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HomeMy WebLinkAbout2004-08-05 NAC Planning ReportPLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: August 5, 2004 RE: Oak Park Heights — East Oaks 2nd Addition — Fox Hollow PUD General Plan FILE NO: 798.02 -- 04.04 BACKGROUND River Valley Rentals LLC is requesting approval of a mixed use, planned unit development (PUD) general plan for a development south of 60 Street and west of Osgood Avenue, referred to as Fox Hollow. The development includes a 29 unit condominium building, a 2,090 square foot office building, and a 7,600 square foot office building. The parcel, located just to the north of the East Oaks Townhome development is 2.39 acres in size. In conjunction with the general plan approval, the application includes a request for preliminary /final plat approval, Design Guidelines review, and minor amendment to the Comprehensive Plan. A PUD concept plan for this development was approved by the City Council in April of 2004. The applicants have revised the plan slightly, including reducing the number of condominiums from 32 to 29 and increasing the total square footage of one of the office buildings from 4,658 to 7,600 square feet. This was accomplished by creating a two story building with a lower level parking garage. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 66422 Telephone: 783.231 .2556 Facsimile: 763.231 .258 1 planners@nacplanning.com Boundary and Topographic Survey Preliminary Plat Site Layout and Utility Plan Grading, Drainage and Erosion Control Plan Sanitary Sewer Plan and Profile Storm Sewer Plan and Profile Preliminary Tree Replacement Plan Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: ISSUES ANALYSIS Landscape Plan Standard Landscape Details Site Plan West office Building Elevations and Floor Plans East Office — Garage Level Plan East Office -- First/Second Level Floor Plan East Office — Building Elevations Condo Building — Garage Level Plan Condo Building — First Floor Plan Condo Building Second and Third Floor Plan Condo Building — Building Elevations Signage and Trash Enclosure Plans Photometric Plan Alternate Grading Plans Comprehensive Plan. The Comprehensive Plan designates the entire project area as commercial land use. Should this project move forward, the Comprehensive Plan Land Use Map should be amended to address the mixed commercial /residential land use of 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 401.15.0.3 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. With the amenities available, the requirement per multiple family unit is 2,125 square feet of lot area. As a result of the reconfiguration /adjustment of the lot areas as indicated in the preliminary plat, the amount of area devoted to residential use is 60,922 square feet. The requirement of 2,125 square feet of lot area per multiple family unit results in a maximum of 29 units. Thus, the 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 and City 2 Council discussed the setback issue as part of concept plan review. It was determined that the 25 foot setback was acceptable because the property will be fully developed with this J ro'ect and the buildings will be setback over 60 feet from the pavement of 60 p Street North. Additionally, there would be little impact to the right - of-way or property in question with the reconstruction of 00 Street North as part of the MnDOT Highway 36 project. The project complies with the minimum side yard setbacks of ten feet on the east and west sides of the property. The condominium building setback of 30 feet is in compliance with the rear yard requirements of the Zoning Ordinance. Subdivision. To accommodate the proposed development, the applicant has proposed dividing the parcel into three Tots and three outlots. The lots are configured to divide each building with its associated parking on one parcel. Outlot A includes the existing parcel in the southeast corner of the property; Outlot B is the main entrance drive; and Outlot C is the joint access drive for the west office building and condominium building. The square footage of the individual lots is as follows: Lot 1 (West Office Building) Lot 2 (Condo Building) Lot 3 (East Office Building) Outlot A (SE Parcel) Outlot B (Main Drive) Outlot C (Access Driveway) 10,282 square feet 43,508 square feet 22,029 square feet 17,414 square feet 3,408 square feet 7,717 square feet The plat will need to include the appropriate easements as approved by the City Engineer and City Attorney. At a minimum, 10 foot easements for utilities and drainage will need to be provided along all lot lines. The City Attorney should comment on the use of outlots for the pond and access drives. Access and parking easements will be provided to allow for joint use of the parking and access by each office building and the condominiums. The access