HomeMy WebLinkAbout2004-03-05 NAC Planning Report .G -lk-
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
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5775 Wayzata Boulevard, Suite 555, Bt. Louis Park, MN 55415
Telephone: 952.595.9536 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Cynthia Putz -Yang 1 Scott Richards
DATE: March 5, 2004
RE: Oak Park Heights -- East oaks PUD 2nd Addition: PUD concept Plan
FILE NO: 793.02 -- 04.04
BACKGROUND
River Valley Rentals, LLC is requesting approval of a Planned Unit Development (PUD)
Concept Plan for a development called East Oaks PUD 2 Addition. The development
is proposed to contain one 32 unit residential condominium building, one 2,100 square
foot office building, and one 5,230 square foot office building. The site area is east of
Osgood Avenue and south of Highway 35.
Attached for reference:
Exhibit 1: concept Plan
Exhibit 2: condominium Building Elevations
Exhibit 3: Office Building Elevations
ISSUES ANALYSIS
Comprehensive Plan. The entire project area is designated as commercial land use.
The comprehensive Plan land use map should be amended to address the residential
land use if this project moves forward.
Zoning. The property is zoned B -2 General Business (north) and R -B
Residential /Business Transitional (south). A PUD is a conditional use in those districts.
The use of the PUD allows multiple buildings on one property with shared parking. The
current zoning is consistent with the proposed project.
Surrounding Land Uses. To the south of the project site is the East Oaks townhome
development. To the east is club Tara and the Xcel Energy ash disposal facility. To
the north is Highway 35 and to the west are apartment buildings.
Phasing. The concept plan shows that the proposed residential condominium building
will be in Phase 1 and the proposed office buildings are in Phase 2. The applicant
estimates that Phase 1 will begin September 1, 2004, and be complete by December
31, 2005. The applicant estimates that Phase 2 will begin May 1, 2006, and be
complete by June 1, 2007.
Market. The applicant has provided the following description of the project:
Phase I: A condominium building consisting of 32 units at a target price
range of $180,000 per unit average. Three stories with 14,000 square feet
per story and an additional 14,000 square feet of underground parking. An
elevator serves the parking and three levels of living. Forty -five outside
parking stalls for condos. The outside amenities include a pool and patio
area, tennis court, and small picnic area near existing holding pond. Possible
enhancing of the holding pond. We expect the demand for real estate under
$200,000 to increase as property value continue to rise in this area. We feel
this is consistent with the city's comprehensive Plan for mixed use in this
area. Being residential and office space.
Phase ll: office building(s) on 60 Street. one approximately 5200 square
feet, the other approximately 2200 square feet.
After this description was written, the applicant found that there was not enough open
space for a tennis court. The only outside amenity illustrated on the concept plan is a
swimming pool surrounded by a patio.
Density. section 401.15.C.3 of the Zoning Ordinance requires 2,500 square feet of lot
area per multiple family unit. In the R -B District, apartment density bonuses are
available to allow a maximum 20 percent reduction in square feet of lot area per unit for
multiple family dwellings of ten units or more. Bonuses are granted for features such as
type two construction, elevator serving each floor, and one -half of the required free
parking underground or within the principal structure.
The concept plan shows a total of 55,287 square feet (39,543 + 16,744) of lot area
devoted to residential or common open space. The basic requirement of 2,500 square
feet of lot area per multiple family unit results in a maximum of 22 units being allowed.
If the building is type 2 construction with an elevator and underground parking, up to 25
units are allowed. The applicant must submit additional information to determine what
density bonuses apply. In any case, the maximum density allowed has been exceeded,
and the number of units proposed should be reduced.
2
Setbacks. The front of a lot is defined as that boundary abutting a public right -of -way
having the least width. The roadway along the west boundary is a private road;
therefore, the only boundary with frontage on a public road is the north boundary. The
front yard setback requirement in the B -2 District is 40 feet. A setback of 25 feet is
proposed. The Planning Commission should comment on this arrangement. The
proposed setbacks may be allowed as part of the PU D and may be considered
appropriate because the property will be fully developed with this project and the
buildings will be set back over 60 feet from the pavement of 66th Street North.
