HomeMy WebLinkAbout2002-11-26 CC Meeting Packet EnclosureMeeting Date
Agenda Item Title
Oak Parlz Heights
Request for Council Action
November 26, 2002
Renton Homes: PUD, CUP, Subdivision and
Site Plan Review
Time Required 5 Minutes
Agenda Placement New Business
Originating Depar tment /Requestor Planning Commission/Community Development
Requester's Signature Kri/s/p
Action Requested Take Appropriate Action
Background/Justification:
Please be advised that the Planning Commission voted 3 -0 to send this application forward to the City
Council without a formal recommendation at its meeting of 11/14/02.
The applicant and the City have received correspondence from MNDOT which indicates that MNDOT
does not have Right of Way along this property boundary and that access approvals would then be
subject to the review and approval of the City.
A copy of the Planning Commission resolution, MNDOT correspondence, City Attorney
correspondence and the Planner's memo are included for y our review and consideration. Please contact
me with any questions you may have at 439 -4439.
S :1S HARED\Forms\COUNCIL ACTION REQUE ST.doe
A RECOMMENDING RESOLUTION
OF TTTE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASIIIINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF TACT AND
RECOMMENDING TO THE CITY COUNCIL THAT TIIE
REQUEST BY RENTON HOMES FOR A PLANNED UNIT
DEVELOPMENT /CONDITIONAL USE PERMIT, PRELIMINARY/
FINAL PLAT AND SITE PLAN REVIEW FOR A NINE UNIT
TOWNHOME PROJECT ON OAKGREEN AVENUE NORTH
SHOULD BE SENT TO THE CITY COUNCIL
WITHOUT A RECOMMENDATION
WHEREAS, the City of Oak Park Heights has received a request from Renton
Homes for a planned unit development /conditional use permit, preliminary /final plat and site
plan review for a nine unit townhome project on Oakgreen Avenue North; 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 P roperty 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
SEE ATTACHMENT B
3. The subject site is zoned CBD, Central Business District in which
residential townhome projects are a listed conditional use; and
4. The applicant requests planned unit development /conditional use permit
approval in that the project will be individual units sold with jointly held common areas and a
private drive; and
5. The City staff prepared a memorandum dated September 5, 2002
reviewing the request; and
6. The memorandum dated September 5, 2002 recommended that the request
be approved with conditions; and
7. The Planning Commission held a public hearing at their September 12,
2002 meeting, took comments from the applicant and public, and continued the hearing until the
Minnesota Department of Transportation commented on the access location on Oakgreen
Avenue; and
8. At their October 10, 2002 meeting, the Planning Commission continued
the public hearing to the November 14, 2002 meeting in that the Minnesota Department of
Transportation had not yet commented on the access location on Oakgreen Avenue; and
9. The Minnesota Department of Transportation submitted a letter dated
November 5, 2002 indicating that the access location on Oakgreen Avenue was not under the
jurisdiction of the Minnesota Department of Transportation; and
10. At their November 14, 2002 meeting, the Planning Commission took
comments from the applicant and public, closed the public hearing and recommended that the
request be sent to the City Council without a recommendation.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RESOLVES THE FOLLOWING:
A. The application submitted by Renton Homes for a planned unit development /conditional
use permit, preliminary/final plat and site plan review for a nine unit townhome project on
Oakgreen Avenue North and affecting the real property as follows:
Be and the same as hereby sent to the City Council of the City of Oak Park Heights with no
recommendation.
Acted upon by the Planning Commission of the City of Oak Park Heights this loth day of
November 2002.
ATTEST:
SEE ATTACHMENT A
Judy. 1st, ing City Administrator
/-44 -( Y 4--
George Vogl, Chair
2
For:
,&--
Application Materials:
Required Approvals:
Site Plan Review /Design Guidelines Application Process
e
Plans and drawings are to be submitted in accordance with the processing
requirements for amendments and conditional use permits. (401,03).
