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HomeMy WebLinkAbout2008-08-26 CC Meeting Packet EnclosureMeeting Date A.0 ust ?62 oo8 Time Required: _ 10 Minutes Agenda Placement New Bus Please see the enclosed items: Dale Park Heights Request for Council Action Originating Department/R. u . uric Johnson Cit Administrator istr•ato Requester's Signature Action Requested s on. Possible Action 5 10fr=y. RE 1 0 Agenda Item Title: fanned Unit Deve1pment once t is Two _ ej.j r opge :4t e Rental. Build in s_ "Carriage House Cooperative" — West of Oa •ee a._ Ave.,. North of 58 Street Background/Justification (Please indicate if any previous action has been taken or if other public bodies have advised): 1. Planner's Report from Scott Richards ( 8/7/08 ( exhibits may be found in the August Planning Packet. 2. Planning Commission Reeornrnending Resolution ( unsigned ) 3' Proposed City Council Resolution. Page 49 of 86 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.23 1 .2561 planners )nacplanning.cor PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: August 7, 2008 RE: Oak Park Heights -- Oakgreen Village — Carriage House Cooperative Concept Plan FILE NO: 798.02 — 08,09 BACKGROUND Tim Nolde, representing Anchobaypro, Inc., has made application fora PUD concept plan approval for that area west of Oakgreen Avenue and north of 58 Street. The area under this application is to the east of the Phase 1 of the Oakgreen Village development and is approximately 4.8 acres. The project includes two senior cooperative rental buildings that would be constructed in two phases. The first building would be located at the intersection of 58 Street North and Oakgreen Avenue. The applicant has assembled all of the properties along Oakgreen Avenue either through purchase agreement or ownership. Those areas with purchase agreements have consented to the application for the Carriage House project. This area was given concept plan approval as part of the Oakgreen Village project in 2006. A portion of this property was also approved for general plan approval on May 27, 2008 to allow townhonne units on 58 Street east of the pond. The applicant has requested concept plan review for both phases of the Carriage House Cooperative at this time. Attached for reference: Exhibit 1: Title Sheet Exhibit 2: Existing Conditions Exhibit 3: Master Plan and Traffic Analysis Exhibit 4: Grading Plan Exhibit 5: utility Plan Exhibit 6: Elevations Exhibit 7: Parking Level Plan Page 50 of 86 Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: ISSUES ANALYSIS First Floor Han Second Floor Plan Unit Plans (2 sheets) Carriage House Cooperative of the St. Croix Valley Preliminary Plat Project Narrative — Tim Nolde Area Summary Oakgreen Village Concept and General Plan 2006 Area Summary Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: South of Site: West of Site: Present Zoning — B -4, Limited Business District Present Use — Highway 36 orientated commercial development, Goodwill and the Xcel Energy power line easement Present Zoning -- 0, Open Space Present Use — City park land, undeveloped areas, and a single family residence Present Zoning — B-4, Limited Business District and Bµ2, General Business Present Use — Oakgreen village area and Lowe's/CSM Commercial development East of Site: Present Zoning — PUD, Residential Planned Unit Development Present Use — Townhome residences and Oakgreen Avenue Proposed Project The project narrative for the site describes the project as follows: "During the marketing of our current project we have determined a significant demand exists for various types of senior housing. As many of you are aware, the senior population in the 'Twin Cities is due to increase substantially during the next 10 years. In recognition of Boutwell's success, we feel there is a major need for similar types of products at a different price category. We control all of the properties along Oakgreen Avenue. We have purchase agreements on four of the homes and have closed on one so far. we currently plan to construct two 48 unit Senior Cooperative /rental buildings. The first phase is a two story 48 unit "Brownstone" Cooperative structure. All buildings will have major amenities that make senior living more comfortable; such as heated underground parking, library, computer room, wood - working shop, exercise room, party room with kitchen facilities, outdoor patio with abundant green areas for gardens and flowers. There will also be an activities director on site. Page 51 of 86 We want the design and exterior of our buildings to be appealing not only to our future e residents, but for the entire St. Croix Valley community. We feel the intersection of 58 Street and Oakgreen Avenue is the "Gateway" to the Oak Park Freights community. We plan on using large amounts of brickwork