The project complies with the minimum side yard setback of ten feet on the east side of
the property. Flexibility is being requested to allow a side setback of five feet, rather
than ten feet, from the west property line. The Planning Commission should consider
whether this setback is adequate given that the proposed condominium building is three
stories high plus a sloped roof on this side. Similarly, flexibility is being requested to
allow a setback of 21.3 feet from the rear, south property line, rather than the 30 feet
required in the R -B District. This side of the building is even taller than the west end
because the ground slopes away to the east. Even with evergreen screening, this
height appears to be excessive for a reduced setback.
Building Height. The maximum building height allowed in the R -B and B -2 Districts is
35 feet measured from the mean ground level to the midpoint of the roof. The
condominium elevations indicate that the distance from the finished main level to the
roof midpoint is 36' -6 ". The distance from the ground level in front of the underground
parking garage door to the midpoint of the roof is 48 feet. We do not have enough
information to determine the mean ground level; however, in any case, the maximum
height allowed in the R -B and B -2 Districts has been exceeded. We recommend that
the condominium building be reduced by one story because, as proposed, the project
requires flexibility from density, height, and setback requirements.
Landscaping and Tree 'reservation. General tree cover is illustrated on the concept
plan. A detailed tree inventory and landscape plan will be required with the general plan
of development.
Grading, Drainage, and Utilities. At the time of this writing, additional information is
needed in order for the city Engineer to comment on grading and drainage issues. The
applicant is requesting that part of a drainage and utility easement be vacated to allow
construction of a swimming pool and retaining wall. The applicant is also proposing to
add fill on top of an existing sanity sewer pipe. The applicant must provide information
about this pipe's ability to accommodate the additional weight. comment by the city
Engineer is needed regarding these concepts, which are significant components of the
design.
Exterior Building Materials. Proposed exterior materials are rock face C.M.U.,
cultured stone, and vinyl siding. Steel siding or Hardi -board siding is preferred over
vinyl siding.
3
Parking. At least 2 spaces are required per multiple family dwelling unit. Therefore, at
least 64 parking stalls are required for the 32 --unit condominium building. Three parking
stalls plus one parking stall per 200 square feet of floor area are required for each office
building. If appears that there is floor area on two stories of each proposed office
building. This should be clarified with floor plans. Based upon the building areas
indicated on the concept plan, 13 parking stalls are required for the smaller office
building (2,100 x .9 1 200 sq. ft. + 3), and 27 parking stalls are required for the larger
office building (5,230 square feet x .9 1200 + 3). The total required parking for the site
is 104 stalls. The concept plan includes 121 stalls, 41 of which are underground.
Condominium Trash Enclosure. With the general plan of development, the applicant
must submit trash enclose details. The trash enclosure materials must be consistent
with the materials used on the condominium building.
Lighting and Signage. with the general plan of development, the applicant must
submit information related to lighting and signage.
RECOMMENDATION
The Comprehensive Plan designates this area as commercial, while the zoning
separates the property into commercial and residential /business districts. If residential
use is approved for the site, the Comprehensive Plan map will need to be revised to
address the use. While the use, as proposed, is consistent with the zoning and
surrounding land uses, there are a number of outstanding issues with the concept plan
as proposed .
Density, setbacks, building height, and engineering issues will need to be resolved
before the concept plan can move forward. The Planning Commission should comment
on the proposed setbacks and the possibility of exceeding allowable building heights
through the PUD process. we recommend the Planning Commission review the
project, make comments, request additional information as necessary, and continue the
project to the April meeting.
4
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JEFF HAUSE
S89"48'04"W I*z RIVER VALLEY RENTALS, LLP
1937 SOUTH GREELEY STREET
5&0 STILLWATEP, MN 55082
- Phone: 651 -77S -0587
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STALLS PROPOSED USE:
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02004 The Architectural Network, Inc.
March 5, 2004 STEVENS
E N G I N E E R S
Mr. Jeff Hause
River Valley Rentals
14210 1 01h Street North
Stillwater, MN 55032
Re: East Oaks Development -- Storm water
Management Plan and Pond Alterations
Dear Mr. Hause:
This fetter is a summary report on our findings and recommendation on the subject of the storm
water pond design for your proposed amendment to the East Oaks PUD.
