The URL can be used to link to this page

Home My WebLink About2004-02-05 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wa Boulevard, Suite 5551 St. Louis Park, MN 55416 Telephone- 952.595-9636 Facsimile: 952.595.9837 planners@nacplannin PLANNING REPORT TO: FROM: DATE: RE: Eric Johnson Scott Richards Februar 5, 2004 cod Oak Park Hei — S & C Bank Two Unit Condominium - Minor Subdivision and PUCE Amendment i I 'I 111140111110163 BACKGROUND 798.02 — 04-03 Scott Johnson, representin S & C Bank, has made application to subdivide the existin bank buildin at 5795 Mornin Dove Avenue North to allow for a two unit condominium. The bank would retain their existin space in the buildin and the second unit would be used for an insurance office. Both units would share the parkin lot and remainin propert in common. The subdivision can be done as a minor subdivision, as found under Section 402.01.G of the Subdivision Ordinance. An amended PUD is also re S & C Bank was approved in December of 2001 as part of the Oak Park Station development. Of that overall development, onl the S & C Bank lot has been g iven g eneral plan approvals and is full constructed. Attached for reference: Exhibit 1: Condominium Plat Exhibit 2: Buildin Interior La Exhibit 3: Memo From Cit Arborist Exhibit 4: Letter From Cit Attorney ISSUES ANALYSIS Project Information. Since their building was constructed, S & C Bank has been looking for a tenant for the second unit of the structure. An insurance company has expressed interest, but only if the building could be divided and they could purchase the office space. S & C Bank has drawn up the necessary condominium documents that have been reviewed by the city Attorney. Please find his letter as Exhibit 4. His requirements shall be added as conditions to approval of the project. The exterior of the building or site will not be altered as part of this process. A wall is now being constructed that will be surveyed to establish a plat line between the two properties. The office suite will have its own exterior entrance. Minor Subdivision. once the property is surveyed, the plat can be approved as a minor subdivision. The plat will be subject to approval of the city Administrator and the City Attorney. PUD Amendment. The project was approved in 2001 as a PUD. Any changes to the original approvals require a PUD amendment. The amendment will be processed as part of this request. Parking. The building was compliant with all parking requirements when constructed. The parking calculations were based upon a bank and office use. No additional parking will be required with this use. The parking and driveway area will be held as a common property for both units of the building. Four stalls, one of which is disability accessible, will be dedicated for use to the insurance office. Signagea The insurance office will be entitled to a sign at their entrance. All signage shall be subject to submittal of a sign permit and approved by the Building official in compliance with the Zoning ordinance. Signage for the insurance office will be added to the existing monument sign. Lighting. When constructed, the building and site was compliant with all site lighting requirements. No changes will be necessary. Landscaping. The city Arborist shall inspect the site in early June to determine the conditions of the existing landscaping. The applicant shall be required to replace any landscaping materials that are dead or diseased, subject to the approval of the city Arborist. RECOMMENDATION/CONCLUSION Based upon the preceding review, staff recommends that the minor subdivision and PUD amendment be approved with the following conditions: 0), 1. The applicant produce either a title opinion or a title commitment or other verification of the status of current title, depicting current fee owner and outstanding liens and encumbrances against the building and property subject to review and approval of the city Attorney. 2. The applicant supply a proper plat or mylars relative to the Common Interest Community ##235 that they wish to create, with appropriate places for signatures of current owner and encumbering interest against the property, in addition to the other statutory executions that need to be on that plat. The plat shall be subject to review and approval of the city Administrator and city Attorney. 