Submission materials shall include:
• Site Plan (Existing and Proposed)
• Planting Plan (Existing and Proposed)
. Architectural Plans and Elevations (All exposed sides with material
identification)
• Signage Plans
• Lighting Plans
O Any other plans as requested by City Staff, Planning Commission or City
Council
The Planning Commission shall review the submitted materials and make
recommendations on the site and building design elements subject to the
guidelines stated herein. The City Council shall make any final decisions on site
or building design.
1( t
I'
s,*
Planned Unit Development: Concept Plan
For.
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets /20 11X17 Sets)
• Written and Graphic Y p
Gra hic Materials Full Explaining Proposal /Consistency with city's
comprehensive Plan
• Mailing List from Washington County (3501150)
• Proof of Ownershi p or Authorization to Proceed (AB Owners)
• Property Tax Statement
` -- �
Conference With City Staff Upon Application Submittal
Required Approvals:
Planning Commission
City Council 415
Limitation on General Concept Plan Approval
Unless a General Plan of Development covering the area designated in the General
g
Concept Plan
as the first stage of the PUD has been filed within twelve (12) months
g
from the date
Council grants General Concept Plan approval, or in any case where the
file General Plan of Development applicant fads to ment State and Final Plans and to proceed p
with development ment in accordance with the provisions of this Ordinance and of an
approved General Concept Plan, the approval may be revoked by Council action.
For:
Meeting with Staff
Required Approvals:
• Initial conditional Use Permit
Planning Commission 3/5
City Council 3/5
• Amendment to Conditional Use Permit
Planning Commission 415
City Council 4/5
Conditional Use Permit Application Process
&A/770JV e"
Application Materials
• Application Form
k L
• Fees
• Plan Sets (3 Large Scale Sets /20 11 X 17 Sets)
• Written and Graphic Materials Explaining Proposal
• Mailing List from Washington County (350)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement
6 7p/frz_,
Information Requirement: The information required for all conditional use permit
applications generally consists of the following items, and shall be submitted when
requested by the City (401.03 -5) .
Site Development Plan, Dimension Plan, Grading Plan, Landscape Plan*
*Please refer to zoning ordinance for detailed description.
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. 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 -7).
IC
c.�rtx�eN -� ems"`
LAW OFFICES OF
Eckberg, Lammers, Briggs, Wolff & Vierling, P.L.L.P.
1835 Northwestern Avenue
Stillwater, Minnesota 55082
(651) 439 -2878
FAX (651) 439 -2923
James F. Lammers
Robert G. Briggs
Mark J. Vierling 4
Thomas J. Weidner .4-
Susan D. Olson -
David K. Snyder
Timothy M. Kelley
Sean P. Stokes
Ms. Kris Danielson
Community Development Director
City of Oak Park Heights
14168 Oak Park Boulevard
P.O. Box 2007
Oak Park Heights, Minnesota 55082
Dear Ms. Danielson:
Direct Dial No: (651) 351 -2118
November 6, 2002
Re: Renton Homes MnDOT Review
No. P02 -113, Southwest Quadrant of T.H. 36 & C.R. 66
Oakgreen Avenue North, Oak Park Heights, MN
Control Section 8214
Our File No. 0 1501 -10322
Paul A. Wolff
(1944 - 1 996)
Lyle J. Eckberg
Of Counsel
Qualified Neutral Arbitrator
*Certified Real Estate Specialist
4-Qualified Neutral Mediator
I have had the opportunity to review the comments provided by Minnesota
Department of Transportation Planner Mary McNeff in his correspondence of October 17, 2002 as
were provided relevant to the above - referenced project.
Commentary within the MnDOT correspondence relative to drainage and
engineering issues, of course, should be referred to both the development engineer for the Owner as
well as to the City Engineer. The issue of compatibility with regard to land use and noise is, in this
area, very probably inevitable. MnDOT's communication seems to indicate very clearly that they
will not be providing noise barriers within this locale, notwithstanding the fact that existing housing
closer to T.H. 36 is already in existence within the neighborhood. From that perspective, the
developer certainly should be placed on notice as well as the City note within any development
contracts and/or approvals, if any are issued in this project, that noise control and implementation
projects will not be constructed by the Minnesota Department of Transportation to benefit this
housing project should approvals for same be granted.
