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HomeMy WebLinkAbout05-14-2009 MinutesCITY OF OAK PARK HEIGHTS slow& PLANNING COMMISSION MEETING MINUTES Thursday, May 14, 2009 Call to Order: Chair Wasescha called the meeting to order at 7:00 p.m. Present: Commissioners Bye, LeRoux and Powell; City Administrator Johnson, City Planner Richards and Commission Liaison Abrahamson. Absent: Commissioner Liljegren. Agenda Approval: Commissioner Powell, seconded by Commissioner LeRoux, moved to approve the Agenda as presented. Carried 4 — 0. Approve Minutes of April 9, 2009: Commissioner Powell, seconded by Commissioner LeRoux, moved to approve the Minutes with correction to the spelling of Keith Bruchu's last name on page 3 of the Minutes. Carried 4 — 0. Department /Commission Liaison & Other Reports: Commission Liaison Abrahamson informed the Commission that the City Hall project has commenced with the groundbreaking ceremony held Tuesday, May 12, 2009. Visitors /Public Comment: None. Public Hearings: A. Oakgreen Village: Carriage House Cooperative & Oakgreen Commons to consider requests of Timothy Nolde of Green Twig LLC and Oakgreen Villa LLC for Planned Unit Development: Concept & General Plan Approval, Preliminary & Final Plat Approval, Building Height Variance, and Drainage /Utility Vacation for construction of Carriage House Cooperative & Oakgreen Commons as part of the Oakgreen Village Development. City Planner Richards reviewed the May 6, 2009 planning report as to the request, noting that the City Council had earlier approved a concept PUD general request for the first phase of Carriage House Cooperative and that the applicant withdrew that request prior to the May 14, 2009 public hearing. Richards further noted that the current request calls for a two story, 48 unit Carriage House Cooperative building and a four story, 110 unit Oak Park Commons assisted living facility building. Richards provided an issue analysis and discussed items to the request and concluded his report with a staff recommendation, subject to the conditions noted within the report. Chair Wasescha opened the hearing and invited the applicant and any visitors to speak. Planning Commission Minutes May 14, 2009 Page 2 of 5 Tim Nolde of Green Twig LLC and Oakgreen Villa LLC introduced himself as the applicant and discussed the project site history and how it has that they have come to their current plan based on demand for the demographic area. He noted that the four story building for Oak Park Commons was necessary to accommodate the number of units needed to make the project financially feasible and stated that he believed the number of units to the building was actually 120. Mr. Nolde stated that they would be incorporating quality materials and design to make the buildings aesthetically pleasing and that when completed it would bean attractive addition to the City as well as create some new jobs. Mr. Nolde and his associates to the project, engaged in general discussion with the Planning Commission and staff as to a wide number of issues including issues related to parking and drive aisle width (employee numbers, deliveries and parking), setbacks, power lines, pedestrian travel and trails, trees and landscaping, building design and materials, gable roof design, architectural elements, full cut off lighting, signage lighting and more. Chair Wasescha asked that the architect consider the locations of the bedrooms and bathrooms and the distance between them realistically in light of those being serviced by the rooms. There being no other visitors to the public hearing, Commissioner LeRoux, seconded by Vice Chair Bye, moved to close the public hearing. Carried 4 — 0. Commissioner LeRoux acknowledged the efforts undertaken to redesign the project area. Discussion ensued as to Oakgreen Ave. traffic and the outlook of placement of stoplights at 58" St. N. and Oakgreen Avenue and /or widening of Oakgreen Avenue. N., and the conditions of the City Planner's report reviewed and discussed. Chair Wasescha, seconded by Vice Chair Bye, moved to recommend City Council approval of the requests subject to the conditions noted within the May 6, 2009 planning report, as amended, specifically that: The preliminary and final plat shall be approved by the City Engineer and City Attorney. The plat shall dedicate the right -of -way for Oakgreen Avenue. 2. The applicant shall provide a graphic indicating which easements shall be vacated as part of the process, subject to review and approval of the City Engineer and City Attorney. 3. The Planning Commission is favorable to the proposed setbacks as part of the approval process for the PUD. 4. The traffic numbers are subject to review and approval of the City Engineer. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. Planning Commission Minutes May 14, 2009 Page 3 of 5 6. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 7. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 8. The Planning Commission is favorable to the proposed private and public trail system. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The site plan shall be revised to indicate 28 proof of parking stalls in addition to the stalls provided. The plans for proof of parking shall be subject to the review and approval of City staff and the City Engineer. 