3. The applicant has informed us that, notwithstanding the condominiumization of the building, they do not intend to have separate utilities to Unit 101, which is being created by the condominium and minor subdivision application. Thus, a condition of the application will have to be that the fee owner and their successors, heirs and assigns will be directly responsible to the city of oak Park Heights for payment of all outstanding utilities relative to the property, it being understood that the city will not have to create a separate billing entity or item for Unit 101 , within its database, for utility billings. 4. The applicant shall provide a completed, fully executed copy of a common Interest Community ##235 declaration, in substantially the same form as provided to the city, as part of the final permitting, subject to approval of the city Attorney. That document will also have to be amended to reflect that all utility billings for the city of oak Park Heights will be billed directly to Unit 100, who will then prorate or collect from Unit 101 , its fair share of such billings. Not withstanding that process, Unit 100 will be solely and exclusively responsible to the city of Oak Park Heights for payment of all municipal utility billings incurred on the premises. 5. Any changes to the signage shall require submittal of a sign permit, subject to review and approval of the Building official. 0. The landscaping shall be inspected by the city Arborist in June of 2004. Any trees or shrubs that are dead or diseased, as determined by the city Arborist, shall be replaced by the applicant with similar, healthy plant materials subject to review and approval of the city Arborist. 3 w Q b O C7 Q ra v � v .tea E c w a V1 AO s+x oNj &Q d es ��p _ - - r r ��e7 4 3 G L ! m O .i7 4 L f � � 1 p pERI�S G e ` W Z 0 _ $ I I ( � Y Y ` 00 L/ O I CA �- 0 6 V J F p [?.� a � N d � N Lj N0. L W vr N 4 U w Z c w J s �aa Gl .:: ' "' S a. 7a ' F N U S Al n�aa :a a m n fl e aj yyz ' ¢ F LL ^ q z ° o Ld z Un U ti Y �� ' C r �y-,T o F^ m "aou I r!, u7 z C4 v "A Q ' cj L1 Z � Cv fi a b `�.. O p G y ❑ ❑ �] �...._� Il! s 8 .:S � `. U d v x u p p❑ �[7 a z z Q I.n qq w a V1 AO s+x oNj &Q d es ��p _ - - r r ��e7 4 3 L ! m � W 4 L f � � 1 I °rY G e ` 4 _ cl ° N I f ( � Y Y ` 00 L/ O I r �- I J r •��, 0 d � w a V1 AO s+x oNj &Q d es ��p _ - - r r ��e7 4 3 �V 8r R� G e ` N N cl ° N J3�gz uui a 4 n S y p z�d ❑ cpa323 • r Y .j { j� y '1:• is f { S:' •�:• L a e, .r �.`•�, r V 4 3• rTj {� • .. i 11..71 A Ic �, ...i��.d• .� - :. w:.�, {:.. •. 1 - ;tip •.. .. i � Olt r +�� :,:. fir t.�'. 1 - -, • ' , ' � �, '� + 4 pp NNE r - Smu tstxmK f� I VL - 7 4 P .. 14,-v �' d " r:..._._ _�._.t 4'Q` _ - �{ _.. 14 _ °..��., _. - -. EXHIBI f LA J � 4• . � }`� • l l � � 4 S �!r .3 "URANCE - INS !! ! 1 O FFI CE I — To: Jim Butler — OPH Staff: 1122104 4:54 PM I have visited the S &C Bank site and reviewed the original landscape plan and the documents for the building sub - division. The changes to the building are internal and do not require re-submission of a landscape plan since no changes to landscaping are anticipated. I have the following comments regarding existing landscaping for this site: 1. A tree indicated on the landscape plan by the w entrance was not planted, probably abl due to the placement of an electrical transformer near that sited This tree does not need to be added 2. Existin g landscaping will be inspected in June 2004. If any trees or shrubs are dead or declining, such that they are not expected to survive, these plants should be replaced with similar, healthy, plant material. Kathy Widin Municipal A.rborist City of oak Park Heights Oriainal View Get Email I Message List I Cornpose I Folders I Address I Mailboxes I Options Help I Sign Out I Corncast Home L*A4 0 Page 1 of 1 http:ll mailcenter ,comcast.net/wmc /v /wm /1fO5?cmd= Print &no =85 &sid =c0 LALW OFFICES of Eckberg, Lammers, Briggs, Wolff 8z Vierling, P.L.L.P. Mr. Eric Johnson City Administrator City of oak Park Heights 14168 oak Park Boulevard North P. o. Box 2007 Oak Park Heights, Mi nnesota 55082 Lyle J. l ckberg (1916 -2003) Paul A. Wolff (1944 -1996) *Qualified Neutral Arbitrator *Certified Real. Estate Specialist Qualified Neutral Mediator Rea S C Bank Application for Minor Subdivision and Condominiumizing Existing Building into 2 Units Dear Mr. Johnson. I have reviewed the application and supporting materials provided by the applicant relative to the above- referenced matter. I have no abjection to the City granting the request to condominiumize the S &C Bank building, subject to the following requirements: 1. That the applicant produce either a title opinion or a title commitment or other verification of the status of current title, depicting current fee owner and outstanding liens and encumbrances against the building and property. 