on the buildings. In order to make the project a success for the owners and the city, we need to keep the price of the units below the average selling price of homes in the area. Seniors want to down-size, not take on more debt. This is especially important in today's difficult real estate environment. For that reason and other's, we plan on asking the city to create 'fax Increment Financing District. The second phase of our project is another 48 -50 unit senior building which will be a combination of two and three stories. This building will have the same basic amenities and design as the first phase." Comprehensive Plan. A Comprehensive Plan amendment was approved in July 2005, removing the Central Business District (CBD) designation and replacing it with a commercial land use designation. The current draft Proposed Land Use Map of the 2008 Comprehensive Plan designates this area for medium density residential. The Land Use Map would be changed in the Comprehensive Plan to indicate this area as high density residential. Zoning. This property has been designated as B -4, Limited Business which accommodates residential development as a conditional use. As such, the underlying base zoning district will be B -4, Limited Business with a PUD overlay. The B -4, Limited Business District lists two family, townhornes and multiple family dwellings as a conditional use Subdivision. A preliminary plat was submitted with this application and the Planning Commission and City Council will review as part of the general plan of development review. Park Dedication. Park dedication has been satisfied for this area. The applicant paid the maximum percentage (14 %) of equivalent cash value as part of the original approvals in 2006. Project Density. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Two family dwellings require 6,000 square feet of lot area per dwelling unit. Townhomes require 4,000 square feet of lot area per dwelling unit. Multiple family units with one or two bedrooms require 2,500 square feet per dwelling unit. The total development area for Phase 1 to include Oakgreen Village and the Oakgreen Ponds as well as Phase 2 to include the Carriage House Cooperative is 781,699 square feet. The resulting density calculations are as follows: 3 Page 52 of 86 Twinhomes: 4 X 5,000 square feet = 24,000 square feet Townhores: 53 X 4,000 square feet = 212,000 square feet Multiple Family: 98 X 2,500 square feet = 245,000 square feet 481,000 square feet The development requires at feast 481 ,000 square feet of land area. The project is well within density requirements of the Zoning ordinance. Proposed Street/Access. Access for the Carriage House project would be from Lower 59 Street and Upper 58 Street, the two private streets that are accessed off of Nova Scotia Avenue North. The streets would end in a parking lot with the roadway improved with curb and gutter. There would be no direct access allowed from 58 Street or from Oakgreen Avenue. The plans also include a 50 foot right -of -way dedication for Oakgreen Avenue, as required by the City Engineer. This development, with added traffic, again raises the issue of impending improvements to Oakgreen Avenue and the need to make this an urban section of roadway. The City Council should consider the timing for Oakgreen Avenue improvements with construction of this development. Setbacks. Within a PUD, the base district setback requirements (R-3) are applied only to the perimeter of the project, The R -3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is on a corner, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one -half the sum of the building heights of the two buildings. The perimeter setback requirements would apply to the building setbacks for 58 Street and Oakgreen Avenue. For both buildings, the setback would need to be 30 feet from the right -of -way. The first phase building is set back 27 feet, six inches from 58 Street and 15 feet from Oakgreen Avenue. In that the buildings are designed with two stories and gabled roofs, the heights may seem imposing if the setbacks are not complied with. The Planning commission and City Council should discuss the proposed setbacks as part of the concept plan. The City could consider a lesser perimeter setbacks as part of the PAD. All of the parking lot and driveway setbacks are within the requirements of the Zoning Ordinance and PUD. Traffic. The applicant has provided projected vehicle count information for the proposed development in the Master Plan and Traffic Analysis Sheet (Exhibit 3). The traffic numbers will be subject to review and approval of the City Engineer. Tree Preservation /Landscaping. The applicant has provided preliminary information on existing tree coverage. The existing conditions map (Exhibit 2) indicates the tree 4 Page 53 of 86 