HomeMy WebLinkAbout2004-04-27 CC Meeting Packet EnclosureOak Park Heights
Request for Council Action
Meeting Date: April 27, 2004
Agenda Item Title: River Valley Rentals - PUD Concept Plan (East Oaks 2 Addition)
Time Required: 10 minutes
Agenda Placement: New Business
Originating Department/ u stor: 1 Johnson Cs Administrator
ir
Requester's Signature
Action Requested: C. sider and .Apo r ve
r it
Background/Justification (Please i.• • icate any previous action, financial
implications including budget information and recommendations).
ENCLOSURE 1
See attached Planner's Report from Scott Richards and Council Resolution.
Please bring your Planning packet material on
this item to the Council Meeting
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 9 52.595.9636 Facsimile: 952.595.9337 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Bob Kirmis 1 Scott Richards
DATE: April 1, 2004
RE: Oak Park Heights W East Oaks PUD 2nd Addition: PUD Concept Plan
FILE NO: 798.02 -- 04.04
BACKGROUND
River Valley Rentals, LLC is requesting approval of a mixed use, Planned Unit
Development (PUD) Concept Plan for a development entitled East Oaks PUD 2
Addition. The development includes a 32 unit residential condominium building, a 2,065
square foot office building and a 4,658 square foot office building. The site area is
located east of Osgood Avenue and south of Highway 36.
This request was continued from the March 1 1 , 2004 Planning Commission meeting at
which a number of outstanding were identified primarily in regard to setbacks,
residential density and building height. Thus, revised plan submission attempts to
address previously cited concerns.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
ISSUES ANALYSIS
Previous Site Plan
Revised Site Plan
Grading and Drainage Plan
Condominium Building Elevations
Office Building Elevations
Comprehensive Plan. The Comprehensive Plan designates the entire project area
as commercial land use. Should this project move forward, the Comprehensive Plan
and use map should be amended to address the residential land use if this project.
Zoning. The northern portion of the subject property is zoned B -2 General Business
while the southern portion is zoned R -B Residential /Business Transitional. Within such
districts, a PUD is listed as a conditional use.
The use of the PUD allows multiple buildings on one property with shared parking. The
current zoning is consistent with the proposed project.
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 11 construction, an elevator serving each floor, and one -half of the required free
parking underground or within the principal structure.
As a result of a reconfiguration /adjustment of the lot areas devoted to residential and
commercial uses, the amount of lot area devoted to residential or common open space
has been increased from 56,287 square feet (in the previous submission) to 67,744
square feet (see Use Detail diagrams on Exhibits 1 and 2). The basic requirement of
2,500 square feet of lot area per multiple family unit results in a maximum of 27 units
being allowed. Provided the building is type 11 construction with an elevator and
underground parking, up to 32 units are allowed. Thus, the proposed number of
dwelling units is considered acceptable.
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. Like the previous
submission, 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
PUD 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
60 Street North.
The project complies with the minimum side yard setback of ten feet on the east side of
the property. Setback flexibility has however, been requested to allow a side setback of
five feet, rather than ten feet, from the west property line. Of particular concern with
such setback is the adjacency of a 35 foot tall structure to the roadway surface. This
issue should be subject to additional comment by the Planning Commission.
The rear yard building setback has been increased from 21.3 feet to 30 feet in
compliance with applicable ordinance requirements.
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 height of
the condominiums has been reduced from 36'-6" to 35 ". Such change has been
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accomplished via a change in the grade surrounding the building. Thus, the proposed
height of the condominium building is considered acceptable.
Landscaping and Tree Preservation. 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. As part of such plan submission, particular attention should be given to
the screening of the swimming pool area from the adjacent private roadway.
Grading, Drainage, and Utilities. As required, a grading and drainage plan has been
submitted for review. In the initial submission, the applicant had requesting that part of
a drainage and utility easement be vacated to allow construction of a swimming pool
and retaining wall. While the proposed retaining wall remains on the revised plan
submission, the swimming pool has been relocated to the west side of the site. The
submitted grading and drainage plan should be subject to comment and
recommendation by the City Engineer.
The applicant is also proposing to add fill on top of an existing sanity sewer pipe. The
applicant should provide information about this pipe's ability to accommodate the
additional weight. The City Engineer should likewise provide comment on the
acceptability of such action.
Exterior Building Materials. Proposed exterior materials are rock face C.M.U.,
cultured stone, and cement board siding and are consistent with ordinance
requirements.
