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HomeMy WebLinkAbout1999-06-11 NAC Planning ReportN INC PLANNING REPORT BACKGROUND NORTHWEST ASSOCIATED CONSULTANTs COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Tom Helena FROM: Daniel Licht Alan Brixius DATE: 11 June 1999 RE: Oak Park i hts - Valley View Estates 4th; PUD Concept Plan FILE NO.: 789.02 - 98.04 ENCLOSURE Z Carriage Homes, Inc. is proposing to construct an independent living elderly housing development east of Osgood Avenue, between r 56th Street and 58th Street. The project consists of a multiple unit structure with 41 units and an eight unit townhome structure. The "L" shaped site currently exists as two separate parcels with a total combined area of approximately 55,000 square feet The site is currently zoned 1-, des ti l- Business Transition District with the north air dwelling � developed as a single ar�1���r and the south parcel an undeveloped otiot of the Valley View Estates 3rd Addition The submitted concept plan has been revised b plans +J���R J }�/�7� for this J� y� �y + 1 � applicant �- other development /+� 1 AML w 1 � � 1 � ■ 1 � V site V F 1 � � 1 �+A 1 V the 5 111 * . by Planning Commission and City Council. Adrt�ornai land has been acquired, allowing the relocation of the lt #1 unit building to the north arm the subject site. An i ht unit townhome structure has been added where the multiple-unit building was previously proposed. Finally, ' I� the commercial use of a fourth floor of the multiple use building has been eliminated. The proposed elderly housing is a conditional use � � . se V�r�th�rn the -- District, requiring processing of a conditional use permit (CUP). A Planned Unit Development (PUD) must also be considered to accommodate odate the planned townhome subdivision of the site unit/base lot configuration. CUPs are also necessary in a sari to accommodate reduction in required yard setbacks and joint use of a ar�in lot north parking of the subject site with church, Aid four of these issues may be addressed as art of the � Finally, the applicant is proposing that the City vacate portions of 57th Street and Osman Avenue where they intersect to the west of the subject site. If the concept pt plan is approved, subsequent stage application ill also require preliminary/final � plat consideration to establish the separate rots for each structure. 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. PHONE 2 FAX 6 1 -y95 E-MAIL -- - _ -- - -- L. I WINTERNET.COM Attar for Reference:, Exhibit Exhibit B: Exhibit C: Exhibit r: ISSUES ANALYSIS Site Location Concept Plan Building Elevations Building Floorplans Zoning. As noted above, the subject site is zoned R-B District, in which the proposed use is allowed by CUR The development of the project also requires consideration of a PUD to accommodate the subdivision of unit base lots for the tour home structure and maintenance of common open space. Consideration of the PUD must also incorporate review of a reduction in required yards (setbacks) and joint parking facilities, which will be discussed in greater detail in subsequent paragraphs. Generally, however, the purpose of the PUD is to provide flexibility from the strict application of the provisions of the Zoning ordinance to acheive a superior development. Section 401.03.A.7 directs that the Planning Commission and City council consider the possible adverse effects of the proposed PUD, based upon (but not limited to) the following factors: a. relationship to the specific policies and provisions of the municipal al Com rehensive Plan. b. The conformity with present and future and uses of the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. a The impact on character of the surrounding area. f. The demonstrate need for such use. Traffic generation by the use in relation to the capabilities of streets serving the property. h. The impact upon existing public services and facilities including arks schools streets, utilities and the City's service capacity, The proposed use's conformity with all performance standards contained [in the Zoning ordinance]. 2 Comprehensive Plan. The need to provide medium and high density housing within the community is noted by the Land Use Plan. such land uses broaden the housing choices within the City, while also serving as a transitional land use between commercial uses and more sensitive low density residential uses. The subject site is specifically identified by the Land use Plan as a high density residential location. Development of the subject site with medium/high density residential uses will serve as a transition from the commercial uses to the north and west and the medium density Valley View Estates development. The site design specifically locates the higher density multiple -unit structure in the north arm of the site closer to the commercial uses and the townhomes more approximate to the adjacent twin homes within valley View Estates. Proximity to Osgood Avenue will potentially reduce traffic impacts. Lot Size. The minimum lot size in the R B District is 15,000 square feet. The area of the subject site is approximately 15,000 square feet, which exceeds this requirement. Further, there should be sufficient area two allow two separate lots, each meeting the minimum lot size standard with the anticipated subdivision. Section 401.15.C.3 of the Zoning Ordinance requires 1,000 square feet of lot area per unit for elderly housing rojects and 4,000 square feet of lot area for townhome units. The of elderly multiple family units is 41 and there are 8 townhome units. As such, a minimum lot size of 105,000 square feet a a would be required. Flexibility from this requirement may be allowed as part of the PUD on the basis of promoting the goal of the Comprehensive Plan discussed above. The low intensity use of the site as elderly housing, coupled with available open space alleviates any concerns that the use may be too intense for the subject site. Lot Width. The minimum lot width required in the R-B district is 100 feet. The Zoning Ordinance defines the "front" of a lot is being that side with the least amount of frontage to the public street. Based upon the subdivision of the site into two lots, the portions of the lot adjacent to 58th Street and the east arm adjacent to Osman Avenue would each be the front of each lot. Both of these frontages are over 100 feet. Setbacks. The table below illustrates setbacks required in the R District and how the anticipated separate lots will conform. Again, the front of the lot developed with the multiple -unit building is defined as 58th Street, whereas the lot with the townhome structure would have a defined front most likely to Osman Avenue. Required Proposed Multiple Building Tow home Building Front Side Rear 30 feet . 