HomeMy WebLinkAbout2025-07-24 Recording Request to City Attorney Julie Hultman
From: Julie Hultman
Sent: Thursday,July 24, 2025 9:13 AM
To: Kevin Sandstrom
Subject: JACC CUP - 5845 Stagecoach Trail N., OPH - Recording Request
Attachments: 1109_001.pdf
Hi,
Please record the attached CUP at your earliest convenience.
Have a wonderful day!
Julie Hultman I Building Official
Planning & Code Enforcement
Office: 651.351.1661
From:copier@cityofoakparkheights.com <copier@cityofoakparkheights.com>
Sent:Thursday,July 24, 2025 9:09 AM
To:Julie Hultman<jhultman@cityofoakparkheights.com>
Subject:Attached Image
1
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as Building Official for the City of Oak Park
Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document:
Conditional Use Permit
To Exceed Parking Requirements
For
Residential Condominium Building
At
5845 Stagecoach Trail, N.
City of Oak Park Heights
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a
full, true, and complete copy of said document within the files of the City of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 24th day of
July, 2025.
Juli ultman
Bui d' g Official
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
CONDITIONAL USE PERMIT TO EXCEED PARKING REQUIREMENTS
FOR RESIDENTIAL CONDOMINIUM BUILDING AT 5845 STAGECOACH TRAIL N.
Planner's File No.: 236.02-24.05 Date Approved: March 25, 2025
Date Issued: June 20, 2025
Legal Description: (Property Identification Nos. 03.029.20.12.0013)
SEE ATTACHED EXHIBIT A
Owner: JACC Capital Holdings, LLC
5845 Stagecoach Trail N.
Oak Park Heights, MN 55082
Applicant: CJ Randazzo
JACC Capital Holdings, LLC
5845 Stagecoach Trail N.
Oak Park Heights, MN 55082
Site Address: 5845 Stagecoach Trail N., Oak Park Heights, MN 55082
Present Zoning District: R/B Residential/Business Transitional
Permitted Uses set forth in Ordinance 401, Section 401.03.A.7; 401.15.C.8.
I. CUP PERMIT: The property consisting of a vacant lot of 15,226 square feet. An
Xcel Energy substation exists to the south of the Property, another vacant lot is
located to the north, and a single-family residential neighborhood lies to the west.
The subject property was previously zoned as I, Industrial District but was subject to
an approved comprehensive plan amendment by the City Council to
Residential/Business Transitional zoning at its December 10, 2024 meeting. The
Applicant proposed to construct a three-story, 6-unit residential condominium
building, and submitted an application and site plan for Architectural Design
Guideline/Site Plan review.
The proposed site plan included proposed parking for 13 parking spaces whereas
zoning requirements require one space per unit, or 6 spaces total, thus requiring a
Conditional Use Permit. The Site Plan otherwise meets all setback, height, density
and zoning requirements. The proposed use satisfies all required conditions of the
zoning code and is in general conformance with the neighborhood. The application
was subject to a public hearing before and consideration by the Planning Commission
on March 13, 2025, which recommended denial of the application.
Although the City's zoning code seeks to reduce excess parking lot impervious
surface, the City Council noted the lack of availability of safe street parking on
Stagecoach Trail, and the adjoining residential neighborhood expressed its preference
to limit parking in the adjacent neighborhood, thereby justifying Applicant's
additional onsite parking as a reasonable conditional use.
All permits and uses, architectural design and site plan as applied for a residential
condominium building are granted, but shall be subject to the following conditions
and/or restrictions imposed by Resolution 25-03-11 of the City Council of the City of
Oak Park Heights dated March 25, 2025, which are as follows:
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 revised, with review and approval by the City Arborist at
their discretion, to include additional tree cover at the front of the property adjacent to
Stagecoach Trail North to screen the property to the west. This may include trees in
the right-of-way (subject to approval of Washington County) and on Applicant's
property, 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 City Council was favorable to 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. Any light
fixtures that create a nuisance condition for the neighborhood to the west may be
subject to review by the City Council and replacement by the owners with more
acceptable fixtures.
