HomeMy WebLinkAbout2009-06-09 CC Meeting Packet EnclosureMeeting Date June 9 {11. 2009
Time Required: 5 Minutes,
Agenda Placement _New
N eve Business
Originating Department /Reques
Signature
s Signature
Action Requested i scu
s1
Please see attached from Scot Richards;
Oak Park Heights
Request for Council Action
Approve R esolutio n _w
Agenda Item. Title. i g •een Commons W apki Cana. House Co ae ra ye Planned Unit
Deere o ren _J)) Prejimina_yr and, Final lat, Buillieight Conditional
Use Permit LCUP)
d oh so C ty Administrator
I ac gro d/J ustf ication (Tease indicate if any previous adion nets been taken or if other public
hods have advised):
1. Planning Memo Dated May 6th 2009 Attachments can be found in the May Planning
Commission Packet)
2, Planning Commission Resolution unsigned
3. Proposed City Council Resolution.
Page 37 of 100
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highvvay, Suite 202, Golden Valley, M N 55422
Telephone: 763231 .2555 Facsir ile: 763.231 .256 1 planners a7nacplanning.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: May 6, 2009
RE:
FILE NO: 798.02 09.02
BACKGROUND
Oak Park Heights Oakgreen Commons and Carriage House
Cooperative Planned Unit Development (PUD), Preliminary and
Final Plat, Building Height Conditional Use Permit (CUP)
Tim Nolde, representing Oakgreen Villa LLC and Green Twig LLC, has made
application for PUD concept and general plan, preliminary and final plat, and building
height conditional use permit for the Oakgreen Commons and Carriage House
Cooperative development west of Oakgreen Avenue and north of 58th Street,
A PUD concept plan application for two 48 unit senior cooperative rental buildings,
referred to as the Carriage House Cooperative, was filed in July 2008. The project was
to be constructed in two phases and is located near the intersection of 58 Street North
and Oakgreen Avenue.
The City Council approved the PUD concept plan at their August 26, 2008 meeting. In
October 2008, the applicant submitted a PUD general plan request to allow the
construction of the first phase of the Carriage House Cooperative. The applicant
withdrew this request prior to the Manning Commission public hearing.
The applicant is now proposing a general plan approval for the 48 unit Carriage House
Cooperative building at the corner of Oakgreen Avenue and 58 Street. The second
building, the Oakgreen Commons, is a 110 assisted living facility and is to be
constructed north of the Carriage House Cooperative on Oakgreen Avenue. Concept
and general plan approvals are requested for the Oakgreen Commons.
Page 38 of 100
Attached for reference:
General Site Plans:
Exhibit 1.
Exhibit 2.
Exhibit 3.
Exhibit 4,
Exhibit 5,
Exhibit 6.
Exhibit 7.
Exhibit 8.
Exhibit 9.
Exhibit 10.
Exhibit 11,
Exhibit 12.
Exhibit 13.
Exhibit 14.
g_ari_age_House Cooperative:,
Exhibit 15,
Exhibit 16.
Exhibit 17.
Exhibit 18,
Exhibit 19.
Exhibit 20,
Exhibit 21,
Exhibit 22,
Exhibit 23.
Exhibit 24.
Exhibit 25.
Exhibit 26.
ISSUES ANALYSIS
Adjacent uses.
North of Site:
South of Site:
Existing Conditions Plan (C1.1)
Removal Dian (C1.2)
Tree Removal Plan (C1,3)
Master Plan (C2.1)
Layout Plan (C2.2)
Turning Movements (02.3)
Grading /Erosion Plan (03.1)
City Trail Plan (03.2)
Utility Plan (04.1)
Traffic Street Sign ('fan (C5.1)
Preliminary Plat
Lighting Ilan (E1.1)
Lighting Specifications
Landscape Notes /Signage (L.2)
Landscape Plan (l_1.1)
Parking Level Plan (A1.0)
First Floor Plan (A1.1)
Second Floor Plan (A1.2)
Unit Plans (A1.3)
Unit Plans (A1.4)
Unit Plans (A1.5)
Unit Plans (A1.6)
Roof Plan (A2,0)
Elevations (A3.0)
Elevations (A3,1)
Section (A4,0)
Uses adjacent to the subject site are listed below:
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
0akgreen Commons:
Exhibit 27.