20 feet 30 feet 12.5 feet 23.5/20 feet " undetermined 25.6 feet 3 20.0/20.3 150 feet feet Both buildings encroach into the required front setbacks. The townhome uildin encroaches up to 5.5 feet into the required front yard. Given the open area to the west of the building location, this structure should be shifted so as to conform with the 30 setback requirement. The multiple -unit building encroaches into the required front yard due to the length of the structure and an utility easement that bisects the subject site. The building also encroaches into the drainage easement, t, which Will be discussed specifically in following paragraphs. With regard to the setback encroachment, Section 401.15.C.1 . allows for a reduction in required yards by CUP subject to the following conditions: 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 [the Zoning] ordinance. 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. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. d) if affecting a north lot line the reduction will not restrict sun access from the abutting lots. e) The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401.15.B.6 of [the Zoning] Ordinance. The location of the building and remaining boulevard area will be sufficient in consideration of the proposed reduced front yard to provide adequate visibility at Osgood Avenue and 58th Street intersection. Also the reduced setback will not prevent solar access to the parking lot north across 58th or encroach into the required drainage and utility easement adjacent to 58th Street. As such, the reduced front yard setback may be approved as part of the PUD if the Planning Commission and City Council determine that the utility easement bisecting the property creates a situation warranting such a reduction to accommodate the proposed building. Access. The applicant is requesting that the City vacate right-of-way at the intersection of 57th Street and Osman Avenue at the elbow of the subject site. A decision to vacate the public right -of -way must be based upon a finding that the action serves a public purpose and that the street segment is not necessary for access. The vacation of the right-of-vvay should be subject to approval of the police and fire departments with regard for public safety and access, The vacated segment abuts the subject site as well as one parcel to the east. The adjacent parcel's access is near the east intersection of 57th Street and Osman Avenue. As such access to this property will not be affected, although travel to /from Osgood w i l l be limited to via Upper 56th Street. The finding of public purpose for vacating the right-of-way 4 may be development of elderly housing and enhanced eveio rent which are p � stated goals within the Comprehensive Plan The townhome nhome units will have head -in access off of 57th Street and er 56 pp 56th Street. Shared driveways have been provided for the two center units fronting 57th Street and four units fronting Upper 56th street resulting in three and two curb cuts respectively. The multiple-unit handing is proposed to have access at the front entrance of the building via a cul-de-sac constructed at the terminus of Osman Avenue. Access to the underground parking garage is proposed via a driveway to terminus o y 57th Street. This driveway raises two issues: First, such a driveway is a less direct ect route to Osgood Avenue that routes ail the traffic from the site through the residential neighborhood. An alternative would be to provide access to the garage directly to � y Upper i 56th Street near the intersection with Osgood Avenue. such a driveway location anon void reduce the distance of traffic going through the residential area, Second, no turn around has been provided at what is essentially a long dead end driveway. The trash facilities ��s are located within the garage level of the structure, yet no accommodation is rovid p ed to allow garbage trucks to turnaround. The driveway design will need to be revised to include provision of a turnaround near the garage entrance. The driveway itself must also include clude concrete curb. Building Elevations. Buildings in the R-B District are limited to a maximum m he� �ght of 35 feet. The submitted elevations for the multiple -unit building indicate three stories above ground with a drive out garage provided from the south elevation. The height of the building will be specificly determine as part of the development stage U application p g in combination with a grading plan. The building facades are sided with metal 5 -inch is siding with different color ' p for the first floor versus the second and third fioorscolor not specified). Brick veneer is provided as an accent on the first floor and as high as the second floor on the building end and surrounding the main entrance Vertical columns of frieze board have also been provided along each facade. These details serve to break the visual mass of the up building and add detail to the facades. The roof is pitched along he longitudinal access o g g the building with slightly modified ends and gables are provided to add a visual accent. Building Floor Plans. Building floor plans have been rovided for p the multiple-unit structure illustrating the layout of the residential areas, with elevator access to each of the four floors (including underground garage). The proposed building inc .