While the submitted building elevations are considered generally acceptable, some
question exists in regard to the elevations for the condominium building. It appears that
the elevation labeled "north elevation" is actually the south elevation and the elevation
labeled "south elevation" is actually the north elevation. This should be corrected.
Parking. The parking area and associated access previously proposed in the
southwest corner of the site have been eliminated. Additionally, the parking area in the
northwest area of the site has been reconfigured to provide a loop -type circulation
pattern. Such changes are considered positive.
In regard to the off - street parking supply, 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. With a supply of 67 stalls (35 of which are underground), this
requirement has been satisfied. It should be noted however, that some question does
exist in regard to the usability of the proposed row end stalls (due to a lack of backing
area in the garage). This issue should be addressed as part of PUD development stage
plan review.
For the office buildings, 3 parking stalls plus one parking stall per 200 square feet of
floor area are required. Based upon the building areas indicated on the concept plan,
13 parking stalls are required for the smaller office building (2,005 x .9 f 200 sq. ft. + 3),
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and 26 parking stalls are required for the larger office building (4,558 square feet x .9 I
200 + 3) resulting in a total off - street parking supply requirement of 39 stalls. With a
supply of 40 stalls for the office building component, this requirement has been
satisfied.
in total, 103 off-street parking stalls are required on the site. The concept plan includes
107 stalls, 35 of which are underground.
Condominium Trash Enclosure. The proposed trash handling area has been
relocated from the center of the site (adjacent to the previous swimming pool location)
to the extreme eastern boundary of the site. Such relocation is considered positive as
the visually dominance of the enclosure will be significantly lessened.
As part of the PUD general plan of development submission, the applicant should
provide trash enclosure details. The trash enclosure materials should be consistent
with the materials used on the condominium building.
Lighting and signage. With the general plan of development, the applicant should
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.
The applicant has addressed the majority of issues previously raised most notably in
regard to building height and density. Issues related to setbacks and engineering
issues do however remain. The Planning Commission should comment on the
acceptability of the proposed setbacks and the possibility of providing flexibility through
the PUD process.
If the Planning Commission determines it is appropriate to move the project forward,
approval of the PUD Concept Plan shall be subject to the following conditions:
1. The City's Land Use Plan be amended to accommodate the proposed residential
use component of the project.
2. The applicant demonstrate eligibility for the residential density bonus.
3. The Planning Commission and City Council determine the acceptability of the
proposed building setbacks.
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4. As part of the PUD development stage plan submissions, a detailed tree
inventory and landscape plan be submitted. As part of the landscape plan
submission, particular attention should be given to the screening of the swimming
pool area from the adjacent private roadway.
5. issues related to grading, drainage and utilities be subject to comment and
recommendation by the City Engineer.
6. The labeling of the condominium building elevations be corrected.
7. The applicant address concerns over the usability of the row end parking stalls
within the condominium building's underground parking garage.
8. As part of the PUD general plan of development submission, the applicant
provide details of the trash enclosure. The enclosure materials shall be
consistent with the materials used on the condominium building.
9. With the general plan of development, the applicant submit information related to
lighting and signage.
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RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY RIVER VALLEY RENTALS, LLC
FOR A MIXED USE, PUD CONCEPT PLAN FOR
A 32 UNTT RESIDENTIAL CONDOMINIUM BUILDING
AND TWO OFFICE BUILDINGS
LOCATED EAST OF OSGOOD AVENUE AND SOUTH OF HIGHWAY 36
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from River
Valley Rentals, LLC for a mixed use, PUD concept plan for a 32 unit residential condominium
building and two office buildings located east of Osgood Avenue and south of Highway 36; and
after having conducted a public hearing relative thereto, the Planning Commission of Oak Park
Heights recommended that the application be approved with conditions. The City Council
makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
and
SEE ATTACHMENT B
3. The subject site is zoned a combination of B -2, General Business District
on the northern portion of the site and R -B, Residential Business /Transitional District on the
south; and
4. The planned unit development has been requested to allow multiple
buildings on one property and the shared access and parking arrangement of the proposed site
plan; and
5. City staff prepared a planning report dated March 5, 2004 and April 1,
2004 reviewing the request for the PUD concept plan; and
b. The April 1, 2004 planning report recommended approval of the PUD
concept plan subject to the fulfillment of conditions; and
7. The Planning Commission held a public hearing at their March 11, 2004
and. April 8, 2004 meetings, took comments from the applicants and public, closed the public
hearing, and recommended that the applications be approved subject to the fulfillment of
conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by River Valley Rentals, LLC for a mixed use, PUD concept
plan for a 32 unit residential condominium building and two office buildings located east of
Osgood Avenue and south of Highway 36 and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights subject
to the following conditions:
1. The City's Land Use Plan be amended to accommodate the proposed residential use
component of the project.
