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HomeMy WebLinkAbout03-14-2002 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETINGS AGENDA Thursday, March 14, 2002 - 7:00 PM 7:00 I. Call to Order II. Approval of Agenda III. Adjourn to Annual Meeting Annual Meeting: (1) 7:05 I. Call to Order II. Election of: 1. Chair 2. Vice Chair M. Adjourn to regular meeting Reconvene Regular Meeting: IV. Approve Planning Commission Minutes: 1. February 21, 2002 (2) 7:15 IV. Department /Commission Liaison Reports 1. Signage Subcommittee (3) 2. Hvv a. 36 Partnership St dy 3. Other Commission Z Liaison Reports 7:45 V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. 7:50 VI. Public Hearings A. Continued - Montanari Homes To consider requests for site plan review and planned unit development: concept plan for 9 unit office complex at 13481 60th St. N. (4) B. Anthony Lodge To consider requests for conditional use permit, for major auto repair and outdoor auto sales at 14621 60th St. N. (S) C. McKean S uare west: To consider a request for a planned unit development: concept plan for Phase II, Boutwell's Landing, located south of Norwich Pkwy. and Nolan Ave. N. (6) is CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA D. Oakgreen Vil�lMe Townhomes To consider requests for a planned unit development: concept plan, conditional use permit and zoning amendment from O, open space to R -3, multiple family residential for the construction of a multi - family housing development, located north and south of 58th St. N. and west of Oakgreen Ave. N. (7) E. Oakgreen Villa, a Villas To consider requests for a planned unit development: concept plan and conditional use permit for the construction of a multi - family housing development, located north of 58th St. N. and west of Oakgreen Ave. N. (8) F. Oakjzreen Village e Apartments To consider requests for a planned unit development: concept plan and conditional use permit for the construction of a multi - family housing development, located north of 58th St. N. and west of Oakgreen Ave. N. (9) G. Set public hearing for amending of zoning ordinance 401 as it pertains to signage. 10 :00 New Business VIII. Old Business IK. Informational X. Adjournment Upcoming Meetings: April 11, 2002 - Regular Meeting - 7:00 PM Council Representative: March - Commissioner Vogt April - Commissioner Dwyer MAR 1 3 2002 LAW OFFICES OF Eckberg, Lamme Br Wolff & Vierling, P .L.L.P. 1835 Northwestern Avenue James F. L ammers Stillwater, Minnesota 55082 Paul A. Wolff Robert G. Briggs * (1944 -1996) Mark J. Vierling •-�- ( 651 ) .Weidner J 439 -2878 ------------------ - - - - -- Thomas • � ` e g Susan D. Olson F (651) 439 - 2923 L � J .Eckber Of ,Counsel David K. Snyder *Qualified Neutral Arbitrator Timothy M. Kelley Writer's Direct Dial: (651) 351 - 2118 *Certified Real Estate Specialist Qualified Neutral Mediator March 12, 2002 Ms. Kris Danielson Community Development Director City of Oak Park Heights 14168 Oak Park Boulevard P.O. Box 2007 Oak Park Heights, Minnesota 55082 Re: Interpretation of the City Zoning Code Relative to the Authority and Duties of the Planning Commission Dear Ms. Danielson: You have inquired of our offices as to whether or not the Planning Commission of the City of Oak Park Heights has the authority to be a final arbiter relative to a decision to amend or to grant a Conditional Use Permit within the City of Oak Park Heights and whether or not the provisions of the City's Ordinance 401.03A(13) are properly interpreted to allow that. The provisions of City Ordinance 401.03A(13) provide as follows: "Recommendation — Amendment Planning Commission. A recommendation for approval or a request for an amendment shall require a passage by four - fifths vote of the Planning Commission." This section only provides for the actions of the Planning Commission which will be determined to be a recommendation for granting a Conditional Use Permit amendment. Any action of the Planning Commission which does not receive a four -fifths vote of the Planning Commission supporting the amendment shall be deemed to be a negative recommendation to the City Council from the Planning Commission relative to the amendment to the Conditional Use Permit as requested by the applicant. You have questioned whether or not that section could be interpreted to give the Planning Commission a final authority to deny an application to amend a Conditional Use Permit and to that question we answer in the negative. Minnesota Statute 462.354 Subd. 2 empowers cities Ms. Kris Danielson March 12, 2002 Page 2 to create planning commissions and planning agencies. Pursuant to that Statute, it specifically provides "The Planning Agency shall be advisory, except as other powers and duties are imposed upon it by Sections 462.351 to 462.364 by Statute, by Charter, or Ordinance consistent with the Municipal Charter." Planning Commissions are advisory bodies to City Councils except where Statute specifically gives them final authority. Relative to Conditional Use Permits, the provisions statutorily governing them are set forth in Minnesota Statute 462.3595. In no section of that Statute does the Legislature provide that the Planning Commission shall have final authority relative to applications for Conditional Use Permits or to the amendment thereof. Even if it wished to do so, for a City to amend its Ordinance or provide within its Ordinance in such a fashion or manner as to make the Planning Commission a final decision -maker relative to either Conditional Use Permits or to the amendments thereof would be contrary to Statute and illegal. In specific as it affects the action taken recently by the Oak Park Heights Planning Commission on a 3 to 1 vote recommending approval of the amendment to the High School Conditional Use Permit, we determine that as a matter of law that matter must proceed as a recommendation to the City Council deemed in the negative relative to the application for amendment submitted by the applicant, School District No. 834 but that the Planning Commission does not have final authority relative to the request for amendment or to the Conditional Use Permit to which it is appended. Yours very y, Mark J. rerling MJV /dcb E NCLOSURE � CITY OF OAK PARK HEIGHTS PLANNING COMMISSION BYLAWS ARTICLE 1 - ORIGIN AND POWERS A. Authorization, The City is authorized and empowered to establish a Planning Commission by the provisions of Minnesota State Statutes 462.354. B. Establishment, The Planning Commission was created in an advisory capacity by action of the Oak Park Heights City Council on April 14,1998 by the adoption of Ordinance 210 and the amendment of Section 401, the Oak Park Heights Zoning Ordinance. ARTICLE 2 -- DUTIES AND OBJECTIVES A. Advisory Capacity. The Planning Commission is designed to serve in an advisory capacity to the Oak Park Heights City Council. B. Objectives. The objectives of the Planning Commission are to make recommendations to the City Council which will guide the development of land, services and facilities within the City, so as to promote the public health, safe and general welfare. C. Public Hearings. The Planning Commission shall hold ublic hearings for p g variances,. conditional use permits, subdivisions, PUD permits, and other applications to the City in accordance with the City Zoning Ordinance and shall make recommendations on said applications to the City Council. D. Special Public Hearings. The Planning Commission may hold such public information hearings as the City Council deems necessary and may make recommendations on applications for building permits or site plan review when requested by the City Council. ARTICLE 3 — MEMBERSHIP A. Voting Members. The Planning Commission shall consist of five citizen members who are eligible voters residing within the Oak Park Heights City limits and who are appointed by the City Council. B. Ex- Officio Members. There shall be a City Council person designated by the ' Mayor, with the consent of the City Council, to be a liaison to the Planning Commission. Such City Council person shall serve without voting power and in a capacity as ex- officio to the Planning Commission. The Mayor, with. the consent of the City Council may also appoint non - voting, ex- officio members to represent other groups or organizations from the community. *C. Terms. The five members of the Planning Commission shall be appointed by the City Council. All such appointments shall initiate and be established by resolution of the City Council. The term of each member shall be for three years with initial terms being staggered by the City Council resolution of appointment. Unless extended by special order of the City Council for a period of one year, no member shall serve more than two consecutive terms on the Planning Commission. *D. Absenteeism. If any voting member fails to attend three consecutive meetings or a total of four meetings (or 25 percent) during the calendar year, the City Council shall be notified with a recommendation by the Planning Commission. Planning Commissioners shall notify the Chairperson or City staff when an absence if anticipated. E. Removal. Any member of the Planning Commission may be removed at any time by a four -fifths (4/5) vote of the City Council with or without cause. F. Compensation. Compensation of Planning Commission members as selected. by the City Council shall serve without compensation except as otherwise established by resolution of the City Council. G. Training. The Chairperson and the City staff shall meet with each new Planning Commissioner to explain Planning Commission procedures. Within the first year of appointment, each new Planning Commissioner shall attend a Government Training Service, Planning Commission training session at City expense. H. Resignation. A member who wishes to resign shall submit a written resignation to the Chairperson, who shall in turn forward the same to the City Council. I. Vacancies. Vacancies occurring within the Planning Commission shall be filled for the balance of the appointment by the City Council. * Amended June 6, 1999 2 r ARTICLE 4 — OFFICERS, DUTIES AND ELECTION OF OFFICERS A. Officers. The officers of the Planning Commission shall be Chairperson and Vice- Chairperson. B. Duties of the Chairperson. The Chairperson shall preside at all meetings, appoint Planning Commission members to committees, appoint Planning Commission representatives, rule on procedural questions (subject to reversal by a two- thirds (2/3) vote of those members in attendance), meet with all ' newly appointed members, exercise the same voting rights as other Planning Commissioners and carry out such other duties as are assigned by the Planning Commission or by the City Council. C. Duties of the Vice- Chairperson. The Vice - Chairperson shall act in the absence or inability to act of the Chairperson, and in such instances shall have the powers and functions of the Chairperson. D. Terms, The Planning Commission officers shall be elected from among its appointed members for the term of two years. No member shall serve as Chairperson or Vice - Chairperson for more than two consecutive terms. The election shall occur at the Planning Commission's annual meeting. E. Vote. Candidates for office receiving a majority vote of the entire membership (three -fifths (3/5)), shall be declared duly elected. F. Date of office. Newly elected officers shall take office at the annual meetin g in March. G. Vacancies. Vacancies occurring in the offices of the Planning Commission shall be filled immediately by the above election procedure. ARTICLE 5 — MEETINGS *A. Annual Meeting. An annual organizational meeting shall be held the second Thursday in March of each year. Election of officers shall be conducted at that time. *B. Regular Meetings. Regular meetings of the Planning Commission shall be held at 7:00 PM on the second Thursday of each month in the City Hall Council Chambers. The regular meeting date of the Planning Commission may be changed by resolution of the City Council. * Amended December 28, 1999 3 •'s C. Special Meetings. Special meetings may be called at the discretion of the Chairperson, after consultation with City staff. D. Notice of Meetings. Notice in writing of all regular and special Planning Commission meetings, setting forth the time, place and agenda of such meetings, shall be mailed by the City staff to, all Planning Commission members at least five days in advance of each meeting. E. Site Investigation. Prior to each meeting, all Planning Commission members shall endeavor to visit any properties to be discussed at the meeting. F. Planning Commission Representative at City Council Meetings. Each Planning Commission member shall in turn represent the Planning Commission at regular City Council meetings. ARTICLE 6 — PRE - MEETING PROCEDURES A. Agenda. The agenda for each meeting of the Planning Commission shall be developed in writing by the City staff and shall be available at the City Hall prior to each meeting. B. Withdrawal. If a petitioner or applicant desires to withdraw a matter from an agenda, such request must be submitted to the City staff in writing, and if any public notice has been given, all persons appearing at the noticed hearing on said petition or application shall be entitled to be heard. ARTICLE 7 — PUBLIC HEARING PROCEDURE A. Time. The time of each public hearing shall be stated on the agenda, and no hearing may begin before this time. Each hearing shall begin as soon as possible after this time. B. Presentation. If a public hearing is required for a request by a petitioner, the petitioner or an appointed representative shall state the request, explain the proposal and answer questions of the Planning Commissioners. If no petitioner is involved, the Chairperson or the City staff member shall explain the purpose of the hearing. The Chairperson may impose reasonable restraint upon the number of times one individual may speak. 4 4 C. Termination of Hearing. The Chairperson may close a public hearing after hearing those present who care to speak, or any member may move to continue the public hearing until a specified date. If a hearing on the petitioner's request is closed, the Planning Commission shall make a recommendation to the City Council within 30 days following the close of , the hearing. If a hearing is continued, mailed notices of the continuation may be requested by any voting member. ARTICLE 8 — MEETING PROCEDURES A. Rules of Order. Unless otherwise specifically designated, Roberts Rules of Order, as most recently revised, shall govern the meeting procedure. B. Quorum. A majority. of the voting membership (three -fifths (3/5)) shall constitute a quorum for meeting purposes. C. Conflict of Interest. Whenever a Planning Commission member shall have a direct or indirect personal or financial interest in an application or petition before the Planning Commission, that member shall declare such interest and excuse himself /herself from the discussion and vote. D. Agenda. The order of business at regular meetings generally shall be as follows: 1. Call to order. 2. Roll call of members. 3. Approval of the minutes of the previous meeting. 4. Public hearings. 5. Informational hearings. 6. Old business. 7. New business. 8. Adjournment. E. Appearance of Petitioner. No application or petition shall be given final approval unless the applicant or petitioner appears personally or by representative at the hearing called thereon, or unless he/she makes satisfactory explanation or presentation in lieu thereof. F. Tabling. A tabling motion, if passed, has the effect of laying a matter over until the next regular meeting, unless otherwise specified. 