� p p lades 27 one bedroom units with a floor area of 725 or 834 square feet. The remaining 14 units are all two-bedroom apartments with floor areas of 957 square feet or 1 066 uare g feet. Each unit includes kitchen and laundry facilities and a deck. A lobby, mail and recreation rooms are provided on the first floor and there is a tenant storage space on the third floor. No floor plans have been provided for the tow nhor e building. Section 401.15.C.5 of the Zoning Ordinance requires a minimum of 520 square feet for elderly housing. The h dwelling units all exceed this requirement, including the townhouse units based on the footprints. p 5 Landscaping. The concept plan illustrate minimal landscaping. The development stage PUD application will be required to include a landscape p lan showing existing and proposed plantings including location, quantities, type and size. In addition to lantin p g materials, the concept plan provides a trail adjacent to Osgood Avenue. The proposed + # F ■ indicated 1 J trail is consistent with a segment of trail indicate on the Cty's u dated 'ark and Trail p Plan. A seating area has been provided along the trail at the southwest corner of the property. As an amenity, the proposed seating area includes a water fountain. Parking. The four corner townhome units each have a two-stall garage based upon the building footprint and driveway design. Similarly, the interior townhome units each have a single car garage. The driveway lengths from the garages are such that additional vehicles can park one car deep without extending into the street. section o ,15. .9.hh requires townhome units be provided with two off - street parking stalls that are within a covered structure. While the corner units meet this requirement, the interior units MI need to be provided with a two -stall garage. For the multiple -unit building, only one stall per unit is required. Of these stalls only one - half are required to be constructed, As such, 22 stalls are required (fractions are rounded up). The floor plan of the proposed underground parking includes 41 stalls of which tiro are disability accessible. One of the disability accessible stalls is designed to be van accessible, although the height of the garage entrance may limit the need for such a stall. To accommodate guest and overflow parking, the applicant is ro osin joint use of the p g existing parking lot north of the subject site across 58th street, This parking lot is within 60 feet of the subject site and is currently utilized only by an adjacent church. Given the limited use of the parking lot by the church, no conflict or parking shortage is anticipated g � p to be caused by the joint parking arrangement. The site plan should be revised to include a pedestrian sidewalk on the subject site adjacent to Osman Avenue and crosswalk stripping across 58th street for persons using this parking lot. The applicant will be required to provide a long term contract for use of the parking facility as p art of the development stage PUD application, subject to review and approval of the City ttorne , Additional guest parking for the multiple unit building may also be accommodated on- street along the remaining portion of Osman Avenue. In that this cul-de -sac serves only the proposed building, our office would recommend that the cul-de-sac be configure in such a manner as to provide additional disability accessible stalls near the main entrance of the building. This is an important consideration given the g otential guests of residents. p Loading. A concern for loading access for trash haulers has been noted above, Beyond this issue, no additional loading facilities are anticipated to be necessary. The residential character of the buildings and lack of community cooking facilities or services means that deliveries should be limited to mail or parcels and occasional movin g in /out of the buildings. 6 Lighting. A photometric lighting plan MI be required as part of the development rat stage PUD application. The lighting plan must specify the location and type of all proposed lighting and demonstrate conformance with Section 401‘15.C.7 of the Zoning Ordinance. Refuse. A trash storage area has been located on the garage level in the center � ter of the proposed building. This location raises concern for access to the facilities in that there is no direct exterior door to this space. Trash will have to be moved out through the garage to the south entrance to be hauled away. A more convenient location would be to locate the trash room in the south end of the building. This location however, may interfere with rfere ��th the proposed floor plans and would require residents at the north end of the building to carry their trash farther to the chute. Snow Storage. There is adequate open area on the subject site to accommodate to snow storage. As part of the development stage PUD application, specific locations for snow storage should be identified. Grading, Drainage and Utilities. As a concept plan, no grading, drainage or utility have been provided. These plans will be required as part of the development t stage PUD application. These plans will be subject to review and approval of the City n it e preliminary issue related to utilities is that the multiple -unit structure encroaches into a 60 foot utility easement overlaying an existing sewer line. The concept plan suggests revised 30 foot easement, 15 feet each side of the gas fine. However, due to the depth of the existing pipe the City must maintain as much easement as possible to allow a cce s s should the pipe need to be repaired ardor replaced in