easements and agreements shall be addressed in the development agreement. Park Dedication. Park dedication for this development is calculated based upon the separate requirements for residential and commercial development. The condominium development would require a cash dedication equal to 19 percent of the fair market value of land per acre of residential use. The office buildings require a 10 percent cash dedication based upon the fair market value of the land. The purchase agreement between the previous owner and River valley Rental has established the fair market value. The condominium portion of the development would require a $15,102 cash dedication amount. The west office building would require a $3,230 cash dedication, and the east office building a $4,500 dedication. The total for the project, to be paid at the time of finalization of the final plat and development agreement, would be $22,952. 3 Site Access. The site access for the project is from 00 Street North. A MnDOT permit will be required for the 00 Street access. Once a permit is issued, a copy should be forward to the City. There will be no access fro the private access road for the East Oaks Condominiums development. Parking. According to Section 401.15.F of the Zoning Ordinance, at least two parking spaces are required per multiple family dwelling unit. in order to qualify for the density allowances, the project is required to provide one -half of the parking underground or within the principal structure. Office buildings are required three spaces plus at least one space for each 200 square feet of floor area. The condominium development will require 58 parking spaces. The plans indicate 31 spaces in the underground garage of the condominium building and an additional 34 spaces on the adjacent surface lot. The plans do not indicate any disability accessible stalls in the underground parking garage. At least one van accessible stall should be included in the garage. There will be adequate space to allow for this additional stall requirement. There are two exterior disability stalls, one of which is van accessible adjacent to the condominium building. If a third stall is added in the garage, the disability requirements would be satisfied. The two office buildings will require the following parking: The underground parking for the office is proposed with 18 foot parking stalls and a 20 foot drive aisle. Off - street parking requirements typically require an 18/20 foot stall and a 24 foot drive aisle. The garage will be for private office parking. It is expected that customers /clients will utilize the exterior parking stalls. The City Engineer should comment on the design of the underground parking garage. The plans indicate two disability parking stalls for the office buildings; at least three should be provided, one of which is van accessible. Grading and Drainage. As required, a grading and drainage plan has been submitted for review. I n addition, the project engineer has provided a Grading and Sediment Erosion Control Plan and a Stormwater Management Plan, The plans, as submitted, indicate that all grading would occur on site with minimal impact to the property to the east. The City Engineer has requested that the developer work with Xcel, the adjacent property owner, to allow grading on their property to better accommodate the topography in the area and reduce the length /height of retaining walls. The plans, labeled as Exhibit 21, indicate the alternate grading plans that include grading on Xcel property. 4 Parking Requirement Parking Provided West Office Building 2,093 SF X .9 = 1,884 SF : 200 = 10 + 3 = 13 stalls 14 stalls East Office Building 7,600 SF X .9 = 6,480 SF -- 200 = 35 + 3 = 38 stalls 38 stalls Site Access. The site access for the project is from 00 Street North. A MnDOT permit will be required for the 00 Street access. Once a permit is issued, a copy should be forward to the City. There will be no access fro the private access road for the East Oaks Condominiums development. Parking. According to Section 401.15.F of the Zoning Ordinance, at least two parking spaces are required per multiple family dwelling unit. in order to qualify for the density allowances, the project is required to provide one -half of the parking underground or within the principal structure. Office buildings are required three spaces plus at least one space for each 200 square feet of floor area. The condominium development will require 58 parking spaces. The plans indicate 31 spaces in the underground garage of the condominium building and an additional 34 spaces on the adjacent surface lot. The plans do not indicate any disability accessible stalls in the underground parking garage. At least one van accessible stall should be included in the garage. There will be adequate space to allow for this additional stall requirement. There