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. An annual review of the project shall be conducted by City Staff related to parking,
traffic, lighting and any other issues as determined by City Staff. Any unresolved
issues relating to parking, traffic, or lighting may be brought forward for City Council
review.
iI. Reference Attachment: The City Planner report dated March 6, 2025 and all
exhibits therein are annexed hereto by reference as "Exhibit B."
III. Abandonment: This Conditional Use Permit requires substantial commencement of
construction within 12 months of approval and continuous use in order to preserve the
Conditional Use granted by the City under the terms hereof. Any discontinuation or
abandonment of the uses permitted hereunder upon the site for a period of twelve (12)
continuous months shall constitute abandonment and void the Conditional Use
Permit.
IV. Annual Review: Annual review is imposed as a condition of this Conditional Use
Permit. This permit shall be reviewed on or about October 1 of each year.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
CITY OF OAK PARK HEIGHTS
Date: $yam
Charles Dougherty, Mayor
le
Date: �"� By: _
Jacob f e, City Administrator
JACC Capital Holdings, LLC
Date: /711 IZT--
By:
CJ kanlazzo, President
EXHIBIT A
LEGAL DESCRIPTION
5845 Stagecoach Trail N., PID No. 03.029.20.12.0013, legally described as follows:
All that part of the Northwest Quarter of the Northeast Quarter and Northeast Quarter of the
Northwest Quarter of Section 3, Township 29, Range 20, described as follows: Commencing at a
point 5 rods and 3 links East from the Southwest corner of the Northwest Quarter of the
Northeast Quarter of Section 3, Township 29, Range 20, thence East 4 rods and 22 links, thence
North 32 rods and 22 links, thence South 77 degrees West 10 rods for a point of beginning;
thence South 13 degrees East 100.00 feet, thence North 77 degrees East 300.00 feet, thence
North 13 degrees West 50.00 feet, thence South 77 degrees West 150.00 feet, thence North 13
degrees West 50.00 feet, thence South 77 degrees West 150.00 feet to the point of beginning.
Except a strip of ground 30.00 feet wide running from North to South through and across the
following described real estate: All that part of the Northwest Quarter of the Northeast Quarter of
Section 3 in Township 29 North of Range 20 West, described as follows, to -wit: Commencing at
the Southwest corner of a piece of land heretofore deeded by John Cover and wife to Elizabeth
Cover by deed dated May 19, 1858, and recorded in the office of the Register of Deeds in and for
said County in Book J of Deeds on page 344, thence North 77 degrees East, along the South line
of said last described tract 300.00 feet, thence South 13 degrees East, 50.00 feet, thence South 77
degrees West, 300.00 feet, thence North 13 degrees West, 50.00 feet to place of beginning, In
accordance with a survey made of said 30.00 foot strip by George Cox dated September 09,
1906, a map or plat of which survey is attached to the certain deed dated January 07, 1907, made
by George W.E. Hill and wife to the State of Minnesota, marked "Exhibit A", which deed is
recorded in Book 68 of Deeds on page 8, In the office of the Register of Deeds in and for said
county, reference to which deed and exhibit is hereby made for a more particular description of
the real estate herein conveyed, and a duplicate of said map or plat is on file in the office of the
State Auditor of the State of Minnesota at the Capitol building in the City of Saint Paul, said
State. Said second party agrees to construct crossing for the use of said first party, his heirs and
assigns. Also excepting all that part of said Northwest Quarter of Northeast Quarter of said
Section 3 described as follows: Commencing at a point 5 rods and 3 links East of the Southwest
corner of the Northwest Quarter of Northeast Quarter of said Section 3; thence North 13 degrees
West a distance of 411.50 feet; thence North 77 degrees East a distance of 183.00 feet to the
point of beginning; thence continuing a distance of 150.00 feet; thence North 13 degrees West a
distance of 50.00 feet; thence South 77 degrees West a distance of 150.00 feet; thence South 13
degrees East a distance of 50.00 feet to point of beginning. Except a strip of land 30.00 feet wide
running from North to South through and across the above -described property as described in
that certain deed dated January 17, 1907, and recorded in Book 68 of Deeds on page 8 in the
office of the Register of Deeds in and for said County, Washington County, Minnesota.