The City of Oak Park Heights requested that we address the question of whether the existing pond
will need to be increased to handle the additional hard cover on the site. we have done that and
determined that the existing pond must be increased in size, the outlet pipe must be replaced with
a larger pipe and an outlet structure, but this can be accomplished within the parameters of the site
plan as proposed. The revised storm water pond and outlet will meet current design standards for
storm water ponds.
The design of the existing pond included the total area of the PUD and immediate tributary area.
However, the runoff' curve numbers did not consider the amount of hard cover proposed for this
project. The existing pond has a 21" diameter RCP pipe outlet. This is connected to the existing
36" storm surer that runs through the site.
Our calculations and concept design indicate that we can maintain the existing peak rate of
discharge to this storm suer by expanding the pond and by replacing the 21 outlet pipe with a
24" pipe and an outlet control structure.
We used HydroCAD TM software to model the runoff and pond routing. The commercial outlot
proposed for development is not now routed through the pond. This is shown in our existing
condition routing schematic. we routed the flours to the existing 36" storm suer for purposes of
computing summed hydrographs to compare existing and proposed flows.
After development, the outlet runoff will be routed through the pond. This is shown in the proposed
condition routing schematic. The schematics and flow summaries are attached to this letter.
JIMAMY DOCUMENTSIJEFF HAUSE 030504.DOC 50
1656 Livingstone Road ® Hudson, WI 54016
715- 386 -5819 • 651 - 436 -2075 l 800-822 -7670 * fax: 715 -386 -5879 o www.stevensengineers.com
We will be available to answer your questions regarding this subject at your meeting of March `l 1 1 h.
We are available to discuss this with your staff at their convenience.
Sincerely,
James P. DeEenedet, P.E.
STEVENS ENGINEERS, INC.
enc.
c. Eric Johnson, City Administrator
Dennis Postler, P.E., City Engineer
Mr. Jeff Hause
March 5, 2004 Page 2
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t Drainage Diagram for East Oaks Exist 2004
L,Subcaf/ Reach on Link
Prepared by {enter your company name here} 3/4/2004
HydroCADO 7.00 sfn 002721 019$8 -2003 Applied Microcomputer Systems
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East Oaks Exist 2004 Type /I 24 -hr 100 Year Rainfall =5.90"
Prepared by Stevens Engineers - JPD Page 7
HydroCADO 7.00 sfn 002721 D 1985 -2003 Applied Microcomputer Systems Q
315/20 4 9:09:35 AM
Time span =5.00 -24.00 hrs, dt =0.05 hrs, 301 points
Runoff by SCS TR -20 method, U P =SCS
Reach routing by Stor -Inds -Trans method - Pond routing by Stor -Ind method
subcatchment IS: Commercial outlot Runoff Area =2.330 ac Runoff Depth =2.50"
Flow Length =750' Tc =9.8 min CN =70 Runoff =9.70 cfs 0.485 of
ubcatchment 2S: Twinhome Area Runoff Area=5.970 ac Runoff Depth =3.04"
Tc =10.0 min CN =75 Runoff =29.70 cfs 1.514 of
Reach 4R: Existing 36 in Pipe Peak Depth =0.82' Max Vel =15.8 fps Inflow =24.44 cfs 1.977 of
D- X35.0" n =0.013 L =500.0' S=0.0500'/' Capacity =149.14 cfs Outfiow=24.28 cfs 1,975 of
Pond 3P: Pond 1 Peak Elev =844.58' Storage = 17,598 of Inflow =29.70 cfs 1.514 of
21.0" x 98.0' Culvert Outflow =15.27 cfs 1.493 of
Total Runoff Area ® 8.300 ac Runoff volume = 1.999 of Average Runoff Depth = 2.89 "
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Drainage Diagram for East Oaks Proposed 2404
Prepared by Stevens Engineers - JPD 3/5/2004
•�° .. HydroCAD9) 7,00 s/n 002721 0 1988 -2003 Applied Microcomputer systems
