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HomeMy WebLinkAbout2005-07-07 NAC Planning ReportPLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 7, 2005 RE: Oak Park Heights — Fox Hollow PUD General Plan Amendment FILE NO: 798.02 — 05.07 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, NC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763x231 .2555 Facsimile: 763.231 .2561 parr rs @r acpIa nning.cor - Fox Hollow East, LLC is requesting approval of a PUD general plan amendment for the Fox Hollow development located south of 60 Street and west of Osgood Avenue. The Fax Hollow development, approved in August 2004, included a 29 unit condominium building and two office buildings, one at 2,090 square feet and the other at 7,600 square feet. The applicant has proposed eliminating the small office building and slightly modifying the larger office building to accommodate more office space. The office building would be within the previously approved setbacks but have a larger footprint. It would have two floors of office and would be within the building height limitations. The parking that is displaced by eliminating the parking garage beneath the small office building would be replaced with additional parking on the site of that building. The parking requirements of the Zoning Ordinance would be met with this proposal. The request requires a PUD general plan amendment and Design Guidelines review. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Project Narrative Previously Approved Site Layout Existing Conditions Preliminary Plat Final Plat Site Layout and Utility Plan Grading, Drainage and Erosion Control Plan Landscape Plan Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: ISSUES ANALYSIS Landscape Details Building Elevations Floor Plans Photometric Plans Sign Plans Memo from Kathy Widin, City Arborist Comprehensive Plan. As part of the previous review, the Comprehensive Plan was amended to designate the area as mixed use residential /commercial. Zoning. The property is zoned a combination of B -2, General Business District on the northern portion of the site and R -B, Residential Business/Transition District on the south. The site is appropriately zoned for the uses. An amendment to the PUD is required to make the proposed plan change. Subdivision. The applicant had submitted a preliminary and final plat, as attached, to eliminate Lot 1, Block 1 that was to be developed as the second office building. The applicant and the City Attorney have agreed that the replat is not necessary, but a lot merger and deed restrictions will be placed on the property so that it cannot be developed with a separate building in the future. The lot merger and deed restrictions shall be subject to the review and approval of the City Attorney. 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 and approval, a setback of 25 feet is proposed. The Planning Commission and City Council agreed to the 25 foot front setback as part of the general plan of development approvals. The new building plan complies with the side yard setback of ten feet on the east side of the property. All driveway and parking lot setbacks of 10 feet are also maintained with this plan. Parking. Office buildings are required to provide three spaces plus at least one space for each 200 square foot of floor area. The proposed office building will require the following parking: Office Building: Parking Provided 2 Parking Requirement 11,502 square feet X.9= 10,352 =200 =52 +3= 55 58 +3disability accessible stalls = 61 The proposed office building will have a surplus of six parking spaces from what is required. The condominium building has a requirement of 58 parking stalls and 58 are being provided, both underground garage and surface stalls. Driveway /Access. The driveway location onto 60 Street North has not changed with this proposal. The office building that was removed has now become part of the parking lot to serve the condominium and remaining office building. Portions of the drive aisles for the parking lot have been designed at 18 feet in width. The traffic flow in these areas will need to be signed as one -way. The one -way traffic is conducive to the location and traffic flow for the front entrance of the condominium building. Grading and Drainage. The grading and drainage plan for the site is not significantly different from the previously approved plan. The grading and drainage plan shall be subject to review and approval of the City Engineer. Utilities. The revised utility plans shall be subject to the review and approval of the Public Works Director and the City Engineer. The utility service put in place for the small office building will need to be sealed per the direction of the Public Works Director. Landscape Plan. A revised landscape plan has been submitted as attached. The City Arborist has provided comment, as attached. The landscape plan shall be subject to review and approval of the City Arborist. Lighting. A photometric plan has been submitted by the applicant. The fixtures to be used will be compliant with the ordinance and consistent with what was previously approved. The new photometric plan is compliant with the ordinance provisions for lighting. Signage. The applicant has proposed a signage plan for the office building and condominium. The individual letter wall signage proposed for the office building is consistent with the allowances of the ordinance. The monument sign will need to be provided with a landscape planter base or Landscaping will need to be provided around the base. The signage portion of the sign will need to be less than eight feet in height. Building Height. The maximum building height allowed in the B -2 District is 35 feet, measured from the mean grade level to the mid point of the roof. The office building measures at 30 feet, five inches in height. Design Standards. Proposed exterior materials are rock face C.M.U., cultured stone, and cement board siding and are consistent with Design Standards requirements. There is sufficient variety in the types of materials to be consistent with the Design Standards. The buildings are architecturally detailed with sufficient articulation of the facades. The use of cultured stone breaks up the elevations of the office building. 3 Development Agreement. An amendment to the development agreement may be required as specified by the City Attorney. The agreement wilt be finalized and executed subject to review and approval of the City Attorney. CONCLUSION /RECOMMENDATION The proposed development is consistent with the B -2 zoning of the property and the goals and policies of the Comprehensive Plan. Based upon the preceding review, our office recommends approval of the following: • PUD, general plan of development amendment • Design Standards review With the following conditions: 1. The Planning Commission and City Council find that the 25 foot front yard setback for the office buildings is acceptable as part of the general plan of development approval. 