The suggestion within the letter that "in the interim, the City should consider a
requirement that access not be allowed in this proposed location" does certainly create issues
relative to this particular project and the City's authority with regard thereto.
Ms. Kris Danielson
November 6, 2002
Page 2
The City is not in a position to preclude all access to a public right -of -way affecting
these lands, as the same would most certainly invoke a condemnation complaint from the property
owner and, especially, since the City has not as of this date adopted any type of official street plan
as otherwise promulgated and specified in Minn. Stat. §462359 that would preclude or otherwise
provide for the protection of future public uses and rights -of -way relative to future developments.
If, indeed, the Department of Transportation is not going to allow access to its right -of -way for this
particular property owner to access Osgood Avenue even though an existing drive access appears to
exist for this lot within the MnDOT right-of-way, that, of course, is an issue directly to be dealt with
between the effective property owner and the Minnesota Department of Transportation. The City
will certainly have to deal with the access issue as part of any development but will not be in a
position as of this date, at least, to preclude or exclude access to the site from Oakgreen Avenue.
The City may have opportunities to influence the location of that access as part of the development,
however, but that is as of yet to be fully addressed within any development plan.
Naturally, if you have any more questions or concerns relative to the matter, you
may feel free to contact this office directly.
MJV /dcb
Yours very truly,
Mark J. Vierling
Minnesota Dep. - -vent of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville, MN 55113
November 5, 2002
Ms. Kris Danielson
Director --- Community Development
City of Oak Park Heights
Post Office Box 2007
Oak Park Heights, MN 55082-3007
Subj ect: Renton Homes - Mn/DOT Review #P02 --113 follow-up
Southwest quadrant of TH3 6 and CR 66 ( Oakgreen Avenue North)
Oak Park Heights, Washington County
Control Section 8214
Dear Ms. Danielson:
In response to your request, this is to advise you that the Mn/DOT Right of Way boundary in the
vicinity of the southwest and southeast quadrants of the intersection of Trunk Highway (TH) 36
and Oakgreen Avenue North (County Road 66) is as depicted in "green" on the enclosed excerpt
from a Mn/DOT Right of Way map, labeled as "Existing MnIDOT RfW ".
As r indicated in our November 4, 2002 phone conversation, this means that any Right of way on
Oakgreen Avenue North, south of the intersection with TH 36, belongs to the City of Oak Park
Heights, Washington County, or to parties other than MnJDOT.
Please address all future correspondence for development activity such as plats, site plans,
environmental reviews, and comprehensive plan amendments to:
Paul Czech
Mn/DOT - Metro Division
Waters Edge Building
1500 West County Road B -2
Roseville, MN 55113
MnJDOT document submittal guidelines require three (3) complete copies of plats, and two (2)
copies of other review documents, including site plans. Failure to provide three (3) copies of a
plat, or two (2) copies of other review documents will make a submittal incomplete and delay
Mn/DOT `s review and response to development proposals. We appreciate your anticipated
cooperation in providing the necessary number of copies, as this will permit us from have to
delay and/or return incomplete submittals.
Please feel free to contact me at (651) 582 -1462 if you have any questions.
An equal opportunity employer
`� w• r �i
:5 , f;
• N ov 7 2002
.•
ENCL OS LW E.
K :
NE//4 - N81/4
R. 14 • r ___
T.E P R. 15 ,
T.E. PAp. 1
12-18) PAR. Ire
GOTH ST.
'COURT N.
.E. IN STRE T
1
B33(82-18)
5"
B
SUPPLEMEIV4
0
0
T.E PA
. PA
C:D
030(82'.
