HomeMy WebLinkAbout1997-05-01 NAC Planning Report -�^ .Enclosure 6B
NNC NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Cary Teague/Scott Richards
DATE: 1 May 1997
RE: Oak Park Heights-Sunnnyside Marina-PUD
FILE NO: 798.02-97.08 D E@ fE O U P
EXECUTIVE SUMMARY j\c
MAY - 2 1997
---
Background ----
Sunnyside Marina is requesting an amendment to their planned unit
development/conditional use permit for the purpose of constructing a bath house,shower
and laundry facility for use by its members and guests. Sunnyside Marina is located at
6413 St. Croix Trail North along the St. Croix River. The subject property is zoned R-3,
Multi Family Residential, in which marinas are a conditionally permitted use. The addition
of another building on the property necessitates an amendment to the existing planned unit
development and conditional use permit. Additionally,flexibility through the PUD is being
requested in order to locate the proposed structure 10 feet from the rear property line. The
required setback is 30 feet.
Attached for Reference:
Exhibit A-Site Location
Exhibit B-Site Plan
Exhibit C-Building Plans
ISSUES AND ANALYSIS
PUD Application: A PUD is established to provide comprehensive procedures and
standards created to allow greater flexibility in the development of non-residential areas
by incorporating design modifications as part of a PUD conditional use permit. The PUD
process,by allowing deviation from the strict provisions of the zoning ordinance related to
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 6 1 2-595-9837
setbacks, lot area, width and depth, yards, multiple structures, etc., and is intended to
encourage the following:
1. Innovations in development to the end that the growing demands for residential,commercial,
and industrial projects at all economic levels may be met in greater variety in tenure,type,
design,and siting of dwellings and by the conservation and more efficient use of land in such
developments.
2. An efficient use of land resulting in smaller networks of utilities and streets thereby lowering
housing costs and public investment.
3. To allow variation from the provisions of this Ordinance including setbacks,height,lot area,
width and depth,yards,etc.where deemed necessary by the City Council.
4. More convenience in location and design of development and service facilities.
In its review of any PUD application, the City Council shall evaluate the effects of the
proposed project upon the health,safety and welfare of the residents of the community and
the surrounding area and shall evaluate the project's conformance with the overall intent
and purpose of this Section. If the Council determines that the proposed project will not
be detrimental to the health, safety and welfare of residents of the community and the
surrounding area and that the project does conform with the overall intent and purpose of
the PUD regulations,it may approve the PUD amendment,although it shall not be required
to do so.
Comprehensive Plan Consistency:The use of the property(marina and yacht club)is
considered a conditionally permitted use within the underlying R-3 zoning district. The
marina and yacht club are considered to be compatible water recreational activities. The
proposal is also consistent with the following policies of the City's Comprehensive Plan:
Encourage the use of planned unit development cluster concepts where protection of natural
features is important to the community,and vital to development desirability.
Promote and maintain balanced commercial activity that is viable and responsive to the
needs of the community and surrounding market area.
Setbacks: The front, rear and side yard restrictions on the periphery of a Planned Unit
Development site, at a minimum shall be the same as imposed in the underlying zoning
district. Therefore,the following R-3 standards are applied:
Required Proposed
Front 30 feet 160 feet
Side 20 feet 100+feet
Side 20 feet 100+feet
Rear 30 feet 10 feet
2
As demonstrated above, the proposed structure does not meet the minimum required rear
yard setback, therefore, the applicant is requesting flexibility through the PUD to allow a
twenty (20) foot variance to the rear yard setback requirement.
The applicant is requesting to locate the building just ten (10) feet from the property for the
purpose of maintaining the existing traffic circulation and parking patterns on the subject
property. If the building met the required setback of thirty (30) feet, it would be located in
the middle of the drive aisle of the parking lot, which would cause a reconfiguration of the
parking spaces and the drive aisles. As proposed, the facility will simply take up a few of
the existing parking spaces along the western property line, and not interfere with on-site
traffic circulation. Additionally, if the structure were to be located in the middle of the
parking lot, the pedestrian traffic generated from the facility could also interfere with the
automobile traffic.
Therefore, from a safety stand point, by maintaining the existing traffic and parking
patterns, the proposed location of the facility is justified.