5 G. Reports. An matter may be tabled for a technical report or study which the " Y Planning Commission may make or request of the petitioner, the City staff, the Cit Ci Attorney, the City Engineer or other sources. Such report shall ,be presented to the City staff for forwarding to the Planning Commission at least five days prior to the meeting at which said matter will be heard again. H. Non - Agenda Matters. No binding or final action may be taken on any matter not on the written agenda except by unanimous vote of the members in attendance or four -fifths (4/5) vote of the entire membership. ARTICLE 9 —COMMITTEES A. Planning Commission Committees. The Planning Commission may establish committees of its own membership for a specific purpose and duration. B. Ad Hoc Committees. • The Planning Commission may request that the City Council appoint other members of the community to Ad Hoc Commission committees, which may be created by the Planning Commission for a specific purpose and duration. At least one voting member of the Planning Commission also shall be appointed to each such committee. ARTICLE 10 -- RECORDS A. Minutes. The City shall supply a secretary at all regular and special meetings of the Planning Commission who shall be responsible for taking full and complete minutes and record all such meetings. The City staff shall be responsible for keeping a record of all Planning Commission resolutions, transcriptions, minutes p g g and findings. B. Open Meetings. All meetings shall be a matter of public record. S:Shared /Planning /Bylaws 6 eNCLOSURE Z r. CITY OF OAK PARK HEIGHTS t PLANNING COMMISSION MEETING MINUTES Thursday, February 21, 2002 Revised Draft f� Call To Order Vice Chair Dwyer called the meeting to order at 7:02 p.m. Present: Commissioners Lilj egren, Powell, and Runk; Community Development Director Danielson, City Attorney Vierling, City Planner Licht, Council Liaison McComber, and Community Development Secretary Hultman. Absent: Chair Vogt. Approval of Agenda Community Development Director Danielson noted the new format of the Agenda. Commissioner Runk, seconded by Commissioner Lilj egren, moved to approve the Agenda as presented. Carried 4 -0. Approval of Planning Commission Minutes - January 10, 2002 Community Development Director Danielson noted some minor changes made to the minutes, provided to the Commissioners with their packets. Commissioner Runk, seconded by Commissioner Lilj egren, moved to approve the minutes as amended. Carried 4 -0. Department * Liaison Reports 1. Si nnaage Sub - committee Vice Chair Dwyer provided the report, noting that the committee was nearly half -way through the process and anticipated reporting back to the Commission at their March meeting. The next meeting of the committee will be 3:00 p.m., Wednesday, March 6, 2002 at City Hall. Commissioner Dwyer, seconded by Commissioner Runk, moved to recommend acceptance of the membership of the signage sub - committee with the additions of Kirk Schultz and Duane Gemelke as members. Carried 4 -0. 2. Hwv. 36 Partnership Study Commissioner Powell provided the report, noting several suggestions that had been offered for the reworking of Hwy. 36. There will be an open house on this issue at the Stillwater Area High School on March 13, 2002. The nexteoammiiiioiQ partnership study meeting will be March 20, 2002 at Washington County Government Center. 3. Other Commission j Liasson Reports None. Visitors Z Public Comment None. DRAFT Public Hearings Vice Chair Dwyer read a statement of conduct and process for public hearings. A. Continued - Montanari Homes To consider requests for site plan review and planned unit development: concept plan for 9 unit office complex at 13481 60th St. N. E _ Planning Commission Minutes February 21, 2002 DRAFT Page 2 of 6 Community Development Director Danielson informed the Commission that correspondence was received from the applicant, requesting a continuance to March. Vice Chair Dwyer acknowledged the request and opened the hearing for public comment at 7 :10 p.m. There being no comment, Commissioner Runk, seconded by Commissioner Lilj egren, moved to continue the public hearing to March 14, 2002. Carried 4 -0. B. Re- Opened - Walgreen's Pharmacy To consider requests for conditional use permit, variance and site plan review for construction of a Walgreen's Pharmacy at 6061 Osgood Ave. N. Community Development Director Danielson provided a brief summary of the applicant's changes to the original site plan as previously recommended for approval by the Planning Commission. City Planner Licht provided a review of the Planner's analysis and report regarding the project, noting that as a result of the changes a variance is no longer necessary. He discussed areas of concern and identi, fled conditions. The applicant, John Kohler, addressed the Commission, distributed photos of the proposed structure and site, and walked through the design changes, explaining the reasoning behind the changes made and stated that the request for a variance was now withdrawn. Vice Chair Dwyer opened the hearing for public comment at 7:20 p.m. Vice Chair Dwyer noted written public comment received from Jeanne Anderson for the record. There being no other visitors to the public hearing, Commissioner Runk, seconded by Commissioner Powell, moved to close the public hearing at 7:22 p.m. Carried 4 -0. Discussion commenced between the commission, the applicant, city staff, and city consultants as to the number and location of access points to the business, light fixture design and placement, and glare from vehicle head -lamps as they move through the parking area. Additional discussion commenced among the commission, city staff and consultants as to the conditions listed within the Planner's report. Commissioner Runk, seconded by Commissioner Powell, moved to recommend that the City Council approve the applicant's request for conditional use permit and site plan review for construction of a Walgreen's Pharmacy at 6061 Osgood Ave. N., subject to the following conditions: 1. Access permits from Washington County are required for Osgood Avenue. 2. Access onto 60th Street is subject to the conditions imposed by MnDOT, including the applicant closing 60th Street west of the access to their property as shown on the submitted plans. Planning Commission Minutes February 21, 2002 DRAF�T Page 3 of 6 3. The applicant must provide a trail easement along Osgood Avenue and g g install a concrete sidewalk or bituminous trail. The applicant should work with Washington County because part of the sidewalk may need to be within the right- of -way. Y ght 4. The project is subject to review and approval b the Middle St. Croix Watershed atershed Management Organization. 5. Grading, drainage, and utility easements are subject to the approval ' J pp al of the City Engineer. 6. The proposed retaining wall must be designed b an e and is g Y gl subject to review and approval of the City Engineer. 7. The landscaping at the base of the retaining ll must be maintain e - g w maintained by Wal gr ens even though it is at a lower elevation than the rest of the . ro ert p p Y 8. The landscape plan must include the following evisions: a slight ad' g g adjustment stment of landscaping along the west property line if necessary o allows ace for a si dewalk, p lanters at the b � p dewalk, p building entrance, landscaping on the north property line if the access in Exhibit L of the City Planners report, dated February , 2002 is approved b the City and W �'Y ' Y Y Washington County. The landscape plan is subject to City Arborist review and approval. 9. The submitted tree replacement plan is subject to City Arborist review J Y and approval. 10. A deed restriction must be put in place stating hat a change in g g use of the property requires City review and approval and the use must comply with the City arks lace at the p Y Y p ng standards in p e time the use changes. 11. Snow must either be stored within the greens ace of the site or removed ed from the property. 12. Pilasters must be added to the north and east sides of the building. g 13. The lighting plan must be revised to comply with the City's foot - candle requirements. The maxim y um height of the light fixture is 25 feet. The style of the light fixtures must be bronze, shoebox, full- cut -off and 90-degree angle. gr g e. The proposed fixtures are not acceptable. No spotlights or neon lighting is allowed. Signa e lighting must not g g g g g have exterior lighting. 14. The electronic reader board is not allowed to have colored flashing ' lights or animation � ng or intermittent li g , and the message must not change more often than eve ry six hours. Planning Commission Minutes mom DRAFi February 21, 2002 Page 4 of 6 15. Project approval will become null and void after 18 months unless the property owner has substantially started construction. Carried 4 -0. C. Stillwater Area Hi h School - Stadium Im rovements To consider p nsider a request for conditional use permit amendment and variance for accessory building/ ng /structures for stadium improvements at Stillwater Area High School at 5701 ' g Stillwater Blvd. N. City Planner Licht provided an overview of the applicant's re ' pp quest, noting City ordinance requirements and prior ago all I re uesft for a rov ' q ap provals. Commission discussion commenced with staff and consultants regarding various criteria and conditions noted within the report. Jeff Carpenter, representing the applicant, addressed the Commission sion and explained the elements of timing involved in relation to the funding nd c ' g contractual bidding obligations for the project. He provided display material and written p Y comment for the conditions within the planners report and reviewed the same. He noted that, with the loss of Miller Stadium, it was their hope to fast track this request and award contracts in March or April for the project. Mr. Carpenter mad ' • �'p e himself available for questions alaam kj i AIR Vice Chair Dwyer opened the hearing for public comment. Jason Willett - 12811 53rd St. N. asked that the Commission consider er denial in that he has not heard anything suggesting that a new stadium is needed. He would like to know why Miller Stadium is no longer considered usable. He stated that he felt the stadium use was incompatible with the neighborhood and that if ' . g the Commission saw to approve the project, to please consider requiring lesser light pole height. g g p eight. Finally, Mr. Willett noted the increased residential growth and school facility use; he suggested that pedestrian walkways should be considered as part of planning for the area. . Kent Grandlienard - 4477 Northbrook Blvd. - introduced himself as the Baytown Township Chair and thanked the City for including Baytown in ' providing them g Yt the discussion and p g with a very thorough report. He expressed that he felt the school district had done a good job in trying to address the township c oncerns oncerns and additionally noted appreciation for the addition of trees within their heir planning. John Kern - 5469 Stillwater Blvd. N. stated that it has been his ' understanding that a stadium was always part of the original project, but that he never h ' had any idea of it being a dual use stadium. He feels the 90' light pole heights ar g p g e overly excessive and suggested that the school district consider I salwaland Oakland Jr Hi . f ' provide bus ' High or a stadium and p ping. He is concerned about lighting, increased traffic and long erm a and its amenities accountability by the school district for the are g . Commissioner Runk, seconded by Commissioner Lil' e en moved . Carried J �' to close the public hearin g ed y Planning Commission Minutes February 21, 2002 Sam DRAFI Page 5 of 6 Vice Chair Dwyer asked for clarification on the rocess for continued ' on the issued to which ued discussion /action ch Community Development Director Danielson and City Attorney Vierling complied. Discussion of the conditions within the planners report was P p held, with exchange among the commissioners, staff, consultants, applicant and other I representatives, including pp SD #834 re p uding Sherm Danielson, SAHS Activity Director Lyle Koski SAH al and Jim Bar � Y � S lap in Principal r�ons of Muska Lighting. City Attorney Vierling suggested the Commission consider handling andling the requests for Conditional Use Permit and Variance separately. Chair Dwyer initiated discussion as to the best rocess to facilitate ' p state discussion of the issue so that the Commission has a thorough understanding of the matter. -T „ �'6 Q3 3i ja ROR Q rz-1 Commissioner Runk, seconded by Commissioner Dwyer, m • .m. wY moved to schedule a meeting for 7:00 p , March 4th to continue discussion of the issue. Carried 4 -0. New Business: A. Receive Commissioner Guides: Community Development Director Y p Danielson informed the Commission that a useful variety f resources ' Y had been compiled into one guide, that she hoped they would find useful. She encouraged feedback for improving the guide. Commissioner Runk, seconded by Commissioner Lil' e en m ' J �' moved to receive the Commissioner Guides. Carried 4 -0. B. Old Business None. Informational / Update A. Annual Meeting in March Community Development Director ' Y p ector Danielson informed the Commission ommissioners that the annual meeting or el • g election of a new Chair and Vice Chair would be held at the March . s meeting. Commissioner Runk g se conded by Commissioner Powell moved to receive the information. Carried 4 -0. B. Land Use Training - March 2. 2002 Community Development ' Y opment Director Danielson informed the Commission that an in -house training ession b Government Training Services g Y g , on � land Ouse would occur at the City Hall on March 2, 2002 from 9:00 a.m. to 1:30 p.m. She noted that this to all members of the opportunity was open e commissions, staff and encouraged attendance if possible. Those planning to attend were asked to confirm with Ac ting City Administrator, Kim Kamper, no later than February 27 2002. Commissioner Powell, seconded by Commissioner Lil' e en ' J �' moved to receive the information. Carried 4-0. Planning Commission Minutes February 21, 2002 DRNwNmh'A Page 6 of 6 Adiournment Commissioner Runk, seconded b Powell moved to ado • Carried 4 -0. y � adjourn at 10.23 p.m. Respectfully submitted, Julie Hultman Community Development Approved by the Planning Commission: February 21 2002. 4 -0. r CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES ENCLOSURE 02 Thursday, February 21, 2002 Call To Order Vice Chair Dwyer called the meeting to order at 7:02 p.m. Present: Commissioners Li1j egren, Powell, and Runk; Communi ty Development Director • Danielson, City Attorney Vierlin.g, City Planner Licht, Council Liaison McComber, and Community Development Secretary Hultman. Absent: Chair. Vogt. Approval of A enda Community Development Director Danielson noted the new format of the Agenda. Commissioner Runk, seconded by Commissioner Lilj egren, moved to approve the Agenda as presented. Carried 4 -0. Approval of Planniniz Commission Minutes - January 10, 2002 Community Development Director Danielson noted some minor changes made to the minutes, provided to the Commissioners with their packets. Commissioner Runk, seconded by Commissioner Lilj egren, moved to approve the minutes as amended. Carried 4 -0. Department lCommission Liaison Reports 1. Sign.age Sub - committee Vice Chair Dwyer provided the report, noting that the committee was nearly half-way through the process and anticipated reporting back to the Commission at their March meeting. The next meeting of the committee will be 3:00 p.m., Wednesday, March 6, 2002 at City Hall. Commissioner Dwyer, seconded by Commissioner Runk, moved to recommend acceptance of the membership of the signage sub - committee with the additions of Kirk Schultz and Duane Gemelke as members. Carried '4 -0. 2. HM. 36 Partnership Studv Commissioner Powell provided the report, noting several suggestions that had been offered for the reworking of Hwy. 36. There will be an open house on this issue at the Stillwater Area High School on March 13, 2002. The next committee meeting will be March 20, 2002 at Stillwater City Hall. 3. Other Commission / Liasion Reports None, Visitors Public Comment: None. Public Hearings Vice Chair Dwyer read a statement of conduct and rocess for public s. hearin P P g A. Continued - Montanari Homes To consider requests for site plan review and q P planned unit development: concept plan for 9 unit office complex at 13481 60th St. N. DRAFT Punning commission Minutes February 21, 2002 Page 2 of 6 Community Development Director Danielson informed the Commission that correspondence was received from the applicant, requestin g a continuance to March. Vice Chair Dwyer acknowledged the request and opened the hearin g for public comment at 7:10 p.m. There being no comment, Commissioner Runk, seconded by Commissioner Lilj egren, moved to continue the public hearing to March 14, 2002. Carried 4 -0. B. Re- Opened - Wal een's Pharmacy To consider requests for conditional use permit, variance and site plan review for construction of a Wal gr een's Pharmacy at 6061 Osgood Ave. N. Community Development Director Danielson provided a brief summary of the applicant's changes to the original site plan as previously recommended for approval by the Planning Commission. Pp City Planner Licht provided a review of the Planner's analysis and report regarding Y p egarding the project, noting that as a result of the changes a variance is no longer necessary. He discussed areas of concern and condition suggestions, if approval recommended. The applicant, John Kohler, addressed the Commission, distributed hotos of the structure and i p proposed s te, and walked through the design changes, explaining the reasoning behind the changes made and stated that the request for a variance was now withdrawn. Vice Chair Dwyer opened the hearing for public comment at 7:20 p.m. Vice Chair Dwyer noted written public comment received from Jeanne Anderson for the record. There being no other visitors to the public hearing, Commissioner Runk seconded by Commissioner Powell, moved to close the public hearin g at 7 :22 p.m. Carried 4 -0. Discussion commenced between the commission, the applicant, city taff, and city Y � y consultants as to the number and location of access points to the business, light fixture design and placement, and glare from vehicle head -lamps as the move through gh the parking area. Additional discussion commenced among the commission, city staff and consultants as to the conditions listed within the Planner's report. Commissioner Runk, seconded by Commissioner Powell, moved to recommend that the City Council approve the applicant's request for conditional use permit and site p lan review for construction of a Walgr J een's Pharmacy at 6061 Osgood Ave. N., subject to the following conditions: 1. Access permits from Washington County are required for Osgood Avenue. 