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East oaks Proposed 2004 Tye 1! 24 -hr 100 Year Rainfall =5.90"
Prepared by Stevens Engineers W JPD Page 14
HydroCADO 7.00 s/n 002721 @ 1985 7 2003 Applied Microcomputer Systems � :28 :1 7 AM,
� ��20�4 9:
Time span =5.00 -20.00 hrs, df =0.03 hrs, 501 points
Runoff by SCS TR -20 method, UH =SCS
Reach routing by Stor -Ind +Trans method - Pond routing by Storwind method
ubcatchment IS: C ommercial Outiot Runoff Area =2.330 ac Runoff Depth=3.53"
Flow Lengtth =750' Tc =5.2 min Ch1 =81 Runoff =15.71 cfs 0.585 of
subcatchment 2s: Twinhorne Area runoff Area =5.970 ac Runoff Depth =3.04"
Tc =10.0 min DN =76 runoff= 30.10 cfs 1 .514 of
Leach 4R: Existing 38 in Pipe Peak Depth =0.78' Max Vet =15.1 fps Inflow =21.92 cfs 2.156 of
D =36.0" n =0.013 L =500.0' S =0.0500 '1' Capacity =1 49.14 cfs Outflow =21.88 cfs 2,154 of
Pond 3P: Pond I , Peak Eleu =845.44' Storage= 35,301 cf Inflow =43.44 cfs 2.199 of
Outflow =21.92 cfs 2.155 of
Total !runoff Area 8.300 ac Runoff ''Volume 2.199 of Average Runoff [depth 3.18`°
is rr
STEVENS oto
March 4, 2004 ENGINEERS
Mr. Jeff Hause
River Valley Re ntd s
14210 1 Oth Street North
Stillwater, MN 55082
Re: East Oaks Development - Existing Sanitary or Storm Sewer Pipes
Our File No. 5046
Dear Mr. Hause:
We have evaluated the structural capacity of the exisfing 12' RCP Class 4 sanitary sewer pipe and
the existing 36' RCP Class 5 storm sewer pipe that crass the property.
Both p i p es are at or exceed the design maximum depth of bury as they currency exist. If fill is
added to the site, the pipes must be replaced with a heavier grade pipe. The proposed grading
plan requires till to be added to the site therefore requiring the replacement of both pipes with
Class 4000D and 5000D RCP depending on the location. In our opinion, any reasonable
development on this site will require the replacement of the two pipes.
If you have any questions regarding this information please feel free to calf our office at
651 .436.2075.
Yours very truly,
STEVENS ENGINEERS, INC.
Scott A, Ward, P. E.
: Eric Johnson - City Administrator
Dennis Poster - Bonestroo & Associates
Jim DeBenedet. - Stevens Engineers
1555 Livingstone Road - Hudson, W1 54015
715-386-5819 ° 851 -438 -2075 - 300- 822 -7570 - fax: 715-386-5879 - www,stevense.ngineers.com
March 5, 2004 STEVENS
E N G I N E E R S
Mr. Jeff hlause
River Dailey Rentals
1421 oth Street north
Stillwater, MN 55052
Re: East Oaks Develop Storm Water
Management Plan and Pond Alterations
Dear Mr. Hause:
This letter is a summary report on our findings and reco mendabon on the subject of the storm
water pond design fior your proposed amendment to the East oaks PIED.
The City of Oak Park Freights requested that we address the quesfion of whether the existing pond
will need to be increased to handle the additional hard cover on the site° We have done that and
determined that the existing pond must be increased in size, the outlet pipe must be replaced Ah
a larger pipe and an outlet structure, but this can be accomplished within the parameters of the site
plan as proposed. The revised storm water pond and outlet will meet current design standards for
storm water ponds.
The design of the existng pond included the total area of the PUD and immediate tributary area.
However, the runoff curve numbers did not consider the amount of hard cover proposed for this
project. The existng pond has a 21" diameter RCP pipe outlet. This is connected to the ex#sbng
36" storm sewer that runs through the site.
Our calculafions and concept design indicate that we can maintain the existing peak rate of
discharge to this storm sewer by expanding the pond and by replacing the 21 outlet pipe with a
24" pipe and an oubet control structure.
