Loading...
HomeMy WebLinkAbout2000-07-06 NAC Planning ReportPLANNING REPORT TO Thomas Melena FROM: Jason Lindahl / Scott Richards DATE: July 6, 2000 RE: Oak Park Heights - Valley View Estates 4th Addition FILE NO: 798.02 — 00.09 BACKGROUND The applicant, Jack Krongard of Krongard Construction Company, is requesting preliminary plat, final plat, conditional use permit 1 planned unit development (CUP 1 PUD), and site plan approval to allow the construction of three twin homes on the property located on the southeastern corner of Osgood Avenue and Upper 56 Street. The subject property is zoned R-B, Residential 1 Business Transitional District. The proposed development is the 4th Addition to Valley View Estates. The subject property was originally platted as an outlot and now is proposed for subdivided into six residential lots and an outlot. A PUD 1 CUP is also necessary in this case to allow flexibility in lot size standards and to allow access to a private street. Attached for Reference: ANALYSIS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit I: NORTHWEST ASSOCIA)ED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH Preliminary Plat — 4 Addition Proposed Utility Plan Grading & Utility Plan Front Elevation of Twin Home A Floor Plan of Twin Home A Foundation Plan of Twin Home A Front & Rear Elevations of Twin Home A-A Main Floor Plan of Twin Home A-A Landscape Plan & Foundation Plan of Twin Home A-A ENCLOSURE 2 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@ WINTERNET.COM Direction of Comprehensive Plan. The proposed development is consistent with the City's Comprehensive Plan. According to the Existing Land Use Map, the site is bordered on all sides by compatible uses. Specifically, the site is bordered to the north and west by low density residential uses and to the south and east by medium density residential uses. The City's Proposed Land Use Map guides this site for higher density residential land use. Zoning. The subject property is zoned R -B, Residential 1 Business Transitional District. According to Section 401.28.B, multifamily dwelling units are a permitted use in this district. The applicant is requesting flexibility in lot standards and a private street. Therefore, this application will also require PUD 1 CUP approval. Lot & Block Performance Standards. This plat will create Lots 1 through 6 on Block 1, Valley View Estates 4 Addition. Section 402.07.A outlines the standards for residential blocks in Oak Park Heights. It states that no block shall exceed 1,320 feet or be less than 400 feet in length. This section also states that all residential blocks should be wide enough to allow two tiers of lots. Block 1 wilt be approximately 320 feet long and 110 feet and, as a result, fails to meet either of the ordinance standards. However, staff finds that these conditions are not changeable because this parcel was already platted as an outlot in a previous Valley View Estates addition and is surrounded by an established street network. According to Section 401.15.0.2, all lots in the R-B District must be at least 15,000 square feet in size and 100 feet in width. The applicant is requesting to divide this site into six individual lots and one outlot. Staff finds the outlot should be incorporated into lots 1, 2, and 3 to ensure proper long term maintenance of the driveway. In this proposal, each set of two lots would contain one zero - lot -line twin home. Section 401.15.C.3 states that under a PUD 1 CUP, the lot area per unit for two - family units is 6,000 square feet. The lot sizes in this development range from 4,730 to 7,820 square feet and on average meet the 6,000 square feet minimum. Lot widths range from 53 to 42 feet, with and average width of 48.3 feet. Staff finds that this is an appropriate lot width for this development and is consistent with surrounding properties of Valley View Estates. Streets. The street pattern that provides access to the subject property was established with the creation of subsequent additions of Valley View Estates. Currently, Lots 1, 2, and 3 are designed to access 