EXHIBIT B
CITY PLANNER REPORT DATED MARCH 6, 2025
TPC3601 Thurston Avenue N. Suite 100
Anoka, MN 53303
Phone: 7E3. 231.5S40
Facsrm ile: 763.427.0520
TFCgP1annrngCo-onrn
PLANNING REPORT
TO:
FROM:
DATE.
RE:
TPC FILE:
BACKGROUND
Jacob Rife
S(ccott Richards
1=eb ami 9 6, 2025
Enc .4 2
Oak Park Heights — Stagecoach Trail Condo Building — Conditional
Use Permit for Parking — 5845 Stagecoach Trail North
236.02 — 24.05
CJ Randazzo of JACC Capital Holdings, LLC has made an application for a Conditional
Use Permit to allow for additional parking from what is required by ordinance. The
development would be a six unit, three story condominium building at 5845 Stagecoach
Trail North.
In October 2024, Mr. Randazzo applied 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
Design Guidelines/Site Plan review for the project- At their December 10, 2024,
meeting the City Council denied the requests for the Conditional Use Permits but
approved the Comprehensive Plan Amendment. Mr. Randazzo has redesigned the
building to comply with the building height, density, and the Design Guidelines review.
The Conditional Use Permit for parking is still required in that the parking provided in the
plans exceeds what is required by ordinance.
The review is based upon the following submittals:
Exhibit 1:
Project Narrative
Exhibit 2:
Project Location
Exhibit 3:
Existing Site Conditions
Exhibit 4:
Site Plan (C200)
Exhibit 5:
Landscape Plan (1-100)
Exhibit 6:
General Information — Perspectives (A00.01)
Exhibit 7:
General Information — Perspectives (A00.02)
Exhibit 8:
Architectural Site Lighting Plan (A20.01)
Exhibit 9:
Photometric Plan
Exhibit 10:
Plan — Parking (A30.00)
Exhibit 11:
Plan — First Floor (A30.01)
Page 27 of 92
Exhibit 12
Plan — Second Floor (A30.02)
Exhibit 13
Plan — Roof (A30.03)
Exhibit 14:
Exterior Elevations (A40.00)
Exhibit 15:
Exterior Elevations (A40.01)
Exhibit 16:
General Information — Perspectives — Materials (A00.03)
Exhibit 17.
Light Fixtures — Wall and Bollard
PROJECT DESCRIPTION
The project narrative is as follows and as found as Exhibit 1.
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
along the picturesque St. Croix River, this project offers future residents a modem,
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.
ISSUES ANALYSIS
Adjacent Uses. Uses adjacent to the subject site include open area to the north,
Highway 95 to the east, the Xcel Energy Substation to the south, and a single family
neighborhood to the west.
Comprehensive Plan. The Comprehensive Plan 2018 Proposed Land Use Map
designated this area as Industrial. This reflects the previous use that was a commercial
business and the use to the south which is the Xcel Energy Substation. The City
Council approved a land use classification of Residential/Business Transitional Use for
the subject property at their December 10, 2024, meeting. The land use classification
change has been submitted and approved by the Metropolitan Council.
Zoning. The property is currently zoned R/B - Residential Business Transitional
District. Multiple family structures are a permitted use in the District.
Building Height, 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 33 feet, 4 % inches to the top of
the flat roof of the building. The height of the parapet is 2 feet, 3 inches above the roof
and the elevator is 4 feet above the roof. The measurements are taken from the median
grade. A Conditional Use Permit is no longer required for the proposed height of the
structure.