„I /'--
829(
T.•. PAR.)8A
L. .
B8510
B13
*
*
CAST IRON
/ AT SECTION
0
MEMORANDUM
pc: Kris Danielson
NQRThYVEST ASSOCIATED CONSULTANTS, INC.
TO: Kimberly Kamper
FROM: Alan Brixius
DATE: October 4, 2002
FILE NO: 798.02 - 02.21 and 0228
5775 Wayzata Boulevard, Suite 555, St. Louis Park, M N 55416
Telephone: 952.606.963 6 Facsimile: 952.595.983 7 planners@nacplanning.com
RE: Oak Park Heights - Planning Commission Information I
City Council Actions on Select Planning commission Items
ENCLOSURE z
At the September 24, 2002 City Council meeting, the City Council discussed the Central
Business District with the intention of trying to define how residential uses may be
integrated into the Central Business District area. Specifically, they talked about the
Renton townhome project and whether it should proceed. Generally, the City Council
felt those portions of the City located north of the electrical transmission lines should be
reserved for commercial and raised concern as to how street access will be provided in
these areas.
In this respect, they felt that the Renton townhome project may be premature on the
basis of its land use and uncertainty as to whether MnDOT will grant additional access
at Oakgreen, north of the power lines.
If you have any further questions regarding this item and the City Council discussion,
please contact me at your convenience.
Another item that was raised at the Council meeting were the McKean Square West
concept plan. At the council meeting, VSSA indicated that they were submitting a
revised concept plan for the balance of the McKean Square property at the previous
Friday and that this would be reviewed by Planning Commission at their upcoming
meeting. To date, we have not received any application for PUD concept plan for this
portion of the property. As such, we are uncertain as of its status.
NQRT... EST ASSOCIATED Cam. _.SULTAN7S, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55415
Telephone: 952.595.9536 Facsimile: 952.595.9837 planners nacplanning.com
PLANNING REPORT
TO: Kimberly Kamper
FROM: Jason Li ndah l /Scott Richards
DATE: September 5, 2002
RE:
FILE N o: 798.02 0217
BACKGROUND
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Landscape Plan
Site Plan
Floor Plans
Building Elevations
Surrounding Area Parcel Map
Proposed Lot Layout
Proposed Grading and Erosion Control
ENCLOSURE 5
Oak Park Heights — Renton Homes: Oak Park Square - Planned
Unit Development/Conditional Use Permit, Subdivision and
Site Plan Review
Jeff Warren, representing Renton Homes, has requested a planned unit development/
conditional use permit, preliminary /final plat and site plan /site plan review for a 9 unit
townhome project on Oakgreen Avenue North. The proposed building site is located on
the west site of Oakgreen Avenue south of Hall Family Chiropractic Clinic and east of
the Pond View Condominiums. The total property under control of the developer will be
approximately 0.83 acres and is undeveloped.
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 Central Business District
Design Guidelines apply to the proposed development.
In addition to the PUD approval and site plan review, the applicant also requests
preliminary /final plat approval to allow the individual units to be sold as townhomes with
commonly owned open space and drive aisles.
ISSUES ANALYSIS
Project Description. Each unit will have two stories and include a two stall garage.
Access for the town homes will - be from a private driveway with direct access to
Oakgreen Avenue. The applicant has utilized the Central Business District Design
Guidelines as a guide in developing the housing structures. The front of the buildings
will feature porches and the building materials include lap siding, cedar shakers, and
stone fireplaces.
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
townhome project is consistent with the Comprehensive Plan.
Zoning. Within the CBD Zoning District, two family, townhome, and multiple family
dwellings are a conditional use. The approval also requires a conditional use permit 1
planned unit development (CUP /PUD) in that the project will have individual units sold
with jointly held common areas. An association will be established to maintain the
exterior of the buildings and the surrounding common property.
Density. The Zoning Ordinance requires 4,000 square feet of lot area per unit for
townhome projects. The lot area is based upon the total area in the project as
controlled by the individual or under joint ownership. A nine unit project would require
36,000 square feet of lot area. The total property of the parcel including the Oakgreen
roadway easement is approximately 36,503 square feet or 0.83 of an acre.
