Loading...
HomeMy WebLinkAbout2004-08-27 CC Meeting Packet EnclosureMeeting Date: August 24th, 2004 Time Required: 15 minutes Agenda Placement: New Business 1) Planner's Report 2) City Council Resolution 3) Planning Commission Resolution Oak Park Heights Request for Council Action Agenda Item Title: Fob Hollow Development South of 60th Street and East of Osgood Ave. - Planned Unit Development/General Plan /Preliminary and Final Plat/Design Guidelines Review and A. 'royal Minor Amendment to Corn rehensive Plan. Originating Department/R r: E ohnson C Administrator Requester's Signature Action Requested: Consi er and Ap Background/Justification (Please i icate any previous action, financial implications including budget info ation and recommendations). Please see attached documents from Scott Richards. Please bring your August Planning Commission Packet. PLANNING REPORT BACKGROUND NORTHWEST A S O C I A T E D c O N 5 6 L T A N T 5 , INC. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit4: Exhibit 5: Exhibit 6: Exhibit 7: 4800 Olson M rn orla Highway Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Faosirnile:.763231.2561 planners @nacpIanning. or TO: Eric Johnson FROM: Scott Richards DATE: August 5, 2004 RE: Oak Park Heights -- East Oaks . 2 nd Addition — Fox Hollow PUD General Plan FILE NO: 798.02 - 04.04 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 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. 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 project and the buildings will be setback over 60 feet from the pavement of 60 Street North. Additionally, there would be little impact to the right - of-way or property in question with the reconstruction of 60 Street North as part of the MnDOT Highway 36 9 Y 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 lots 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 (Ganda Building) Lot 3 (East Office Building) Outlot A (SE Parcel) Outlot B (Main Drive) Out lot C (Access Driveway) 10,282 square feet 43,508 square feet 22, 029 square feet 17,4'14 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 $15,162 cash dedication amount. The west office building would require a $3,230 cash dedication, and the east office building a $4,550 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 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 lot/access 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 will 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 two 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_pr..oppsed__trail for the condominium residents and office tenants. Lighting. A photometric plan and light 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. 5 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. The plat/development agreement shall provide the appropriate easements as required by the City Engineer and City Attorney. 3. The City Attorney shall comment on the use of outlots for the pond and access drives. 4. All access and parking 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 permit for access to 60 Street North shall be provided to the City. � y 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 grading and drainage plans shall be subject to review and approval of the City Engineer and applicable watershed district. 10. The alternate grading plans, that indicate a portion of property owned by Xcel Energy, shall be subject to written approval of Xcel Energy and the City Engineer. 11. The Utility plans are subject to review and approval of the City Engineer. ineer. 12. The landscape plans, 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 the condominium building to reduce the mass and scale of the elevations subject to review and approval of the City Arborist. 14. The applicant shall consider the extension of sidewalk on the west side of the westerly office building to bo Street. 15. The applicant shall provide plans for pool area lighting. — ( 7 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 REQUEST BY RIVER VALLEY RENTALS, LLC FOR A MIXED USE, PLANNED UNIT DEVELOPMENT (PUD) GENERAL PLAN, PRELIMINARY/FINAL PLAT, DESIGN GUIDELINES REVIEW AND APPROVAL, AND A MINOR AMENDMENT TO THE COMPREHENSIVE PLAN FOR A DEVELOPMENT SOUTH OF 60 STREET AND WEST OF OSGOOD AVENUE REFERRED TO AS FOX HOLLOW BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from River Valley Rentals, LLC for a mixed use, planned unit development (PUD) general plan, preliminary /final plat approval, Design Guidelines review and approval, and a minor amendment to the Comprehensive Plan for a development south of 60 Street and west of Osgood Avenue referred to as Fox Hollow; 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: l.. 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 Conmn.unity Development Department consisting of the following items: SEE ATTACHMENT 13 3. The property is designated as commercial land use in the Comprehensive Plan. A Comprehensive Plan Land Use Map amendment is required to address the mixed commercial/residential land use of this project; and 4. 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 5. The planned unit development has been requested to allow multiple buildings on one property with shared access and parking; and 6. City staff prepared a planning report dated August 5, 2004 reviewing the request for the PUD general plan; and 7. The August 5, 2004 planning report recommended approval of the PUD general plan subject to the fulfillment of conditions; and 8, The Planning Commission held a public hearing at their August 12, 2004 meeting, 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 IIEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by River Valley Rentals, LLC for a mixed use, planned unit development (PUD) general plan, preliminary /final plat approval, Design Ouidelines review and approval, and a minor amendment to the Comprehensive Plan for a development south of 60th Street and west of Osgood Avenue referred to as Fox Hollow 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 are the following requests: (1) Planned Unit Development General Plan of Development Approval (2) Preliminary /Final Plat Approval (3) Design Guidelines Conformance (4) Minor Amendment to the Comprehensive Plan to Allow for the Land Use Map to be Revised as Mixed Use Residential/Commercial for Said Property Subject to the following conditions: 1. The 25 foot front yard setback for the office buildings is acceptable as part of the general plan of development approval. 