masses that would be removed to accommodate the development. The City Arborist will review the detailed tree preservation plans and landscape plans as part of general plan of development review, As part of the general plan stage, the applicant will be required to tabulate an inventory of existing trees, calculate a tree replacement list, and provide a detailed landscape plan, Grading and Drainage. A concept grading and drainage plan has been submitted. The grading and drainage plans shall be subject to city Engineer review and approval at the general plan of development stage. Utilities. A concept utility plan has been submitted. The utility plans shall be subject to City Engineer review and approval at the general plan of development stage. Parking. The Zoning Ordinance requires the following for elderly housing: "m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one-half (1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated." The Carriage House Cooperative is planned with a total of 98 units in two phases. The lower level parking would accommodate 91 parking stalls. None of the lower level stalls are designed for disability parking, At least four of the lower level stalls should be disability accessible with at least two of them van accessible. At the surface level, 32 parking stalls are proposed with an additional 24 proof of parking stalls. Two of the stalls are designated as van accessible disability stalls. The 13 stalls around the entrance circle should be eliminated in that they will restrict access by emergency vehicles. An alternative parking design should be submitted that eliminates these stalls but provides disability and standard parking stalls at the building entrance. Architectural Appearance. The application materials include building elevations of the first building to be constructed. The buildings feature brick exteriors and lap siding with porches and other architectural detailing. The Planning Commission and City Council should comment in general on the conceptual plans. A complete review of the design would be done as part of the general plan of development review. Of note, the Planning commission and City Council may want to comment on the long horizontal roof expanses and ways to break up the appearance of the roof. Trails/Sidewalk. The p lans indicate a trail to be constructed on the north side of 58 Street from Nova Scotia to Oakgreen Avenue. Additionally, a trail would extend along Oakgreen Avenue from 58 Street to the existing trait in the Xcel power line easement, A significant number of private sidewalk connections have also been shown from the Phase 1 building to the trail system. The Planning Commission and the Park Page 54 of 86 Commission should comment on the proposed private and public trail systems proposed within this development. 8-4, Limited Business Standards Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: Two family, townhomes and multiple family dwellings provided that: a. At least two arkin spaces per unit must be provided for on site, or proof is p 9 shown of arrangements for private parking nearby. The development will comply with the specific Zoning Ordinance requirements for senior! housing. No p h y sical improvements, either interior or exterior, may preclude future re-use for commercial purposes. The development could he converted to future office use, but highly unlikely. c. unit floor areas must comply with Section 401,15.0 6. All of the units are at least 600 square feet for one bedroom and 720 square feet for two bedrooms as required by the Zoning Ordinance. d. Compliance with conditional use requirements of Section 401.08.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. There would be no conflict. f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. The building setbacks will need to be adjusted to comply or the City Council would need to allow by variance through the PUD. g. Adequate open . Ade uate a space and recreational space is provided on site for the benefit of p the occupants. Adequate open space is provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. Page 55 of 85 No incompatible land use arrangements are created. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with. Residential and non - residential uses shall not be contained on the same floor. Not applicable. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. 1. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the city Council. The Planning Commission and City Council should comment on the architectural appearance. RECOMMENDATION 1 CONCLUSION As part of its review, the Planning Commission should first look at the Comprehensive Plan and determine from the goals and plans what is the most appropriate development for this property. Previous plans have indicated a medium density residential component for this area, but commercial developments may also be appropriate. If residential use is preferred for this property, it should be noted that this is the last large parcel in the City that wilt accommodate that type of development. The city should and can be selective in the type of development that it would allow there. if the Planning Commission is favorable to the concept plan, it could be recommended to the City Council with the following conditions: 1. R -3 District standards for density, setbacks, and building height are complied with for this project. 2. The plat shall dedicate right -of -way for Oakgreen Avenue and shall be approved by the City Engineer and City Attorney. 3. The Planning commission and City Council should discuss the need for and the timing of improvements to Oakgreen Avenue as part of the discussions of the concept plan. Page 56 of 86 4 The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development, 5 The Planning Commission and Park Commission should comment on the proposed private and public trail system. 6. All perimeter units must maintain a 30 foot setback to the lot lines. 7, Detailed tree inventory, tree preservation, and landscape plans shall be provided for general plan of development. 8. Detailed grading, drainage and utility plans shall be provided for general plan of development review, 9. Detailed architectural plans for the proposed buildings in the project shall be required for general plan of development review. 10. The Planning Commission and City Council should comment on the architectural appearance of the proposed structures. 11. The City Engineer shall comment on the vehicle count and traffic information. 12. An alternative P arking design be provided for the front entrance of the Phase 1 Carriage House building. 8 Page57of86 follows, to wit; and and A RECOMMENDING RESOLUTION OOj TIIE PLANNING, COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS Or TACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY TIM NOLDE, REPRESENTING ANCHOBAYPRO INC. FOR. A PUD CONCEPT PLAN APPROVAL FOR TWO SENIOR COOPERATIVE RENTAL BUILDINGS REFERRED TO AS THE CARRIAGE HOUSE COOPERATIVE THAT WOULD BE CONSTRUCTED IN TWO PHASES AND LOCATED NEAR THE INTERSECTION OF 58" STREET NORTH AND OAKGREEN AVENUE SHOULD Sr APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Tim Nolde, representing Anchobaypro Inc. for a PUD Concept Plan approval for two senior cooperative rental buildings referred to as the Carriage House Cooperative that would be constructed in two phases and located near the intersection of 58 Street North and Oakgreen Avenue; and after having conducted a public hearing relative thereto, the Planning Commission of oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as SEE -� �• �� -, y` Mfr � �..., SEJ :: L A . 1 LCHME J[ t 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACl lMEN T B 3. The subject property is zoned B -4, Limited Business District which allows for residential development as a conditional use. The Oakgreen Village development approvals to date have been for a planned unit development; and 4. The City Council, at their April 11, 2006 meeting, approved the concept plan with conditions for Phase 1 and 2 of the Oakgreen Village development; and 5. The subject area includes portions of Phase 2 of the Oakgreen village development area. 6. City staff prepared a planning report dated August 7, 2008 reviewing the request for the PUI•) Concept Plan approval; and Page 58 of 86 7, The August 7, 2008 planning report recommended approval of the Concept Plan subject to the fulfillment of conditions:, and 8. The Planning Commission held a public hearing at their August 14, 2008 meeting, took comments from the applicants and public, closed the public hearing, and made the, following recommendation: NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by Tim Nolde, representing Anchobaypro Inc. for a IUD Concept Plan approval for two senior cooperative rental buildings referred to as the Carriage House Cooperative that would be constructed in two phases and located near the intersection of 58th Street North and Oakgreen Avenue and affecting the real property as follows: SEE A , f. TACl..flVIENT Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. -3 :District standards for density, and building height are complied with for this project. 2. The plat shall dedicate right-of-way for Oakgreen Avenue and shall be approved by the City Engineer and City Attorney. 3. The City Council should discuss the need for and the timing of improvements to Oakgreen Avenue as part of the discussions of the concept plan. 4. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 5. The Planning Commission and Park Commission should comment on the proposed private and public trail system. The general plan submittals shall address the location of trails and their maintenance. 