are two exterior disability stalls, one of which is van accessible adjacent to the condominium building. If a third stall is added in the garage, the disability requirements would be satisfied. The two office buildings will require the following parking: The underground parking for the office is proposed with 18 foot parking stalls and a 20 foot drive aisle. Off - street parking requirements typically require an 18/20 foot stall and a 24 foot drive aisle. The garage will be for private office parking. It is expected that customers /clients will utilize the exterior parking stalls. The City Engineer should comment on the design of the underground parking garage. The plans indicate two disability parking stalls for the office buildings; at least three should be provided, one of which is van accessible. Grading and Drainage. As required, a grading and drainage plan has been submitted for review. I n addition, the project engineer has provided a Grading and Sediment Erosion Control Plan and a Stormwater Management Plan, The plans, as submitted, indicate that all grading would occur on site with minimal impact to the property to the east. The City Engineer has requested that the developer work with Xcel, the adjacent property owner, to allow grading on their property to better accommodate the topography in the area and reduce the length /height of retaining walls. The plans, labeled as Exhibit 21, indicate the alternate grading plans that include grading on Xcel property. 4 The plans also indicate that the existing sanitary sewer and storm sewer lines that cross the property will be raised and replaced to allow for the construction of the parking lotlaccess drives. The easement area for the utility lines will not change. The grading and drainage plans, which include the Grading and Sediment Erosion Control Plan and the Stormwater Management Plan are subject to review and approval of the City Engineer. Utilities. Utility plans have been submitted by the applicant for review by the City. The sanitary and storm sewer lines that cross the property will be raised to allow for the access /parking area. There are no issues with sewer or water supply and service to this property. The plans are subject to review and approval of the City Engineer. Landscape and Tree Preservation. The applicant has provided tree removal, preservation and landscape plans. Most of the significant trees on the site will be removed, but some wilt be preserved, especially on the edge of the lot. The landscape plan indicates extensive landscaping on the southern property line, landscaping around the office buildings, and plantings in the parking islands. The City Arborist has reviewed the plans and indicated that the design is attractive with proper use of plant varieties. The area between the condominium building and the south property line will be landscaped with 12 foot Black Hills spruce and Colorado spruce to provide the necessary screening of the building and pool area. Additionally, the pool area will be surrounded by a metal fence, in compliance with ordinance requirements for security. The applicant should consider planting additional landscaping directly adjacent to the condominium building to help reduce the mass and scale of the elevations. Trash Enclosures. Exhibit 3 indicates the location of the trash location for the Iwo office buildings. The plans for the enclosures are shown in Exhibit 19. The enclosures will be constructed of materials that match the primary buildings. The trash dumpster storage for the condominium building will be in the garage. The haulers will wheel the dumpsters out to the garage entrance for removal. Sidewalks. Sidewalks are provided in front of the condominium building and the office buildings for access to the building front entrances. The applicant should consider an extension of the sidewalk on the west side of the westerly office building to 60 Street. MnDOT is lannin a sidewalk on the south side of 60th Street with the reconstruction p g project. That sidewalk could provide a safe connection to the proposed trail for the condominium residents and office tenants. Lighting. A photometric plan and Tight fixture specifications have been submitted by the applicant. The plans indicate allowable levels of light at all of the property lines. The rear of the condominium building will not be lit, thus there is no issue for the residents to the south in East Oaks. The applicant may need to comment on lighting the pool area. No lighting is shown for that area at this time. The fixtures shown in the specifications are not full cut off. The applicant shall provide specifications indicating full cut off parking lot and building fixtures. The total height of all the parking lot fixtures shall be less than 25 feet. Signage. Exhibit 19 indicates the monument signage proposed for the condominium and office buildings. Alt of the monument signs are shown at 11 feet 4 inches in height. Monument signs are not allowed to exceed six feet in height for residential multiple family or eight feet for commercial under the signage provisions of the Zoning Ordinance. Wall signs are proposed for the two office buildings. The signs are 32 square feet and compliant with the signage provisions. The City Council may consider allowing the condominium monument sign to be eight feet in height to be consistent with the other two monument signs. 