2. The applicant demonstrate eligibility for the residential density bonus,
3. The Planning Commission recommends the concept site plan with a minimum 25 foot
front yard setback and eight foot west side setback to the property lines.
4. As part of the PUD development stage plan submissions, a detailed tree inventory and
landscape plan be submitted. As part of the landscape plan submission, particular
attention should be given to the screening of the swimming pool area from the adjacent
private roadway and residences.
5. Issues related to grading, drainage and utilities be subject to comment and
recommendation by the City Engineer.
6. The labeling of the condominium building elevations on the site plans be corrected.
7. The applicant shall address the usability of the row end parking stalls within the
condominium building's underground parking garage as part of general plan of
development submission.
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8. As part of the PUD general plan of development submission, the applicant provide details
of the trash enclosure. The enclosure materials shall be consistent with the materials used
on the condominium building.
9. With the g eneral plan of development, the applicant submit information related to
lighting and signage.
PI The stormwater plan and any changes to the existing pond shall be subject to review and
approval of the Minnesota Pollution Control Agency.
11. A MJiDOT access permit shall be required. A copy of the permit shall be submitted to
the City prior to issuance of building permits.
2004.
ATTEST:
Approved by the City Council of the City of Oak Park Heights this 27th day of April
Eric A. Johnson, City Administrator
David Beaudet, Mayor
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A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY RIVER VALLEY RENTALS, LLC
FOR A MIXED USE, PUP CONCEPT PLAN FOR
A 32 UNIT RESIDENTIAL CONDOMINIUM BUILDING
AND TWO OFFICE BUILDINGS
LOCATED EAST OF OSGOOD AVENUE AND SOUTH OF HIGHWAY 36
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from River
Valley Rentals, LLC for a mixed use, PUD concept plan for a 32 unit residential condominium
building and two office buildings located east of Osgood Avenue and south of Highway 36; and
after having conducted a public hearing relative thereto, the Planning Commission of Oak Park
Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
follows, to wit:
and
and
SEE ATTACHMENT B
3. The subject site is zoned a combination of B-2, General Business District
on the northern portion of the site and R-B, Residential Business/Transitional District on the
south; and
4. The planned unit development has been requested to allow multiple
buildings on one property and the shared access and parking arrangement of the proposed site
plan; and
5. City staff prepared a planning report dated March 5, 2004 and April 1,
2004 reviewing the request for the PIJt concept plan; and
6. The April 1, 2004 planning report recommended approval of the PUD
concept plan subject to the fulfillment of conditions; and
7. The Planning Commission held a public hearing at their March 11, 2004
and April 8, 2004 meetings, took comments from the applicants and public, closed the public
hearing, and made the following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by River Valley Rentals, LLC for a mixed use, PUD concept
plan for a 32 unit residential condominium building and two office buildings located east of
Osgood Avenue and south of Highway 36 and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval subject to the following conditions:
1. The City's Land Use Plan be amended to accommodate the proposed residential use
component of the project.
2. The applicant demonstrate eligibility for the residential density bonus.
3. The Planning Commission recommends the concept site plan with a minimum 25 foot
front yard setback and eight foot west side setback to the property lines.
4. As part of the PUD development stage plan submissions, a detailed tree inventory and
landscape plan be submitted. As part of the landscape plan submission, particular
attention should be given to the screening of the swimming pool area from the adjacent
private roadway and residences.
5. Issues related to grading, drainage and utilities be subject to comment and
recommendation by the City Engineer.
6. The labeling of the condominium building elevations on the site plans be corrected.
7. The applicant shall address the usability of the row end parking stalls within the
condominium building's underground parking garage as part of general plan of
development ub issio ,
8. As part of the PUD general plan of development submission, the applicant provide details
of the trash enclosure. The enclosure materials shall be consistent with the materials used
on the condominium building.
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9. With the general plan of development, the applicant submit information related to
lighting and signage.
10. The stormwater plan and any changes to the existing pond shall be subject to review and
approval of the Minnesota Pollution Control Agency.
11. A MnDOT access permit shall be required. A copy of the permit shall be submitted to
the City prior to issuance of building permits.
Recommended by the Planning Commission of the City of Oak Park Heights this 8th day
of April 2004.
ATTEST:
Eric A. Johnson, City Administrator
John Dwyer, Chair
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