HomeMy WebLinkAbout2000-07-06 NAC Planning Report NORTHWEST ASSOCIATED CONSULTANTS
INCN COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
4
PLANNING REPORT
TO Thomas Melena
FROM: Jason Lindahl / Scott Richards
DATE: July 6, 2000
RE: Oak Park Heights - Valley View Estates 4th Addition
FILE NO: 798.02 — 00.09
BACKGROUND
The applicant, Jack Krongard of Krongard _Construction Company, is requesting
preliminaryplat, final plat, conditional use permit/planned unit development(CUP/PUD),
and site plan approval to allow the construction of three twin homes on the property
located on the southeastern corner of Osgood Avenue and Upper 56th Street, The subject
property is zoned R-B, Residential / Business Transitional District.
The proposed development is the 4th Addition to Valley View Estates. The subject
property was originally platted as an outlot and now is proposed for subdivided into six
residential lots and an outlot. A PUD / CUP is also necessary in this case to allow
flexibility in lot size standards and to allow access to a private street.
Attached for Reference:
Exhibit A: Preliminary Plat — 4th Addition
Exhibit B: Proposed Utility Plan
Exhibit C: Grading & Utility Plan
Exhibit D: Front Elevation of Twin Home A
Exhibit E: Floor Plan of Twin Home A
Exhibit F: Foundation Plan of Twin Home A
Exhibit G: Front & Rear Elevations of Twin Home A-A
Exhibit H: Main Floor Plan of Twin Home A-A
Exhibit I: Landscape Plan & Foundation Plan of Twin Home A-A
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612 - 595 - 9636 FAX 612 - 595- 9837 E-MAIL NAC@ WINTERNET.COM
ANALYSIS
Direction of Comprehensive Plan. The proposed development is consistent with the
City's Comprehensive Plan. According to the Existing Land Use Map, the site is bordered
on all sides by compatible uses. Specifically, the site is bordered to the north and west by
low density residential uses and to the south and east by medium density residential uses.
The City's Proposed Land Use Map guides this site for higher density residential land use.
Zoning. The subject property is zoned R-B, Residential / Business Transitional District.
According to Section 401 .28.B, multifamily dwelling units are a permitted use in this
district. The applicant is requesting flexibility in lot standards and a private street.
Therefore, this application will also require PUD / CUP approval.
Lot & Block Performance Standards. This plat will create Lots 1 through 6 on Block 1 ,
Valley View Estates 4th Addition. Section 402.07.A outlines the standards for residential
blocks in Oak Park Heights. It states that no block shall exceed 1,320 feet or be less than
400 feet in length. This section also states that all residential blocks should be wide
enough to allow two tiers of lots. Block 1 will be approximately 320 feet long and 110 feet
)_,i X91'` and, as a result, fails to meet either of the ordinance standards. However, staff finds that
these conditions are not changeable because this parcel was already platted as an outlot
C�
in a previous Valley View Estates addition and is surrounded by an established street
network.
According to Section 401.15.C.2, all lots in the R-B District must be at least 15,000 square
(, feet in size and 100 feet in width. The applicant is requesting to divide this site into six
Ai individual lots and one outlot. Staff finds the outlot should be incorporated into lots 1 , 2,
and 3 to ensure proper long term maintenance of the driveway.
bh 42
V� In this proposal, each set of two lots would contain one zero-lot-line twin home. Section
401 .15.C.3 states that under a PUD / CUP, the lot area per unit for two-family units is
at i 6,000 square feet. The lot sizes in this development range from 4,730 to 7,820 square feet
� and on average meet the 6,000 square feet minimum. Lot widths range from 53 to 42 feet,
with and average width of 48.3 feet. Staff finds that this is an appropriate lot width for this
development and is consistent with surrounding properties of Valley View Estates.
Streets. The street pattern that provides access to the subject property was established
with the creation of subsequent additions of Valley View Estates. Currently, Lots 1, 2, and
3 are designed to access 57th Street via a private street running across Outlot A. Staff
" finds that to ensure adequate maintenance of the outlot area, it should be incorporated into
C ' 4 Lots 1 , 2 and 3 with a 30 foot easement platted across the driveways. The owners of Lots
C 1, 2, and 3 must enter into a joint maintenance agreement to ensure snow removal and
maintenance of the shared access.