2 Page 28 of 92
Density. Section 401.15.C.3 specifies that 2,500 square feet of lot area is required per
unit (500 square feet is to be added for each bedroom over two bedrooms per unit).
The unit count for the project is as follows:
1 Bedroom Units: 0
2 Bedroom Units: 6
3 Bedroom Units: 0
Total: 6
The lot area is 15,246 square feet. The six units would require a lot size of 15,000
square feet. A Conditional Use Permit is not required to allow a density bonus.
Parking. 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. The
Planning Commission should comment on the additional parking. If the condo project
only provided six stalls, the additional resident and guest parking would impact the
surrounding streets.
Setbacks. The R-B District specifies setback requirements as follows: 30 feet front
yard, 30 feet rear yard, and 10 feet side yard. The proposed building will have a 30 foot
front yard setback, 10 feet side yard setbacks and a 30 foot rear yard setback. The
access drive and the front parking area are compliant with 10 foot setbacks.
Minimum Floor Area. The Zoning Ordinance requires that multi -family housing has the
following minimum floor areas per unit:
Efficiency and One Bedroom Units:
Two Bedroom Units:
More than Two Bedroom Units
600 square feet
720 square feet
An additional 100 square feet for each
Additional bedroom.
The proposed units will be compliant with the requirements.
Proposed Street Access. The site will be accessed from Stagecoach Trail North.
The driveway is at the south side of the lot and should not create issues with 58th Street
North to the west.
Trails/Sidewalks. There are no sidewalks or trails along Stagecoach Trail North. There
is access to trails just north of the site and crossing Stagecoach Trail North to 581h
Street will provide access to trails and parks.
Tree Preservation/Landscaping. There are no significant trees on site and the
Applicant has provided a landscape plan. The landscaping is focused on the front of the
site along Stagecoach Trail North. The plan shall be subject to the final approval of the
City Arborist.
Page 29 of 92
Grading and Drainage. Detailed grading and drainage plans have been provided as
part of the development submittals. The City Engineer and the Middle St Croix Water
Management Organization shall review and approve the grading and drainage plans.
Utilities. A utility plan has been submitted. The final utility plan is subject to review
and approval from the City Engineer.
Lighting. A lighting plan has been provided that includes architectural light fixtures to
be provided as accents on the building. Bollard light fixtures are proposed in the
boulevard area in front of the parking area Other decorative light fixtures are proposed
for the building. A photometric plan has been provided that is compliant with the
ordinance. Section 401.15.6.7. of the Zoning Ordinance allows for the use of non -full
cut off fixtures with the approval of the City Council.
Signage. The Applicant has proposed no signage other than the identification of the
street address. Any signage proposed shall be compliant with the Zoning Ordinance
and require a sign permit.
Mechanical Equipment The mechanical equipment shall be located within the
building. If any mechanical equipment is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
Trash/Recycling. All the trash storage and recycling will be internal to the building.
Architectural Design Guidelines/Site Plan. The application materials indicate
elevations and perspective diagrams for the proposed building. The building will be a
combination of exterior installation and finish system, masonry block, and aluminum
batten and pergola systems.
Multiple family buildings are not reviewed under the commercial Design Guideline
requirements but under the building and architectural appearance requirements of
Section 401.15.C.8. of the Zoning Ordinance.
A review of the building requirements is as follows:
Multiple Family Containing Six (6) Units or More For New Construction:
1) Mass and Scale
a) Each multiple family building containing six (6) or more
dwelling units shall feature a variety of massing proportions,
wall plane proportions, roof proportions and other
characteristics similar in scale to those of single family
detached dwelling units, so that such larger, buildings can be
aesthetically integrated into a lower density neighborhood.
The following specific standards shall also apply to such
multiple family dwellings.
