HomeMy WebLinkAbout1993-10-21 NAC Planning Report - Revised • •
I IN A Northwest Associated Consultants, Inc.
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U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H
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PLANNING REPORT Revised t. Lo C i py
TO: Oak Park Heights Mayor and City Council
FROM: Scott Richards
DATE: 21 October 1993
RE: Oak Park Heights - East Oaks PUD (Swager Bros.)
FILE NO: 798.02 - 93.06
EXECUTIVE SUMMARY
Background
East Oaks LLC has submitted a revised development plan for the
residential planned unit development (PUD) located south of 60th
Street and east of Osgood Avenue North. The revised development
proposal provides for a shortening of the proposed cul -de -sac and
a lot arrangement where the lots back up to the site's eastern
property line. The proposal also results in a reduction of one
additional building so that the number of structures drops to 13
from 15 and dwelling units to 26 from 30.
Attached for reference:
Exhibit A - Development Stage PUD Plan for East Oaks
Exhibit B - Grading, Drainage and Erosion Control
Exhibit C - Preliminary Plat for East Oaks
Recommendation
The revised site plan reflects the changes desired by the City
Council in their review at the 27 September 1993 meeting. Based
upon this submittal, our office recommends the City Council approve
the development stage with the following conditions:
1. The City reserve the right in the development agreement to
retain access agreements for the private roadway and the right
to dedicate all or a portion thereof as public right -of -way as
the need necessitates.
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837
• •
2. The applicant submit a revised snow removal plan detailing
where snow will be stored and under what conditions it will be
removed from the site applicable to the period of time the
developer is responsible for street maintenance. The East
Oaks Homeowners Association shall outline in their Declaration
of Covenants a similar snow plan.
3. The Declaration of Covenants, Restrictions and Easements be
reviewed by the City Attorney.
4. The cash park dedication fee, based on 13, two unit buildings,
shall be $10,400, payable at the time of finalization of the
development agreement.
5. The grading and drainage plan for the project is subject to
review and approval by the City Engineer.
6. The utility plan for the project is subject to review and
approval by the City Engineer.
7. Per the recommendations of the City Engineer, "engineered
control fills" take place to ensure that proper soil
compaction is provided to support roadway and dwelling unit
construction.
8. The site plan is revised with a redesigned driveway
configuration for Lots 21 and 22, subject to approval by the
City Planner and City Engineer.
9. The landscape plan is revised and a tree preservation plan/
detailed landscape plan be prepared to identify all
significant trees to be added, relocated, and retained on the
site. Said landscape plan shall be submitted and approved
prior to finalization of the development agreement and filing
the final plat.
10. The landscape plan shall indicate an area of complete
screening along the entire east property line by utilizing a
combination of trees and /or berming.
11. Existing trees along the northern boundary of the PUD are to
be retained to the extent possible for buffering purposes to
the adjacent commercially zoned area.
12. The applicants enter into a development agreement with the
City.
13. A final plat be submitted subject to the approval of the City
Attorney, City Engineer, and City Planner.
2
• •
14. The City Council shall determine if two story buildings shall
be allowed throughout the development or limited to lots that
will comply with the height requirements of the PUD.
15. If signage is to be provided on site, a detailed sign plan is
submitted which indicates the location, type and size of all
proposed signage. All signs must comply with applicable
provisions of the City's Sign Ordinance.
16. An access permit from MnDOT for the proposed connection to
60th Street North.
17. Comments and recommendations from staff of the Middle St.
Croix Watershed Organization.
18. Comments from other City staff.
ISSUES ANALYSIS
Proposed Density. The applicants have now proposed 26 dwelling
units in 13 buildings resulting in a density of 4.48 dwelling units
per acre. The proposed density is consistent with the property's
R -B, Residential- Business zoning designation.
Street System.
1. Private Right -of -Way. The revised site plan indicates a 32
foot right -of -way and 47.5 foot cul -de -sac radius, consistent
with City standards. The City will reserve the right to
dedicate the private roadway as a public right -of -way if
deemed necessary.
2. Snow Removal. The City will require a detailed plan for snow
removal during the time that the developer is responsible for
street maintenance. A snow plan will be required of the East
Oaks Homeowners Association as a part of the Declaration of
Covenants.
Lots. The revised site plan indicates a lot width that is
consistent with minimum PUD requirements. The lot arrangement
reflects the concept favored by the City Council with the shorter
cul -de -sac and lots that back up to the east property line.
Setbacks. With the revised plan, all parameter setbacks of 30 feet
have been complied with except the area adjacent to Lot 26, where
the setback is 20 feet. This situation is not considered an issue
in that the adjacent property to the north is already developed
with apartment buildings and the significant grades would prohibit
additional development in this immediate area.