Variance Criteria: Per Section 401 .04 of the Zoning Ordinance, in considering requests
for variances, the City Council is asked to make a finding that the proposal will not:
a. Impair an adequate supply of light and air to adjacent property.
b. Unreasonably increase the congestion in the public street.
c. Have the effect of allowing any district uses prohibited therein, permit a lesser
degree of flood protection than the flood protection elevation for the particular area,
or permit standards which are lower than those required by State law.
d. Increase the danger of fire or endanger the public safety.
e. Unreasonably diminish or impair established property values within the
neighborhood, or in any way be contrary to the intent of this Ordinance.
The proposal to locate the bath house, shower and laundry facility 10 feet from the side
property line away from the existing drive aisles and center parking areas, shall not have
a negative impact on the above criteria. As previously demonstrated, variation from the
provisions of the Zoning Ordinance including setbacks is allowed by City Council approval,
through a PUD.
Environmental Concerns: Given the subject properties location on the St. Croix River,
the subject proposal shall be subject to review and approval of the Department of Natural
Resources (DNR).
Building Height: The minimum height allowed for buildings within the R-3 district is
thirty-five (35) feet. The proposed building is to be ten (10) feet tall, therefore, meets the
City's requirement.
3
Development Contract: The City attorney shall review the existing development contract
and determine if any revisions are necessary as a result of the proposed PUD amendment.
RECOMMENDATION
Based on the information contained herein, our office recommends that the City Council
make the following motion:
► Approval of the amended planned unit development/conditional use permit with the
allowance for the 10 foot setback, as proposed subject to the following conditions:
1 . The City attorney shall review the existing development contract and
determine if any revisions are necessary as a result of the proposed PUD
amendment.
2. The subject proposal shall be subject to review and approval of the
Department of Natural Resources (DNR).
3. Comment from other City staff.
pc: Mike Robertson
Mark Vierling
Joe Anderlik
Sunnyside Marina
4
R
CITY OF OAK PARK HEIGHTS f
1
LAND OUTSIDE CITY LIMITS N
rirAG
-..-••• CITY LIMITS This map is fa planning purposes onlf
and should not be utilized when exam
measurements are required,
l®E ujcirrifi ER IN lI
SITE LOCATION --'-4 Cli
J{EP--I IIIIIPHIII SII rillor/ -\,
J
— ll—IIIIINVlll81! I� :I8
.2
II I I IIIIIIII12n m ill/uu �1112,I� _4,,
Ural
. .I IIIIIIIIIIIII Milia _J\ 1 1
— JIIIIIIIIIIIIIII IIIII ,•\
. SATE HIGHNRY 36 L TS X 111 =\ —\`_-
---it i,= tl ■■ :IL:1 11__ MDM1 ,��� , 74 w
Ril
Emu mum mmmmm ���_ .4‹. r-r '1: E-7--] 1 _ILL walk Olk,
all_.
_ E ' 1„iii.e...... . ��„ii l u
...4.14.:$1■ r w un■ •i7 • 7r.
,f•' — - I fa "4"1—.— Cttg1111♦ c14..d♦■ iii-Eifa1,11111111,
�11:1111,1111 .ni--Igo i�'J♦��♦♦� """3”' t�eU111110h ff tlllllllllltlu�
r u p ■■u. ♦ rm llll ff a\\
C �IIII�`I' ..0® : 11 D♦♦ .�.,���STTE
:iud::1111I �f
,: �a�.un■ r------- --
■
'iIII: \
a:ur.
mulm®- COMIC of MIL
llllll inM Mnl NU SIMM ;n Ran9aa
3
yilii,
i11
.■■ - a maul sa0lm USW
EXHIBIT A
I ./
''•••
• A
-01
• \.:\Ca' -------.•''''''... ..........0.or 1. 'is
CO > 0
C r
,.-1. v.37. ,..- - "..-- •- • "\
tj.a.
\
rn ‘•\\.\ \
\,
\ .
c \
\ 41
/••'-'''... ...';''\\\.\\
k 0,4„......n
.../-••••••••• •"..e......... \\
\ \•,
7\j/......_.s.)
\ M
al > \
'1. \
.. cAlle\•\ ..-••-•••----•"•'-•---- ..----•
--- L.--•1
../••••••-- ...-.