Subdivision. Preliminary/final plat approval is required to subdivide the site. Alt
existing easements for Oakgreen Avenue and utilities must be identified on the plat.
The applicant has submitted a proposed lot layout. The preliminary /final plat is subject
to the review and approval of City staff.
Park Dedication. The property subdivision will also require park dedication. At this
time, the City does not have need for park land in this immediate area and therefore will
require a cash dedication. The development will have a density of just over ten units
per acre, thus requiring a cash dedication of 14 percent of the fair market value of the
land. Therefore, the park dedication fee for this property wilt be $10,000. The
Subdivision Ordinance requires the dedication to be deposited by the developer with the
City prior to final plat approval.
Central Business District Guidelines. In October of 1999, the City adopted a 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,
specific design guidelines for the CBD were developed. The proposed development will
2
therefore be reviewed in regard to its consistency with such guidelines as referenced
below:
,Precinct_ D P The subject area and the commercial property at the corner of
Highway 36 and Oakgreen Avenue were not placed in one of the specific precincts
identified in the Design Guidelines. The project will be reviewed under the residential
precinct guidelines.
Building Context and Character. The Design Guidelines state that buildings within the
residential precinct should be characterized by pitched roof buildings, entry porches,
underground or tuck-under parking, and appropriately landscaped front yards. The
proposed plan is consistent with these guidelines.
Buildin S tb acks. The Design Guidelines specify the following:
Front Yard: Minimum 5 feet f Maximum 15 feet
Side Yard: Minimum o feet I Maximum 5 feet
Rear Yard: Minimum 10 feet l Maximum 30 feet
The front yard (along Oakgreen Avenue North) would be consistent with the Design
Guidelines. The north and south property lines would also meet the side yard
standards. However, given that the site now has access along Oakgreen Avenue, the
plan does not meet the suggested rear yard setback of '10 feet. The current design
illustrates a three foot setback along the western property line for the southerly building.
This building should be shifted east to meet the minimum five foot setback to comply
with the Fire Code.
Bud _ r Width ; According to the Design Guidelines, buildings in the residential
p recinct should be divided into increments of no more than 24 feet in width. Each of the
town ha me units proposed range in width from 22 to 24 feet and feature an offset with
the adjoining unit.
Building Height. The CBD Zoning District establishes a maximum building height of 35
feet. The guidelines state that the building height should vary between two and three
stories. The proposed building is approximately 32 feet and its highest point and has
two stories above ground.
Roof Design. The guidelines state that residential roofs should be pitched. The
project is in conformance with this provision.
Ground Level Expression and Entries. According to the Design Guidelines, buildings
should have porches and balconies to identify the front entry and to create character to
the building. The buildings are designed with porches that face north on the northern
set of building and south on the southern set of buildings.
3
i3uilding.,. ,ateri The Design Guidelines 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 buildings are to be constructed with steel lap siding, cedar shake
accents, stone fireplaces, and an asphalt shingle roof. The Planning Commission
should review the building materials and colors to determine consistency with the
Design Guidelines. Of concern may be the use of steel siding as a predominant
building material. The applicant will be required to present building material samples for
review by the Planning Commission and City Council.
Walkways. The Design Guidelines state that sidewalks in the residential precinct
should be a minimum of six feet in width and that be placed along all public streets. The
Parks Commission, Planning Commission, and City Council should determine if a public
trail /sidewalk should be placed along Oakgreen Avenue at this time.
Li htin . The Design Guidelines state that lighting should be designed to reduce glare
and be in scale with the surrounding buildings. Light fixtures located on walkways or
trailways should be at a pedestrian scale not more than 14 feet in height. For parking
lot lighting, fixtures must be in scale with their surroundings with cut off fixtures.
