HomeMy WebLinkAbout2005-07-26 CC Meeting Packet EnclosurePlease see attached from Scott Richards
Oak Park Heights
Request for Council Action
Meeting Date July 26 2005
Agenda Item Title: Fox Hollow, Planned Unit Development Amendment (PUD) - 60th Street, East
of Osgood Ave.
Time: 10 Minutes
Agenda Placement New Business
Originating Department/Requ : or Eric J A 7! City Administr. for
Requester's Signature
Action Requested '" onsider PUD L' endnlent request
Background/Justification (Please s irate if any previous action has been taken or if other public
bodies have advised):
1 Planning Report (please see your July Planning Commission packet for maps and
exhibits)
2. Planning Commission Resolution
3. City Council Resolution
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 56422
Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING 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
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
Fox 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.
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 7 200- =52 +3= 55 53 +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 will 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:
i PU D, 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 shalt 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.
7. All lighting fixtures shall be in compliance with the lighting requirements of the
Zoning Ordinance.
8. The proposed monument sign shalt 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. Alt conditions approved by the City Council on August 24, 2004 for the Fox
Hollow development general plan of development approval.
12. Alt other conditions of City staff, the Planning Commission and City Council.
5
A RESOLUTION ESTABLISFIING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY FOX HOLLOW EAST, LLC FOR APPROVAL OF A PUD
GENERAL PLAN AMENDMENT FOR THE FOX HOLLOW
DEVELOPMENT, LOCATED SOUTH OF 60 STREET AND WEST OF
OSGOOD AVENUE TO ELIMINATE AN OFFICE BUILDING AND
MODIFY THE OTHER APPROVED OFFICE BUILDING TO
ACCOMMODATE MORE OFFICE SPACE
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Fox
Hollow East, LLC for approval of a PUD general plan amendment for the Fox Hollow
development, located south of 60 Street and west of Osgood Avenue to eliminate an office
building and modify the other approved office building to accommodate more office space; 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
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
SEE ATTACHMENT B
3. The subject site is zoned B -2, General Business District in which
commercial office buildings are a permitted use; and
4. The City Council approved the PUD general plan of development for the
Fox Hollow project in August of 2004; and
5. An amendment to the PUD is required to make substantial site plan
changes for an approved project; and
6. City staff prepared a planning report dated July 7, 2005 reviewing the
application; and
7. Said report recommended that the application be approved subject to the
fulfillment of conditions; and
8. The Planning Commission held a public hearing at their July 14, 2005
meeting, took comments from the applicants and public, closed the public hearing, and made the
following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY TILE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Fox Hollow East, LLC for a proval of a PUD general plan
amendment for the Fox Hollow development, located south of 60 Street and west of Osgood
Avenue to eliminate an office building and modify the other approved office building to
accommodate more office space 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 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.
7. All lighting fixtures shall be in compliance with the lighting requirements of the Zoning
Ordinance.
2
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 finds that the building design is consistent with the Design
Standards.
10. A development agreement amendment as required by the City Attorney, 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. Any other conditions of City staff and City Council.
Recommended by the Planning Commission of the City of Oak Park Heights this 14 day
of July 2005.
ATTEST:
Eric A. Johnson, City Administrator
Mike Runk, Chair
3
Attachment A
Washington County GEO Codes: 04.029.20.11.0125
Legal Description: Outlots A -C, Fox Hollow PUD
Physical Address: None Assigned
Washington County GEO Codes: 04.029.20.11.0126
Legal Description: Lot 1, Block 1, Fox Hollow PUD
Physical Address: None Assigned
Washington County GEO Codes: 04.029.20.11.0127
Legal Description: Lot 2, Block 1, Fox Hollow PUD
Physical Address: 14937 60 St. N. (Condominium Building)
Washington County GEO Codes: 04.029.20.11.0128
Legal Description: Lot 1, Block 2, Fox Hollow PUD
Physical Address: 14985 60 St. N. (Office Building)
Required Approvals:
Planning Commission
City Council
ATTACHMENT B
Planned Unit Development (PUD) Amendment
FOX HOLLOW PUD - (FORMERLY EAST OAKS 2
Application Materials
• Application Form
O Fees
O Plan Sets (3 Large Scale Sets /20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
e Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statements }/Legal Description(s)
Conference With City Staff Upon Application Submittal: June 29, 2005
Planning Commission Public Hearing & Recommendation: July 14, 2005
PUD Amendment
Majority Vote
Majority Vote
and
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
BY FOX HOLLOW EAST, LLC FOR APPROVAL OF A PUD
GENERAL PLAN AMENDMENT FOR THE FOX HOLLOW
DEVELOPMENT, LOCATED SOUTH OF 60 STREET AND WEST OF
OSGOOD AVENUE TO ELIMINATE AN OFFICE BUILDING AND
MODIFY THE OTHER APPROVED OFFICE BUILDING TO
ACCOMMODATE MORE OFFICE SPACE
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Fox
Hollow East, LLC for approval of a PUD general plan amendment for the Fox Hollow
0 '
development, located south of 6 Street and west of Osgood Avenue to eliminate an office
building and modify the other approved office building to accommodate more office space; and
after having conducted a public hearing relative thereto, the Planning Commission of Oak Park
Heights recommended that the request 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
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
3. The subject site is zoned B -2, General Business District in which
commercial office buildings are a permitted use; and
4. The City Council approved the PUD general plan of development for the
Fox Hollow project in August of 2004; and
5. An amendment to the PUD is required to make substantial site plan
changes for an approved project; and
6. City staff prepared a planning report dated July 7, 2005 reviewing the
application; and
7. Said report recommended that the application be approved subject to the
fulfillment of conditions; and
8. The Planning Commission held a public hearing at their July 14, 2005
meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the request be approved with 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 Fox Hollow East, LLC for approval of a PUD general plan
amendment for the Fox Hollow development, located south of 6r Street and west of Osgood
Avenue to eliminate an office building and modify the other approved office building to
accommodate more office space 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 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.
7. All lighting fixtures shall be in compliance with the lighting requirements of the Zoning
Ordinance.
2
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 City Council finds that the building design is consistent with the Design Standards.
10. A development agreement amendment as required by the City Attorney, 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. Any other conditions of City staff and City Council.
ATTEST:
Approved by the City Council of the City of Oak Park Heights this 26 day of July 2005.
Eric A. Johnson, City Administrator
David Beaudet, Mayor
3
Attachment A
Washington County GEO Codes: 04.029.20.11.0125
Legal Description: Cutlats A -C, Fox Hollow PUD
Physical Address: None Assigned
&
Washington County GEO Codes: 04.029.20.11.0125
Legal Description: Lot 1, Block 1, Fox Hollow PUD
Physical Address: None Assigned
&
Washington County GEO Codes: 04.029.20.11.0127
Legal Description: Lot 2, Block 1, Fox Hollow PUD
Physical Address: 14937 60 St. N. (Condominium Building)
&
Washington County GEO Codes: 04.029.20.11.0128
Legal Description: Lot 1, Block 2, Fox Hollow PUD
Physical Address: 14985 60 St. N. (Office Building)
Required Approvals:
Planning Commission
City Council
ATTACHMENT B
Planned Unit Development (PUD) Amendment
FOX HOLLOW PUD - (FORMERLY EAST OAKS 2
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets /20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statements) /Legal Description(s)
Conference With City Staff Upon Application Submittal: June 29, 2005
Planning Commission Public Hearing & Recommendation: July 14, 2005
PUD Amendment
Majority Vote
Majority Vote