4 Page 30 of 92
Comment: The mass of the building is adequately broken
into segments by the angles of the front building facade and
the use of different building materials at the base and on the
walls.
(1) Roofs. Each multiple family building will feature a
combination of primary and secondary roofs. Primary
roofs will be articulated by at least one (1) of the
following elements:
(a) Changes in plane and elevation.
(b) Dormers, gables or clerestories.
(c) Transitions to secondary roofs over entrances,
garages, porches, bay windows.
Comment: The roofline is broken by the variations of
the roof and facades.
(2) Facades and Walls. Each multiple family dwelling
shall be articulated with projections, recesses,
covered doorways, balconies, covered box or bay
windows or other similar features, dividing large
facades and walls into human scaled proportions
similar to the adjacent single family dwellings, and
shall not have repetitive, monotonous,
undifferentiated wall planes.
Comment: The facades of the building are broken by
the angles as well as the building material types.
b) Each multiple family building shall feature walls that are
articulated by at least two (2) of the following elements within
every thirty (30) foot length of the facade:
(1) Recesses, projections or significant offsets in the wall
plane of at least four (4) feet
(2) Distinct individualized entrances with functional
porches or patios.
(3) Chimneys made of masonry, or other contrasting
material that projects from the wall plan.
(4) Balconies.
(5) Covered bay or box windows.
Page 31 of 92
Comment: The building walls are adequately varied.
b) Variation Among Repeated Buildings. For any development
containing at least twenty-four (24) and not more than forty-
eight (48) dwelling units, there will be at least two (2)
distinctly different building designs. For any such
development containing more than forty-eight (48) dwelling
units, there will be at least three (3) distinctly different
building designs. For all developments, there will be no
more than two (2) similar buildings placed next to each other
along a street or major walkway spine.
Comment: One building is proposed.
c) Distinctly different building designs shall provide significant
variation in footprint size and shape, architectural elevations
and entrance features, within a coordinated overall theme of
roof forms, massing proportions and other characteristics.
To meet this standard, such variation shall not consist solely
of different combinations of the same building features.
Comment: One building is proposed.
The design of the building is compliant with the building and architectural appearance
requirements of Section 401.15.C.8. of the Zoning Ordinance.
Conditional Use Permit Criteria. The conditional use permit criteria, found in Section
401.03.A.7 of the Zoning Ordinance, are found as follows:
1. Relationship to the speck policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the property.
B. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should review the above criteria regarding the
request for the parking conditional use permit. City Staff sees no issues with the request
as proposed.
Page 32 of 92
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends the Planning Commission
consider the following request for a six unit, three story condominium building at 5845
Stagecoach Trail North, subject to the conditions that follow:
• Conditional Use Permit for Parking
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.
C: Julie Hultman
7
Page 33 of 92
Julie Hultman
From:
CJ Randazzo
Sent:
Tuesday, February 11, 2025 9:15 PM
To:
Julie Hultman
Subject:
Project Narrative
Follow Up Flag: FollowUp
Flag Status: Flagged
JACC Capitals 6-Unit Apartment Building
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 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 supporting documents for light fixtures, construction etc.
Unit Composition: 6 — unit building will offer a variety and sizes of 2bd and 3bd units with each designed to maximize
natural light and river views for the back units of the apartment.