57 Street via a private street running across Outlot A. Staff finds that to ensure adequate maintenance of the outlot area, it should be incorporated into Lots 1, 2 and 3 with a 30 foot easement platted across the driveways. The owners of Lots 1, 2, and 3 must enter into a joint maintenance agreement to ensure snow removal and maintenance of the shared access. Grading & Drainage. The site's existing topography currently decreases from 894 feet in the northwest corner to 880 feet in the southeast corner. The applicant's Grading and Utility Plan appears to accent the existing topography by creating basement elevations that 2 decrease from 889 feet on the west to 881 feet on the east. This design indicates that runoff from the site will drain toward both 57 Street and Upper 56 Street and into the City's storm sewer. The City Engineer should review and approval all grading and drainage plans. Easements. The Preliminary Plat shows 10 -foot drainage and utility easements around the perimeter of the site. In addition there is a utility easement that runs across outiot A and the northern portion of the site for maintenance of an existing sewer line. The applicant will need to revise the plat to indicate two additional easements. First, they should add a shared access easement to enable access to lots 1, 2, and 3 from 57 Street. Second, they should overlay a 20 -trail easement over the drainage and utility easement on the site's west side along Osgood Avenue. Park Dedication. According to Section 402.08.D.1, the park dedication rate for developments with 6 to 9 units is 14 percent of the gross area of the proposed plat. In this case, the City will require a cash payment rather than a land dedication. The cash payment shalt be equal to 14 percent of the fair market value of the subject property. To determine the fair market value of the site, the applicant must submit an appraisal in accordance with Section 402.08.B.9 of the Subdivision Ordinance. Setbacks. The setback standards for properties in the R-B District are outlined in Section 401.15.C.1.d and illustrated in the chart below. As proposed, the development meets the required setbacks. Yard Front Side Side (Corner) Rear Proposed 30 10 20 30 Required 30 10 20 30 Status Compliant Compliant Compliant Compliant Setbacks Standards 3 Parking. The parking requirements for Single Family, Two - Family, and Townhouses are outlined in Section 401.15. F.9. hh. It states that each unit is required to provide two off- street parking stalls, both of which must be in a garage. Staff finds that all six of the proposed units meet this standard. Landscaping. The applicant did submit a preliminary landscape plan illustrating plantings around the individual units. This plan fails to provide adequate information regarding landscaping and screening of the site in general. Given the concessions made for this development under the PUD agreement, the City will expect substantial landscaping and screening for this site. The landscape plan should pay special attention to the rear yards along upper 56 Street and the east side yard of lot 1. The landscape plan shall be subject to the review and approval of City staff and the City Arborist. Architectural Appearance. It should be noted that this residential development is not subject to the City's design guidelines. The applicant is proposing to construct two types of attached twin homes. Each unit will have a two -car garage attached to the front of the unit, asphalt shingles, and a pitched roof. The front of all six units will be brick faced along the lower % and siding on the upper 3 r of the facade. The units on lots 1,2, and 3 will be look -outs while the units on lots 4, 5, and 6 wilt be walk -outs. To assist City staff in the evaluation of the landscaping and screening of the rear yards, the applicant should provide rear porch and patio plans. Signage. This application does not contain a request for sign approval. Should the applicant wish to create a development identification sign, a detailed sign plan must be submitted to the City for review