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 feet 6 inches to slightly less than 35 feet. Such change has been accomplished via a change in the grade surrounding the building. Thus, the proposed height of the condominium building is considered acceptable. The one story west office building would be less than 15 feet in height. The east office building is proposed at less than 30 feet. 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 and the balconies break up the long elevations of the condominium building. Development Agreement. A development agreement will be required between the City and applicant. 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 R -B and 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: • Planned unit development -- general plan of approval — Fox Hollow • Comprehensive Plan land use map amendment to allow the residential use aspect of the project • Subdivision approval -- preliminary and final plat • Design Standard review 6 With the following conditions: 1. The Plannin g 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. The lat /develo ment agreement shall provide the appropriate easements as p p required by the City Engineer and City Attorney. 3. The City Attorney Attorne shall comment on the use of outlots for the pond and access drives. 4. Ali access and p arking easements and agreements shall be addressed in the development agreement. 5. Park dedication fees of $22,952 shall be paid at time of finalization of the final plat and development agreement. 6. The MnDOT p ermit for access to 60 Street North shall be provided to the City. 7. At least one van accessible stall shall be provided in the underground parking garage of the condominium building. 8. At least one van accessible stall shall be provided, in addition to the two stalls shown on the plan, for the office buildings. 9. The radin and drainage plans shall be subject to review and approval of the g g City Engineer and applicable watershed district. 10. The alternate gp radin plans, that indicate a portion of property owned by Xcel g Ener gy, shall be subject to written approval of Xcel Energy and the City Engineer. 11. The utility p lans are subject to review and approval of the City Engineer. 12. The plans, e lans, tree removal plans, and preservation plans are subject to review and approval of the City Arborist. 13. The applicant shall consider planting additional plant material directly adjacent to pp the condominium buildin g to reduce the mass and scale of the elevations subj ect to review and approval of the City Arborist. 14. applicant Th licant shall consider the extension of sidewalk on the west side of the p p westerly office building to 60 Street. 15. The applicant shall provide plans for pool area lighting. 7 16. All lighting fixtures shall be in compliance with the lighting requirements of the Zoning Ordinance. 17. All of the monument signs shall be allowed at a maximum height of eight feet. 18. The Planning Commission and City Council shall comment on the building design and consistency with the Design Standards. 19. A development agreement shall be required between the City and applicant subject to review and approval of the City Attorney. 20. 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WISCONSIN 54018 WWW.S 00089ENGINEERS.COM 8 0 SHEET DESCRIPTION STORM SEWER PLAN AND PROFILE r N 1 HEREBY CERTIFY THAT 11145 PLAN, SPECIFICATION, OR DRAWN BY J 11 1 ....-- _ J / ■ - / 1 1 / 1 / // 1 Q r I '. I 1 1 r 1 1 r 1 I . f ? 2 \._ '� 1 1 1 R00 REPORT WAS PREPARED BY WE OR UNDER AMY 01RECT CHECKED BY SAW SUPERVISION AND THAT I Aki A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE PROJECT ENGINEER SAW \ \S, N + (h �, 0 W �0 . • y � � C0 - �' * 1 N. '-'111411" 2 I 1 1 /i/ // � _.�� 111/1 / _ .... �- / 1 i \ _ •�s�� 1 � ■ " 111 1 607 . 10 rr -111 `I 1 11 1 11 J REVISIONS 7/20/04 DETAILS AND ABANDON PIPE IN PLACE. 7/30/04 MN 7 Rio ELEVATION PROJECT NO. 5046 DATE FILE NA 6/9/04 SNOISN323 3..N 311 i3O /OE /L 31 V{] 91'05 'ON _M.Oad MVS k133NION3 133'O. MVS A9 03}1O3H0 SO8 A8 NAVHO 3'd I Q8VM Y 11035 31YYN O31H3Ld OrdA} YSP53t1li.JI 30 31V1S Stu SXY1 3. 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WARD, P.E. 504ATURE; DATE REG. HO. 46921 CHECKED BY SAW PROJECT ENGINEER SAW PROJECT 310. 5046 DATE 7/20/04 FILE NAME RCS REV101051 1