C.J. Randazzo
Page 34 of 92
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Exhibit 17
RICKIE Outdoor
3-747-xx
FIXTURE TYPE
PROJECT
LOCATION
DATE
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-16 Brushed Aluminum -15 Black
LIGHT SOURCE
LED Arrays, 3000K, CRI 90
LUMINAIRE POWER
11.7W at 120V
RATED LIFE
50000 hr RL
OPTIONAL COLOR
TEMPERATURES
3000K Only
LUMEN OUTPUT
Delivered: 616 Im RM-79)
INPUT VOLTAGE
1 OOV to 277V AC, 50/60Hz
DRIVER OUTPUT
45OmA, 18W max power
DIMMING
Non -dimmable
CONSTRUCTION
Cast Aluminum Housing
DIFFUSER
- Clear Glass
FINISHES
Black (-15), Brushed Aluminum (-16)
MOUNTING
4- OclogonaI J-Box
(lnslolles must provide a bead of caulk between
Fimure noosing and mounting surface)
STANDARDS
ETL Wet listed, ADA Compliant, Conforms to UL STD 1598,
Certified CAN/CSA STD C22 2 No 250.0
Order example For standard fixture:
3-747-15 (x- Voltage - xxx-Sequence # - xx-Finish)
3: 120V to 277V
oxygen
LIGHT FIXTURE D
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DIMENSIONS
W:
6.25"
H:
6.25"
Ext:
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Intertek
201 Railhead Road, Fort Worth, TX 76106 - Tel. (877) 607-0202 - www.oxygenlighting.com
Page 52 of 92
LIGHT COLUMNS
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Page 53 of 92
LTP434 LED -FT
Light Columns
Configurations
Light distribution
three sided light output
11
Part ID Light source Rated
lumens
116-0210 LED-FT-37W (3000K) 2546.5
116-0211 LED-Ff-37W (4000K) 2656.2
WE-EF LIGHTING USA, LLC
410-D Keystone Drive, 15086 Warrendale, PA 15086 - Phone: +1 724 742 0030
customersupportusa@we-ef corn - hrtps://we-ef.com/us
Subject to technical changes and errors. - Generated on 10/10/2024
Rated input CRI Weight (lb)
power
42 W 80 37.50
42 W 80 37.50
we-ef
Page 54 of 92
4of4
LTP400
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Luminaire housing: Marine -grade, all -aluminum construction
Corrosion protection 5CE, including PCS hardware
Driver- Integral EC electronic converter
Main lens: Prismatic polycarbonate, LIV-stabilized 3 x 120° offset
Gasketing: Silicone rubber gaskets
Optics: CAD -optimized for superior illumination and glare control
OLC' One LED Concept
Mains connection: Service door with fused cable connecting box
Control: 0-10V Dimmable
Eli and Edythe Broad Art Museum Available distribution:
Standard colors:
Michigan State University, East Lansing (US) Diffused
■
Architect Zaha Hadid Architects
flAl 9004 9007 8019 9016
Lighting design ARUP & Peter Basso
Members of the Oak Park Heights Planning Commission, RECEIVED MAR 12 1025
Once again, I'm writing to strongly oppose the revised six -unit condo proposal and conditional
use parking allowance at 5845 Stagecoach Trail N., across from my home.
My neighbors will address ongoing concerns, especially overflow parking and increased traffic
on a dangerous curve (see findings of fact, parts C and D from the denial of the first round of
permits). Rather than reiterating those points, I'd like to highlight other flaws in the updated
plans that still conflict with Conditional Use Permit criteria found in Section 401.03.A.7 of
the Zoning Ordinance and the reasons the Planning Commission and City Council denied the
first proposal and corresponding permits, respectively on Nov. 25 and Dec. 10, 2024.
First, the appearance remains a jarring, modern structure resembling shipping containers —still
clashing with the historic single family residential neighborhood across from it. (Do not get me
started on how badly the proposed exterior light features have misunderstood the assignment of
"fitting in with the neighborhood.") The findings of fact, part A from the Dec. 10 denial still
apply in that these revised plans for the condo building "...would not be in conformity with the
present and future land uses in the area because the... appearance of the structure is at odds
with the historic single family residential neighborhood directly to the west of the subject site."
The revised plans also promise nothing to reduce occupant density, a concern noted in findings
of fact, part 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." While all units now have two bedrooms (instead
of four 2-bedroom and two 4-bedroom units), the two extra bedrooms from the 4-bedroom units
remain on the floor plans —simply left empty. Nothing prevents future residents from using them
as bedrooms, effectively increasing occupancy again.