and approval. Lighting. The applicant does not propose any exterior lighting other than that typically found on most residential units (see elevations). All exterior lighting must be in conformance with the standards outlined in Section 401.15.B.7. Trail. The City's Trail Plan calls for a pedestrian trail to run along the west side of this site adjacent to Osgood Avenue. The applicant will be required to construct a trail, to City specifications, on the west side of the property and/or within the Osgood right-of-way. The City will complete the construction from the north property line to 58 Street North. RECOMMENDATION Staff recommends approval of the preliminary plat, final plat, conditional use permit / planned unit development (CUP 1 PUD), and site plan to allow the construction of three (3) twin homes on the property located on the southeastern corn of Osgood Avenue and Upper 56 Street North. This recommendation is based on the findings contained in this report and subject to the conditions outlined below. 1. The land area of Outlot A shall be incorporated into Lots 1, 2, and 3 to ensure proper maintenance. 2. The owners of Lots 1, 2, and 3 enter into a joint maintenance agreement to ensure prompt snow removal and maintenance of the shared access. 3. The City Engineer should review and approval all grading and drainage plans. 4. Create a 30 -foot shared access easement to enable access to Lots 1, 2, and 3 from 4 57 Street. 5. Create a 20 -foot pedestrian trail easement over the drainage and utility easement on the site's west side along Osgood Avenue. 6. To determine the appropriate park dedication fee, the applicant shall submit an appraisal of the site in accordance with Section 402.08.B.9 of the Subdivision Ordinance. 7. The applicant must pay the City a cash payment equal to 14 percent of the fair market value of the subject property. 8. The applicant submit and receive approval of a detailed landscape plan from City staff and the City Forester. 9. All exterior lighting shall comply with Section 401.15.B.7 of the City Code. 10. The applicant submit detailed patio and porch plans for each unit. 11. The applicant shall construct a trail, to City specifications, on the west side of the property and I or within the Osgood right -of -way from Upper 56 Street North to the site's northern property line. 12. Alt other conditions of the City staff, Planning Commission, or City Council. pc: Kris Danielson 5 Bonestroo 4E1 WAN Rosene vi AnderJik & Associates Engineers &Architects July 6, 2000 Ms. Kris Danielson, Community Development Director City of Oak Park Heights . 14168 Oak Park Boulevard, P.O. Box 2007 Oak Park Heights, MN 55082-2007 Re: valley View Estates — 4th Addition Preliminary Development Plan Review Our File No. 55- 00.000 Dear Kris: 07 /n6 /00 14:27 :03/04 N0 :443 . "r . We have reviewed the ConcOpt Development Plans submitted by Jack Krongard and Kurth gi developer Surveying, Inc. at the June 28, 2000 dlo er review meeting and have the following Y comments/recommendations: Existing Easements /Driveway Access: 1. Existing utility easements should be shown accurately. These include a 20'-wide easement along the west side of the site (adjacent to Osgood Avenue right -of -way) and a 60'-wide i easement (or old street right -of -way unless t has been vacated) along the north side' of the site between 57 Street North and Osgood Avenue (extension of 57 #h Street North right -of- way). These easements encompass the existing sanitary sewer. 2. The three common driveways proposed for Units 1, 2 and 3 lie within the existing 60' -wide easement. The developer' agreement should include verbiage to ensure that if the sanitary sewer ever needs repair in the future, the City will not be responsible for any costs associated with restoring developer improvements within this easement, including driveway(s). Grad in and Drains c: 3. Several areas on the proposed grading plan appear to have fairly steep slopes. The yard area between Units 4 and 5 has a greater than 3:1 slope, and the yard area east of Unit. 6 has a greater than 2:1 slope. Special measures should be taken to prevent erosion in these areas. 