11. The trails and sidewalks shall be constructed in accordance with the City Engineer's review and approvals. 12. The Planning Commission was favorable to the final building plans. The applicant shall provide a materials board for both buildings to be discussed at the City Council meeting. 13. The Planning Commission was favorable to the conditional use permit for the building height. 14. The snow storage area shall be subject to review and approval of the City Engineer. 15. All lighting fixtures shall be full cut off and the maximum height of all freestanding light fixtures shall be no more than 25 feet. 16. The Planning Commission was favorable to the use of bollard light fixtures if they include an internal cut off fixture. The lighting for the monument signs shall be compliant with the Zoning Ordinance and be subject to review and approval of City staff. 17. The site plans shall be revised to include electrical transformers subject to review and approval of City staff. 18. The applicant shall supply the homeowner's association documents as required by the City Attorney for review and approval. 19. The applicant is required to enter into an amended development agreement with the City in a form acceptable to the City, subject to the review and approval of the City Attorney. 20. The applicant has indicated in his application for Tax Increment Financing (TIF) that this project will not move forward without TIF approval. The approval of the planned unit development is contingent upon approval of the TIF. Planning Commission Minutes May 14, 2009 Page 4 of 5 21. All existing wells shall be capped and septic systems removed in accordance with State and local requirements subject to review and approval of the City Engineer. 22. Any other conditions of City staff and the City Council. Carried 4 — 0. New Business: A. Tax Increment Financing Request: (Renewal & Renovation) District No. 1 -1, in conjunction with the Carriage House Cooperative project. City Administrator Johnson noted that the application was relative to the Carriage Homes Cooperative and Oakgreen Commons Assisted Living projects and that the developer has indicated that without tax increment financing (TIF) assistance, he would be unable to proceed with the projects. Johnson stated that Northland Securities has done an in depth analysis of the TIF application material and has provided a favorable opinion. Johnson reviewed the site area involved, the TIF assistance process and steps in that process that have already been undertaken. He noted that the TIF district is a "pay as you go" renewal - redevelopment district and that if for some reason the development does not follow through, the City is not liable to any of the costs associated to the project. Johnson discussed the potential long term impacts and benefits that could be generated. In the district proposed such benefits would potentially include new jobs, new utility systems, increased property value, long term tax revenue, residential population increase which could assist in the City meeting State road aid criteria, right -of -way and /or easement agreements for future Oakgreen Ave. expansion should it become necessary, and the potential for TIF pooling funds being available for other TIF eligible expenses within the City upon a full build out of the development and their property values being applied. Johnson summarized and discussed the TIF application compliance relative to the City's TIF Policy. He advised the Planning Commission that if they found themselves generally favorable to the request he recommended they adopt the provided resolution and forward it to the City Council and recommended an alternate process should they not find themselves generally favorable to the request. Planning Commission discussion ensued as to the mechanics of TIF assistance financing and how it was paid for, the best land use for the area, how the taxes for the area are calculated and paid, their being no out -of- pocket costs incurred by the City, benefits of the project and TIF at the projects completion, State road aid population criteria and others. Planning Commission Minutes May 14, 2009 Page 5 of 5 Mr. Nolde estimated his construction time frame for the buildings to be 2009 for the Oak Park Commons Assisted Living building and likely 2010 for the Carriage House Cooperative building, which is subject to number of units being sold before construction commencement. Mr. Nolde stated that 33 units need to be sold before construction can commence and that he presently has 12 units sold. Commissioner LeRoux, seconded by Commissioner Powell, moved to adopt the provided resolution and forward a recommendation to approve the request to the City Council. Carried 4 — 0. Old Business: None. Informational: A. Upcoming Planning Commission Meetings June 11, 2009 7:00 p.m. (Council Chambers) July 9, 2009 7:00 p.m. (Council Chambers) B. Council Representative May — Chair Wasescha June — Commissioner LeRoux July —Commissioner Powell Adjournment: Commissioner Powell, seconded by Commissioner Bye, moved to adjourn the meeting at 7:36 p.m. Carried 4 — 0. Respectfully submitted, Ju ie A. Hultman Planning & Code Enforcement Officer Approved by the Planning Commission: June 11, 2009. 5 — 0.