Exhibit 28.
Exhibit 29.
Exhibit 30,
Exhibit 31,
Exhibit 32.
Exhibit 33.
Exhibit 34,
Exhibit 35.
Exhibit 36.
Exhibit 37.
Exhibit 38.
Exhibit 39.
Exhibit 40.
Exhibit 41.
Exhibit 42.
Exhibit 43,
Staff Comments:
Landscape Plan (L1)
Garage Level (A1.0)
First Floor Plan (A1.1)
Second Floor Plan (Al .2)
Third Floor Plan (A1.3)
Fourth Floor Plan (A1.4)
Unit Floor Plans (A2.0)
Unit Floor Plans (A2,1)
Unit Floor Pions (A2.2)
Unit Floor Plans (A2.3)
Unit Floor Pions (A2.4)
Elevations (A3.0)
Elevations (A3.1)
Color Elevations (A4.2)
Color Elevations (A4,3)
Section (A5.0)
Section (A5.1)
Exhibit 44. Letter from City Engineer
Karen Erickson
Exhibit 45. Memo from City Arborist
Kathy Widen
Page 39 of 100
West of Site:
Present Zoning B-4, Limited Business District and
B -2, 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
Project Description. See materials submitted as part of the request for Tax Increment
Financing.
Comprehensive Plan. A Comprehensive Plan amendment was approved in July
2005, removing the Central Business District (CBD) designation and replacing it with a
commercial and 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 final draft of the Comprehensive Plan to
indicate this area as high density residential if the project moves forward.
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, townhomes and multiple family dwellings as a
conditional use. The project is being developed as a planned unit development.
Subdivision. A preliminary plat was submitted as part of this application. Lot 1, Block
1 will be created for the Carriage House Cooperative and Lot 2, Block 1 is created for
the Oakgreen Commons. Outlot A will be established as the common area. With
removal of the townhome at 1 3930 Lower 59 Street, Block 15, Lot 4 of the Oakgreen
Village plat would be incorporated into Lot 2 for the Oakgreen Commons project, The
appropriate drainage and utility easements would also be vacated as part of this
process. The applicant shall provide a graphic indicating which easements will be
vacated as part of this process.
The preliminary and final plat, as well as the vacation of easements, shall be subject to
review and approval of the City Engineer and the City Attorney.
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 0,000 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.
Page 40 of 100
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 and Oakgreen
Commons is 781,699 square feet. The resulting density calculations are as follows:
Twinhomes: 7 X 6,000 square feet 42,000 square feet
Townhornes: 49 X 4,000 square feet 190,000 square feet
Multiple Family: 158 X 2,500 square feet 395,000 square feet
633,000 square feet
The development requires at least 033,000 square feet. With a total of 781 ,699 square
feet, the project is well within the density requirements of the Zoning Ordinance.
Proposed StreetlAccess. Access for the Carriage House Cooperative and Oakgreen
Commons 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 separate turnarounds in front of each building. A driveway provides
access to the two underground parking areas.
There would be no direct access allowed from 58 Street or from Oakgreen Avenue,
The plans also include the 50 foot right -of -way dedication for Oakgreen Avenue, as
required by the City Engineer. This dedication has been indicated on the preliminary)
final plat. Please note that the plans also indicate the future MnDOT alignment of the
Oakgreen /Highway 36 intersection as currently planned.
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.
I n its approval of the concept plans for the Carriage House Cooperative in August 2008,
the Cit y specified s ecified that the buildings maintain a 30 foot setback to 58 Street and
a 20 foot setback to Oakgreen Avenue. The Carriage House Cooperative building is set
back 32.5 feet to the property line on 58 Street North and 25.5 feet to the Oakgreen
Avenue right --of -way. The Oakgreen Commons building would be a minimum of 40 feet
from the Oakgreen Avenue property line. From the curb of 58 Street, the Carriage
House Cooperative building would be 41.2 feet and from Oakgreen Avenue, it would be
66 feet. The Oakgreen Commons building would be 79.4 feet from the edge of
Oakgreen Avenue.