To date, the applicant has not submitted a photometric plan. The applicant must
submit a lighting plan to be considered with the Design Guidelines and Zoning
Ordinance provisions for lighting. The ordinance specifies that no light source which
cast light on a public street shall exceed one foot candle meter reading at the centerline
of the street nor cast light on adjacent property not more than 0.4 foot candles as
measured at the property line. Additionally, details of the fixtures will need to be
provided to assure full cut off.
Landsca ins.. The Design Guidelines state that landscaping is strongly encouraged
and that in the residential precincts, front yard landscaping is required and should have
a combination of trees, shrubs, ground covers, and turf.
The landscape plan indicates that existing trees will need to be removed and significant
additional plantings have been added adjacent to the buildings and on the yard adjacent
to Oakgreen Avenue. The City Arborist has indicated that a tree inventory will need to
be completed for the property. The final landscape plan is subject to review and
approval of the City Arborist.
Access /Streets. As designed, the development will have access from Oakgreen
Avenue North. From this access, the development will have a private common drive
leading to each individual unit. This drive lane is approximately 35 feet in width with
asphalt surfacing and cement curb and cutter. A MNDot access permit will required
before Planning Commission recommendations /City Council approvals can be granted
for this development.
4
Parking. The Zoning Ordinance requires that all townhome units are provided with two
spaces per unit, both of which are in a covered garage structure. The building/site plan
indicates that each unit will have a two stall garage, although the garages are designed
at 21 feet in width and 18 feet long. The applicant has agreed to extend the length of
the garages to 20 feet. Additionally, there will be two guest parking spaces in front of
each garage door along with four common guest parking stalls. staff recommends that
the parking spaces in front of each individual unit be redesigned to be 20 feet in width.
Snow Removal The applicants shall provide provisions for snow removal on the site
due to the limited open area.
Grading and Drainage. The applicants will be required to provide drainage
calculations for the proposed site.. The property drains to the existing drainage pond
north and west of the property. The pond has been adequately sized to accommodate
this develop ment. The drainage plans and the requirement for additional drainage
easements will be subject to review and approval of the City Engineer and applicable
watershed authority and will require a 1111 N DOT storm water permit.
Utilities. Utility related issues and plans shall be subject to review and approval of the
City Engineer. Sewer and water utilities are in place through an easement that
traverses the subject property.
signage. The applicants have proposed two stone identification signs on either side
of the entrance to the development from Oakgreen Avenue. The northern sign lies
within what wilt become the right-of-way easement for Oakgreen Avenue. This
monument must be pulled off of the easement and onto the townhome common
property.
Trask All townhome projects will be individually responsible for storage of trash
receptacles.
Conditional Use Criteria. Section 401.301.E of the Zoning Ordinance specifies criteria
for review of conditional use permits for townhome projects in the CBD District. The
criteria are as follows:
a. At least two parking spaces per unit must be provided on site, or
proof is shown of arrangements for private parking nearby.
b. No physical improvements, either interior or exterior, may preclude
future re -use for commercial purposes.
c. Unit floor areas must comply with Section 401.15.C.6.
d. Compliance with conditional use requirements of Section
401.03.A.8.
e. The development does not conflict with existing or potential future
commercial uses and activities.
f. The density standards imposed as part of the R-3 Zoning District
are complied with.
5
g. Adequate open space and recreational space is provided on site for
the benefit of the occupants.
h. The development does not conflict or result in incompatible land
use arrangements as related to abutting residential uses or
commercial uses.
1. Residential use be governed by all applicable standards of the
Zoning Ordinance, Building Code, Housing Code, and Fire codes.
Residential and non - residential uses shall not be contained on the
same floor.
k. Residential uses shall be provided with a separate entrance, and
separately identified parking stalls.
The Planning Commission should review the criteria and determine if the project
complies with the intent of the Zoning Ordinance. city staff does not recognize any
significant issues that would prevent approval of this project based upon the preceding
criteria.