2. The plat/development agreement shall provide the appropriate easements as required by the City Engineer and City Attorney. 3. The City Attorney shall comment on the use of outlots for the pond and access drives. 2 4. All access and parking 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 permit for access to 60th 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. The City Engineer shall comment on the parking stall dimensions within the office building parking garage. 9. The grading and drainage plans shall be subject to review and approval of the City Engineer and applicable watershed district. 10. The alternate grading plans, that indicate a portion of property owned by Xcel Energy, shall be subject to written approval of Xcel Energy and the City Engineer. 11. The utility plans are subject to review and approval of the City Engineer. P. The landscape plans, 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 the condominium building to reduce the mass and scale of the elevations subject to review and approval of the City Arborist, 14. The applicant shall consider the extension of sidewalk on the west side of the westerly office building to 60th Street. 15. The applicant shall provide plans for pool area lighting and the pool area shall comply with the City's noise ordinance. The pool area shall close between the hours of 10 :00 PM and 6:00 AM and pool area lighting shall be shut off at least one -half hour after the closing time. 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 building design is consistent with the Design Standards. 3 19. A development agreement shall be required between the City and applicant subject to review and approval of the City Attorney. 2004. ATTEST: Approved by the City Council of the City of Oak Park Heights this 24th day of August Eric A. Johnson, City Administrator David Beaudet, Mayor 4 follows, to wit: and and 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 TART THE REQUEST BY RIVER VALLEY RENTALS, LLC FOR A MIXED USE, PLANNED UNIT DEVELOPMENT (PUD) GENERAL PLAN, PRELIMINARY /FINAL PLAT, DESIGN GUIDELINES REVIEW AND APPROVAL, AND A MINOR AMENDMENT TO THE COMPREHENSIVE PLAN FOR A DEVELOPMENT SOUTH OF 60TH STREET AND WEST OF OSGOOD AVENUE REFERRED TO AS FOX HOLLOW 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, planned unit development (PUD) general plan, preliminary/final plat approval, Design Guidelines review and approval, and a minor amendment to the Comprehensive Plan for a development south of 60 Street and west of Osgood Avenue referred to as Fox Hollow; and after having conducted a public hearing relative thereto, the Plannin g 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: SEE ATTACHMENT B 3. The property is designated as commercial land use in the Comprehensive Plan. A Comprehensive Plan Land Use Map amendment is required to address the mixed commercial /residential land use of this project; and 4. 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 5. The planned unit development has been requested to allow multiple buildings on one property with shared access and parking; and 6. City staff prepared a planning report dated August 5, 2004 reviewing the request for the PUD general plan; and 7. The August 5, 2004 planning report recommended approval of the PUD general plan subject to the fulfillment of conditions; and 8. The Planning Commission held a public hearing at their August 12, 2004 meeting, 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, planned unit development (PUD) general plan, preliminary /final plat approval, Design Guidelines review and approval, and a minor amendment to the Comprehensive Plan for a development south of 60 Street and west of Osgood Avenue referred to as Fox Hollow 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 are the following requests: (7) Planned Unit Development General Plan of Development Approval (2) Preliminary /Final Plat Approval (3) Design Guidelines Conformance (4) Minor Amendment to the Comprehensive Plan to Allow for the Land Use Map to be Revised as Mixed Use Residential/Commercial for Said Property Subject to the following conditions: 1. The Planning Commission finds that the 25 foot front yard setback for the office buildings is acceptable as part of the general plan of development approval. 2. The plat /development agreement shall provide the appropriate easements as required by the City Engineer and City Attorney. 3. The City Attorney shall comment on the use of outlots for the pond and access drives. 2 4. All access and paring 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 p lan, for the office buildings. The City Engineer shall comment on the parking stall dimensions within the office building parking garage. 9. The radin and drainage plans shall be subject to review and approval of the City g g Engineer and applicable watershed district. 10. The alternate grading plans, that indicate a portion of property owned by Xcel Energy, shall be subject to written approval of Xcel Energy and the City Engineer. 11. The utility plans are subject to review and approval of the City Engineer. 12. The landscape plans, 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 the condominium building to reduce the mass and scale of the elevations subject to review and approval of the City Arborist. pp 14. The applicant shall consider the extension of sidewalk on the west side of the westerly office building to 60 Street. 15. The applicant shall provide plans for pool area lighting and the pool area shall comply with the City's noise ordinance. The pool area shall close between the hours of 10:00 PM and 6:00 AM and pool area lighting shall be shut off at least one -half hour after the closing time. 16. All lighting fixtures shall be in compliance with the lighting requirements of the Zoning g g Ordinance. 17. All of the monument signs shall be allowed at a maximum height of eight feet. 18. The Plannin g Commission finds that the building design is consistent with the Design Standards. 3 19. A development agreement shall be required between the City and applicant subject to review and approval of the City Attorney. 20. All other conditions of City staff, the Planning Commission. and City Council. Recommended by the Planning Commission of the City of Oak Park Heights this 12th day of August 2004. ATTEST: Eric A. Johnson, City Administrator John Dwyer, Chair 4