_1-) CD rri 6) •/''' '....,y
z 0 .
\ 1----
0 ,
0 ---)3
‘.•‘•e` I- (Ase ., .
1. 0
. --k C.) % ...Z••••••
CC1 C•11 %
C...(\..........c...\
•.
f''...
...I.... \
' . • ....'.''''
I--
.....)
.-.I ..
--
•
--1:-•,.
..., '-kv*-------
_____--------------.
__---- --- -
\
---_---------- 0
-r-‘
----1
C...1
-21-- i
. C..'"
_
\-------'---, Th
\ .
-------
\ • .-1-• 0 t
1\0\,. . ,-
C-
--
--3‘
...-
.r .• .... -------- op _____*___--___ I
,--) ..,••• \
,...- ,
...., \
_..-- .457• -- -i-:-.-----------------------. _ .
k...- __,-------
<(` •k t ________--
___,---
_____.....
Ges
el ,- ,...
,.....„ cz, . 1%\\,...... ,- . . e„, ______........._... ... ... _ a.,
/ 1;" • 11\ • •
-----•-- i opIt .----------
17.00. iggko :
, ....,- 10 Woo _---------- —_--
-:-{ . ---
-; N x
CD '. CD .• 0
___---CL------ -;.'
• C.,.._.1 .. •
L., - _____--- --_—__.-----
--•• C..1
I ...,.
• 1 _ ' ' :-..-7
. ..
\ Cr
..4$
:
. 7......‘ --------------
•0
\ . .'.51,„ ...,..,..,.....,, ,..„..„., ,..../.....\ Li --.........-------- ----------...-
.
'•z., '
...a•-
,
.:...
i ...1 ..,,•-)
...,..
c---
1--.3
...0
in
..../ .
i .
Co
FS:
-r•-- .---,. . '. \ . •0 YQT-
. ., ,
(-- ---' 1
C71 \•_• 0 ) '-- 4—4--4--4-- PROPOSED BUILDING .,.
,•••-• • Pr LP- ,c, ',---
_ .... ,,.4,-•
‘ r J .(• / -1:) ID
'71
. • 7,
5,.
ii. .
../N • ....,, ..
., A::....0 '•.V., •
. ,:: .
\ ---1 #"-
t
. ...
. 0 .
.. • 44,,-
. ...-‘
-%; - \
-;- --,
r .
„ e
'.7.
1..> .
A." 1 C ,
---'
'1.,-..
.-^i.
---1.-)r--.-.}.
_..\ . ......-\
• u*. C
2.....,
. ..
.. i% 1 Q.) '•'...-
....., -4.;,.• z_ ____'ftilil ..."Iiiimpr
•
....-- t
EXHIBIT ' B
, 0
. (...
..-
-t.- - _.• _ . . . _ - .
MECH. `w
/ ,•" •'-, _ \. —
I_ L�
I
----1 , ...I 1 -
•1
. ) '� LAU 'DRY ! -
. l'
r _
1 -- --- l \ -
_._.. t
� � ► • )
. i• it '
( ) . )•
- 1 MEN r - 1 ,,v0,..,-.,,
—
sr-•' - — -- —r
ie
FLOOR PLAN .
Scale: 1/4" 1 -O"
k li 711/j ----j _. - - - - _ - --- i
Hi ��� Ti ` • ` ' ' l' '
i' IL;
t 1 JullBrLU '
j• � ' j ..� � � ' 4 �• I1• I � �..} 1j111I , 1Miffl1IUIiiHd1LiHtJHtil
j F ii .. l t� 1 t : 1.. ... I . . i II - — 1 ! 11.1-[ i 1 •
I ; --1- -I- j ; • -; 1 )
)
FRONT EE.FVATION
SIDE 1 EVA i0" Scale: 1/4-..1'-0-
Scale
YSIDE MARINA SHOWER HOUSE .. . .
SUI. . • ..... .. . ... ., .. . __
8/22/96
DOLPHIN DEVELOPMENT AND CONSTRUCTION CO. Ankeny Kell Architects, P.A.
821 Raymond Avenue, St. Poul. MP! 55114 821 Ro,r+ond Avenue. St. Paul. MN 55114
M
I .
oD
- 4
0