Recognizing that the Oakgreen Commons building would be four stories with a gable
roof, staff worked with the applicant to provide as much setback from Oakgreen Avenue
as possible. As a result, the applicant decided to remove one of the existing townhome
units (13930 Lower 59 Street) and move the building further west on the site. The two
4
Page 41 of 100
buildings will be closer than one-half the sum of the building heights of the two
buildings. That is addressed as part of the PUD approvals and building height
conditional use permit,
All of the parking lot and driveway setbacks are within the requirements of the Zoning
Ordinance and PUD. The Planning commission and City Council should discuss the
proposed setbacks as part of the approval process.
Traffic. The applicant has provided projected vehicle count information for the
proposed development in the Traffic and Street Sign Plan (Exhibit 10). The traffic
numbers are subject to review and approval of the City Engineer,
Tree Preservation /Landscaping. The applicant has provided tree removal plans and
detailed landscape plans for both buildings and the surrounding area. The City Arborist
has done a review of the project and has provided comments. All tree removal and
landscape plans shall be subject to review and approval of the City Arborist.
Grading and Drainage. Grading and drainage plans have been submitted. The
grading and drainage plans shall be subject to city Engineer and applicable watershed
authority review and approval,
Utilities. A utility plan has been submitted. The utility plans shall be subject to City
Engineer review and approval.
Parking. The Zoning Ordinance requires the following for elderly housing:
"m. Elderly (Senior Citizen) Housing. Reservation of area equal to one
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 48 units. The lower level
parking area will have a total of 63 parking stalls, six of which are disability accessible,
The Oakgreen commons building will have a total of 110 dwelling units. The lower level
parking has a total of 29 spaces of which two are disability accessible. There are 48
surface parking stalls, four of which are disability accessible also planned.
With a total of 140 stalls, and 158 dwelling units, the project does not comply with
ordinance standards for parking, The site plan will need to be revised to show 18 proof
of parking stalls in addition to the stalls provided.
Trails /Sidewalk. The plans indicate a trail to be constructed on the north side of 58
Street to Nova Scotia. Additionally, a trail would extend along Oakgreen Avenue from
58 Street to the existing trail in the Xcel power line easement. A significant number of
private sidewalk connections have also been shown throughout the project. The trail
system is subject to review and approval of the City Engineer. The Engineer has made
Page 42 of 100
specific comments about the crosswalk and pedestrian ramps at 58 Street and
Oakgreen Avenue.
Architectural Appearance. The application materials include building elevations and
color elevations of the two buildings in the project. Both buildings will feature brick
exteriors and lap siding with porches and other architectural detailing. The roofs will be
asphalt shingles and the siding will be a cement board such as Hardi-Plank.
The Planning commission and City Council should comment in general on the building
plans. The applicant shall provide a materials board for both buildings to be discussed
at the meetings. 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 on the Oakgreen Commons building.
Building Height. Section 401.301.E,10 of the Zoning Ordinance allows building
heights in excess of three stories or 35 feet within the B-4 Zoning District as a
conditional use. Staff had advertised this for a variance, but has since realized that the
proposed height of the Oakgreen Commons building can be pursued as a conditional
use permit as part of the PUD. The Oakgreen Commons building is proposed at 49
feet, 2 inches at the midpoint of the highest gable and is four stories in height. The
Carriage House Cooperative building will be 25 feet, 5 inches to the mid point of the
gable and is two stories in height. The Carriage House Cooperative building is well
within the allowances of the 35 foot height limit.
Review of the conditional use permit for building height is as follows:
a. The site is capable of accommodating the increased intensity of use.
Comment: The site is adequate for the two buildings and the project exceeds
density requirements.
b The increased intensity of use does not cause an increase in traffic volumes
beyond the capacity of the surrounding streets.