Development Agreement. A development agreement between the applicant and the
City will be required as part of the approvals subject to the City Attorney and City
Council review and approval. Additionally, the City Attorney has requested copies of
the restrictions and covenants and party wall /common area agreements as part of the
project review and approval process.
CONCLUSION 1 RECOMMENDATION
Based upon the preceding review, the project proposed is consistent with the criteria
within the Zoning Ordinance and Central Business District Design Guidelines. City staff
recommends approval of the conceptlgeneral planned unit development/conditional use
permit, subdivision and site plan review for Oak Park Square based upon the following
conditions:
1. The applicant shall provide the City with a preliminary and final plat in
conformance with specifications of Section 402 of the Oak . Park Heights
Subdivision Ordinance.
2. The building positioned in the southwest corner of the site should be shifted east
to meet a minimum five foot setback to comply with Fire Code.
3. The applicant shall pay a park dedication fee of $19,600 to the City prior to final
plat approval.
4. The Planning Commission should review the building materials and colors to
determine consistency with the Design Guidelines. The applicant shalt be
required to provide building material samples for review by the Planning
Commission and City ,Council.
6
5. The Parks Commission, Planning Commission and City Council should comment
on the need at this time for a sidewalk on the west side of Oakgreen Avenue.
6 The applicant shall submit a lighting plan consistent with Zoning Ordinance
requirements for lighting. Details of the light fixtures shall be provided by the
applicant to assure full cut off.
L The applicant shall provide a tree inventory subject to review and approval of the
City Arborist. The landscape plans shall be subject to review and approval of the
City Arborist.
8. A MNDOT access permit for Oakgreen Avenue North shall be required before
Planning Commission recommendation and City Council approval of this project.
9. The interior dimensions of the garages shall be revised so that both parking stalls
are at least 20 feet in length. In addition, the guest parking stall in front of the
individual units shall be revised so they are at Least 20 feet in length.
10. The applicant shall provide a snow removal plan subject to review and approval
of the City staff.
11. The applicant shall provide drainage calculations for the proposed site. The
drainage plans and any additional required drainage easements shall be subject
to review and approval of the City Engineer and the applicable watershed
authority.
12. A MNDOT storm water permit shall be required as part of drainage approvals.
13. Utility plans shall be subject to review and approval of the City Engineer.
14. All monument signage shall be relocated onto the townhome common property
subject to review and approval of City staff.
15. A development contract between the applicant and the City will be required as
part of the approvals subject to City Attorney and City Council review and
approval. Copies of the resolutions and covenants and party wall /common area
agreements shall be provided by the applicant subject to City Attorney review
and approval.
pc: Kris Danielson
Mark Vierling
7
��LW16Y11� �J�1�}',aLglLy�
:(47
N1.4
Nvo
d)
- " gi ll- 11
el
o se
•
vi ximo :LS H109 zes
3A rd ieARld
'NA011d0 irainoa CIMI SNINNYld '894
sEN.LIvia ❑4S3dQNd
lenslf WU RAW WhOH 7.i1Li]l
vrtra
HfYA14iE /k33g�1�x]AlS.�Xia
1if a Yp Ali f 1 C9�iYliY�
1.