Furthermore, the revised plans still fail to address the neighborhood's privacy concerns —western
balconies and windows remain unchanged, and no tree replacement has been added at the front
of the lot. With the current western balcony placement, residents have a choice of only two
views: into our homes or of Stagecoach traffic —I'll let you decide which they would find more
interesting.
I'm curious as to why JACC Capital Holdings, LLC hasn't tried right -sizing the proposed
building to the third -of -an -acre lot. I offer the following as an example of changes that would
improve the second proposal's conformity:
Instead of six units, if the plans were redone for four 2-bedroom units laid out like the
larger, previously 4-bedroom units,
Page 56 of 92
• But with the square footage of the two empty rooms removed from all four units to yield
an overall smaller building footprint,
• In addition to garage parking, surface parking spots could then fit on the lot and may
suffice overflow parking needs.
Further design changes could improve privacy for all and reduce light and noise pollution:
• Relocating all balconies to the east side (since the larger units span the building) ensures
no unit loses a balcony and everyone gets a "riverfront" view.
■ This prevents the direct light and noise pollution of condo residents on balconies from
disrupting the peace of the neighborhood to the west. (No homes directly face the back of
the proposed building, so this change wouldn't inconvenience existing neighbors.)
• Removing west -side balconies eliminates the need for double -wide sliding glass doors,
allowing for smaller windows to enhance privacy for both condo residents and neighbors.
• Replanting more mature evergreens (like the two currently at the front of the lot) between
the condo building and the street would create a partial privacy screen between the
building and our existing homes across the street.
I am sensitive to the fact that Mr. Randazzo owns a piece of property he has not been able to
profit from. Yet, I'm also keenly aware that the quiet life I anticipated when I purchased my
home —with neighbors on only two sides —and have enjoyed for four years now hangs in the
balance, facing up to six new households overlooking my daily life. There must be a middle
ground between drastic population growth with corresponding car congestion and the status quo,
and I remain open to finding a solution that works for both Mr. Randazzo and our beloved,
historic neighborhood.
Once again, I thank you for your service and support of our community.
Sincerely,
Carissa Stimpfel
5856 Stagecoach Trail N.
Page 57 of 92
RECEIVED MA"I 12 2025
To Whom it May Concern:
I have a suggestion, gathering community input would go a long way in this community backing
this.
What if we kept the tree line and had a house, a duplex or a tri-plex? Then also make sure we
ensure privacy for those across Stagecoach. A smaller dwelling would also be safer to traffic,
could keep the tree line and add to the neighborhood.
For the updated proposal: JACC Capital Holdings LLC may feel entitled to put this condo in our
neighborhood because they invested some money. Everyone in this neighborhood made one of
the biggest, if not the biggest investment of their lives and since it's where we live, it's personal.
Based on the fact that very little was changed in their proposal, and after hearing us detail at
length all of the personal and financial impacts to us, it tells us JACC Capital Holdings LLC
doesn't care about this neighborhood. The neighborhood's core is its people and our homes, and
we deeply care about this neighborhood, its character and to support each other. Your investment
is not even a drop in the bucket compared to the investment each one of us made and continues
to make personally and financially.
JACC Capital Holdings LLC made a choice to buy that property and what they're choosing to do
with that investment is to attempt to make everyone in this neighborhood live with those choices
despite the fact that we emphatically and unanimously don't want this proposal as stated.
To detail again (and there's many more):
• The traffic dangers with the multiple cyclists that frequent the narrow Stagecoach Trail.
+ The very dangerous corner where cars speed around a blind comer nearby.
■ Then there's the narrow neighborhood streets that are not made for a lot of parking.
o The disruption to our too narrow streets when a resident at the condo has a party
or family gathering.
+ The impact of the removal of the tree line for our neighborhood when we live here to be
semi -rural and love our natural setting and love our natural habitats.
• Then of course the colossal difference in architecture that makes this proposed structure
stick out like a sore thumb.