2. Access onto 60th Street is subject to the conditions imposed by MnDOT including the applicant closing 60th Street west of the access to their rop e �Y as shown on the submitted plans. p Planning Commission Minutes February 21, 2002 Page 3 of 6 3. The applicant must provide a trail easement along Osgood Avenue g g and install a concrete sidewalk or bituminous trail. The applicant should work with Washington County because art of the sidewalk may • p y need to be v�nth�.n the right - of -way. 4. The project is subject to review and approval b the Middle St. Croix olx Watershed Management Organization. 5. Grading, drainage, and utility easements are subject to the a ' � approval of the City Engineer. 6. The proposed retaining wall must be designed b an eng ' � y gxn and is subject to review and approval of the City Engineer. 7. The landscaping at the base of the retaining all must be maintained tamed by Walgreen's even though it is at a lower elevation than the rest of the r p operty. 8. The landscape plan must include the following evisions: a slight ' landscaping g ght add u stment of aping along the west property line if necessary to allows ace for a sidewalk, alk planters at the building entrance, landscaping on the north property line if the access in Exhibit L of the City Planners report, dated February ' roved b �'Y , 2002, is approved y the City and Washington County. The landscape plan is subject City Arborist review and p p t to approval. 9. The submitted tree replacement lan is subject to City ' P � ty Arborist review and approval. 10. A deed restriction must be put in place stating hat a change ' g g iri, use of the property requires City review and approval and the use must comply with the p lac e P Y City parking standards in p ce at the time the use changes. 11. Snow must either be stored within the een space of the site �' p to or removed from the property. 12. Pilasters must be added to the north . and east sides des of the building. � 13. The lighting plan must be revised to comply with the City's foot - candle requirements. The maximum height of the light fixture is 25 feet. The he style of the light fixtures must be bronze, shoebox, full- cut -off, and 90-degree gree angle. The proposed fixtures are not acceptable. No spotlights or neon lighting Si e a lighting g g is allowed. g g g must not have exterior lighting. 14. The electronic reader board is not allow • allowed to have colored, flashing or intermittent lights or animation, and the message must not change more • g g e often than every six hours. Planning commission Minutes February 21, 2002 Page 4 of 6 15. Project approval will become null and void after 18 months unless the property owner has substantially started construction. Carried 4 -0. C. Stillwater Area High School - Stadium Improvements To consider a request for conditional use permit amendment and variance for accessory building/ g/ structures for stadium improvements at Stillwater Area High School at 5701 Stillwater Blvd. N. City Planner Licht provided an overview of the applicant's request, noting City ordinance requirements and prior requested approvals. Commission discussion commenced with staff and consultants regarding various criteria and conditions noted within the report. Jeff Carpenter, representing the applicant, addressed the Commission and explained the elements of timing involved in relation to the funding and contractual bidding obligations for the project. He provided display material and written comment for the conditions within the planner's report and reviewed the same. He noted that, with the loss of Miller Stadium, it was their hope to fast track this request and award contracts in Mach or April for the project. Mr. Carpenter made himself available for questions and offered to provide information on anything, he was unable to respond to during the course of the issues discussion. Vice Chair Dwyer opened the hearing for public comment. Jason Willett - 12811 53rd St. N. asked that the Commission consider denial in that he has not heard anything suggesting that a new stadium is needed. He would like to know why Miller Stadium is no longer considered usable. He stated that he felt the stadium use was incompatible with the neighborhood and that if the Commission saw to approve the project, to please consider requiring a lesser light pole height. Finally, Mr. Willett noted the increased residential growth and school facility use; he suggested that pedestrian walkways should be considered as part of planning for the area. Kent Grandlienard - 4477 Northbrook Blvd. - introduced himself as the Baytown Township Chair and thanked the City for including Baytown in the discussion and providing them with a very thorough report. He expressed that he felt the school district had done a good job in trying to address the township concerns and additionally noted appreciation for the addition of trees within their planning. John Kern - 5469 Stillwater Blvd. N. stated that it has been his understanding that a stadium was always part of the original project, but that he never had any idea of it being a dual use stadium. He feels the 90' light pole heights are overly excessive and suggested that the school district consider Lakeland Jr. High for a stadium and provide bussing. He is concerned about lighting, increased traffic and long term accountability by the school district for the area and its amenities. Commissioner Runk, seconded by Commissioner Lilj egren, moved to close the public hearing. Carried 4 -0. r Planning Commission Minutes February 21, 2002 Page 5 of 6 Vice Chair Dwyer asked for clarification on the process for continued discussion action on the issued, to which Community Development Director Danielson and Cit Attorney Vierling complied. Discussion of the conditions within the planners report was held, with exchange g among the commissioners, staff, consultants, applicant and other ISD #834 representatives, including Sherm Daniels, SAHS Activity Director, Lyle Koski, SANS Principle and Jim Barrrons of Muska Lighting. City Attorney Vierling suggested the Commission consider handling he requests quests for Conditional Use Permit and Variance separate. Chair Dwyer initiated discussion as to the best process to facilitate discussion of the issue so that the Commission has a thorough understanding of th jeopardm • . g g e matter, without the projects feasibility. Commissioner Runk, seconded by Commissioner Dwyer, moved to schedule a meeting for 7 :00 p.m., March 4th to continue discussion of the issue. Carried 4 -0. New Business A. Receive Commissioner Guides: Community Development Director Danielson informed the Commission that a useful variety of resources had been compiled into one guide, that she hoped gu they would find useful. She encouraged feedback for improving the guide. p g � Commissioner Runk, seconded by Commissioner Lilj egren moved to receive the Commissioner Guides. Carried 4 -0. B. Old Business None. Informational/ Update A. Annual Meetiniz in March Community Development Director Danielson informed the Commissioners that the annual meeting or election of a new Chair g and Vice Chair would be held at the March meeting. Commissioner Runk, seconded by Commissioner Powell moved to receive the information. Carried 4 -0. B. Land Use Training - March 2. 2002 Community Development Director Danielson informed the Commission that an in -house training session, g o , by Government Training Services, on Land Use would occur at the Cit Hall on March 2, 2002 from 9:00 a.m. to 1:30 p.m. She noted that this opportunity pP tY was open to all members of the commissions, staff and encouraged attendance if possible. Those planning to attend were asked to confirm with Actin City ' g � Administrator, Kim Kamper, no later than February 27, 2002. Commissioner Powell, seconded b Commissioner Lil' e en Y � gr moved to receive the information. Carried 4 -0. i i 4 Planning Commission Minutes February 21, 2002 Page b of b Adjournment Commissioner Runk, seconded by Powell, moved to adjourn at 10:23 p.m. Carried 4 -0. Respectfully submitted, Julie Hultman Community Development Approved by the Planning Commission: February 21, 2002. 4 -00 Kris Danielson Planning Commission ject: Set Public Hearing to Consider Amending Ordinance 401.15 as it Relates to Si e ` 9 na 9 March 8, 2002 ENCLO SURE 3 As the Sign Committee will be presenting their findings to the Planning Commis Commission vote g g i son on April 11, 2002, !would recommend that the Planning to set a Public Hearing for May 9, 2002 to consider amending Ordinance 401.15 as it relates to signage. Please contact me with any questions you may have at 651 439 Y ( } -4439. Kris Danielson Community Development Director i 1 ENCLOSURE - 4 NORTHWEST ASSOCIATED CONSULTANTS,. .. NC. 6776 Wayzata Boulevard, Suite 666, St. Louis Park, MN 55418 Telephone: 982.695.9636 Facsimile: 952.696.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Cynthia Putz -Yang / Scott Richards DATE: March 7, 2002 RE: Oak Park Heights — Montanari Office Building: Planned Unit Development, Conditional Use Permit, Preliminary /Final Plat and Site Plan Review FILE NO: 798.02 -- 01.17 BACKGROUND IW ontanari Homes has requested a planned unit development, conditional use permit PUD/CUP), preliminary /final plat and site plan /design guideline review for an office building at 13481 North 60 Street. The proposed building site is located on the south frontage road of Highway 36, between the Eagles Club and McCormicks Furniture. The property is currently developed with an office building and numerous storage buildings. This application was previously reviewed in December, 2001, and was tabled by the Planning Commission until additional information was submitted. Revised site and building plans have been submitted that address some of the issues that were raised in December, and these plans are reviewed in this report. Zoning for the property is Central Business District and was included in the area of the Central Business District Urban Design Study. As a result, the recently adopted Central Business District Design Guidelines apply to the proposed development. In addition to the PUD approval and site plan review, the applicant has requested a Prelim inary /final plat approval to allow the building to be sold as a condominium with commonly owned open space and approval of a conditional use permit to allow flexibility from the City's off- street parking supply requirements and a joint parking allowance. Attached for reference: J 0 Exhibit A: Site Plan and Grading Plan s ,e Exhibit B: Preliminary Photometric and Landscape Plan Exhibit C: Building Elevations Exhibit D: Building Floor Plans Exhibit E: Unit Floor Plans Exhibit F: Monument Sign Exhibit O: Light Fixture Details Exhibit H: City Arborist's Recommendations Exhibit l: Declaration of Cross Easements ISSUES ANALYSIS Comprehensive Plan. The subject property is designated as CBD, Central Business District by the Oak Park Heights Comprehensive Plan. The purpose of the CBD designation is to provide a focal point for the community in terms of retail, service, and entertainment businesses, as well as residential opportunities. As such, the proposed office commercial use is consistent with the Comprehensive Plan. Zoning. Within the CBD Zoning District, businesses or professional offices are listed as permitted uses. The approval process requires a planned unit development in that the site will be converted to condominiums. Individual property owners will own a particular portion of the building and the site where it. is located. The lot surrounding the building that will include parking areas and the landscaping will be owned in common. An association will be established to maintain the exterior of the building and the surrounding property. In addition a preliminary /final plat approval is required to subdivide the property. A conditional use permit is required to allow the flexibility from the City's off- street parking supply requirements and for a joint parking allowance. Subdivision. A preliminary plat has not been submitted for the proposed subdivision. Prior to any Planning Commission action on a subdivision or project approvals, a preliminary plat . . ry p must be submitted for consideration by staff and submittal for review and recommendation. PROJECT PROPOSAL The project site is a total of 31,156 square feet. - Building coverage is 9,586 square feet or 30.76 percent of the lot. The total building area, which does not include the lower level, is almost 20,000 square feet. The building is proposed with two above ground stories. The lower level of each unit is for storage and cannot be leasable as office space. Central Business District Guidelines. In October of 1999 the City adopted a . ty p master plan for the Central Business District in an effort to create a pedestrian friendly, mixed use district. In order to guide implementation of the goals and policies of the plan, n specific design g guidelines for the CBD were developed. The proposed development will therefore be reviewed in regard to its consistency with such guidelines as referenced below: 2 Precinct Designation. The design guidelines establish four precincts within the CBD; the edium -Box Mixed Use Precinct, the Small Box Mixed Use Precinct, the Residential Precinct, nd the Public Green Precinct. The subject property lies within the Medium Box Precinct that is intended to provide transitional changes between the big box development and the small box development within the center area of the CBD. Development Context, Character,, and Materials. The design guidelines state that buildings within the Medium Box Precinct should relate to the character of small box development via building scale and height, building material colors, horizontal lines, and architectural styles and details and should form gateways to other precincts. The design guidelines also state that buildings should be constructed of authentic materials such as wood, brick, stone, cast stone, stucco or pour in place concrete. Accent materials may include metal, glass, block, copper flashing or similar materials. The proposed structure is to be finished primarily with fiber cement lap siding. The base of the proposed building is composed of brick, and brick is used for vertical elements that break up the mass of the building. The brick base of the building is capped with pre -cast stone, and the windows are accented with trim boards. Dormers on the west and east elevations are sided with pre - finished metal panels. The proposed fiber cement lap siding, brick, pre -cast stone, and metal panels are considered appropriate for the Central Business District. The design guidelines further state that buildings should employ earth tones or neutral colors and that light and bright colors should be used as minor accents. The applicants have not identified colors or provided building samples. A materials board and colored elevations will be W quired for Planning Commission and City Council review on this matter. . Building