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HomeMy WebLinkAbout2017-03-08 Planning Report enclauew 3 TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC(a]Plan ni ngCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 8, 2017 RE: Oak Park Heights — Cover Park — Construct New Park Shelter/Demolish Old Shelter, Trails — Conditional Use Permit and Design Standards/Site Plan review. TPC FILE: 236.01 — 17.01 BACKGROUND Eric Johnson, City Administrator for Oak Park Heights has applied for a Conditional Use Permit (CUP) and Design Standards/Site Plan review to construct a new park shelter, demolish the old structure, add trail connections and parking lot at Cover Park. The Park is located at the corner of 58th Street North and Peller Avenue North. The site is zoned 0, Open Space Conservation District in which Cover Park has been allowed as a permitted use. A CUP is required to allow a reduction in the side yard setback for the new park shelter. The project requires Design Guideline and Site Plan review. EXHIBITS The review is based upon the following submittals: Exhibit 1: Cover Park Site Location Map Exhibit 2: Cover Park Site Improvements Map (C101) Exhibit 3: Grading Plan (C301) Exhibit 4: Utility Plan (C401) Exhibit 5: Exterior Elevations — Park Shelter(A201) Exhibit 6: Exterior Elevations— Park Shelter— Color(A201) Exhibit 7: Floor Plan and Roof Plan with Solar Panels Exhibit 8: Cover Page (L1) Exhibit 9: Cover Park Tree Inventory Spreadsheet (L2) Exhibit 10: Cover Park Tree Inventory (L3) Exhibit 11: Tree Removal/Tree Protection Plan (L4) Exhibit 12: Tree Protection Diagram (L5) Exhibit 13: Tree Protection-Maintenance Road Diagram (L6) Exhibit 14: Landscaping Notes, Planting Details and Plant List (L7) Exhibit 15: Landscape Plan (L8) PROJECT DESCRIPTION The City Council has authorized plans for redevelopment of Cover Park including a new park shelter and warming house, new trail connections, and a new parking area. The existing park shelter will be demolished. The plan for the park has been reviewed by the Parks Commission and approved by the City Council. The new park shelter is a 30 foot x 40 foot square foot structure of which 900 square feet will be enclosed. A covered front patio area will accommodate picnic tables. It will have accessible restroom facilities. The structure will be heated in that it will also serve as a warming house for the skating rink. The roof structure may be equipped with solar panels. There will be a 21-stall parking lot with access off Peller Avenue North constructed adjacent to the park shelter and skating rink. An additional six parking stalls will access off 58th Street North. Trail connections will be added in Cover Park to connect to the existing trails in Oak Park Crossing Park. The skating rink and playground equipment will remain in the same locations as what exists today. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Park Facilities on the Proposed Land Use Map of the Comprehensive Plan. The new park shelter and changes to the site will be consistent with this land use designation. Zoning. The site is zoned 0, Open Space Conservation District in which Cover Park has been a permitted use. The 0 District requires a front yard setback of 50 feet, a side yard setback of 30 feet and year yard setback of 50 feet. The front yard setback is from 58th Street North and the side yard setback is from Peller Avenue North. The park shelter will be placed 17 to 18 feet from the right of way line of Peller Avenue North. The front and rear setbacks are compliant. Cover Park is long and narrow limiting the location of the park structure and parking lot. The park shelter will require a CUP. The criteria found in Section 401.03.A.7 and 401.15.C.1.e.5) of the Zoning Ordinance must be considered when reviewing the request for the reduced setback area. Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 2 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The use is consistent with the Comprehensive Plan and in conformity with present and future land uses. There should be no environmental issues or impact to surrounding neighbors or property owners. Traffic generation will not be significantly different from what now exists for the park use. City Staff sees no issues with the location of the park shelter as currently proposed. Additional Conditional Use Permit criteria are found in Section 401.15.C.1.e related to reducing a required setback: 5) A required yard on a lot may be reduced by a conditional use permit if the following conditions are met: a) The reduction of setback requirements is based upon a specific need or circumstance which is unique to the property in question and which, if approved, will not set a precedent which is contrary to the intent of this Ordinance. Comment: Cover Park is a narrow property making it difficult to place the park structure and parking lot in such a way as to avoid the side yard setback. It has been determined that the front of the park structure be orientated west for ease of access from the parking lot and the skating rink. The south orientated roof will also accommodate the possible placement of solar panels. b) Property line drainage and utility easements as required by the City's Subdivision Ordinance are provided and no building will occur upon this reserved space. Comment: There will be no issues with drainage or utility easements with placement of this structure. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. 