6. All perimeter units must maintain a 30 foot setback to 58 Street and 20 foot setback to perimeter Avenue. 7. (Detailed tree inventory, tree preservation, and landscape plans shall be provided for general plan of development. 8. Detailed grading, drainage and utility plans shall be provided for general plan of development review, 2 Page 59 of 86 ). Detailed architectural plans for the proposed buildings ire th.c project shall be required for general plan of development review. 10. The Hamlin Commission was favorable to the architectural appearance of the proposed structures. `:[he City Council shall comment as part of the Concept Plan review. 11. The City Engineer shall comment on the - vehicle count and traffic information. 12. An alternative parking design be provided for the front entrance o1. the Phase 1 Carriage House building. 13, 'File City Council shall comment on building placement of the Carriage House Cooperative buildings. 14. 'The applicant shall provide a redesign of the lower level parking area to meet all drive aisle and disability parking requirements, Recommended by the Planning Commission of the City of Oak Park Heights this 14th day of August 200 8. ATr'l ES ry Erie A. Johnson, City Administrator Michael Liljegr•en, Chair 3 Page 60 of 86 ATTACHMENT A Planned Unit Development (PUD): General Concept Plan Carriage House Cooperative Washington County GEO Code: 05.029.20-XX-XXX Legal Description: Lot 1 & 2, Block 1, Carriage House Cooperative of the St. Croix Valley Page 61 of 86 ATTACHMENT B Planned Unit Development (PUD): General Concept Plan Carriage House cooperative Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Conference With city Staff Upon Application Submittal: July 30, 2008 Required Approvals: PUCE general canoe t Planning Commission 4/5 City Council 4/5 PUD: General Concept — Effect of Concept Plan Approval Unless the applicant shall fail to meet time schedules for filing General Plan of Development Stage and /or Final Plans or shall fail to proceed with development in accordance with the plans as approved or shall in any other manner fail to comply with any condition of Ordinance 401 or any approval granted pursuant to it, a General Concept Plan which has been approved and a PUD Agreement signed by the applicant shall not be modified, revoked or otherwise impaired pending the application for approval of the General Plan of Development Stage and Final Plans by any action of the City of Oak Park Heights without consent of the applicant. (401,06. c.2.d) PUD: General Conce t - Limitation on General Concept Plan Approval: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve (12) months from the date council grants General Concept Plan approval, or in any case where the applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan, the approval may be revoked by Council action. (401 ,O6.C.2.e) Page 62 of 86 A RESOLUTIC}N ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY TIM NOLDE, REPRESENTING ANCHOBAYPRO INC. FOR A 1'U1) CONCEPT PLAN APPROVAL FOR TWO SENIOR COOPERATIVE R1 +1NTA1_, BUILDINGS REFERRED TO AS THE CARRIAGE HOUSE COOPERATIVE THAT WOULD BE CONSTRUCTED IN TWO PHASES AND LOCATED NEAR THE INTERSECTION OF 58 11 ' STREET NORTH AND OAKGREEN AVENUE BE APPROVED WITH CONDfFIONS WHEREAS, the City of Oak Park Heights has received a request from Tim Nolde, representing An chobaypro I .c. for a P .JD Concept Plan approval for two senior cooperative rental buildings referred to as the Carriage House Cooperative that would be constructed in two phases and located near the int ersection of 58 Street North and Oakgreen phases and after laving conducted a public bearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of the City of oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as SEE ATTACHMENT A 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: follows, to wit: and and REiSOL TION NO. OF TH E CITY COUNCIL C ITY OE OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA SEE ATTACHMENT 13 3! The subject property is zoned 13 4, Limited Business District which allows for residential development as a conditional use. The Oakgreen Village development approvals 1 to date have been for a planned unit development; and 4. The City Council, at their April 11, 2006 meeting, approved the concept plan with conditions for Phase 1 and 2 of the Oakgreen Village development; and 5. The subject area includes portions of Phase 2 of the Oakgreen Village development area. Page 63 of 86 66. City staff prepared a planning report dated August 7, 2008 reviewing the request for the PUD Pt. C.'or. cc1Dt Plan approval; and 7. The August 7, 2008 planning report recommended approval of the Concept Plan subject to the fulfillment of conditions; and 8. The Planning Commission held a public hearing at their August 14, 2008 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED 13Y THE CITY COUNCIL FOR THE CM of OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Tim Nolde, representing Anchobaypro Inc. for a PUD Concept Plan approval for two senior cooperative rental buildings referred to as the Carriage House Cooperative that would be constructed in two phases and located near the intersection of 58 Street North and Oakgreen Avenue and affecting the real property as follows: SEE ATTACHMENT IMENT A Be and the same as hereby approved the City Council of the City of oak Park 1-Heights with the following conditions: 1. 