2. Lot 1, Block 1 shall be merged with the adjacent lots for tax purposes and deed restrictions shall be placed upon the lot so no construction can occur on the property in the future. The lot merger and deed restriction documents shall be subject to review and approval of the City Attorney. 3. The parking lot drive aisles shall be properly signed as one -way where applicable. The parking lot signage plan shall be subject to review and approval of the City Engineer. 4. The grading and drainage plans shall be subject to review and approval of the City Engineer and applicable watershed district. 5. The utility plans are subject to review and approval of the City Engineer. 6. The landscape plans, tree removal plans, and preservation plans are subject to review and approval of the City Arborist. T All lighting fixtures shall be in compliance with the lighting requirements of the Zoning Ordinance. 8. The proposed monument sign shall be provided with a landscaped base or planter and the signage portion of the sign must be no more than eight feet in height. 9. The Planning Commission and City Council shall comment on the building design and consistency with the Design Standards. 4 '10. A development agreement shall be required between the City and applicant subject to review and approval of the City Attorney. 11. All conditions approved by the City Council on August 24, 2004 for the Fox Hollow development general plan of development approval. 12. All other conditions of City staff, the Planning Commission and City Council. 5 June 15, 2005 Mr. Eric A. Johnson, City Administrator Oak Park Heights City Hall 14168 oak Park Blvd P.O. Box 2007 Oak Park Heights, MN 55082-3007 Fox Hollow East, LLC 1909 St, Croix Trail North Stillwater, MN 55082 Re: Fox Hollow PUD PUD Amendment Request Dear Mr. Johnson: Please find enclosed a PUD Amendment application and required documentation. The following information is enclosed. 1. Application form and payment of fees. Enclosed 2. Proof of Ownership and authorization to proceed as applicant. Enclosed. 3. Parcel search. Enclosed 4. Project Narrative. We are requesting a change to the current PUD that includes eliminating the small office building and slightly modifying the larger office building to accommodate more office space. We are proposing to increase the building footprint of the large office building slightly, but within the setback limits previous approved. The underground garage parking will be eliminated. The new office building will have two floors of office space and will be approximately the same height as the previously approved building. See the architectural drawings for building footprint, layout and elevations. The parking that is being displaced by eliminating the parking garage beneath the office building will be replaced with additional parking on the site of the small office EXHIBIT 1 building. Refer to the site plan for details on the parking count and changes to the parking lot. We feel this change will improve the appearance of the site by eliminating a building and will have no adverse affects on the development. 5. Contact Information List. Enclosed. 6. Schematic Drawing of Proposed Development. Enclosed are three (3) full size copies and twenty (20) half size copies of the revised site and grading plans (Sheets 2 and 3 of 7) showing the changes to the site. 7. Staging/Phasing Plan. This has not changed. The existing storm water plans discussing phasing of the project's construction. 8. Property Survey /Lot Dimension Plan. Enclosed. 9. Property Tax Statement. Enclosed. 10. Grading and Drainage Plan. Enclosed are three (3) full size copies and twenty (20) half size copies of the revised site and grading plans (Sheets 2 and 3 of 7) showing the changes to the site. 11. Existing Site Conditions Plan. The existing site condition plan has not change. We have enclosed twenty (20) copies of the previously approved site plan for your information. 12. Site Development Plan. Enclosed are three (3) full size copies and twenty (20) half size copies of the revised site and grading plans (Sheets 2 and 3 of 7) showing the changes to the site. 13. Landscape Plan. Enclosed. 14. Traffic/Vehicular Management Plan. We are not changing the traffic demand or flow to or from the site from the previously approved development. Therefore a revised traffic plan has not been included with this submittal. 15. Signage Plan. Enclosed. 16. Lighting Plan. Enclosed. 17. Tree Protection and Replacement Plan. The site has been cleared as approved under the original PUD approval. No additional trees will be affected by the changes requested herein. Therefore a revised tree protection and replacement plan is not included with this submittal. 18. Building Plans with Elevations. Enclosed. If there are any questions regarding this information please call me at 651.476.8008. 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X kf) ..o .8 c4 0 O c!� EXHIBIT 13 Scott Richards kdwidi n a@comcast. net> "Tom Ozzello" <tozzello a©cityofoakparkheights.com >; "Julie Hultman" <jhuItman cityofoakparkheights.com >; "Dennis Postler" <dpostler a©bonestroo.com >; "Eric Johnson" <eajohnson a@cityofoakparkheights.com >; "Jim Butler" <jbutier a@cityofoakparkheights.com >; "Scott Richards" <srichards r. nacpianning.com >; "Mark Vierling" <mvierling a@eckberglammers.com> Sent: Wednesday, June 29, 2005 9:05 AM Subject: Fox Hollow Landscaping - revised site plan 2005 From: To: Page 1 of 1 OPH Staff - I have reviewed the revised site plan (512005) for the Fox Hollow project and have the following comments: 1. A small office building has been removed from the project. This has resulted in a slight shifting of placement of a few trees, and the addition of more shrubs around the remaining office building. 2. The plant species are the same and acceptable as is the planting detail sheet. 3. One shade tree which was shown to be planted over the sewer line on the east end of the property has been removed. 4. There are 8 'Ivory Silk' Japanese tree lilac indicated on the plan, but only 7 listed in the 'Landscape Material Schedule'. There are 14 'Summit' ash on the plan, but 15 listed in the schedule. There are 18 'Black Hills' spruce shown on the plan but 19 listed in the schedule. The schedule should be changed to reflect the drawn plan. 4. The change in the plan should result in no substantial change to the tree replacement requirement, assuming that no additional trees from the E side of the property are damaged or removed, and that the landscaping is installed as indicated on the plan. If you have any questions regarding this report, please contact me. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 14 7/6/2005