2
Grading & Drainage. The site's existing topography currently decreases from 894 feet in
the northwest corner to 880 feet in the southeast corner. The applicant's Grading and
Utility Plan appears to accent the existing topography by creating basement elevations that
decrease from 889 feet on the west to 881 feet on the east. This design indicates that
runoff from the site will drain toward both 57th Street and Upper 56th Street and into the
City's storm sewer. The City Engineer should review and approval all grading and
drainage plans.
Easements. The Preliminary Plat shows 10-foot drainage and utility easements around
the perimeter of the site. In addition there is a utility easement that runs across outlot A
and the northern portion of the site for maintenance of an existing sewer line.
The applicant will need to revise the plat to indicate two additional easements. First, they
7 should add a shared access easement to enable access to lots 1, 2, and 3 from 57th Street.
Second, they should overlay a 20-trail easement over the drainage and utility easement on
y the site's west side along Osgood Avenue.
Park Dedication. According to Section 402.08.D.1, the park dedication rate for
developments with 6 to 9 units is 14 percent of the gross area of the proposed plat. In this
case, the City will require a cash payment rather than a land dedication. The cash
payment shall be equal to 14 percent of the fair market value of the subject property. To
determine the fair market value of the site, the applicant must submit an appraisal in
accordance with Section 402.08.6.9 of the Subdivision Ordinance.
Setbacks. The setback standards for properties in the R-B District are outlined in Section
401 .15.C.1.d and illustrated in the chart below. As proposed, the development meets the
required setbacks.
Setbacks Standards
\- Yard Proposed Required Status
yr
Front 30 30 Compliant
Side 10 10 Compliant
Side (Corner) 20 20 Compliant
Rear 30 30 Compliant
Parking. The parking requirements for Single Family, Two-Family, and Townhouses are
/0' outlined in Section 401.15.F.9.hh. It states that each unit is required to provide two off-
street parking stalls, both of which must be in a garage. Staff finds that all six of the
proposed units meet this standard.
3
Landscaping. The applicant did submit a preliminary landscape plan illustrating plantings
around the individual units. This plan fails to provide adequate information regarding
landscaping and screening of the site in general. Given the concessions made for this
development under the PUD agreement, the City will expect substantial landscaping and
screening for this site. The landscape plan should pay special attention to the rear yards
along upper 56 Street and the east side yard of lot 1. The landscape plan shall be subject
to the review and approval of City staff and the City Arborist.
Architectural Appearance. It should be noted that this residential development is not
subject to the City's design guidelines. The applicant is proposing to construct two types
of attached twin homes. Each unit will have a two-car garage attached to the front of the
unit, asphalt shingles, and a pitched roof. The front of all six units will be brick faced along
the lower 1/4 and siding on the upper % of the façade. The units on lots 1 ,2, and 3 will be
look-outs while the units on lots 4, 5, and 6 will be walk-outs.
To assist City staff in the evaluation of the landscaping and screening of the rear yards,
the applicant should provide rear porch and patio plans.
Signage. This application does not contain a request for sign approval. Should the
applicant wish to create a development identification sign, a detailed sign plan must be
submitted to the City for review and approval.
Lighting. The applicant does not propose any exterior lighting other than that typically
found on most residential units (see elevations). All exterior lighting must be in
conformance with the standards outlined in Section 401.15.B.7.
Trail. The City's Trail Plan calls for a pedestrian trail to run along the west side of this site
adjacent to Osgood Avenue. The applicant will be required to construct a trail, to City
specifications, on the west side of the property and/or within the Osgood right-of-way. The
City will complete the construction from the north property line to 58th Street North.
RECOMMENDATION
Staff recommends approval of the preliminary plat, final plat, conditional use permit /
planned unit development (CUP/ PUD), and site plan to allow the construction of three (3)
twin homes on the property located on the southeastern corn of Osgood Avenue and
Upper 56th Street North. This recommendation is based on the findings contained in this
report and subject to the conditions outlined below.
1. The land area of Outlot A shall be incorporated into Lots 1, 2, and 3 to ensure
proper maintenance.
4
2. The owners of Lots 1 , 2, and 3 enter into a joint maintenance agreement to ensure
prompt snow removal and maintenance of the shared access.