Comment: The existing roadway network will be able to handle the traffic.
c. Public utilities and services are adequate.
Comment: The utility and service capacity is adequate for this development.
d For each additional story over three (3) stories or for each additional ten (10) feet
above thirty -five (35) feet, front and side yard setback requirements shall be
increased five (5) feet, except for elderly public housing.
Comment: Not required elderly housing.
G
Page 43 of 100
e, The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
Comment: The health, safety and welfare issues have been addressed and
there should be no negative impacts.
Trash /Recycling. AR of the trash storage and recycling will be internal to the buildings.
The design of the driveway accommodates roll out containers for pickup.
Snow Storage. The plans indicate an area for snow storage. The City Engineer
should comment on the adequacy of this area.
Signage. The plans indicate three monument signs for the project. There would be a
sign at the corner of 58 Street and Oakgreen Avenue that would feature both the
Carriage House and the Oakgreen Commons. The other two monument signs are
located in the landscaped areas in front of each of the two buildings. The two
monument signs in the front of the buildings are approximately 30 square feet each.
The development sign at the corner is about 40 square feet. The signs are less than
eight feet in height and are appropriately landscaped. There are no wall signs
proposed. The sign plan is consistent with the requirements of the Zoning Ordinance.
Mechanical Equipment. The applicant's architect has indicated that the mechanical
equipment is located within the buildings. The plans should be revised to include the
locations of electric transformers.
Lighting. The freestanding driveway and parking lot lights are consistent with the
features that have been installed in Oakgreen Village. The fixtures are full cut off. They
shall have a maximum height of 25 feet to the top of the fixture and pole. The building
lights are also designed to be full cut off and are compliant.
The applicant has proposed bollard lights in four locations on the site to provide
pathway lighting, The bollard fixtures are not full cut off. The lighting would assist the
elderly residents in those areas where the other fixtures do not provide illumination.
The Planning Commission and City Council should comment on the use of bollard
fixtures. A photometric plan has been submitted with the application materials. The
lighting plan would comply with requirements for intensity of lighting.
B -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 parking spaces per unit must be provided for on site, or proof is
shown of arrangements for private parking nearby.
7
Page 44 of 100
The development will need to comply with the specific Zoning Ordinance
requirements for senior housing. The plans shall be revised to indicate at least
16 proof of parking stalls.
b No physical improvements, either interior or exterior, may preclude future re -use
for commercial purposes.
The development could be converted to future office use, but highly unlikely.
c Unit floor areas must comply with Section 401.15.0.6.
Alt 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 401.03.A.8.
The requirements will be complied with,
e. The development does not conflict with existing or potential future commercial
uses and activities.
j
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 are consistent with the requirements set by the City
Council with the concept plan approvals.
g Adequate open space and recreational space is provided on site for the benefit of
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.
No incompatible land use arrangements are created.
1 Residential use can be governed by all applicable standards of the Zoning
Ordinance, Building Code, Housing Code and Fire Codes.
Alt standards wilt be core -plied with.
Residential and non-- residential uses shall not be contained on the same floor.
Not applicable.
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Page 45 of 100
k. Residential uses shall be provided with a separate entrance, and separately
identified parking stalls.
Not applicable.
I. 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.
earance.
RECOMMENDATION l CONCLUSION
Based upon the preceding review, City staff recommends that the request for a general
plan approval of the 48 unit Carriage House Cooperative building, concept and general
plan approval for the 110 unit Oakgreen Commons, preliminary and final plat, and
building height conditional use permit subject to the following conditions:
The preliminary and final plat shall be approved by the City Engineer and City
Attorney. The plat shall dedicate the right -of -way for Oakgreen Avenue.
2 The applicant shall provide a graphic indicating which easements shall be
vacated as part of the process, subject to review and approval of the City
Engineer and City Attorney.
3 The Planning Commission and City Council shall discuss the proposed setbacks
as part of the approval process for the PUD.
4. The traffic numbers are subject to review and approval of the City Engineer,
5. All tree removal and landscape plans shall be subject to review and approval of
the City Arborist.
6. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval.