MY
S TA19 NA AOJ
3111:Vd
MVO
• j •
42.4
Lt
r t
1' 63 : 6 Mf{A7$ YUp1FtALM,AS'[if?t F ts/
• ? +l t e l p y ; x 4 c u u r t i i ' ? ! Hit
HI/10141.11f100 'la 1.-11O9
gARiO 31YAr8d
ZY►14MdV 'Imam Ci+lkr MitaistrigR,
S9N•IMV0 OE-SOdOlid
ri
LJ
Z
(9
7
Ili
CI
d w
ui 6 t i
O Li 4 ,F} 0
P f;" , u, a: n ,,--
‹ to 1,3 -- IN 4 Z �r tin. c4 or a z ti
•,-, t• r�
C3 � `?ocoo v Qn i � _ 'fi °`° - ,
NI '1
z w MLnM� p WZ0Q d .�
E pQ 11) T,9 °�� 6NT �`� `k n Q
V 0 . ED �V• F Lu ko cif ` F... 11 ¢ll 1 i VJ "a ... E g Til E ' t 79 ),V3.1;3 - 4 - thr
0 - W 4- .. :.I, C tit t) I � r ' , • •
t 1 5 ° L i u : Eiti �} g :' r, ' P Ee E n A. .0 it ([3 #
VO.Cel 'Ysisl am Y.. 711025,
9! @6[
wa g a r aart' e t a
�ar
SYM. ra NOlivS 4 0 1
'WU MIL AWL MAIM MGM
smoHmmoi,
a vnbs "
ITV..��]' d
II Y O
S9NIMVUG Q3SOdO id 1
D
"'Lim xri Sit? ibiif d�
'NYit fiF1 1YHt- Adlltli7.l1oi161i
9
,;,+� ,
sliftewv,
�'
K�SSt Frc. 3 ?�i "ss�= �l:•i= � ".l! : /�:�til lSI1..� ■ 1 Y ti i�
„l
�ro'[ �ae�rKevrrws .+�sa['u,9p,!#su�f��wtiicfit��
t�l'Fcxauipi 'alrswsruerloa*rotr
.• t r • ;r +�.. •
•r
I
_�313tl1l311ilt { f � ; li iiC
ryr�
J•
IYAGIfddV 1.10NIKOD UH 9NIN 1104
SEThFI Y� "t3 O OdO id
•7
9r$6
SID,ZIMAN U.S.. 00 L..:
u{Y74147�0 f Aft W
wypA L1134 Y Yo rllouraumis
WieI' ME 1'li6 111.1Art3.11
SaviOHNiWo
aivnbs
MVO
NOLLIal
r
avda amt.
1
NaRYI Ulla
• 1
I
10314..4.
rut —
4
,
sta
1111
1111111112111011
. —
cosiaanr
nrx • —
IIMIn111.13341.
14
aug
1 •
1
g T
O '1
ME;
14M p"
EMI
roti.
9cti ?oho
Erra
H
MAY
tiff
9
14401 MI.01.0
3.WG
HOLI.09 HOC VW
'4H
vH r *wap �ioa'
woovarom Ai5qv
I'SSL -O(L OW Ai
. ...PH Kid Ptivoll NO 1d
uio+r+H !o r1aiS W I i� Ki1 n l t ou.V .
P' 'r 'i`tl i4 41[V►a 1,741 EffigQ UERIO 9 MOM
SYkiH3
vm
3Y1.
Ag
I 'WV
0
0
'°—mot Cr
e L)
0
/ lit
70
70
74
,Nt4CY flNOd•
3
11 Oil OUNOO
- 11110N 3nNonV tlgisoNVa
70
1110A .1,01 QHSOdO &d
1H4l[dY14A2U ,i`I HYd`�'If31t
0
Y1O 4 H 1 'SLH�Sit k8Vd .JFYO 0
auvnbg xua .vo
S1WH NO, i E
u.
X
w
Wr 14
1.1.dtti33t1 Ii0l5i if
GY011 3.11Ri V IrklA l DlIStli►d 03.311
. 1401Y1160 . 101 MEI.
lf>aSYi eStt31i
t•
rl1
•
r
_ Yr
•
x
roEo++ erl nos maw Apun
=42 Zi11 1 1 spew to ",: t1
r°'�.u�d *yxii iWl +4St� W►H4 1
•
•
iE
+3a
, o
r:O /oL /9
•1.+Z •
aw-oa (159) .�
Bifg-oa (159}
tt
4W 9' .# ELBE'
.SON 3nN3nv NI3118DNVO
C
r•'
cat_
Imp
sidY od
?.
NYE 100 , 100 NOISOn
JNIMO UMW
J.0 NdoT Aa11 AZlmd - u�0
1r
y10i 1•F012}1 71eYd xvo
J/Brr1OS NITWIT/0
S I}WH NOJ l{