3. The City Engineer should review and approval all grading and drainage plans.
4. Create a 30-foot shared access easement to enable access to Lots 1, 2, and 3 from
57th Street.
5. Create a 20-foot pedestrian trail easement over the drainage and utility easement
on the site's west side along Osgood Avenue.
6. To determine the appropriate park dedication fee, the applicant shall submit an
appraisal of the site in accordance with Section 402.08.B.9 of the Subdivision
Ordinance.
7. The applicant must pay the City a cash payment equal to 14 percent of the fair
market value of the subject property.
8. The applicant submit and receive approval of a detailed landscape plan from City
staff and the City Forester.
9. All exterior lighting shall comply with Section 401.15.6.7 of the City Code.
10. The applicant submit detailed patio and porch plans for each unit.
11. The applicant shall construct a trail, to City specifications, on the west side of the
property and/or within the Osgood right-of-way from Upper 56th Street North to the
site's northern property line.
12. All other conditions of the City staff, Planning Commission, or City Council.
pc: Kris Danielson
5
VALLEY VIEW ESTATES 4TH ADDITION
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U P P E R O
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SCALE IN FEET
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VILINII Y MAP
DENOTES EXISTING PLATTED LOT NUMBER
DENOTES EXISTING PLATTED LOT LINE
DENOTES DRAINAGE AND UTILITY EASEMENT LINE
DENOTES BUILDING SETBACK LINE
NO TE.S S.
CURRENT ZONING: RB
TOTAL LOTS: B DOUBLE
TOTAL AREA = 0.92 ACRES
UNITS PER AC. = E.5 UNi TS
SETBACKS: FRONT YARD = 30'
REAR YARD = 30'
SIDE YARD IO•
CORNER SIDE = 20'
DATE:` MAY 8. 2000
LEGAL DESCRIPTION:
OULOT B. VALLEY VIEW ESTATES.
WASHINGTON COUNTY. •MINNESOTA,.
KURTH SURVEYING, INC.
4002 JEFFERSON ST. N.E.
COLUMBIA HEIGHTS. MN 55421
PHONE: (612) 788-9769 FAX: (612) 788-7602
EXHIBIT A
PROPOSED UTILITY PLAN
VALLEY VIEW ESTATES 4TH ADDITION
J
U P P E R
5 6 T H S T
0 30 60
n
m
IM -695.75
NV. -878.8
AN. MH
O
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90 120
SCALE IN FEET
—
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DENOTES EXISTING SANITARY SEWER
--� T--•—
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-a BIQ2-
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----�-----
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—
DENOTES PROPOSED ELEVATION
IN`: -86e.21
8AN MN/
DENOTES SPOT ELEVATION
—�O —
DENOTES EXISTING STORM SEWER
— —� —
DENOTES EXISTING SANITARY SEWER
--� T--•—
DENOTES EXISTING WATER MAIN
�-IY�.—
DENOTES PROPOSED WATER STOP / SERVICE
----�-----
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LEGEND:
DENOTES BOUNDARY LINE
DENOTES LOT LINE
— — — — -- DENOTES BUILDING SETBACK LINE
DENOTES CONCRETE CURB
— — — DENOTES EASEMENT LINE
189.4
DENOTES PROPOSED ELEVATION
A9.4
DENOTES SPOT ELEVATION
—�O —
DENOTES EXISTING STORM SEWER
— —� —
DENOTES EXISTING SANITARY SEWER
--� T--•—
DENOTES EXISTING WATER MAIN
�-IY�.—
DENOTES PROPOSED WATER STOP / SERVICE
----�-----
DENOTES PROPOSED SANITARY SEWER / SERVICE
M-8 MN -74.93
RIM:BS7. 1 5 I
NVn67.