3 d) Comment: The new park structure will not displace trees or unique physical features. Some trees will be displaced to accommodate the other site improvements. The City Arborist has prepared tree removal and replacement plans as attached. e) If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The building will not restrict sun access. 0 The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401.15.8.6 of this Ordinance. Comment: The building location as proposed is more than ten feet above the elevation of Peller Avenue North. There would be no traffic visibility or public safety issues. g) The conditions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The conditions have been reviewed above. Traffic Circulation/Curb Cuts. The site plan indicates that there is access to the site to parking lots from both 58th Street North and Peller Avenue North. The entrance from Peller Avenue North is existing. The parking spaces on 58th Street North are pull in from the street. Parking. Section 401.15.F.9 of the Zoning Ordinance provides the parking requirements for high schools and related facilities. Here are the parking requirements: y. Public Parks, Playgrounds and Playfields. At least five (5) parking spaces for each acre of park over one (1) acre; two (2) parking spaces per acre for playgrounds, and ten (10) spaces for each acre of playfield. When a public recreation site has more than one (1) use designation, the areas must be divided for determining the required parking spaces. Cover Park totals one acre, and would require a total of 17 parking spaces. The two parking lots as proposed will provide 27 parking spaces. Landscaping. The City Arborist has provided the landscaping plans for the project subject to approval of the City Council. Lighting. The site plan indicates the locations of the existing light fixtures in the park. Some of the fixtures will be removed and replaced in their current locations. The fixtures are full cut off. All of the fixtures placed on the building will be full cut off and LED. The parking lot fixtures shall be installed so that they are not more than 25 feet in 4 height and all the fixtures shall be consistent with Section 401.15.6.7 of the Zoning Ordinance as it relates to lighting requirements. Mechanical Screening. The plans do not include locations of mechanical equipment. If any mechanical equipment is ground or roof mounted it shall be consistent with Section 401.15.E.10.e. of the Zoning Ordinance as it relates to screening. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans have been provided by the City Engineer. Signage. There is an existing sign for Cover Park at the Peller Avenue entrance. No other signage is proposed at this time. Design Guidelines Architectural Guidelines. Façade Treatments The building will have a definite base, middle and top. The façades feature differences in materials, a prominent porch, and significant window area. Ground Level Expression This is a one-story building that will be visible from Peller Avenue North. Transparency The building uses glass on all the facades. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The rear of the structure, facing Peller Avenue is approximately 18 percent transparent. All of the other facades have significantly more transparency. The Planning Commission should comment. Entries The building features a prominent entry with a double door and the gabled end of the porch roof. Roof Design The roofline is broken by a cupola structure. Building Materials and Colors The project architect has provided color elevations for review. The primary building materials of stone, lap siding and glass are compatible with the Design Guidelines. Franchise Architecture The building is not a franchise design. 5 Site Design Guidelines Building Placement The proposed building is facing west to accommodate access from the parking lot. The building design is such that the rear is of the same materials, design and windows of the other facades. Parking Areas The parking area will be surrounded by existing and new tree plantings. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space The site plan indicates new trail connections to the existing trail system in Oak Park Crossing Park. Landscaping The landscape plan features planting areas on both the north and south sides of the building. The existing slope plantings on the east side of Cover Park will remain. Trees/Shrubs The City Arborist has prepared a tree removal and protection plan. A landscape plan has also been provided. The plans are subject to approval of the City Council. Utilites/Service/Loading/Drive-Through/Storage Areas The City Engineer has designed the utility plans. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack will be required. The City should identify a location. Building Height. There is a 35-foot building height limit in the 0 District. The one-story building is approximately 16 feet to the ridge line, so well within the height limitations. CONCLUSION / RECOMMENDATION The Planning Commission is to consider the following as it relates to this request: 1. Conditional Use Permit for Reduced Side Yard Setback 6 2. Design Guidelines and Site Plan Review Upon review of the application, City Staff would recommend the project with the conditions as follows: 1. All tree removal and landscape plans shall be subject to review and approval of the City Council. 2. 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