Site Plan review to their December 10,
2024, meeting to allow City Staff to prepare resolutions related to the approval of the
Comprehensive Plan Amendment land use designation to Residential/Business
Transitional and denial of the application for the Conditional Use Permits and
Architectural Design Guidelines/Site Plan review.
3
Page 86 of 104
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 by CJ Randazzo of JACC Capital Holdings, LLC for
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 denied by the City Council of the City of Oak Park Heights
the following requests:
• 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
Based upon the following findings of fact:
A. The proposed condominium building would not be in conformity with present and
future land uses in the area because the height and appearance of the structure is
at odds with the historic single family residential neighborhood directly to the
west of the subject site.
B. The proposed condominium building would have an impact on the character of
the surrounding area in that the density of the development would be higher than
the single family residential neighborhood to the west and the height and
appearance of the structure would not be consistent.
C. The proposed condominium building may have a negative impact on Stagecoach
Trail in that the access to the subject property is not in alignment with 58th Street
North to the west. Additionally, the location of the access to the subject property
is directly south of a 90 degree curve of Stagecoach Trail that could cause traffic
issues between vehicles.
D. The proposed condominium building does not conform with some performance
standards of the Conditional Use Permit criteria, including parking in that with six
condominiums and 13 parking spaces provided, guests to the subject site may
have to park on neighboring streets or on Stagecoach Trail causing parking
congestion. Noise and light from the condominium may also be disruptive to the
single family neighborhood
4
Page 87 of 104
Denied by the City Council of the City of Oak Park Heights this 10th day of
December 2024.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
5
Page 88 of 104