4. An erosion control plan should be included with the submitted drawings. At a minimum, silt fencin g should be included along the northeast, east and southeast portions of the site 5. As discussed at the developer review meeting, an 8' - wide bituminous pathway along Osgood Avenue should be included as part of these improvements. In addition, the Public Works Director requests a 5' -wide pathway easement on private property adjacent to t.1ie path. 2335 West Highway 36 • St, Paul, MN 55113 • 651 -636 -4600 • Fax: 651 - 636 -1311 !(! • 8onestroa, Ro#ene, Andtrlfk and Associams, .4 an Affirmative Action /Equal Opportunity Employer And Employee Owned Principals: Otto G, 8or►cstroo, PE, • tMarvfn L. Sorvaiil, P.E. - Glenn R. Cook, RE.. Robert C, Schunrcnt. RE. • Jerry A. Bourdon, RE Senior Consultants: W, Ra$2r1:w, RE.. _loeprt Andrr'ilk, PE:. • Th h.i d C. Turrtrr, Pi k Susan M. E'berlln, CPA. Aisoclnte Principals: i- lowird A. 5tir1ford, P.E. • Keith A. Gordon, PE;. • Robert: R. Prelffr ie„ NF Richard W. Foster P.E. • David O. L4skota, PE. a Rotsiirt C. Ru$Sek, A.1.A•,• Mark A. i•inrimtit, P`.i: Michael T. Rautmti r1n, r.l+. • Ted K.Fleld, PE. • Kenneth P. Anderson, PE. • Mark 17. Rolf✓, P.E:.. . David A. f onestroo, M.B.A. • SIdney P Williamson P.P: L.I. • Agnet M. Ring, M.B.A. • Allan Rir;ic .Schmidt, PE, Offices: St. Prwl. St. C roud, Rochester and,Willmar, ESN • Milwaukee, Wi 1lil ebslte: www,00neStroo.com ' • •,.;l: r': • Very truly yours, BONESTROO, RO ENE, ANDERIAK & ASSOCIATES, INC, Dennis M. Postler, P.E. cc: Jay Johnson, Public Works Director Scott Richards. Planner (NAC) Randy Kurth, Kurth Surveying DMP, File KA55155GFNIWord \Valley View Estates - 4th Addlt1orL7.06- O0,doc 07/06/00 14:27 5 :04/04 NO :443 Utility Plan: It is understood that the sanitary sewer and water main utilities installed as part of, and serving, this development will be privately owned and maintained. 6. It appears the hydrant proposed on the north side of the site is not needed due to the proximity of other existing hydrants in the area. Verify the need for additional hydrants with the Fire Department. Miac&jkag,91.15.1. 7. Plans should be signed by a professional engineer registered in the state of Minnesota. If you have any questions regarding this review or require additional information, please contact me at (651) 604 4815. • • 1 4 411, r 37V35 ON try (L9 'GU '00) . aAV EC ui a. 0 GOODSO g N try Lu t1J •J l 0 l ri-_,. ',.. ', , r_ Y. ' : ,'!-:— ',.._ E Y ,, — *E14'1 ; ll ; ,r {r ,_ . L \. LA t sx - IT ?) i'i,..t. $ , ;- _ ..g9.......—S— WI- 6.__ 9— :: - 6_ Y._ • -, c ------ \ 'r---ii.T.-----. ---------- — -- ---• — -- ,,, iii I r � f _ t � I i :2 (,),.., \ \ i • 1., (0 0 I: -0 -- — — ---,----A , r i E7..4 .,. \ \\ \ -4 \ '..-----L, , \ \ 1 t" 4) - . 1 .-\. t . \._:. \, \ . _. _ .:\ ‘zlIl 1 !\ 01 1 . - ,1 \ 1 1. ' \ \\ \ui 21 E--4 all. if1.11;'. \ I a. 4' .-1 0 4) co 0- I:4 0 ', -‹t , t . .... 6 _._,,.i. i .. :, 7 , '.\\\ \ .',',: ' \\ 1\1\ \--.1 \ a- t. L '---4 c ,i_____ 1 0 ci \ r 0 -, i- - ,,,, _1_1 _ \ 2,-,-,) n ____.\ ._ _ — r.....J: 1 - 14 TT Oh :: . _ 1:1 \ ‘ TI k. (" 0 1, ,„ \ 11--- 1 t .. ---- ' gio ,, c '''-`? 7 .. ?,-, in \ ----1 ! ___, .o. ._\ \ A'--N ,, 0 1:4 (---4 E-1 — , \10',1Y . it \11. \ ivii.ik.-\\ \ 1 \ 04 u Ta a ,f +lti .s.. LV [l, ....) ( L a n - - cn i 4 • d H o o ) A V O O O O S O s 1 ti, . r i.--) li W 1— 1 __________L _...,. ,____, U4 lil 0 ) 3710c ON 1 4C L ••" a 1,4 I I I I I 1 's 1 1 \ 2 1 1', In 1 • o o ) • Y. tLJ 0 Cr, .` L.Y '‘ A / ,--) .. , \ \ : ' \\ 1 1 1 • - ___ ---- * 11 \ \ In .... r \ . _ — ---;-\ -1-------*1- - - 1. 1 1 \ \..______. \ c;E ,\._._'_ q '''',) _._ _- \----- , 1( !r_ \ - I • \ \ , \ ..--.\ _ 1 , 1 \ , 1 , \ 1 il. ' .--I ---- ------ \\ \ \ ', 1 <,-. P .. if— L , --,--=:" ---\ --- 1 1 \ \ " „, 1 1 3 'A v Tc? CI 0 0 9 S 1 $-.- , ' • , lu Z 1J $ ((-.) ..3 .. . %--) 0 0, )--• ..< ..< c T1 A 1 I 0 ;=1 (pc , • 4- t • ?- 1 uJ C • 1 4. n pr 11 9 4 4 ; :1 . . , p c__ • -ft- jL / - LI • , . • - -r- " T , f • , frj 1 1 .