7. The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
8, The Planning Commission and Park Commission should comment on the
proposed private and public trail system.
g All utility plans shall be subject to review and approval of the City Engineer.
Page 46 of 100
10. The site plan shall be revised to indicate 18 proof of parking stalls in addition to
the stalls provided.
11. The trails and sidewalks shall be constructed in accordance with the City
Engineer's review and approvals.
12. The Planning Commission and City Council shall comment on the final building
plans. The applicant shall provide a materials board for both buildings to be
discussed at the Planning Commission and City Council meetings.
13. The Planning Commission shall make a recommendation and the City Council
make a determination on the conditional use permit for the building height.
14. The snow storage area shall be subject to review and approval of the City
Engineer.
15, All lighting fixtures shall be full cut off and the maximum height of all freestanding
light fixtures shall be no more than 25 feet.
16. The Planning Commission and City Council should comment on the use of
bollard Tight fixtures.
17. The site plans shall be revised to include electrical transformers subject to review
and approval of City staff.
18. The applicant shall supply the homeowner's association documents as required
by the City Attorney for review and approval,
19. The applicant is required to eater into an amended development agreement with
the City in a form acceptable to the City, subject to the review and approval of the
City Attorney.
20. The applicant has indicated in his application for Tax Increment Financing (TIC)
that this project will not more forward without TIF approval. The approval of the
Planned Unit Development is contingent upon approval of the TIF.
21. Any other conditions of City staff, the Planning Commission and the City Council.
10
Page 47 of 100
A RECOMMENDING RESO LUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY T_EM NOLDE, REPRESENTING OAKGREEN EEN Y ILLA LLC,
AND GREEN TWIG LLC FOR PUD CONCEPT AND GENERAL PLAN,
PRELIMINARY AND FINAL PLAT, VACATION of EASEMENTS,
AND BUILDING HEIGHT CONDITIONAL USE PERMIT
FOR THE OAKGREEN COMMONS AND CARRIAGE HOUSE
COOPERATIVE DEVELOPMENT WEST OF OAKGREEN AVENUE
AND NORTH OF 58" STREET
SHOULD BE APPROV ED WITH CONDITIONS
WHEREAS, tl e City of oak Park Heights has received a request f rom Tim
Nolde, representing Oakgreen villa I,LC, and Green "I'\vig LI-C. for PUD concept and general
plan, preliminary and final plat, vacation of easements, and building height conditional use
permit for the Oakgreen Commons and Carriage House Cooperative development west of
Oakgreen Avenue and north of 58' Street; and after having conducted a public hearing relative
thereto, the Planning Commission of oak Park Heights makes the following findings of fact:
lo BOWS, 10
and
1. The real property affected by said 'application is legally described as
SEE A 1 TAci WEN' ■r
2. The applicant has submitted an application and supporting
documentation to the Community Development IDepartmen.t consisting of the following items:
and
SEE A
A I'I.JD concept plan application for two 48 unit senior cooperative rental
buildings, referred to as the Carriage House Cooperative. was fled in July 2008. The project
was to be constructed in two phases and is located near the intersection of 5 8 tr, Street North and
1
Oakgreen Avenue; and
4. The City Council approved the PUD concept plan at their August ?6, 2008
meeting. in ..October 2008, the applicant submitted a PUD general plan request to allow the
construction of the first phase of the Carriage F'louse Cooperative. The applicant withdrew this
request prior to the Planning Commission public hearing; and
Page 48 of 100
'file applicant proposes a general plan approval for the 48 unit Carriage
House Cooperative building at the corner of Oakgreen Avenue and 58h1 Street, The second
building, the Oakgreen Commons, is a 122 assisted living facility and is to be constructed north
of'the Carriage 1-louse Cooperative on Oakgreen. Avenue. Concept and general plan approvals
are requested for the Oakgreen Commons; and
6. The property is zoned B-4, Limited Business which allows .residential
development as a conditional use. The underlying base zoning district shall remain with a PUD
overlay; and
7. City staff prepared a planning report dated May 6, 2009 reviewing the
PUI), plat, vacation, and conditional use permit requests; and
8. City staff recommends in the May 6, 2009 planning report that the request
be approved with conditions; and
The Planning Commission held a public hearing at their May 14, 2009
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 TIIE CITY OF ()AK PARK HEIGHTS TIIAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Tim Nolde, representing Oakgreen villa LI...C, and Green
Twig 1_1,C for PUD concept and general plan, preliminary and final plat, vacation of easements,
and building height conditional use permit for the Oakgreen Commons and Carriage House
Cooperative development west of Oakgreen Avenue and north of 58 Street and affecting the
real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval with the following conditions:
l.. The preliminary and final plat shall he approved by the City Engineer and City Attorney.