Setbacks. There are no minimum setback requirements imposed in the CBD District. The design guidelines, however, state that limited setbacks (10 to 15 feet) will be permitted along 60 Street. A 35 -foot utility easement exists along the 60 Street right -of -way, and the proposed building is set back far enough to avoid encroaching into the easement area. The south and west facades of the building are placed approximately five feet from the property lines. Although acceptable by design guidelines and Zoning Ordinance standards, the Building Code requires window openings that are less than 10 feet from property lines to be fire protected. The applicant will need to address the facade window openings with fire suppression devices acceptable. to the Fire Marshal and Building Official. Building Width. According to the design guidelines, buildings in the Medium Box Precinct should exhibit facades that do not have long and flat continuous plans. The building elevations illustrate that changes in roofline elevation, brick vertical elements, dormers, window detailing, and other features break up the mass of the building. Building Height_ The CBD Zoning District establishes a maximum building height of 35 feet. The design guidelines state only that building height should vary between two and three stories. The proposed building is 28 feet at its highest point and has two stories above ground. I* 3 Walkway According to the design guidelines, sidewalks within Medium Box Precincts should be at least eight feet wide along building frontage. The site plan illustrates a four -foot sidewalk along the front of the building. In that the sidewalk will serve building access only and does not serve as a public sidewalk, the width is adequate. The sidewalk is shown extending to the north property line. Plans should be revised to show the south curb line of 60 Street North, the existing trail along 60 th Street North and the proposed sidewalk connectin g to the trail. Lighti . The design guidelines for the Central Business District state that lighting should be designed to reduce glare and be in scale with the surrounding buildings, and that pedestrian scale lighting, not more than 14 feet high, should be located on walkways, trailways and adjacent to store entrances. Five traditionally shaped square light fixtures with finials are proposed along the front of the building. These lights should be 14 feet in height. Decorative architectural style fixtures that are not full cut -off can be approved b the City Council in the Y Y Central Business District. For parking lot lighting, fixtures must be in scale with their surroundings with cutoff fixtures located below the mature height of trees in parking lot islands. Four full cut -off light fixtures are proposed along the east property line. These lights should also be 14 feet in height. The ordinance specifies that no light source which casts light on a public street shall exceed one foot candle meter reading at the centerline of the street nor cast light on adjacent property at more than 0.4 foot candles as measured at the property line. This light level is not exceeded except along the property line with the Eagles Club where lighting is shared. g g Landscaping_ The design guidelines strongly encourage site landscaping to enhance storefront entries and blank walls. Landscaping is further encouraged to screen dumpsters and off- street parking areas. The applicants have submitted a revised landscape plan dated February 21, 2002. The plan must be further revised to comply with the City Arborist's comments found in a memo dated March 1, 2002, attached in Exhibit H. Access. The site plan shows a separate entrance for the site and the Eagles. An access permit from MnDOT is required. Parking Lot Dimensions /Site Circulation, Section 401.15.F.4.h.1 of the Zoning Ordinance requires parking stalls that are at least 9 feet wide and 20 feet in length. A reduction of two feet in length may be allowed for stalls that allow overhang according to the note at the bottom of the table on page 15 -34 of the Zoning Ordinance. The proposed parking stalls are 18 feet long and do allow overhang. The Planning Commission should give direction regarding the acceptability of these dimensions. A turnaround area at the south end of the parking lot has been provided to aid in access on the site. Off-Street Parking Supply. The applicants have requested a conditional use permit to allow a reduction from the off - street parking supply requirements of the ordinance. This is considered with the CBD Urban Design Study that emphasizes more on- street parking and 4 cross utilization of arkin consistent with a downtown area. In this area of the CBD, there is p g o on- street parking allowed, although there is an ability to jointly use parking with the Eagles lub. As shown below, the Zoning Ordinance requirement for the site requires a total of 90 off- street parking spaces. The storage area of the lower level is not included in the calculations. Use Ordinance Re uirement Required Spaces Office 3 spaces plus 1 per 200 90 19,172 x.9 = 17,255 square feet The applicants are proposing to provide 46 spaces. As part of the CBD Design Study, it is suggested that uses within the CBD provide not less than three off - street parking spaces per 1,000 square feet of floor area. Utilizing this requirement, the project would be required to provide 52 spaces. The site plan should be revised to show proof of parking within the landscape islands and driveways to the Eagle site to show that at least 52 spaces can be provided on -site. An agreement to allow shared parking between the Montanari site and the Eagles Club has been provided and is attached in Exhibit I. The agreement may be terminated by either party with 60 days written notice. This likely could be an issue when considering any proposal for a reduction in the required number of parking stalls. The agreement is subject to City Attorney review and approval. The City would also need to consider the joint parking proposal through assuance of the parking conditional use permit. 10 Snow Removal. The applicants should provide provisions for snow removal on the site. The landscape areas will not be appropriate for snow storage, thus all snow will be required to be removed from the site. Gradin g g and Drainage. The applicants have indicated that the level of hard cover would be reduced with the proposed site plan. Ponding will not be required for the site if other measures are taken to ensure the storm water quality is not affected before it leaves the site. Grading and drainage issues shall be subject to review and approval of the City Engineer and applicable watershed authority. Utilities. The applicant must provide any additional utilities information needed by the City Engineer, and utilities issues are subject to City Engineer review and approval. Signage. The applicant has proposed one monument sign at the driveway entrance to the site. The monument sign is consistent with the signage requirements of the Zoning Ordinance and design guidelines. Any additional signage proposed for the site will also need to comply with City standards. Trash. A single trash enclosure has been proposed in the southeast corner of the site. The applicant will need to specify details of the enclosure construction (height, materials, etc.). 5 ! i Development Agreement. A development agreement between the r applicants and the City will be required as part of the approvals subject to the City Attorney and City Council review and approval. CONCLUSIONIRECOMMENDATION The application generally complies with City regulations; however, a number of issues still need to be resolved. We recommend approval only if a preliminary plat is submitted by the time of the Planning Commission meeting. If the preliminary plat is not submitted, it is recommended that the Planning Commission comment on the site plan and issues but hold any consideration of this request until additional information is received. We recommend that if approval is granted, it be subject to the following conditions: 1. A preliminary and final plat must be submitted for City review and approval. 2. Window openings within 10 feet of property lines must have fire suppression devices acceptable to the Fire Marshal and Building Official. 3. A materials board and colored elevations must be submitted for Planning ommission g and City Council review. 4. Plans should be revised to show the south curb line of 60 Street North , the existin g trail along 60 th Street North and the proposed sidewalk connecting to the trail. 5. Decorative light fixtures that are not full cut -off are allowed only if the City Council approves them. 6. Lighting must meet all City requirements, and pole lighting must be 14 feet in height. 7. The landscape plan must be revised to comply with City Arborist recommendations found in a memo dated March 1, 2002. 8. An access permit from MnDOT is required. g. A plan must be submitted that shows proof of arkin to provide at least 52 parking p g p p g stalls on -site. 10. The declaration of cross easements for shared parking is subject to City Attorney J tY Y review and approval. The City Attorney, Planning Commission, and City Council should comment on the acceptability of the termination clause in the Declaration. 11. The Planning Commission should rovide direction regarding the acceptability p g g ceptability of the proposed parking stall dimensions. 12. All snow is required to be removed from the site. 6 i 3. Grading and drainage issues are subject to review and approval of the City Engineer and review of the applicable watershed authority. 14. The applicant must provide any additional utilities information needed by the City Engineer, and utilities issues are subject to City Engineer review and approval. 15. Any signage in addition to the proposed monument sign must comply with City standards. 16. Trash enclosure details must be submitted for review and approval. 17. 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I! 'Allllilllllllll �■ 11 ""'.. _ � 111 '' �I�I�Ill�iil I { l�l 1 { 1 1 , 1�i I �i !� a!I� r 1111,11 111 11111, I I l l l I I i l i � l i i l l l l l l l l l l l i l l l l r i l l l l l l lll IIjIIIIIi +I +i'� i� it �' O■ � III�iII' II�1! i�lllllllllll 'll�lillIllllil,l,f,l,f ! i I r l I f l l l l l r ! I ►':, �� ■�j � III rl I �� �.__.. , � IJJ11J.1..1111i.i.l III.I.L1111!_ - e■j t'P�I. ON �� �siP111!1: � li�lif r,llllw. � • ; ; , -- - _- 1 I I Ilii,liill111 ! • t r r , • Montanari Home Mont aaafi Office Buildin • ' ' N ort h 60th S treet • Oak Park _' I m N 55 1 1 , 1 �/ 1 r 6 5 1 - 592 - 32 00 0 r s r s - 0 6 r - i s 9 N�t'H�da[�OS �P09 tSf£t L AO niss NW • MDtAuuoNS'N unNuAy NoiDmrAi i KK Io-LI•zl • :04MRAEV loNaeac 41 "S ' .1 3 3 I I H 0 u v :asvat SONJam1w su.LVIaoSSV v BNI.LNYS @ A,amna SUBICT 10ougtltpmQ• 4 4 Ck� own j 4 { • m j Iltullillf ILL lia X . V 1 R • "1 Q-. Q% IL �w�� NrsM► Q O h ul w 3 0'.00' .21-0 301-06 T1 I I T-1 I lu L F[Fr o .. r Z L HRr- i- ' o � K F I a b i . b . • w 23 2'•0' 30'-0' __j 11 P • 'n 311•0• TT 311•0' t o" O N 2 - 0 6 V z J.-] L__ x x 16W DM 217.2 ,�, + 1" 2432-2 N �•0. M ,a L IN 1 2'•0' 2 q' -0 ' M n -o N a b F= J >= . 31 IF b � o . b� ft1202-2 18-0' 20'•0 A9'•O' 2'-0' 81'-0' Jnit Moor Plans -'No. 1 "O DA'I8: � CUNDY. SANTINB & ASSOCIATES � Mo n atanrl Homes A R C H I T E C T S 11•#1.12601 12"12"01 Montanari Office Building 13481 North 60th Street � 5 �21.,� Oak Park Heights, MN 55082 ' 3434 LEXINGTON AVRNU1? N. SHORPVIPW. &IN 3612.6 OPT 1341 60th Sa+oot Oak Pak Hdglvat, MN 6.51592.3200 s , • 4 9 !� • s s • �srs -nb -1 s9 OOZE-M-1.99 XK '* V *RdO WQQ 0'9 S X ISKY t do 911 f NW'MUTAi VOHS'N UnNHAV NOIOMM PM `� W co 9 • ZgOSS l�iY�l q'�iaH �•�d 4 :SNOBUAXV 'ON aURwS loolis qm WON 19tel $ g � 0 � uOw o - =s t i sauioH T�IEUOy1 : �..►� sa.Lviaossv v amii.Nvs ,&nHn3 6 O,hj -- su'el IlufI 4 4 N N .o-z v lit ' � S 0 N x r o s • fit � • x t bole IL z • 4 LL • tL IL [A cn V RL z :V :: in �D �D n n ti. • d V IL O � O in M H 1% r L I uQ a� a}7"rZ u LU O IL O � � E EXHIBIT F IL *' ­ - - ___ _"r "W"%'1r% 'W%dMWffl5P* 5 8N44k %"510 1 1 • Use fief lightin Braes where glare annual and eesthedc' � s At$ WPOJ ft Ideal r a I(AD areas, suet l g�in9, Walkways and csr lots. g • Com ourru Series Mager COU1 N umboir t KAD 40 R3 12o . � Spoog D 40M R3 120 SP009 � i • ww } "MR MOWN SODIUM 1 .0, 14 Squirm pole arm ' •' • 7 KAG 789 R2 10 114 550 3n� goes square Pala OrM s . �,,•, ` Rt aim ItS _ f �! • W N fl4 and pole arm � • from NO polo ar 2 l�0 �? o " • • MWW MO N N RAI 03 4* � 1�eQd pole or uveti METAL I ALJOE WWOM Wood pal$ or wails u 1 MW KAa 106K N2 43 Aa in 1IV8D" W:d1 bracket ' 175W KAQ IM 12 l3 PA 45 WHOM Wau btackst • 2WW KAD 2W 82 91 R4 N VAnx lWhsa arderin2 KAD 400 22 14 lt4 115 KM#k DA012) • � b�Rs��CQ+dii�l � . � • For aptlons and Beavolu ery F�atu ,rr' 1 6419 pago 2$2. licusiar. Rugged, die -cast, soft corner aluminum housing with 0,12 cominlil wall thlckn L*Wed0So tcom9rarnnfor pole r arrES: i 1�lultf -gip ob1��st �1120. 20% 244X 277V1. or was! rnounfing • �s ststtdard. Dark bron 2 SPOM RPOO orVAVOM mo to OW polyester powder finish is xtandard Dinh *ftn ludo "Ims Ara Moat" an ,% other atchhe ctural colas Avai lable. k0AWAt Aso4"60 Am AU dh ions are la des l , i6n6m* , 00j • Door e: Di #castdoorfreme his impact un{on awwftift * ; resistant tempered glass lens which is fully ga"ed Wb one -piece tubular silicone. S'MOAND PACK ING AxmrU." "Mods is wit einml vm DpOee: A4fl4ctsrs are anodized hydro formedls omented aluminum. Four IES cut. low* Kamm u m tom •' offdiwlbut ops evalla ble:Type II (Roadway), t13 tabu on 3 Type III Wvmmecrid Typ IV (Forward Throw) and Type V iSymmetric). Reflectors ' are field4aterchangeable. - ElecAwl 3ysteac High reactsnc e, high Type a TY PQ 01 Power feetor Ballast Is c opper w nlnd 1 factory ;Bated, Ralik: Dark bronze polyester powder finish IDDS) Is standard Whh other architectures f colors alvAble. I . Becket* Porcelain, horizontally oriented ma Type IV Type vs ere s with cop per allay nickel - 9 uI b �o k pp Y plated screw shell and center contact UL i listed 1560*64OV.4KV pulse r ated. U age; UL 1572 l iste d for wet looations.C� cal6fiod fo>t use in Canada (see optlans), �-•�`�, Poi p ages - 1 -252• � See A sl � �.• o Lt qq c�a�h:1 ?% (0 IA *k -.17% (4S1 ' DApth; 7 0LIi Ma W"r 42 lDo. (19.1 kal 1 EXHIBIT G " •"•� -w�... Oa S q uare 3tra M � .. M ■ r or 6� » Shaft width, 10' to 40b Mounting. Qn1V V Accepts KKS Serles Luminaires JPT) ' S S low Ordering 1*1018680 S98 page 287 TECHNICAL INFORMATION i ErA tM Wth 13 gut Features t P& wa0 Bak eoo p Shat We ldable grade, hot- rolled, comnler- catxlo4 mound, $NU Nu T*k It hug, ss Max toil Main We ws � ', l-que c arbo n steal tubing With a mini- 400 e,.��.a .l a. e4ti « +a No. � a i+�.! xt,x>x• mum yie a! 55,000 psi (I I -gouge) 50two psi $MV144 13 44a11L3 Wn 1 M 2U W lU 1J3 - W4 1t l e:a 75 17- 9au e)• LlA form wall thickn of IV or Mw•c 12 4Ax t1.4 0 3n 11 3U $I$ 12A 430 11.1 Va 1-4 V 90 as AW. Shaft is Otte -piece with a longitudinal, W 14 4,$x 1U 0.123 11 18. a3a 13.1 "11 113 M 4 - 3 X4913}3 390 electric, r661021108 weld. Uniformly square 14 i us 11.8 2H � off : tv =1 11'0 in cross- aeoti�on with flat sides, small comer : ssu4c 1 4 4Aat1a0 air 11 1U a ll i,1 IX V lot 111-3 34X1103 1354 radii and Qxc efienttorsion al quslitias. Avail- . 11 bt 1649 20 UA20.0 4426 It 0a 240 0.r trr 4.s 190 1-•$ 1013 x 2 141 able shaft w dths are 4, 5 and 5 inc has, S A40 n 0120.0 Ud 7 16.3 41 7t2S 1 16 S3 240 d4 3+4x36x 3 III ' sss 3a et V o JIM RIM It 17,? 03 12.7 W 1.4 22 10-13 109 m 4 1 35 An chor Ba Fabricated from hot - rolled SWUM n sa00.0 939 7 Al 70 31,4 535 162 40 10-17 1 011s4 255 carhM 1001 plate that meets or exceeds a ass2144 21 4PUZ50 0,10 I ;•A 130 u 100 1.0- 80 Q-1 W4*1 Ito minimum -yleld strength of 36,004 psi. The sasn4a s1 • 0 x2so ara'0 7 sae no 7.1 1SJ1 s4 IX 1, 214xmxa 341 a nchor ba$a is provided with :dotted holes, lalux 21 Malt" Wn I S.6 2* a2 117 3.7 151! 