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SAN N"
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` 866' \
LEGEND:
DENOTES BOUNDARY LINE
DENOTES LOT LINE
— — — — -- DENOTES BUILDING SETBACK LINE
DENOTES CONCRETE CURB
— — — DENOTES EASEMENT LINE
189.4
DENOTES PROPOSED ELEVATION
A9.4
DENOTES SPOT ELEVATION
—�O —
DENOTES EXISTING STORM SEWER
— —� —
DENOTES EXISTING SANITARY SEWER
--� T--•—
DENOTES EXISTING WATER MAIN
�-IY�.—
DENOTES PROPOSED WATER STOP / SERVICE
----�-----
DENOTES PROPOSED SANITARY SEWER / SERVICE
NOTES:
CURRENT ZONING- RB
TOTAL LOTS: 6 DOUBLE
TOTAL AREA = 0.92 ACRES
UNITS PER AC. = 6.5 UNITS
SETBACKS: FRONT YARD = 30'
REAR YARD = 30'
SIDE YARD = l0'
CORNER SIDE = 20'
DATE: MAY 31, 2000
LEGAL DESCRIPTION:
OULOT B. VALLEY VIEW ESTATES.
WASHINGTON COUNTY, MINNESOTA.
KURTH SURVEYING, INC.
4002 JEFFERSON ST. N.E.
COLUMBIA HEIGHTS, MN 65421
PHONE: (612) 788-9769 FAX: (612) 788-7602
0Nr-KRONGARD%KRN04UTL.9c6 5-8-00 1-•30' 20x30
EXHIBIT B
GRADING AND UTILITY PLAN
VALLEY VIEW ESTATES 4TH ADDITION
— J
U P P E R
5 6 T H S T
0
Isil
SCALE
30 60
IN
00
a
9W Gc%BTNti
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RIM 02866-4> lEl
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LEGEND:
SECTION 4. 1 OWNS'HIP 29 HANDL ZO
STATE HIGHWAY�NO.35
I
I
I <
I
NW1/4 r.
I
I 56 iN ii. 9Ii
I
I
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I
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I
I
I
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SWI/4 SE1/4
I
1
V I I N I T Y M4 P
NO TES:
CURRENT ZONING: RB
TOTAL LOTS: 6 DOUBLE
TOTAL AREA = 0.92 ACRES
UNITS PER AC. = 6.5 UNITS
SETBACKS: FRONT YARD = 30'
REAR YARD = 30'
SIDE YARD = 10'
CORNER SIDE _ 20'
DATE: MAY B. 2000
LEGAL DESCRIPTION:
OULOT B. VALLEY VIEW ESTATES.
WASHINGTON COUNTY. MINNESOTA,
KURTH SURVEYING, INC.
4002 JEFFERSON ST. N.E.
COLUMBIA HEIGHTS, MN 55421
DENOTES BOUNDARY LINE
DENOTES LOT LINE
-------
DENOTES BUILDING SETBACK LINE
DENOTES CONCRETE CURB
— — — —
DENOTES EASEMENT LINE
— — — —
DENOTES EXISTING 10 FOOT CONTOUR LINE
DENOTES EXISTING 2 FOOT CONTOUR LINE
—@—
DENOTES PROPOSED CONTOUR
x89.4
DENOTES SPOT ELEVATION
— -- —
DENOTES STORM SEWER
---0---
DENOTES SANITARY SEWER
---7—••—
DENOTES WATER MAIN
NO TES:
CURRENT ZONING: RB
TOTAL LOTS: 6 DOUBLE
TOTAL AREA = 0.92 ACRES
UNITS PER AC. = 6.5 UNITS
SETBACKS: FRONT YARD = 30'
REAR YARD = 30'
SIDE YARD = 10'
CORNER SIDE _ 20'
DATE: MAY B. 2000
LEGAL DESCRIPTION:
OULOT B. VALLEY VIEW ESTATES.
WASHINGTON COUNTY. MINNESOTA,
KURTH SURVEYING, INC.
4002 JEFFERSON ST. N.E.
COLUMBIA HEIGHTS, MN 55421
I
i jz4
Jog W.
yI s�.�vaTlo
11
ew,TL E.�E A•Tl0
THEE PLAM WERE PREPMEO BY YOUR
ARRt:M i3UILClING CENTER
t.,:�
�,,
N O T I C E
BUILDER SHALL VERIFY ALL DIMENSIONS, ?? Twit's HoME—
SIZES AND LOCATIONS. REPORT TO K`; + {• SEYISEG If qq, 9ATE q/zl
DESIGIJER ANY ERRORS OR OMISSIONS nE'vISEp I pNp. NQ qyA�
BEFORE PROCEEDING.
EXHIBIT D
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