'file plat shall dedicate the right --of -way for Oakgreen Avenue.
2. The applicant shall provide a graphic indicating which easements shall be vacated as part
of the process., subject to review and approval of the City Engineer and City Attorney,
3. The Planning Commission is favorable to the proposed setbacks as part of the approval
process for the PUD.
4. The traffic numbers are subject to review and .approval of the City Engineer.
5. All tree removal and landscape plans shall be subject to review and approval of the City
Arborist.
Page 49 of 100
6. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval.
7, "IThc Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development-.
8. The Planning Commission is favorable to the proposed private and public trail system.
9. All utility plans shall be subject to review and approval of the City Engineer.
10. The site plan shall be revised to indicate 28 proof of parking stalls in addition to the stalls
provided. 'I'he plans for proof of parking shall be subject to the review and approval of
City staff and the City Engineer.
11. The trails and sidewalks shall be constructed in accordance with the City Engineer's
review and approvals.
19. The Planning Commission was favorable to the final building plans. The applicant shall
provide a materials board for both buildings to be discussed at the City Council meeting.
13. The Pl.a.nning Commission was favorable to the conditional use permit for the building
height..
14. The snow storage area shall be subject to review and approval of the City Engineer,
15. All lighting fixtures shall be full cut off and the maximum height of all freestanding light
fixtures shall he no more than 25 feet,
1 6. The Planning Commission was favorable to the use of bollard light fixtures if thy include
an internal cut off fixture, The lighting for the monument signs shall be compliant with.
the Zoning ordinance and be subject to review and approval of City staff.
1 7. The site plans shall he revised to include electrical transformers subject to review and
approval of City staff.
18. The applicant shall supply the homeowner's association documents as required by the
City Attorney for review and approval.
19. The applicant is required to enter into an amended development agreement with the City
in a form acceptable to the City, subject to the review and approval of the City Attorney.
20, The applicant has indicated in his application for Tax Increment Financing (i'JF) tllat: this
project will not move forward without TIF approval. The approval of the planned unit
development is contingent upon approval of the /IF.
21, All existing wells shall be capped and septic systems removed in accordance with State
and local requirements subject to review and approval of the City Engineer,
3
Page 50 of 100
29, Any other conditions of City staff and the City Council.
Recommended by the Planning Commission &the City of Oak Park Heights this 14 day
of May 2009,
ATTEST:
Eric A. Johnson, City Administrator
Warren Wasescha, Chair
4
Page 51 of 100
ATTACHMENT A
Planned Unit Development (PUD): General Concept Plan,
Preliminary Final Plat, Conditional Use Permit: Building Height,
Drainage/Utility Vacation
Carriage House Cooperative Oakgreen Commons
Washington County GEO Code: 05,029.20-XX-XXX
Legal Description: Out lots 0, H, 1, J, K, L M, Oakgreen Village
Page 52 of 100
ATTACHMENT B
Planned Unit Development (PUIJ): General Concept Plan,
Preliminary Final Plat, Conditional Use Permit: Building Height,
Drainage /Utility Vacation
Carriage House Cooperative Oakgreen Commons
Application Materials
Application Fees
a Plan Sets (3 Large Scale Sets/ 20 11X17 Sets)
a Written Narrative and Graphic Materials Explaining Proposal
9 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: April 29, 2009
P C :general conce 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)
PIED: 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.