10.12 1x36x4 W AneW Belt Top Ir galvanized per ASTM mass 21 a %am Un 192 La Ise 30 so ZQ 10-12 l x3Sx4 3N A -1S Made of N e or 1' diameter steel rod ta1X4e 3V "line 0.111 1 0.4 lao 4A 100 13 as 3-1 W4xMxs 20 having a minimum -Viald strength of 55, . M 3350 33 UJI MP 4125 1 4.7 12 23 9 — -- 1x•12 t x l x A �3 M um 26 WT394 atu 1 153 W 4.2 1st 3a lie W12 T x U x 4 1111i Gmundlag: H ut holder located immedlately SUM" d1 U1311• 0.111 1 16.1 = 1s2 Z57 U 310 11-13 1 Mt4 Q inside handhole rim is p rovitled with a 1 9 . "rhos at 6sx30.o 0.1n 2 1a► 1sa LS 100 W14 1 xX;14 4" X13 UNC ground bolt and nut 1 sss34eG 33 u1n.0 alas 1 $4 2V I s•o 111 is 9 11 - 13 1x34 4 He Nan dbvils: Rect reinforced "i >1se N aa"aill 0444 1 1.1 1 124 1 13 33 — 1 1-13 1 xXx4 Dos h+andhole rim having nominal dimensions N O TES: of 3"x5' for all shafts. included is steel ; MoUWrt$ AtfM06e crnjizv ,a •c of o.o•1r 1 cover with attachment screws. • •�+� OrA Mo r►4: �DM1W 1 �ctvre Op�la v. %**page 291 ilia #kw. • HS(Aware: Fasteners are high - strength, Pak Data gallranized zinc-plated or stainless steel. Top Cap: Weather- proof, high - strength Shaft B Bob Ars*W wa;oh plastic cap is provid6 d for drill mount poles. Basso c'rrols projection Base Bch Motor Bak Templale e A squary deacri t ion descri¢tl" number Fin ish: park bronz polyeeter ponder print • • C-4• asss (DDB) standard: optiortai polyester pawoat 4"B 4.1 2 4 it AMS•40 A030 - r"is 04 paint #i nishes ava ilable. r to -17 3- 31er -4 1118 Aesss'a A538 -0 PA0010 Baso Onsr..Full -base cover finished to 12.112' ASM4 AS" FAM11 match pole. Moto: if poles are stored outolda all probative wrapping ust be cemoved immediately to prevent finish damage, B 1 �♦ e &0 I - • • h N • a%1 •• i • • T • �l 1� 1 L t f ' • 1 NOTF, 101841161WO requires proof' ro bo pinked under bwe to onsum run h `' � r' i�dll� w{��I lour�llon. �tQ ��'1��/b I'�LkR� � IN�� W�1fA • • � s4ttirl� ♦A�IQr 15p11�. �hq�i# W� Md� � ��T !D� SriGarsai Moh9r� � ' pNoarrund d►w 16 f wit M malt Uthanii tsd�ry Ssmpiatla. PSCA 295 111 I t XT. %o~ g LWS•• 64bliN •��— �— ,__ VIP vAh t 6w . wdh Om vigninvz R+�ftdGlOr Rofle0cm ii chimney ' 1 f . 17 .6� �. w 1n _ T35C T35C SC•�.� � .�.r f�. T35 op"(vol Twist look Phoilo Con#oIP *ce0t0cI0 C "W" � � �r,;a,-- --`�..•�„' ,`f ti �� Qm �� ~ �noto Cost C0 n a Flo. Oplomol Doc 01OTtv& ..r�• .: Frosied G Chimney w"n �110nol f 1jQ O opw�f Low . C a Sriph���G►ss Bross Holder K) two R4�eC' r C�ts�q i me i�rn base socket ONY, Goss I�fum�. ».3• Sq., .. ' pV4iG'31�''r4 1�0 k'Lat'��"';► arced or4 ooskelao Roof -. r t dill 00 .0ol Four Le Pared —• �, s • oor cefbr 1�9�+' Cam} or �' •.....� �=�. � . i i Cost Alu'nt"•t n. � � d ome --�- �•'' , ;; ��`'�..• C ast A�m inw'n i,►s,ri0�able Sq;�re 9o�b3t >�lot� Same loam ` '"o - i;.l.D. S050st pone rl C ost Alas MUM (Foelo.y Pr ewya m L:.LM, b036 and - ' 13of+a h 4t.ai�t0 �. �____,.. t Cp,rl ?how _fett Control C Pte? 1 O" Dist orr&ct .6) I_a Set $c raw s O NO --i —+ 1446 3• O.D. P ast TeYbr1 �otri 1� �atatQ sn.�rc'be1' kimhOM !�h a o�xce /vita -t t e r rs _ f � T35 gK -�GQ I l �o v C, RDERINO G UIDE m/f k- Hjoo /j -vPEC / .... 1 ..�,,,,...�.....�.., •._ter.. --.._— J. T IC (chboc 0=1=1041- 15006) Tvu *d fb'y' :ergs N.10. t �: so:;k 4.10. 0. Base zae :,_ p�cavuvo, Froirtad Glod Chl�n.'toy antrt b rows t ;'vr •� to � da xt T35PC = i Hojor. (OAIV a•1o►�e W*h rr*dk :n +aa� :.sTS r„ .HW 60 wah m*(CVIy � M� ' IAG w J V 6 CIO 50 a�Icotc X:�GHC't Pvv11C�G+P {015!? well) j ,tr.. 4 .yet �..,. Pa Lvvm i l.! -H 7b wa n �; 1 Q t , •� � , u icu Mr �aa MJ 1 1 -)4e # iii• �'�1`.og . : U - , f i i , h4mr• ~ pas �i.•��c�'tipf papVbC AC �rl =n �r► tik•8 •�►5,$p •.a135pPC :3-14176 175 wets mt -;Cvty v0=1 M0 Type 6 Divltibulion. tc s $rnooth cw c r Pov. Gr m = ..1 -H2;5d Zvi war. rnelcvy' *=.x PAC I J -01 V do. 8grbs�KN Ose VOU KQt1gctcx "'."al i.C�. t ,�►T ac. c „iT35CPC .,i•�'v'Z5t3 SO watt Metot WgGde Mna T ors +u5vr • JT3b� _ 1 •;.1�1rr�7C! 70 wolf fre!o! H d4 n o s � Arwired Ak,m.nLd LOW 3r+0titness ac ksctar . _................._..�._.. -J.M; OQ 100 wolf Mo ld 9011416 MC AW� wdh vn lot.$. T� 5 p,0';, %rI 1�1 ; ;�'•1111.�a0 160 wot! Meld HOW-! ( 7J.PEC Ph*#.* 11 CbAld ( V07.1 CC Custom Color a-M1 1 wait Mot NQ'.d- f .j/8K Block �5��•i �� 1 : • i "J -PEC2 f+nc Mclac CrAt'01,2a0 v0N . . .t D� Oork BrOr�te' .! jPP Pri*AC� Rc�nf end � .•fvlU�?�50 2� watt N,etvi HpGd1= MG I ': 3 WP11 K71 Prtm,,t* Su40•4m Ma ' �••TLP twi i lock PnC;10 Conjf(A Wictutam _j/ Dork G reOn :�r �� $0 wan M; tKQrs;r ,dlrilt� rrt moo . finish SK Mort m cu:�71 i rtor !,.,rs.•r �•:+ss cow cay.ibns, ;0C finis ya west �� Prc;�w a So�+� .. ..... '.J 3OD 1 �o + *' h�w, f ri••,ti..nstturrti r.�r E S t TC'Ct t Lam r1 C FAG 1�7 l+ !.tt1 TX 741i�t e / f 7 ' 6iV .J I�� 4 ,/ � � w�., r , r ► R . • i.0 dal A7 'L• ?tti �/1 I„ 11 � ►R• JI��O �I �� d5n J / QV �, � 1.7V wV•• �•�•� i"iti.•i1�11j'A �ir.�13Z� IPA. TOTAL P.03 i w: A �a.! La LA I L I II Its ! I L i The tradlflOM011y square $hoped lurnlnalre shill conM of 0 luminalr* bMe with on ' • integral ballast housing,, a fcxjr sicced lens frorm. fW lam OWN$., 4 hi root, and a finial, Piixture dVnensions shall be a s cieigue on bock poge. The WmInalre base, ballast hcusing. frame assernoty, roof, and flhlQl shall be heovy wall, copper free. cc6t divm1hum produced tarn certified ASTM 356.1 ingot `�'� ; • y��`,,,,,,, per ASTM B- 179 -95A or ASTM 826.95, s',i• ' ` �; formed true to the pattern with Complete �.� . s;�' dotal,. L*m panels shall be s rMOth, . j textured, or prismatic, Lens ore ovoilobie l in cleor polycorbonate or clear acrylic. internal retractors sholl 1:�* borosilicate .; •,1. gloss and reflectors sholl be polished .�1 • • - : •r i aiurninum. All nordwore shall be stainless .. • ' steel. All exterior hGrdwore shall c r e $Wo nt- r •»,C" ••. • .. • % I* S• . a -.• .;: The iurnlno�& shall mount ono 3 Q.D. •,• �`_• tenon with six 114" dia. socket set screws. r r... , , •• ,,� : : :r•� The bailost a nd socket assernt lti shots be ... • ; •` ' ' furN$h0d with a quick dl$oonnect plug __ -� ��' :: ��••':': t on o re it t ! and rr}oun bo cis pia e• o•,•'' ! For finish specificotiOPM CnC1 color o�j:o r.s ' i sea. ''F�nfSh Sectj0rl j1 CafCIOQ 1 ' LIQHT SOURCE Lj mIn01r *& shall be furnished mrh on H I.Q. b000st and socket cssernbly. _u..r:l.no-re i shall be UL listed and labeled os suitobie for w at locations. Sockets shall be g i =* c • porcelain, mogul of Med irn base, with o T35 copper alloy nickel plated sc shell and cenfer CCHOCt. 9aikut shall be core ono cola, high power factor, reguloling type. Upon re quest. mon ufocfi urer shall Cer-ity the use of 35611 ingot alloy. Jpon request, man sholl supply UL file and �ist,ng information ANTIQUE Stfeel, Lamps, hic, f l i P. O. Oo ISM 7`0 • a•Won, I A7 +5x.::79 j t6 t 2) ZO5- 4686 • Fox c! 12) 295• .1•35C + way► a v+ NAC From: "K.D. Widin" <kwidin @mmmpcc.org> To: <srichards a@nacplanning.com> Sent: Friday, March 01, 200210:44 AM Subject: Landscape Plan - Montanan Office Park - - Scott (Dan) - I have reviewed the revised landscape plan for the Montanan Office Park and have the following comments: 1. The still are specifying 'Royalty' flowering crab in their plan - Y p this cultivar is hi - ht susceptible to both apple scab an f ireblig �Y h l b d diseases, and it also has sparse flowers. For both these reasons, it is not a g ood choice for a landscape and I make the recommendation h that the City not accept the plan unless the cultivar is cha to a disease- resistant cultivar with a better flower display, such as "PrairieFire" "Profusion ", "Professor Sprenger" or "Indian Magic" . 2. The American linden in the front bed by the entrance is now planted in the middle of a sidewalk - this will need to be re- drawn. 3. The "American" Linden" in the plant schedule ( Tilia x flavescens) is actually all a litdeleaf linden from Europe - this cultivar is not p roblems with g acceptable due to girdling roots. A smaller cultivar P , of Tilia americana, such as 'Redmond is acceptable. 4. The City Engineer neer pointed out the fact that the parking lot currently is designed to drain into the front landscape beds at the entrance and will drown the plant material planned for those areas. Any drainage a issues should be resolved before planting. 5. Red-twig dog (dwarf, are drawn at two different scales on gg � the same plan. The should re -draw the shrubs using p Y the same symbol and as a result, they may need to add more dogwoods to t he NE landscape bed by the entrance. 6. yews ews are drawn on plan with the same symbol as used for the deciduous shrubs (dwarf red - twigged dogwood and dwarf bus ) - the should use an evergreen shrub symbol for the phone y suckle Y yews. 7. The landscape h east land a bed in the parking lot is not large enough for p two American lindens - they should re -draw the bed with only one. Kathy Widin Municipal Arborist IT H EXHIB 3/3/2002 • r Return to: Robert G. Briggs 1835 Northwestern Avenue Stillwater, MN 55082 DECLARATION OF CROSS EASEMENTS RECITALS: 1. Stillwater Aerie No. 94 of Fraternal Order of Eagles of Stillwater (h ereinafte r . g � "Eagles "), and Bart Montanan, (hereinafter "Montanani "), are owners of adjoining property in Washington County, Minnesota. 2. The Eagles are the owners of property at 12969 North 60 Street, Oak Park Heights, Minnesota 55082 legally described on Exhibit A attached hereto and made a part hereof (hereafter referred to as the "Eagles Property"). 3. Montanani is the owner of property at 13481 North 60` Street, Oak Park Heights, Minnesota 55082, legally described on Exhibit B attached hereto and made a part hereof (hereafter referred to as the " Montanan Property D. 4. Both properties have bituminous surface parking lots and the parties desire to provide for the use of the parking lots by the adjoining property owner during certain hours of the day. EXHIBIT 1 u • • qL NOW THEREFORE, in consideration of the foregoing recitals and other good . and valuable consideration, the undersigned hereby create, the easement and covenants hereinafter set forth. t 1. Grant of Easement The Eagles hereby grant and convey to Montanari a y temporary easement for parking purposes only over..the bituminous surface area of the P �'y P P Eagles Pro now used as a parking lot. . � Ply 2. Grant of Easement. Montanan hereby grants and conveys to the Eagles a temporary easement for parking purposes over the bituminous surface area of the Montanan Property now used as a parking lot. a 3. • Limitation of Easement The easements granted herein shall be limited as • N follows: The Eagles shall have the right to use the Montanan- parking lot easement described above durin g the hours of 5:30 p.m. until 7:00 a.m of each day. Montanari -shall be allowed to use the parking easement on the Eagles . property during the hours of f 7:00 a.m. until 5:30 p.m. of each day. :,•• 4. R air and Maintenance The owners of their respective properties shall have the sole obligation and responsibility for the repair and maintenance of the parking surfaces on their property. Such repair and maintenance shall include the resurfacing of . e parking are the plowing of snow and the th p g a, p g application of salt and/or sand as needed. P Each P arty represents and agrees that it will maintain their respective parking surface in good condition of repair. 5. Easement not to be obstructed It is expressly understood and agreed that easements herein created are for the sole purpose of the eas PAP parking. The owners of the P parcels shall use the rights granted by this instrument with due regard to the rights of others and their use of such easement shall.be such that it will not obstruct assa • e or drainage thereon. 6. Easement Term This easement shall be for an indef Hite- term but may be . terminated by either party by written notice to the other 60 days in advance of termination. Such- notice shall be delivered personally or by c6rtified mail to the addresses in paragraphs 2 and 3 of the Recitals set forth above. A copy of the Notice:of . •Temunation;and Affidavit of Service.-shall be recorded in the office of the Washington CouhV Recorder if this easement document has been recorded. 7. Amendment The parties agree that the provisions of this Declaration of Cross Easement may be modified or amended in whole or in part onl .with the consent of only with of the owners of the parcels by amendment in writing executed and acknowledged by all of those parties. If a party has a mortgage on its parcel this Declaration of Cross .Easement and any amendment without the written consent of said mortgagee shall not be enforceable against or binding upon that mortgagee. 8. Easement to run with the land. The grant of the easements herein shall run with the land and be binding upon and inure. to the benefit of the owners of the parcels, their heirs, successors and assigns unless terminated as hereinabove provided. IN WITNESS WHEREOF this Declaration of Cross Easement has been executed on the day of , 2002. Stillwater Aerie No. 94 of Fraternal Order of Eagles of Stillwater $y . Its: - B art Montanari State of Minnesota. ) )ss. County of Washington) . The foregoing instrument was acknowledged before me this r day of t 2002, by - - _._... , , ._ ,.. the _...�._.�...., _ _ of Stillwater Aerie No. 94 of Fraternal Order of Eagles of Stillwater, a fraternal org anization, on behalf of the organization. Notary Public State of Minnesota, ) . . )ss. County of Washington) The foregoing instrument was acknowledged before me this day of , 2002 by Bart Montailari. Notary Public D►rafled by. Robert G. Briggs Eckberg, Lammers, Briggs, Wolff & Vierling, PUP 1835 Northwestern Avenue Stillwater, MN 55082 EXHCIBIT A e ("Eigles Pro PAY" ) Tract B. REGISTERED LAND SURVEY NO. 57, according to the plat thereof on file and of record in the office of the Registrar of Titles in and for Washington County, n esota; l • EXCEPT that part of Tract B, REGISTERED SURVEY NO. 57, lying northerly . .. y of the following described line: Beginning at a point on the east line of said Tract B. distant 129.04 feet south of the northeast corner of said Tract B; thence northwesterly to a point on the west Line. of said • Tract B distant 34.50 feet south of the northwest corner of said Tract B and said line there termi�aating. TOGETHER with an easement over, under and across Tract N, Registered band Survey No. 57, on file and of record in the office of the Registrar of Titles in and for Washington County, Minnesota. • • i IT B • e'Montana'n* Property ") Lot A, Registered Land Survey No. 57, except all that portion lying northerly of the following described line. Bewnnin g•at a point on the East line of said Tract A distant 34.50 feet. South of the northeasterly corner of said Tract A; thence westerly to a point on the West line of said Tract A. distant 21.26 feet Southerly of the Northwest corner and said line and there terminating. A NORTHWEST ASSOCIATED CONSULTANTS, INC* 6775 Wayzata Boulevard, Suite 655, St. Louis Park, MN 66416 Telephone: 962.595.9636 Facsimile: 952.696.9837 planners @nacplanning.corn ENCLOSURE MEMORANDUM TO: Kimberly Kamper FROM: Scott Richards DATE: March 8, 2002 RE: Oak Park Heights — Lodge Major Auto Repair /Auto Sales FILE NO: 798.02 — 02.06 As you are aware, Anthony Lodge, of Lodge LLC, has made application to allow or maj • 60 th � auto repair and outdoor auto sales at 14621 60 Street North, which is the former Karmann Jacks location. In reviewing the application, City Staff has been determined that Mr. Lodge will need to submit additional information, specifically interior remodelin plans, before review by the Planning Commission. Mr. Lodge is addressing the submission of this information and has indicated that it will be .available to the City for consideration by the Planning Commission at their April meeting. If you have any questions on this application, please do not hesitate to call me or talk with Kris Danielson. pc: Kris Danielson iris Danielson o: Planning Commission bject: Anthony Lodge: Conditional Use Permit Application March 8, 2002 Please be advised that I have been contacted by Mr. Tony Lodge this afternoon who has indicated that he will be present at the Planning Commission meeting of 3/14/02 and would prefer to have the Planning Commission begin consideration of his application at that time - rather than the meeting of April 11, 2002. As staff has indicated in the enclosed Planner's memo, staff has determined that additional information should be provided to the Planning Commission by the applicant in order to fully consider this request. Please contact me with any questions you may have at (651) 439 -4439. 