the future. The width of the existing easement should only be modified on the building side of the pipe. Reducing the width dth of the easement requires a vacation, again based upon a finding of public purpose with rose as v�th the right-of-way vacation discussed above, as well as approval of the it Engineer. r r�g�neer. Subdivision. The subject site currently exists as two separate parcels, one of which is an outfot. The applicant is proposing that the final development ent will consist of separate parcels for each of the structures. In order to establish the proper boundaries between the separate lots and classify the existing outlot as a buildable parcel, a reli ins ' ryf�nai plat will be required. The preliminary /final plat will be processed as part of the development stage PUD application. . Park Dedication. Replatting latting of the subject site for multiple family y uses will require dedication to the City's park and trail system. As no land is anticipated ' to be dedicated, a cash contribution consistent with the City's current oiis in lieu of land. The park dedication is required at the time of final plat approval. Development Contract. The applicant will be required to enter into g a development contract with the City and post ail required escrows following approval of a Development Stage PUD. The development contract will include provisions on resident age as well as maintenance of common open space and must be subject to approval of the City y Attorney. 7 CoNcLusloN AND RECOMMENDATION The proposed development of an elderly medium and high density residential dwelling on the subject site is generally consistent with the provisions of the comprehensive Plan. The proposed land use increases the housing options in the community for elderly persons. Additionally, the proposed land use and site plan serves as a transition between existing and planned commercial and residential uses. The application of PUD and vacation of existing right -of -way and drainage easements facilitate development of this proj ect to achieve the Comprehensive Plan goals. The concept plan satisfies applicable performance standards of the Zoning Ordinance for such uses. Exceptions include the need for conditional use permits as part of the PUD to accommodate joint parking facilities and reduced yard requirements for the multiple -unit structure. The conditions for allowing such flexibility are satisfied, as outlined herein, Specific issues that must be addressed and/or revised are limited to access to the garage of the multiple -unit building garage, provision of adequate loading and disability accessible spaces. Revisions to the to 'ihome structure regarding including two car garages for all units as well as conformance with the required front yard setback. Based upon the factors outlined herein considering established City policies and Ordinances, our office recommends approval of a PUD concept plan for Valley View Estates 4th Addition, subject to the following conditions: 1. A development stage PUD application is submitted and approved. 2. The townhome building is relocated to be setback 30 feet from Osman Avenue. 3. The access to the underground parking is relocated to Upper 56th Street. 4. Adequate turnaround area is provided as part of the underground are e driveway g y to accommodate loading vehicles. 5 The vacation of public right -of -way shall be subject to approval of the Police and Fire Departments with regard for public safety and access. 6. A landscape plan is submitted as part of the development stage PUD application indicating the quantities, location, type and size of all existing and proposed plantings. 7. A pedestrian sidewalk adjacent to Osman Avenue and crosswalk stripping across 58th street for shall be provided in conjunction with the joint parking lot. 8. A contract for joint use of the parking lot north of 58th Street is submitted as ar of the development stage PUD application, subject to review and approval of the City Attorney. 8 a The site plan is revised to provide additional disability accessible arki near ar t he front entrance of the multiple unit building. 10. The site plan is revised to provide adequate loading facilities, including turnaround oud space, for the multiple -unit building. 11. A photometric light plan is submitted as part of the development stage PUD application indicating the type and location of all exterior site lighting. 12. The site plan is revised to indicate snow storage areas. 13. Grading, drainage and utility plans shall be submitted as part of the development stage PUD application, subject to review and approval of the Cit y Engineer. 14. Vacation of a portion of the existing drainage easement shalt be subject to review view and approval of the City Engineer. 15. A preliminary /final plat shall be submitted as part of the development stage application. 16. The applicant shall be required to pay park dedication fees at the time of ina l plat approval. 17. Upon approval of a development stage PUD, the li ant shall enter pp into development contract with the City and post all required escrows or securities required by it, subject to review and approval of the City Attorney. . y 18. Comments of other City Staff. p. Kris Danielson Mark Vierling Joe Anderiik Greg Johnson Paul Johnson 9 ----+ -- -R;'—_1;11: — r .: " 1 •• It j, FiT { 1 / 7/z i .._ . [ --_, •.... ---....: -`-`.----...._,, '' -•. L.:= 1 ... r. r." -- 7 41 )) / rj _,•›-h.,--.--,,.',,,,, ti* —?,------3— ,„—,... •,.......-- ,.....,,,_ ...,_..._ --- ,,,... /4 1 r I /r \ 1 \ - ( !---- \\/, ) ,,..,-.:.e . •—P1 s ' . \Ill 1 E i- _! \ 1 I \.1 \., --.,., / . .L.."---" ? \ ,,,,,-.7, .___ 1\'‘.z. ., \ ; ____, : • c - ..,, . c:. ' '.......,.• . •-• 1 0 ,,,,,, , . .i, ..I. e ,,,, . I I ,. ! 1 1 i H.,_. ---' L----:,' -----i ---- =72.17.7==1:....... ...,....._..., 1 o tihr 17: _ v . r ,,,,, • ' 1.1 . „;. 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