(401.06 C 2 e)
conditional Use Permit Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially
taken on the request, the conditional use permit shall become null and void twelve (12)
months after the date of approval, unless the property owner or applicant has
substantially started the construction of any building, structure, addition or alteration, or
use requested as part of the conditional use. An application to extend the approval of a
conditional use permit shall be submitted to the Zoning Administrator not less than thirty
days before the expiration of said approval. (401.03.C.4.a and b)
Page 53 of 100
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE C1.TY COUNCIL THAT THE
REQUEST BY TIM NOLDE, REPRESENTING OAKGREEN VILLA LLC,
AND GREEN TWIG LLC FOR P U D CONCEPT AND GENERAL PLAN,
PRELIMINARY AND FINAL PLAT, VACATION OF EASEMENTS,
AND BUILDING HEIGHT CONDITIONAL AL USE PERMIT
FOR THE OAK GREEN COMMONS AND CARRIAGE HOUSE
COOPERATIVE DEVELOPMENT WEST OF OAKGREEN AVENUE
AND NORM OF 58" STREET
BE APPROVED WITH CONDITIONS
WHEREAS, the City of oak Park Heights has received a request from Tim
Nolde, representing Oakgreen Villa 1_�1_�C`, and Green Twig 1.a1._.0 for 1' ]D concept and general
plan, preliminary and final plat vacation of easements, and building height conditional use
permit for the oakgi en Commons and Carriage House Cooperative development west of
oakgree i Avenue and north of 58 Street; and after having conducted a public hearing relative
thereto, the Planning Commission of Oak Park 1- Heights recoma i.encled that the application be
',Improved with conditions. The City Council of oak Park Heights makes the f llowing findings
of fact and resolution.:
follows, to wit:
and
and
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
The 'he real property affected by said application is legally described as
SEE ATTACHMENT A
The applicant has ,submitted an application and supporting
documentation to the Community Development Department ment consisting of the following items:
SEE N1TACHMENT B
3. A 1'L)D concept plan application for two 48 unit senior cooperative rental
buildings, referred to as the Carriage House Cooperative, was tiled in July 2008. The project
was to he constructed in two phases and is located near the intersection of 58th Street North and
()akgreen Avenue; and
4, The City Council approved the Z-'t)D concept plan at their August 26, 2008
meeting. In October 2008, the applicant submitted a Pt)D general plan request to allow the
Page 54 of 100
construction of the first phase of the Carriage 1-louse Cooperative. The applicant withdrew this
request: prior to the Planning Commission public hearing; and
5. The applicant proposes a general plan approval for the 48 unit Carriage
House Cooperative building at the corner of Oakgreen Avenue and 58 Street. The second
building, the Oakgreen Commons, is a 122 assisted living facility and is to be constructed north
of the Carriage l--louse Cooperative on Oakgreen Avenue. Concept and general plan approvals
are requested for the C)akgreen Commons; and
6. The property is zoned 13 -4, Limited Business which allows residential
development as a conditional use. 'file underlying base zoning district shall remain with a PUD
overlay; and
7. City staff prepared a planning report dated May 6, 2009 reviewing the
KID, plat, vacation, and conditional use permit requests; and
8, City staff recommends in the Ivfay 6, 2009 planning report that the request
be approved with conditions; and
9. The Planning: Commission held a public hearing at their May 14, 2009
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 BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS HTS T "H Ar.F THE CITY Y COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by Tim Nolde, representing Oakgreen Villa 1,1,C, and Careen
Twig LLC for PUD concept and general plan, 'preliminary and Fla] plat, vacation of easements,
and building height conditional use permit for the Oakgreen Commons and Carriage House
ve
Cooperati development west of Oakgreen Avenue and north of 58 Street and affecting the
Cooperative 1
real property as follows:
I_�IJ
ATTACHMENT A
fie and the same as hereby approved ley tlhe City Council of the City of Oak Park Heights with
the following conditions:
1. ':File preliminary and final plat shall be approved by the City En.gineer and City Attorney.