We used Hyd roCAD I' software to model the ru noff and pond routing. The commercial o utlot
p rop osed for development is not now routed through the pond. This is shown in our existing
condition rout. g schernatce We routed the flows to the existng 36' storm sower for purposes of
cornpufing summed hydrographs to compare existing and proposed fi0wse
After �
develo men the out runoff will be routed through the pond. This is shown in the proposed
development
condifion routing schematic, The schematics and flow summaries are attached to this letter.
J 1 M AM Y DOCUMENTSQEF F HAUS E 03C604.DOC 504
1666 Livingstone Road *Hudson, W1 54016
716- 386W6819 - 436w�075 800- 822 -7670 fax: 715 - 385 -5879 • www.stevensengineers.com
We wiii be available to answer your guestons regarding this subject at your nneebng of March .11��.
We are available to discuss this with your staff at their conven
Sincerely,
antes Pa Denedet, P.E.
STEVENS ENGINEERS, INC.
enc.
Pc. Eric Johnson, City Administrator
Dennis poster, P,E., City Engineer
Mr. Jeff Hause Pag e 2
March 5, 2004
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East teaks Exist 2004 Type 1124 -hr 100 Year Ralnfa &5.90
Prepared by Stevens Engineers - JPD Page 7
�droCADO 7.00 s1n 002721 0 1986 -2003 Applied Microcomputer systems 3151294 9:09,35, AM
Time span --5.00 -29.00 hrs, dt=0.05 hrs, 301 poi
Runoff by SCS TR--20 method, UH= SCS
Reach muting by Stor " Ind +Trans method - Pond routing by Stor -Ind method
Su bcatchment 1S: Commercial Ourlot Runoff Area =2°330 ac Runoff t)epth =2.50"
Flow Length =750' Tc =9.8 min CN ~70 Ruhoff=9,70 cfs 0.485 of
Suhcatchment 2S: Twlnhome Area runoff Area =5.970 ac Runoff Depth-
To =10.0 min CN =76 Runoff29.70 ofs 1.514 of
Reach 4R: Existing 36 in Pipe Peak Depth =0.82' Max Vet =15.5 fps Inflow =24.44 cfs 1.977 of
Dw36.4" nwO.413 L =500.0` Sn0.0500 "r Capac ;=149.1 ofs Outflow -24.28 cfs 1.975 of
Pond 3P: Pond 1 Peak Elev=844.58` Storage ®17,596 of Inflovim29.70 cfs 1.514 of
21.0" x 98.0' Culvert 0Utfl cfs 1.493 of
Total Runoff Area - 8.300 ac Ru noff Volume 1,999 of Average Runoff Depth 2r89i
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East oak s P rop osed 2004 Type i► z4-h 100 Year Kara ]1 =5.90"
Prepared b Stevens Engine - JPD Page 14
Pr � y
iydr oCALO 7.00 s1n 002721 01 986 -2003 Applied Microcomputer i Iputer SVsts i s 3/5120 9 :28:17 AM
Time span =5.00 -24.00 hrs, dt =0.03 hrs, 501 points
Runoff by SCS TR-20 method, U H=SAS
Reach routing by Stor-- ind+Trans method - Pond routing by Stor- nd method
Subcatchment 1S,: Commercial OW110t Runoff Area =2.330 ac Runoff Depta3.53"
Flow Length =750' Tc =5.2 min CN41 Runoff- cfs 0.686 of
Subcatchment 2S; Twinhome Area Runoff Aream5.970 ac Runoff Depth=3.04"
To -10.0 min Chi =76 Runoff- cfs 1.514 of
Reach 4R: Existing 36 in Piwpe Peak Depth =0.78` max Vel =15.1 fps Inflow - -21.92 ofs 2.156 of
D=36.0"' n =0.013 L=5 00.0' S=0.0500 capacity=149.1 4 cfs outllow=21.88 cfs 2.154 of
Pon P
Pon 3P: and I Peak Elev= 845.44' Storage = 35,301 cf Inflow cfs 2.199 of
Outflow- cfs 2.155 of
Total Ru noff Area ° 8.300 ac Runo 'Vo 2.199 of Average R unoff De pth