1 w ENC LOSUALL A NORTHWEST ASSOCIATED CONSU.LTANT$r INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park,, MN 55416 Telephone: 952-595.9636 Facsimile: 952.595.9837 planners@naeplannin PLANNING REPO TO: Kimberl K FROM: Scott Richards DATE: March 7, 2002 RE: Oak Park Hei — Boutwells Landin McKean S West PUD Concept Plan Review, Rezonin to PUD FILE NO: 798.02 — 02.05 BACKGROUND Application. Valle Senior Services Alliance (VSSA) has made application for a rezonin to Planned Unit Development and Concept Plan approval for that area south of Norwich Parkwa and Nolan Avenue. The area consists of 36.79 acres and was included as part of the Boutwells Landin Concept Plan approvals in 1998. VSSA has proposed a si different Concept Plan re q uirin g new review and approvals. The area is currentl zoned 0, Open Space Conservation. Previous Approvals. The Concept Plan for this area was approved in December 1998. The unit breakdowns approved at that time included the followin UNIT BREAKDOWNS Phase 2 Approved Concept Independent Livin Coo e rative 90 units Assisted Livin 54 units Duplexes 108 units I TOTAL UNITS 252 units Adjacent Uses. Uses adjacent to the subject site are listed below. • North of Site. Present zonin PUD. Present use Autumn Hills Park, and existin twin homes on Nolan Avenue. • G i • South of Site. Not in City — Baytown Township. Present use large lot single family. ' • West of Site. Present zoning O, Open Space. Present use Environmental Learning Center for High School. . • of Site. Not in East City Baytown Township. Present use large lot single E Y -- Yt family. Proposed Expansion to the East (McKean Square East). As part of a separate project, referred to as McKean' Square East, VSSA has proposed placing the independent living facility and nine -single family units in the area that is now part of Baytown Township. The additional property would also consist of large open areas, trails, and gardens within the existing natural areas. Potential annexation and/or provision of utilities to the area is a matter for the City Council to determine. The City Council will review a proposed Joint Powers Agreement with Baytown Township for the property at their March 12, 2002 meeting. Representatives of VSSA have indicated that the current proposal for McKean Square West would be revised if the Joint Powers Agreement is not acceptable to the City Council. Attached for reference: Exhibit 1: Vicinity Information Plan Exhibit 2: Existing Conditions Plan Exhibit 3: Overall Area Plan Exhibit 4: Approved 1998 Concept Plan Exhibit 5: Conceptual Master Plan Exhibit 6: Land Use and Staging Plan Exhibit 7: Conceptual Grading and Drainage Plan Exhibit 8: Site Lighting Plan . Exhibit 9: Sign Plan Exhibit 10: Building Elevations Exhibit 11: Conceptual Landscape Plans ISSUES ANALYSIS Comprehensive Plan. The subject site is currently designated for the Boutwells Landin g development, as approved in the 1998 Comprehensive Plan. The Land Use Plan Map indicates that most of the 37 acres has been designated as low density residential. A portion of the site, where the three 16- plexes are shown, is designated as high density residential. In that the Comprehensive Plan anticipated the second phase of the Boutwells Landing project, and the land use designations are. compliant with the concept proposal, there are no issues with the Comprehensive Plan. McKean Square West PUD Concept Plan Planning Report Page 2 Zoning. The subject site is currently zoned O, Open Space Conservation. It is proposed to rezone the site to PUD with the R -3, Multiple Family Residential District as the underlying basis for zoning standards. Due to the variety of densities, the PUD zoning and approvals will allow for a comprehensive approach to evaluating and addressing the application proposal. It will also allow for a coordinated approach for review and approval of a phased development. Subdivision. As part of the General Plan of Development approval process, a preliminary plat will be presented for review. The subject site is currently designated as Outlot B of Boutwells Landing. Proposed Project. McKean Square West is proposed with the following unit configurations: PROPOSED UNIT BREAKDOWNS McKean S uare West Proposed. One Flex 38 Two Plex 20 x 2 units = 40 Three Plex 4 x 3 units= 12 Sixteen Plex 3 x 16 units = 48 TOTAL UNITS 138 The total density of McKean Square West is 3.75 units per acre. The plans indicate a "Signature Site" that would relocate *a historic church and school near the intersection of Nolan Avenue and Norwich Parkway. The two facilities would be utilized as neighborhood gathering areas for meetings and other social events. The buildings would need to be brought up to Uniform Building Code standards and all accessibility requirements. Access through the site is provided by an extension of Nolan Avenue that would loop back to Norwich Parkway. Private streets would extend off of Nolan Avenue to provide dwelling unit access. A future access road location is provided from Nolan Avenue to the Environmental Learning Center which is consistent with previous plans. The site is interconnected by a system of pedestrian trails. The ponding systems within the development would be interconnected with a system of small streams. A portion of the site is reserved for the development to the east known as McKean Square East. The easterly private street cul -de -sac, proposed as part of McKean Square West, would serve the dwelling units in the easterly phase. Streets. Nolan Avenue is proposed as a 55 foot right -of -way with a 28 foot street width. The existing portion of Nolan Avenue was constructed with a 34 foot street width. City staff have indicated that Nolan Avenue will need to be constructed to the same standards as the existing roadway. The proposed plan has a more extensive system of private roadways than the previous approved Concept Plan. City staff, the Planning McKean Square West PUD Concept Plan Planning Report Page 3 Commission, and City Council should comment on the private roadways and make the determination if they should be public or private. Subdivision requirements specify a maximum cul- de-sac length of 500 feet, except in those areas approved by the City Council. The two westerly private streets comply with this standard, the easterly does not. That street is over 600 feet long, which is not highly desirable from a design perspective. Additionally, the right -of -way extends over the City limit line into Baytown Township. The street is proposed to be built directly on the line. The location of this right -of -way and street will need to be determined pending City Council direction on McKean Square East. Setbacks. Within a PUD, the base district setback requirements are applied only to the perimeter of the project. Two units, on the far east side of the project, are each within a few feet of the property line /City limit line. These units should be pulled away from the line pending direction on McKean Square East. Previous concept plan approvals for Boutwelis Landing specify a 20 foot separation between buildings. The current plan specifies a minimum of 15 foot separation of buildings. PUD requirements of the Zoning Ordinance indicate that building separation should be one -half the sum of the two building heights. The Planning Commission and City Council should review the plans and determine an appropriate setback for buildings. Park Dedication. Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The land and cash that has been dedicated to the City for Boutwells Landing included that area of Phase 2 now referred to as McKean Square West. That dedication was based .upon 90 units of independent living, 54 units of assisted living, and 108 units included in duplexes. Additionally, the formula for park dedication changed as part of amendments to the Subdivision Ordinance. approved in April of 1999. If the McKean Square West project is completed as proposed, the City would have received too much park dedication. The Park Commission and City Council should comment on the park dedication for this and other proposed projects. Grading and Drainage. Conceptual grading and drainage plans have been submitted for this project. The plans specify a system of ponds and interconnecting streams. An area of wetland mitigation has also been proposed on the west side of the subject site. Detailed drainage plans and calculations will need to be submitted for review and approval of the City Engineer and review by the applicable watershed authority. Utilities. A utility plan has not been submitted. A utility plan shall be subject to. review and approval of the City Engineer. Trails /Sidewalks. Although the plan indicates an extensive system of trails through the development; sidewalks are not shown along Nolan Avenue or the private streets. Sidewalks, consistent with the constructed parts of the development, will be required on both sides of Nolan Avenue and along at least one side of each of the private streets. The trails and sidewalks will be constructed to the same width and standards of the preceding phase. The Parks Commission should comment on the specific trails and sidewalks for this project, as well as for the overall housing complex. McKean Square West PUD Concept Plan Planning Report Page 4 Lighting. A site lighting plan has been submitted as part of the application. The lighting plan consideration would be part of the General Plan of Development review and approval. . Signage. Signage plans were submitted as part of the application. The signage plans would be part of General Plan of Development reviews and approvals. Landscaping. The City Arborist has made preliminary comments on the landscaping plans for the Boutwells Landing project. of particular importance is the need for a. Tree Inventory and Tree Preservation Plan for the subject property. These will need to be submitted before the Arborist can complete a review. Architectural Appearance. Preliminary elevations have been submitted for the units proposed as part of this development. The two -plex units are similar to what has been constructed in the previous phase of this project. Staff had suggested that the second phase should feature units with less of an emphasis on a garage forward design. The single, two and three family units proposed for Phase 2 are all garage forward design. It is suggested that the applicant look at alternative dwelling unit designs that provide more emphasis on the living space and less emphasis on the garage door. The 16 -plex units, with underground parking, is an example of units currently being constructed in the Twin Cities that features a more urban and edestrian design as opposed to an P g Pp automobile oriented dwelling design. The Concept Plan review does not usually include specific recommendations for dwelling unit design, although as design of the units impacts the site plan, it must be taken into account. The applicant should review other design examples and suggest alternatives to what has been presented. Building Height. The building elevations presented to date do not provide enough detail to adequately address building height. The building height limit would be 35 feet. It appears as though none of the building styles presented would exceed the height g maximum. Development Contract. The applicant will be required to enter into a development contract with the City should approval of the Concept Plan and General Plan of Development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area charges, would be included. The contract will specify conditions of approval and the issues related to phasing the development. McKean Square West PUD Concept Plan Planning Report Page 5 RECOMMENDATIONS AND CONCLUSION Due to the issues addressed in this report, primarily the issue of McKean Square East, the issue of private streets, the dwelling unit separation, and need for additional information, it is recommended that the Planning Commission hold on any recommendation at this time. At their March meeting, the Planning Commission should review the concept plans, address the issues with the information available, and make suggestions to the applicant on the Overall design. That would allow the applicant to make changes and provide adequate information for a thorough Concept Plan review in April. ' pc: Kris Danielson. y McKean Square West PUD Concept Plan Planning Report Page 6 *AT JA DNnAO9 SW '46 aR99 JSU WK MI 109VT 1 wa / 11 rM F1 rt• 1 • m Y"IDam V f • • r ■Q� JLS3AA 3uvnDS ■� m db IMF I as WON no @MOEN" r • • • A • r • s r .ar t' Iowa 1 aftflftrt� �rf�i�/� , • ■ ORRIN LW f - w M N � \� 11 `'� �+ �� %lilt N T P I p o w t o �� r /�+ �� -•�., � � � . 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I ---- I ,� " - 1�1 41I I � - ­ 1*) . ���Ilml* i�Z , * I , _� I I'LL" -i , :q;, , ��,�, . t-. , 14.� e 11 , - . ,I T". � I 'I,­ � `� _ , ,�, L &�, - - _, , ._" - , . �s , l I , � ,< � N ��!IIIIII, ,� � - �, � - ` ­_ ­ ­-L - __ . � 0 ���������������������������������������������������������������������� I � � � 11 - - I 1111111 V A•w 1 AII AOP 00 Ar PP— • f , -� . f ;,! ! v . r - r � t � � � / ;• 1, r te, V iy • FZf /� I 1 / S •� r 4b V A • 0 •• x 1 21 % i • ft,1 dog aw N 90 ..,. •�. t . , '' .r-r ti �� `� ti.. • • fir• . r 61 A am 17) ORO W&I P op V ol OV T 404 ' '� A `• , • S, •, • • ` • • ti ./ y ` y to 00 dOW owl ` Goal • NORTHWEST ASSOCIATED CO INC. ............... . ......... ... ...... ........ ............................. 11 --------­---- ........... ....... .................. __ ................. 5775 Wayzata Boulevard, wits 855, St, Louis Perk, MN 55416 Telephone: 852.585.9836 Facsimile: 852.595.9837 p €anners@nacplarinirsg.cnrn • I PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: March 7, 2002 RE: Oak Park Heights — Oakgreen Village Townhomes: PUD /CUP Concept Plan Review, Comprehensive Plan Amendment, and Rezoning FILE NO: 798.02 — 02.02 BACKGROUND Application. Anchobaypro Inc. has made application for PUD /CUP Concept plan • review, a Comprehensive Plan amendment, and rezoning for property on either side of 58�' Street at Oakgreen Avenue. The area consists of 18.64 acres and would surround the proposed Oakgreen Village Apartments on the north and east sides. The project would surround a large ponding /wetland complex and existing single family homes along Oakgreen that are not owned by the development interest. A total of 138 dwelling units would be created in four, six, eight and 12 -plex buildings. The project is proposed in four phases starting in 2003 and ending in 2007. A .planned unit development concept plan review is required for townhome projects proposed on private streets. A Comprehensive Plan amendment is required to change a portion of the property south of 58 Street from a park facilities /open space designation to density residential. The same property would also need to be rezoned from O, Open Space Conservation to R -3, Multiple Family District. The property to the north of 58 Street is zoned CBD in which multiple family dwellings are a listed conditional use. Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site. Present zoning CBD. Present use Xcel Energy power lines and open space. • South of Site. Present zoning O, Open Space. Present use open space and single family residential neighborhood. West of Site. Present zoning CBD. Present use open space and auto parts salvage • business that is no longer in business. East of Site. Present zoning 0, Open Space. Present use single family residential and open space. Attached for reference: Exhibit 1: Vicinity Information Plan Exhibit 2: Existing Conditions Plan Exhibit 3: Overall Area Plan Exhibit 4: CBD Master Plan/CBD Master Plan Precincts Exhibit 5: Conceptual Master Plan Exhibit 6: Land Use and Staging Plan Exhibit 7: Conceptual Grading and Drainage Plan Exhibit 8: Landscaping Plan Exhibit 9: Lighting Plan Exhibit 10: Building Elevation Plans Exhibit 11: Floor Plans ISSUES ANALYSIS Comprehensive Plan. The subject site north of 58 Street is designated as CBD in the Comprehensive Plan. The plan anticipated a mixture of commercial and residential uses within this area. The Central Business District - Urban Design Study also designated this area as a Residential Precinct. The area to the south of 58 Street is currently designated as parks facilities /open space. The Comprehensive Plan, in District 11, indicated that this area would be planned as open space and would be maintained as a lineal park and constructed with a trail connection. An existing single family home on Oakgreen Avenue is not owned by the applicants and would not be a part of these development plans. A setback area of 150 feet is proposed to separate the single family-neighborhood from the proposed townhome development. The Comprehensive Plan amendment will be a major aspect of this development review in that it is a significant land use change in this area. The Planning Commission and City Council should review the Comprehensive Plan maps and policies to determine if a land use plan change is justified for the subject area. The Central Business District Urban Design Study did not include the area to the south of 58 Street. Zoning. The subject site north of 58 Street is proposed to remain zoned CBD. Multiple family townhome structures are allowed in the CBD as a conditional use. The PUD is required to allow more than one principal structure on a defined lot. If the City is Oakgreen Village Townhomes PUD /CUP Concept Plan • Planning Report Page 2 R ' agreeable to changing the land use classification for the area to the south of 58 Street, g 9 g the property would be rezoned from 0, Open Space Conservation to R -3, Multiple Family Residential District. Within the R -3 District, multiple family townhome units are a permitted use. A PUD is also required for the property for multiple principal structures on a defined lot. A relimina lat will need to be Subdivision, preliminary processed with the General Plan of p P Development approvals for the entire development. Proposed Project. The total project would consist of 138 units with eight 12- plexes,. one eight -plex, four six - plexes, two four- plexes, and 12 miscellaneous unit styles. The project density is proposed at 7.4 units per acre. A private street is proposed to connect 58 Street with Novak Avenue. From the private streets would extend driveways into the individual units. The units have been oriented to take advantage of the large ponding and wetland area and are positioned around the existing single family units on Oakgreen Avenue. The applicants have proposed the use of Tax Increment Financing to purchase the remaining single family homes on Oakgreen Avenue for incorporation into the townhome project. * The City Council will need to consider the use of TIF and the benefits derived from not having to plan the project around existing dwelling units. Access for all of the units proposed as art of the project treets. A north of 58 Street p p p p 1 would be off of the private street. The private street is proposed with a width of 25 feet. This design differs greatly from the street type specified for the Residential Precinct in g Y the CBD Design Guidelines. The guidelines indicated a 62 foot right -of -way with a street width of 40 feet: City staff has suggested that access roadways off of the primary streets in the development could be at a lesser design' width. The Planning Commission and City Council should review the proposal for the private street and the design standard which has been specified in the Design Guidelines. The 25 foot street would not allow parking even on one side. The concept plans for the development do not indicate the provision of any guest parking which could create issues with the proposed density of development. • The townhome development south of 58 Street would be accessed directly off of that roadway. The plan indicates two access points, both of which would need to be reviewed by the City Engineer. As part of the development, consideration of right -of -way and upgrades to Oakgreen Avenue must be considered. Washington County has previously specified the need for at least a total of 200 feet of right -of -way to reconstruct the roadway to appropriate standards. Right -of -way dedication will need to be provided as part of this project in accordance with the design standards of the County. Dialogue between the developers, Washington County and the City on Oakgreen Avenue will need to be an aspect of this development review. Oakgreen Village Townhornes PUD /CUP Concept Plan Planning Report Page 3 r Building orientation /Setbacks. The townhomes on both sides of 58 Street are developed with a "suburban style" layout designed to maximize unit densities. The unit style on the south and west side of the private street indicate a garage forward design with individual driveways. The examples specified in the CBD Design Guidelines indicate residential. units with a more urban design reflecting pedestrian access to the front with driveway access to a lower level parking garage or garages in the rear. The units to the north and east of the private street indicate another style that em hasizes automobile access over urban design concepts. The units to the south of 58 Street should be oriented with their front doors toward the street. Driveway access would be from the rear on one access drive. The Planning Commission and City Council should review the CBD Design Guidelines and determine the appropriate design and unit styles for the CBD. Park Dedication. Park dedication is based upon, the specifications of Section 402.08 of the Subdivision Ordinance. The area has not been subdivided and is subject to park dedication. For a townhome project with an overall density of 7.4 units per acre, the dedication would be 14 percent of the land or an equal amount in cash. The Parks Commission and City Council should review the proposal and provide a recommendation on the type of dedication it would prefer for this area. If cash dedication is required, the applicants must provide an appraisal or purchase agreement in accordance with the ordinance, to establish a fair market value of the property. The applicant has proposed a dedication of a 150 foot parcel of land directly north of the River Hills neighborhood. This property is also subject to the development contract for the Boutwells Landing project. That agreement allows the City to purchase the parcel for a set per square foot price. The Parks Commission and City Council will need to determine if this parcel should be a part of the City park system and whether to acquire it through park dedication or a purchase under the development contract. Submittal of a current appraisal of the property will be necessary before the City can move forward on park dedication for this development. Grading and Drainage. Conceptual grading and drainage plans have been submitted for this project. The City Engineer should comment on the plans and indicate how the project will - impact the overall storm water plans for the Central Business District. Drainage plans and calculations will need to be submitted for review and approval of the City Engineer and for review by the applicable watershed authority. Utilities. A utility plan has not been submitted. The City Engineer has requested that the developers provide a conceptual utility plan for this site and as it will impact the other aspects of the entire development. Trails and Sidewalks. The site plan indicates trails around the ponding and wetland complex extending through the development and the xcel Energy power line easement with eventual connection to the City trail system. A trail is also shown in the 150 foot Oakgreen Village Townhomes PUD /CUP Concept Plan Planning Report Page 4 setback area, south of 58 Street North. This trail is ' also seen as another east/west connection to the Boutwells Landing project. As p. art of the street network proposed in the development, sidewalks on at least one side,. and preferably both sides would be necessary for pedestrian access and as part of the urban design concepts of the CBD Design Guidelines. The Parks Commission should comment on the specific trails and sidewalks for this project as well as the overall plan for the entire housing complex. Lighting. A site lighting plan has -been submitted that is part of the application. Consideration of the lighting plan would be part of the General Plan of Development approvals. Y Landscaping.. The City Arborist has made preliminary comments on the landscaping . plans for the Oakgreen Village Townhomes. Of particular importance is the need for a Tree Inventory and Tree Protection Plan for the subject property. These plans will need to be submitted before the Arborist can complete a review. Architectural Appearance /Building Height. Elevation plans from another building project have been submitted to represent a concept for what could be built in the subject area. The applicant has indicated a willingness to look at a variety of. housing units and styles for this project: It is suggested that the applicant review the CBD Design Guidelines and other urban townhome projects in the Twin Cities for ideas on what could work in the Oak Park Heights CBD. Based upon the comments as it relates to building orientation, the unit types would need to be significantly different, less automobile oriented, and more pedestrian oriented in style and design. A complete analysis of the guidelines would be completed as part of General Plan of Development review. Development Contract, The applicants will be required to enter into a development contract with the City should approval of the Concept Plan and General Plan of Development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area charges, would be included. RECOMMENDATION AND CONCLUSION Due to the issues raised in this report, primarily the Comprehensive Plan amendment and rezoning for that area south of 58 Street, street construction, TIF funding for purchase of the existing single family properties, building orientation, park dedication, grading, drainage and storm water plans, utilities, tree replacement and inventory, and the design of dwelling units, it is recommended that the Planning Commission hold on any recommendation at this time. At their March meeting, the Planning Commission should review the concept plans, address issues with the limited information available, and make suggestions to the applicant on the overall design. That would allow the Oakgreen Village Townhomes PUD /CUP Concept Plan Planning Report Page 5 F applicant to make changes and provide adequate information for a thorough concept plan review in April. i pc: Kris Danielson Oakgreen Village Townhomes PUD /CUP Concept Plan Planning Report Page 6 am Irmlloummy UM YAOlAtaMW S31VIDOSSV 19 H3QANS ■� S3WOHNM • ONIUN • - Ilk In OR " • • • 1 w � � ,';. ,� � '", fir 1' � i .,,+. ..._ �a"c f •g1OVA" roZ N O NOW It kT AL r����11r11'Cr\ rrr;i►'>>>�:w.... +� 1 , rr fib �!F �~' f [ i� � • � � i u r ■ ' !op oil— All W Mill 40 sill l" �� r r � � � �� `� ''>llttlX =1.�' +_ ,cam a ■ " ;A : � ■r � ■ 1 r 1 r � A OJ�? A? 012 NEE/��g101i��:ie.E•E O Q �Me i C i A _wwwwswrr �-.rwww.�- w w • �/r op -wftm OWN* d ! 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O❑❑❑ !! 1iWai t I 11000 II tl o - - 000 " L - 001 ! ry ❑0 0 11 R] © if to � tl IE 1 �E 1 in 000 0❑❑❑ 0000 It J 1111❑❑ fill 1, rt i r i t r m� f � - O �r �Q i �t ii tal Mill l EXHIBIT 10 �If: wwwwwr■iw�� r. r rr �r man • MEN vollom onto r ii MEN ,;'= ."IS, � :i : f ■ 11 X11 II rr aw■ ws ��■`�WNW ,�i,!� ! ii i ■ ■■ �„"` MEN Uwam MEN mom so WON me AM Qmmmm mom w - ■r• ...�lwwfww� WIN"� rr rrw■rsrrarr. NNNa .r. ONE WNW 'Elimil HIM ■r rrr■ ■s■rrrrrrs R; • , sib x n i < t UPPER LEVEL M� laundry Den 1 0" 5" X l ot Down t t . t t t Bedroom Master ; 13. x 2 Bedroom 15' x 13' 0 t . -t t t . t t t r• - -- _•1•w M7 MAIN LEVE L t Dining t Kitchen Mech. Room 14 x7 7o'x17' 0 Luxury Master Bedroom t t oL _ Pantry ; 1/2 �a�n ; +r- * Lorge W olfs -in Closet up " . De luxe Bath • Second Bedroom • Den on d Closet 5poce • Liv • Upper Level Laundry Room 12' '4'$" z Car • Two Car Garage Garag g • Private Covered Ent ry 'T6" X 79'x" t 1 flnished sq. ft. Covered NOTE: Dimensions ore Stoop meosured Inside to inside wolf. Dimensions and finished square footoges ore opproximote. Prices and feotures subject to sub 1 g chop a EXHIBIT 11 without notice. n Q .� Bridle Pass: (651) 466 -0560 Fox: (651) 466 -0546 Model Hours: Mon -Thurs 1 -7, Fri -Sun 12 -5 BrightKEYS Building & Development Corporation • 1809 Northwestern Avenue • Stillwater, MN 55082 • (651) 430 -1400 MN Bldr. Lic . #20013638 • Proudly Morketed by BrightKEYS Trust Company UPPER LEVEL Laund Den 10'5" x 10' 0-1 1 Down ----- - - - - -, W , ---------- I Bedroom Master 13" x 12" Bedroom ' 15' x 13' , - - -- n - - -- - -- - - - -T -- Mech. � � D i n i n g LEVEL MAIN , 0 11'X Kitchen Room Patio 14'x7' 11' 8'x10' • End Location F - * Private Covered Entry '':, - opt Bath Pantry • Two Cor Garage ' P • Fireploce • Patio Off Dining Doom • Livi Bedroom Luxury Mo ster 2 Car Room Deluxe Both Garage 1 3' x 17, Second Bedroom 17'6" x 19'6" i Closet L ar e Wollf 9 Den 1., , , , 375 fin8hed . s ft. q NOTE: Dimensions ore measured inside to inside wall. Dimensions and finished square footoges ore approximate. Prices and feorures subject to change without notice. B • 1 651 ) 466 -0546 Model Hours: Mon Thurs 1 -7, Fri Sun 12 -5 12t Dddle Pass. (65 } 466 -0560 Fax: C BrightKEY5 Building & Development Corporation • 1809 Northwestern Avenue 0 5tillwater, MN 55082 • (651) 430 -1400 MN Bldr. lic . #20013638 • Proudly Marketed by BrightKEYS Trust Company E NCLOSLRE �$ NORTHWEST ASSOCIATED CONSULTANTSy INC* ---------- • 5775 Wayzata Boulevard,, Suites 555. St. Louis Pidrk MN 56416 Telephone: 952.595.983@ Facsimile: 952.595.9837 p €anriersC7ngcPlarining.aorn MEMORANDUM TO: Kimberly Kamper FROM: Scott Richards DATE: March 7, 2002 RE: Oak Park Heights — Oakgreen Village Villas — PUDICUP Concept Plan Review FILE NO: 798.02 — 02.03 BACKGROUND Valley Senior Services Alliance, Inc. has made application for a PUDICUP Concept • Plan review for property north of the Xcel Energy power line easement within the Central Business District. The area consists of 6.84 acres. A total of 24 dwelling units would be proposed within three 8 -plex buildings. The project is proposed in three phases, starting in 2002 and ending in 2005. A Planned Unit Development Concept Plan review is required for townhouse projects proposed on private streets and where more than one principal structure is located on a parcel. The property is zoned CBD in which multiple family townhouses are a listed conditional use. Adjacent uses to the subject site are listed below: North of Site: Present zoning - CBD, Present Use — Existing commercial development. South of Site: Present zoning — CBD, Present Use — Xcel Energy power line easement, former auto salvage yard and open space. West of Site: Present zoning — CBD, Present Use — Xcel Energy substation and open space. East of Site: Present zoning — CBD, Present Use — Residential condominium development. fr Attached for Reference: Exhibit 1 Vicinity Information Plan Exhibit 2 Existing Conditions Plan Exhibit 3 Overall Area Plan Exhibit 4 CBD Master Plan/CBD Master Plan Precincts Exhibit 5 Conceptual Master Plan Exhibit 6 Land Use and Staging Plan Exhibit 7 Conceptual Grading and Drainage Plan Exhibit 8 Landscaping Plan Exhibit 9 Building Elevation Plans Exhibit 10 Floor Plans Exhibit 11 Lighting Plans ISSUES ANALYSIS Comprehensive Plan. The subject site is designated as CBD in the Comprehensive Plan. The plan anticipated a mixture of commercial and residential uses within this area. The Central Business District Urban Design Study included the subject area in the Medium Box Mixed Use Precinct and the Public Green Precinct. The subject area north of the Xcel Energy power line easement was designated for a commercial � development area. The Master Plan was developed as a concept or guide for land use, thus it is recognized that the plan is flexible. If residential development occurs in this • area, it could preclude redevelopment of the Highway 36 frontage road area for commercial uses in that the potential business area would be reduced by the housing development. The Planning Commission should consider this deviation from the Master Plan of the CBD Design Guidelines. Zoning. The subject site is proposed to remain zoned CBD. The multiple family townhouse units proposed for this subject site are allowed in the CBD as a conditional D is required to allow for the three principal structures use. A PU es on one lot. A PUD is q p p . also required to allow for private street access for the project. Subdivision. The general area is proposed to be subdivided to create the subject property and the surrounding townhouse and apartment lots. A preliminary plat has been submitted and will be processed with the General Plan of Development review and approvals. Proposed Project. The project as planned would consist of 24 units in three 8 -plex buildings. The project density is proposed at 3.51 units per acre. The subject area would be accessed by one private street that would extend from the roadway within the Oakgreen Village Townhomes. From the private street, driveways would access all of the garage units in the development. A small playground area is included on the plan. Oakgreen Village Villas PUD /CUP Concept Review • Planning Report Page 2 T The units are surrounded by an electric substation, commercial development, residential - condominiums and a major power line easement. There are few natural or man -made amenities -on or surrounding this site. Streets. As indicated, only one access, on a 25 foot