• Neighbor's privacy
■ Property value
■ Where does the construction equipment go? The construction worker's vehicles (refer
above to my point about our narrow streets or take a stroll through the neighborhood)?
The construction noise.
Page 58 of 92
You've heard all of this in November. We still don't want it.
To those who decide this, we care about our neighborhood, our neighbors and our homes. If
there are suggestions you would like from us, please let us know.
As an aside. As far as revenue for the city goes, with the King Coal plant shutting down, with the
current administration (whether you like them or not), there could be interest in bringing a
factory here. I heard they were using or trying to use existing empty factories instead of building
new, so that could potentially save some money. I'd like to see this community thrive and it
could potentially create a few new jobs, so thought I'd throw that out there.
Sincerely,
Brenda Paulson
5718 Stagecoach Trl N.
Oak Park Heights, MN 55082
Page 59 of 92
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Page 61 of 92
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Page 63 of 92
RESOLUTION NO. 25-03-11
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
CONDITIONAL USE PERMIT TO EXCEED THE PARKING
REQUIREMENT 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 Conditional Use Permit to exceed
parking requirements 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 site is zoned R/B — Residential Business Transitional District in which
multiple family structures are a permitted use; and
4. 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
5. Construction of six parking spaces instead of the 13 proposed could create
issues with street parking, especially for the neighborhood streets directly west of the
proposed project; and
Page 64 of 92
6. 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
7. Other than parking, all other zoning requirements and the Architectural
Design Guidelines and Site Plan requirements are met with this project; and
8. City staff prepared a planning report dated February 6, 2025, reviewing
the application for the parking Conditional Use Permit; and
9. The Planning Commission held a public hearing at their March 13, 2025,
meeting, took comments from the applicants and public, closed the public hearing, and
recommended the application be denied.
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
Conditional Use Permit to exceed the parking requirement 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 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.
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 City Council was favorable to 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.
2
Page 65 of 92
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.
Approved by the City Council of the City of Oak Park Heights this 25 h day of
March 2025.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
Page 66 of 92
RESOLUTION NO.25-03-11
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
CONDITIONAL USE PERMIT TO EXCEED THE PARKING
REQUIREMENT 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 a Conditional Use Permit to exceed
parking requirements 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:
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 site is zoned R/B — Residential Business Transitional District in which
multiple family structures are a permitted use; and
4. 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
5. 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
Page 67 of 92
6. Other than parking, all other zoning requirements and the Architectural
Design Guidelines and Site Plan requirements are met with this project; and
7. City staff prepared a planning report dated February 6, 2025, reviewing
the application for the parking Conditional Use Permit; and
8. The Planning Commission held a public hearing at their March 13, 2025,
meeting, took comments from the applicants and public, closed the public hearing, and
recommended the application be denied.
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 a
Conditional Use Permit to exceed the parking requirement 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
based upon the following findings:
Application denied by the City Council of the City of Oak Park Heights this 25`s
day of March 2025.
ATTEST:
Jacob Rife, City Administrator
Mary McComber, Mayor
r Page 68 of 92
ATTACHMENT A
Conditional Use Permit
To Exceed The Parking Requirement
For A Residential Condominium Building
At
5845 Stagecoach Trail. N.
Washington County Property PIN: 03.029.20.12.0013
Page 69 of 92
ATTACHMENT B
Conditional Use Permit
To Exceed The Parking Requirement
For A Residential Condominium Building
At
5845 Stagecoach Trail. N.
Application Materials
• Application Form
• Fees
■ Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (350'/150' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Planning Commission Public Hearing & Recommendation: March 13, 2025
Required Approvals: CUP Amendment
City Council 4/5
Conditional Use Permit - Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request, the conditional use permit shall become null and void twelve (12) months after the
date of approval, unless the property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty (30) days before the expiration of said approval.
(401.03.C.4.a and b)
Page 70 of 92