2. That the applicant supply a proper plat or mylars relative to the Common Interest Community #235 that they wish to create, with appropriate places for signatures of current owner and encumbering interest against the property, in addition to the other statutory executions that need to be on that plate 3. The applicant has informed us that, notwithstanding the condominiumization of the building, they do not intend to have separate utilities to Unit 101, which is being created by the condominium and minor subdivision application. Thus, a condition of the application will EXHIBIT 4 1835 Northwestern Avenue James F. Lamme Stillwater, Minnesota 55082 Robert G. Briggs � Mark J. V ierling *� (651) 439 -2878 Thomas ] . Weidner Susan D. Olson � FAX (651) 4 39� -2923 David K. Snyder T imothy M. Kelley Writer's Direct Dial: (651) 351 - 2118 Sean P. stokes Balers C. Heeren Laura L. Domagala January 29, 2004 Mr. Eric Johnson City Administrator City of oak Park Heights 14168 oak Park Boulevard North P. o. Box 2007 Oak Park Heights, Mi nnesota 55082 Lyle J. l ckberg (1916 -2003) Paul A. Wolff (1944 -1996) *Qualified Neutral Arbitrator *Certified Real. Estate Specialist Qualified Neutral Mediator Rea S C Bank Application for Minor Subdivision and Condominiumizing Existing Building into 2 Units Dear Mr. Johnson. I have reviewed the application and supporting materials provided by the applicant relative to the above- referenced matter. I have no abjection to the City granting the request to condominiumize the S &C Bank building, subject to the following requirements: 1. That the applicant produce either a title opinion or a title commitment or other verification of the status of current title, depicting current fee owner and outstanding liens and encumbrances against the building and property. 2. That the applicant supply a proper plat or mylars relative to the Common Interest Community #235 that they wish to create, with appropriate places for signatures of current owner and encumbering interest against the property, in addition to the other statutory executions that need to be on that plate 3. The applicant has informed us that, notwithstanding the condominiumization of the building, they do not intend to have separate utilities to Unit 101, which is being created by the condominium and minor subdivision application. Thus, a condition of the application will EXHIBIT 4 Mr. Eric Johnson January 29, 2004 Page 2 have to be that the fee owner and their successors, heirs and assigns will be directly responsible to the City of Oak Park Heights for payment of all outstanding utilities relative to the property, it being understood that the City will not have to create a separate billing entity or item for Unit 10 1, within its database, for utility billings. 4. I have reviewed the proposed draft of a Common Interest Community #235 declaration. we will require that a completed copy of that document, in substantially the same form as provided, be fully executed with a copy provided to the City as part of the final permitting in this process. That document will also have to be amended to reflect that all utility billings for the City of [yak Park Heights will be billed directly to Unit 100, who will then prorate or collect from Unit 101, its fair share of such billings. Not withstanding that process, Unit 100 will be solely and exclusively responsible to the City of Oak Park Heights for payment of all municipal utility billings incurred on the premises. If you have any further questions with regard to this matter, please feel free to contact me directly. Yours very truly, Mark J. vierling cc Scott Richards, City Planner David Anastasi, Esq.