private street, is proposed for this development. The southerly portion of the development would be approximately 400 feet from the private street within the Oakgreen Village Townhomes. Staff's initial reaction is that another access, possibly from the west would need to serve the housing development in this area. The Planning Commission and City Council should review the proposal for the deadend private street and the access issues. The design standards of the CBD Design Guidelines should also be considered in reviewing this proposal. Building Orientation /Project Location. Most of the site would be consumed with buildings and driveways. There is little room on the site to alter the design with the units that have been proposed. Staff has questioned, based upon the CBD Urban Design Study that designated this site for commercial development, whether this is an appropriate location for residential units. The subject site is too detached from the other development and the orientation of the buildings does not relate well to what is currently surrounding the property. This site may be better suited for commercial development. Park Dedication. Park dedication is based upon the specifications of Section 302.05 of the Subdivision. Ordinance. For a project with an overall density of 3.51 units per acre, the dedication would be 10 percent of the land or an equal amount in cash. The applicants have offered the Xcel Energy easement area as a portion of the p ark dedication. The Parks Commission and City Council should review the proposal and provide a recommendation on the .type of dedication it would prefer for this area. If cash dedication is required, the applicants must provide an appraisal or purchase agreement in accordance with the Ordinance to establish a fair market value of the property. Grading and Drainage. Conceptual grading and drainage plans have been submitted for this project. The subject site is located in an. area identified within the City's stormwater plans for a pond. The City Engineer should comment on the plans and indicate how the project will impact those stormwater plans. The CBD Master Plan indicated ponding areas to be located to the south of this site, within the Xcel Energy power line easement. Drainage plans and calculations would need to be submitted for review and approval of the City Engineer and for review by the applicable watershed authority. Utilities. A utility plan has not been submitted. The City Engineer has requested that the developers provide a conceptual utility plan for this site and as it will impact the Other aspects of the entire development. Oakgreen Village Villas PUD /CUP Concept Review Planning Report Page 3 R s < a Trans and Sidewalks. The site plan does not indicate any trails or sidewalk areas to the subject site. At a minimum, a sidewalk would need to be placed adjacent to the access roadways for pedestrian access to the site. Trail interconnections with the commercial areas to the north and to the condominiums to the east would also assist in breaking down the isolation of a neighborhood in this location. The Parks Commission should comment on the specific trails and sidewalks for this project, as well as the overall plan for the entire housing complex. Lighting. A site lighting plan has been submitted as part of the application. Consideration of the lighting plan would be a part of the General Plan of Development approvals. . Landscaping. The City Arborist has made preliminary comments on the landscaping plans for the Oakgreen Village Villas. Of particular importance is the need for a Tree Inventory and Tree Protection Plan for the subject property. These plans will need to be submitted before the Arborist can complete a review. Architectural Appearance. Elevation plans for the three buildings have been submitted for review. The plans feature two -story units with porches and front facing garages. The units are a "suburban style" design that do not meet the intent of the CBD Design Guidelines and the intended housing styles preferred for the CBD. A complete analysis of the guidelines would be completed as part of the General Plan of Development review. Development Contract. The applicants will be required to enter into a development contract with the City should approval of the ,Concept Plan and General Plan of Development be granted. As part of the contract, -the provisions for street and utility construction, as well as payment for area charges, would be included. RECOMMENDATION AND CONCLUSION Based on the preceding review, it is recommended that the Planning Commission hold. on a recommendation at this time. Issues have been raised about the desirability of this location as a residential - neighborhood, street access issues, utility issues, and stormwater design. The development of the subject site will also be influenced by the proposed projects to the south of the Villa development. All of the elements related to access, streets, utilities, and stormwater will need to be coordinated for the proposed project. pc: Kris Danielson Oakgreen Village Villas PUDICUP Concept Review Planning Report Page 4 / / O.S ✓1 V • S31VI 3ajkNS ! 1 MIMI / • , / ■■rev ■■ • ■■� r ..., 3 DVIIIA N33 o . . db Rk ■■ 1 44P, 4 a ll Ob Fong w � s i fJ , po AW t o Al ■ A r � � i s oi�ii�i' en• � e.rr,btau• � . � . � r.�„wwww�.www .r ��rrrw� + � ♦..�..• .r_ _w_..• •rfr .w. ••• !r 'J •* f S RE N --- -- � o • 00 ` qvl A ..w'r �� • . qua • .. .- • w• .•1 .y ` • � \ r...•.... ♦ • i �---- --�t�, 9 �� --fi . • �� } t I � - - f . • I I f - I f f . . I f 1 4 �y 4N •-' ........ • i N J r. _' .._...r.. . 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CHECKED 15Y: mommmumulammommom mom VILL 5 'mom 0 ■ r�r�,�r���r�a.��!r�!�rrrrrrrrr� OAK PARK HEIGHTS, MN ■r����r���r�rrrrrrrrrrrrr ■r■�c�r������rrrrrrrrrrr�rr■ ~� V N* N V • n rl kUNnWWOO ONIAn "d*OIN3S DNIONVI sii3m3inoe - - _ t r r' i • ■ • yy Mr. � 1 I� �• s � • Y • • 1■ • • 1 ■ I t i • • ■ ■ ■ ■ ■ ■ ra ALSO M 0 L ■ ■ rum • �,� ; fi r► ��' Los ■■� -------- OWN rs■ ■ _ _ . PAW M ` iii �r■■ j •• E�� n i ENCLOSURE .� N ASSOCIATED CO NSULTANTS r INC* S Stiti 5775 Wayzata Boulevard, Suite 555, St. Louis Park, IllN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: March 7, 2002 RE: Oak Park Heights — Oakgreen Village Apartments PUD /CUP Concept Plan Review FILE N O: 798.02 -- 02.04 BACKGROUND Application. Dominion Development and Acquisition, LLC has made application for PUD /CUP Concept Plan review for that area directly north of 58 th Street North within the Central Business District. This area consists of 6.05 acres and is directly west of an existing wetland and ponding area. The applicants have proposed two apartment buildings with a total of 100 dwelling units. The project would be phased over a four y ear time period with completion expected in 2005. The area is zoned CBD in which multiple family dwellings are a listed conditional use. The project would also require a PUD in that the two apartment units, each principal structures, would be located on one lot. Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site. Present zoning CBD. Present use open space and auto parts salvage business that is no longer in operation. South of Site. Present zoning 0, Open Space. Present use open space and River Hills residential neighborhood. West of Site. Present zoning CBD. Present use open space. East of Site. Present zoning CBD. Present use wetland, open space and single family residential properties. w t Attached for reference: Exhibit 1: Vicinity Information Plan Exhibit 2: Existing Conditions Plan Exhibit 3: Overall Area Plan Exhibit 4: CBD Master Plan /CBD Master Plan Precincts Exhibit 5: Conceptual Master Plan Exhibit 6: Land Use and Staging Plan Exhibit 7: Conceptual Grading and Drainage Plan Exhibit 8: Landscaping Plan Exhibit 9: Building Elevation Plans Exhibit 10: Floor Plans Exhibit 11: Lighting Plans ISSUES ANALYSIS Comprehensive Plan. The subject site is designated as CBD in the Comprehensive Plan. The plan anticipated a mixture of commercial and residential uses within this area. The Central Business District Urban Design Study also designated this area within a Residential Precinct and proposed townhome dwelling units within the subject area. The Master Plan of the Design Study was intended as only a concept or guide for the types of units that could be placed within the Residential Precinct of the CBD. The plan also proposed higher density units, similar to what is proposed on the subject site, within the Residential Precinct. Zoning. The subject site is proposed to remain zoned CBD as part of this proposal. Multiple family structures are allowed in the CBD as a conditional use. A PUD is required under the CBD zoning to allow for two principal structures on one lot. Subdivision. The general area is proposed to be subdivided to create the subject property and the surrounding townhome and villa lots. A preliminary plat would be processed with the General Plan of Development review and approval process. Proposed Project. The project proposal will consist of 100 total units, with a unit mix of 24 one - bedroom units, 40 two- bedroom units, and 36 three - bedroom units. The proposed density of the site would be 17.01 units per acre. The project proposes underground as well as surface parking. To date, the applications have not provided plans for the underground parking. A new north /south street would be created that would eventually connect 58 Street to the Highway 36 frontage road. All of the access for the proposed development would be from the street, referred to as Novak Avenue in compliance with the Washington County naming system. Oakgreen Village Apt PUD /CUP Concept Plan Planning Report Page 2 s The re buildings proposed to be oriented to take advantage of the existing wetland and p p p g complex lex directly to the east. The site currently has significant trees and areas p of steep slopes that will be altered with the proposed plans. As indicated Novak Avenue is proposed treets. A to connect 58 Street to the south p p frontage road of Highway 36. The roadway would be directly adjacent to the Sigstad g Y commercial development proposed for construction this Summer at the intersection of the frontage road and the proposed Novak Avenue. The applicants icants have proposed a 55 foot right -of -way width and a 26 foot roadway width pp p p for Novak. The Design Guidelines for the CBD had specified a 62 foot right -of -way with two travel lanes, two parking lanes, boulevards, and sidewalks. The roadway width proposed p art of the Design Guidelines is 40 feet. As part of the review of this p as proposal, the Planning Commission and City Council must consider the Design Guidelines and the roadway design for this project. The Design Guidelines also proposed streetsca a elements that are to be implemented on the roadways in the p p CBD. Building Orientation /Setbacks. The two L- shaped buildings have been oriented to take advantage of the views to the ponding and wetland complex. The above ground g parking arkin on the site is oriented to the street frontage of Novak Avenue. The CBD Design Guidelines discourages this configuration. The Guidelines direct buildings to be placed near the right-of-way with parking on the side and rear. if both of the buildings were g Y placed in the southwest and northwest corners of the lot, the parking could be placed between the buildings without greatly affecting ponding and wetland views. As a result, the arkin would be partially hidden and the Design Guidelines conditions satisfied. p 9 p Setbacks within the Residential Precinct include a maximum of a 15 foot front yard setback 5 foot side Y and setback, and 30 foot rear yard setback. These setbacks were established to encourage the building orientation preferred in the Design Guidelines. Park Dedication. Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The area has not been previously subdivided and is subject to ark dedication. For multiple family projects with a proposed density of 17 J p units per acre, the dedication would be 19 percent of the land or an equivalent amount in cash. The Park Commission and City Council should review the project and provide a recommendation on the type of dedication it would prefer. If cash dedication is required, the applicants must provide an appraisal or purchase agreement in q pp accordance with the Ordinance to establish a fair market value of the property. Gradin g g . and Drainage. Conceptual grading and drainage plans have been submitted p for this ro'ect. The City Engineer should comment on the plans and indicate how the P J project will impact the overall stormwater plans for the Central Business District. p g Detailed drainage plans and calculations would need to be submitted for review and pp a roval by the City Engineer and review by the applicable watershed district. Oakgreen Village Apt PUD /CUP Concept Plan Planning Report Page 3 s t Utilities. A utility plan has not been submitted. The City Engineer has requested that the developers provide a conceptual utility plan for this site and as it would impact the other aspects of the entire development. Trails /Sidewalks. The site plan indicates trails around the wetland and ponding complex and along the north side of the subject site. Sidewalks would need to be constructed on both sides of Novak Avenue through the CBD. Additional trail locations may be required to provide interconnections with the sidewalks. The Parks Commission should comment on the specific trails and sidewalks for this project as well as the plan for the entire housing complex. Lighting. A site lighting plan has been submitted as part of the application. The lighting plan consideration would be part of the General Plan of Development review and approval. Signage. A plan for a monument sign has been submitted. The signage plans would be part of General Plan of Development review and approval. Landscaping. The City Arborist has made preliminary comments on the landscaping plans for the Oakgreen Village Apartments. Of particular importance is the need for a Tree Inventory and Tree Preservation Plan for the subject property. These will need to be submitted before the Arborist can complete a review. Architectural Appearance /Building Height. The proposed multiple family dwellings will be reviewed against the Central Business District Design Guidelines as part of General Plan of Development review. Initial comparison of the building elements with the Design Guidelines indicate that many of the provisions have been complied with. A more complete review of the guidelines and building height will be completed as part of General Plan review. The applicants have indicated that the building height of the proposed structures may exceed 35 feet. Detailed elevation plans will need to be submitted to evaluate this issue. Development Contract. The applicants will be required to enter into a development contract with the City should approval of the Concept Plan and General Plan of Development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area charges, would be included. RECOMMENDATION AND CONCLUSION Based upon the previous review, it is recommended that the Planning Commission hold on any recommendation at this time. Issues have been raised concerning street construction, building orientation, park dedication, and the grading and drainage plans, utility plans and building height. The development of the subject site will also be influenced by the proposed projects that surround the apartment complex. All of the Oakgreen Village Apt PUD /CUP Concept Plan Planning Report Page 4 elements related to access and streets, utilities, and storm water will need to be coordinated for the proposed projects. pc: Kris Danielson Oakgreen Village Apt PUD /CUP Concept Plan Planning Report Page 5 ' � 1 i t 1 „ ,,i �• OCR /� 1 1 � / 1 4 / : 11 IN: i 1 1 Y1:1 S31 ■ 11 1 1 H3aANS / 1 NVId • it a • • all P/ To &I RIA X. 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A p 1 • 1 � � 7 t � f n • ► t Kris Danielson 4ject: Planning Commission Sign Committee Report ENQQ8 L Unre 10 March 8, 2002 Please be advised that the Sign Committee held a meeting on March 6, 2002 and determined that a final meeting on Wednesday, March 20, 2002 will be required in order to fully prepare the Committee's findings for the Planning Commission to consider. For this reason the full report will be presented to the Planning Commission at their meeting of 4/11/02. Please contact me with any questions you may have at (651) 439 - 4439. Kris Danielson Community Development Director 1