'The plat shall dedicate the right-of-way for (.)akgreen Avenue.
2. The applicant shall provide a graphic indicating which easements shall be vacated as part
of the process, subject to review and approval of the City Engineer and City Attorney,
3. The City Council is favorable to the proposed setbacks as part of the approval process for
the PUD.
4.
The traffic numbers are subject to revie w and approval of the City 1: :]7-gineer.
2
Page 55 of 100
5. All tree removal and landscape plans shall be subject to review and approval of the City
Arborist.
6. The grading and drainage plans shall be subject to City Engineer and applicable
watershed authority review and approval.
7. The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
8. The City Council is favorable to the proposed private and public trail system,
9. Ali utility plans shall be subject to review and approval of the City Engineer.
10. The site plan shall be revised to indicate 28 proof of parking stalls in addition to the stalls
provided. The plans for proof of parking shall be subject to the review and approval of
City staff and the City Engineer.
11. The trails and sidewalks shall be constructed in accordance with the City Engineer's
review and approvals.
12. The City Council is favorable to the final building plans. The applicant shall provide a
materials board for both buildings to be discussed at the City Council meeting.
13. The City Council is favorable to the conditional use permit for the building height.
14. The snow storage area shall be subject to review and approval of the City Engineer.
15. All lighting fixtures shall be fall cut: off and the maximum height of all freestanding light
fixtures shall be no more than. 25 feet,
1 6. The City Council is favorable to the use of bollard light fixtures if thy include an internal
cut off fixture. The lighting for the monument signs shall be compliant with the Zoning
Ordinance and be subject to review and approval of City staff.
1.7. The site pl-ar s sh.al l be revised to include electrical transfor'r ..ens subject. to review and
approval of City staff.
18. The applicant. shall supply the homeowner's association documents as required by the
City Attorney for review and apl»..oval.
19, The applicant is required to enter into an amended development agreement with the City
in a form acceptable to the City, subject to the review and approval of the City Attorney.
20. The applicant has indicated in his application for Tax -Increment Financing (TIF) that this
project will not move f=orward without '1 approval. 'File approval of the planned unit
development is contingent upon approval of the TIF.
3
Page 56 of 100
21. All existing wells shall be capped and septic systems removed in accordance with State
and local requirements subject to review and approval of the City Engineer.
22, Any other conditions of City stagy~ and the City Council.
ATTEST:
Approved by the City Council of the City of Pale Park Heights hts this 26 day of May 2009.
R rie A. Johnson„ City Administrator
David Beauclet, Mayor
4
Page 57 of 100
ATTACHMENT A
Planned Unit Development (PUD): General Concept Plan,
Preliminary Final Plat, Conditional Use permit: Building Height,
Drainage /Utility Vacation
Carriage House Cooperative Oakgreen Commons
Washington County GEO Code: 05.029 20- XX -XXX
Legal Description: Outlots C, H, 1 J, K, L M, Oakgreen Village
Page 58 of 100
ATTACHMENT B
Planned Unit Development (PUCE): General Concept Plan,
Preliminary Final Plat, Conditional Use Permit: Building Height,
Drainage /Utility Vacation
Carriage House Cooperative Oakgreen Commons
Application Materials
O Application Fees
O Plan Sets (3 Large Scale Sets /20 11X17 Sets)
Written Narrative and Graphic Materials Explaining Proposal
Mailing List from Washington County (5QQ from subject property)
Proof of Ownership or Authorization to Proceed
Property Tax Staternent(s)ILegal Description(s)
Conference With City Staff Upon Application Submittal: April 29, 2009
P General.croncept 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)
U 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 falls 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 .06 C 2. e)
Conditional Use Permit Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially
taken on the request, the conditional use permit shall become null and void twelve (12)
months after the date of approval, unless the property owner or applicant has
substantially started the construction of any building, structure, addition or alteration, or
use requested as part of the conditional use. An application to extend the approval of a
conditional use permit shall be submitted to the Zoning Administrator not less than thirty
(30) days before the expiration of said approval. (401.03.C.4.a and b)
Page 59 of 100
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