1.w3 District standards for density, and building height are complied with for this project. 2. The plat shall dedicate right-of-way for Oakgreen Avenue and shall be approved by the City Engineer and City Attorney. 3. r1'he City Council should discuss the need for and the timing of improvements to Oakgreen Avenue as part of the discussions of the concept plan. 4. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 5. The Planning Commission and Park Commission should comment on the proposed private and public trail system. The general plan submittals shall address the location of trails and their maintenance. 6. All perimeter units must maintain a 30 foot setback to 58 Street and 20 foot setback to Oakgreen Avenue. 7 Detailed tree inventory, tree preservation, and landscape plans shall be provided for general plan of development. 8. Detailed grading, drainage and utility plans shall be provided for general plan of development review. 2 Page 64 of 86 Detailed architectural plans for the proposed buildings in the project shall be required for general plan of development review. 10. The Planning Commission was favorable to the architectural appearance of the proposed structures. The City Council shall comment as part of the Concept Plan review. 11. The City Engineer shall comment on the vehicle court and traffic information, 1.?. An alternative parking design be provided 1r the font entrance of the Phase 1 Carriage House building. 13, rr1 City Council shall comment on building placement of the Carriage House Cooperative buildings. 14. 'Ile applicant shall provide a redesign of the lower level parking area to meet all drive aisle and disability parking_ requirements. 15. The applicant has submitted a request for Tax Incremental Financing (TiI) assistance to benefit the ultimate development of the submitted flan. Any approval of the Concept Plan does not approve or imply that the City will provide any financial assistance through the use of TIF or in any other method. The City will he reviewing the `FIF request over the next sixty days and will make a determination regarding such application independent of the Concept Plan review and /or subsequent approvals. 2008, ATTEST: Approved by the City Council of the City of oak Park Heights this 26th day of August Eric A. Johnson, City Administrator David Beaudet, Mayor 3 Page 65 of 86 ATTACHMENT A Planned Unit Development (PUD): General Concept Plan Carriage House Cooperative Washington County GEO Coder 05.029.20-XX-XXX Legal Description: Lot 1 & 2, Block 1, Carriage House Cooperative of the St. Croix Valley Page 66 of 86 ATTACHMENT B Planned Unit Development (PUD): General Concept Plan Carriage House Cooperative Application Materials • Application Form • Fees • Plan Sets ( Large Scale Sets /20 11X17 Sets) . Written Narrative and Graphic Materials Explaining Proposal . Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax statements) /Legal Description(s) Conference With City Staff Upon Application submittal: July 30, 2008 Required Approvals: PIMenrlrnc.. Planning Commission 4/5 City Council 4/5 PUD: General Concept— Effect of Concept Plan Approval: Unless the applicant shall fail to meet time schedules for filing General Plan of Development Stage and/or Final Plans or shall fail to proceed with development in accordance with the plans as approved or shall in any other manner fail to comply with an y condition of Ordinance 401 or any approval granted pursuant to it, a General Concept Plan which has been approved and a PUD Agreement signed by the applicant shall not be modified, revoked or otherwise impaired pending the application for approval of the General Plan of Development Stage and Final Plans by any action of pp the Cit y of Oak Park Heights without consent of the applicant. (401.06. C.2.d) PUD: onerai Conte t - Limitation on General Concept Plan Approval: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve ( months from the date Council rants General Concept Plan approval, or in any case where the g applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan, the approval may be revoked by Council action. (401 .O6.C.2.e) Page 67 of 86