3
• •
The internal setbacks will allow at least 20 feet between all of
the buildings in conformance with PUD setback requirements, if the
buildings remain one story. The developer has requested the option
of allowing one or two story dwellings on any of the lots within
the development. As you are aware, the Ordinance requires a
setback between buildings equal to one -half the sum of the building
heights of two adjacent buildings. Depending upon the height of
the two story unit, only Lots 9, 10, 11 or 12, because of their
greater width, would allow two story structures. The City Council
must make a determination whether to hold to PUD requirements for
this project or allow two story structures throughout the
development.
Grading and Drainage. The revised grading and drainage plan
specifies a storm water pond on the adjacent commercially zoned
property to the north of the development. The developer's engineer
will meet with Tim Fredbo of the Middle St. Croix Watershed
Organization before the 25 October City Council meeting. The
project, if it meets all the requirements of the Watershed
Organization, will only need staff approval.
Utilities. The utility plan, as submitted, will be subject to the
review and comment by the City Engineer.
Site Plan. Overall, the revised site plan was found to meet most
of the basic design requirements for residential PUD. The
driveways for Lots 21 and 22 provide for difficult vehicle
maneuvering, especially for backing out. In a discussion with the
City Engineer and the engineer for the developer, a revised
driveway configuration will be presented for City Council review on
25 October.
MnDOT. The engineer for the developer has been in contact with
MnDOT representatives related to the access to 60th Street North.
A permit will be required from MnDOT as a condition of approval for
this project.
Landscaping. The applicant has not provided a detailed plan
indicating the trees to be preserved on site and those to be
removed. The City is interested in seeing what trees will be saved
and what will be added long the perimeter of the site. A complete
landscaping plan will be required for review and comment before
finalization of the development agreement and the final plat.
Final Plat. A final plat will be required for review by the City
Attorney, City Engineer and City Planner.
4
•
CONCLUSION
Based upon the preceding review, our office recommends Development
Stage PUD approval for the East Oaks Development with the
conditions listed in the Recommendation Section. All of the
conditions will need to be complied with before the City will
finalize the development agreement and final plat.
pc: LaVonne Wilson
Joe Anderlik
Mark Vierling
Norris and Norvin Swager
Jim DeBenedet
5
• • • • -.
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PROPOSED HYDRANT Y
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" EXISTING SANITARY SEWER ► DEVELOPMENT STAGE P.U.D. PLAN FOR EAST OAKS "
i", EXISTING WATER MAIN - - W- - W — I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT k
EXISTING STORM SEWER — - •- — . a PROJECT NO. SHEET NO. = s
EXISTING CONTOUR - - - 894 - - - -- W AS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND 50' 1 SCAL[ 1
THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER 9/9/ 93 LOTS REVISION 13 - 30 D ATE 4.20 1093 -01 1 OF 4 •.',�.,
Q TH LAWS O F THE STATE OF MINNESOTA. 9/21/93 GENERAL
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: fie REG. Na �a 9 P DATE. / ENGINEERS. Ino. „ ' F/
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PRCJ�C[ EHCIHEER DRANN 8Y RCS - '
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S.T.H. 36
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EAST OAKS ADDITION = -- -- r w w _ W - y,a_.. - w _ - - w- °-� - w_ 2- _ . - - - - - - - 658
- - - - - - - - - - - M - - - ' ' r r ` 60TH STREET NORTH J 656 •
LOCATED IN IE- 870.22 j J '
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SECTION 4, T29N, R20W
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9 0 —_ • \ MIN. AGGREGATE 6 • 0� m _ _ , - _ - 8550 �J r I
BASE UNDER CURB I / I , _ �1 � . - -- -.
8 -618 k GUTTER — — — ���
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PAVEMENT DESIGN APT.
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PREPARATION
ALL SUBGRADE AND AGGREGATE BASE COURSE
SHALL BE COMPACTED TO 100% OF STANDARD
PROCTOR DENSITY
DEVELOPMENT STAGE P.U.D. PLAN FOR EAST OAKS
TYPICAL STREET SECTION I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT GRADING DRAINAGE AND EROSION - CONTROL
WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND DATE REVISION SCALE 1" =50' PROJECT N0. SHEET NO
THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER 9/21/93 STORM SEWER & DATE 8/20/93 1093 -01 2 OF 4
THE LAWS OF THE STATE OF MINNESOTA. GRADING
d 9/29/93 GENERAL STEVENS
g _REG. NO. __DATE._____ ENGINEERS, Inc.
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PROJECT ENGINEER DRAWN BY RCS
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JAMES P. DEBENEDET CHECKED BY JPD
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SEC 4 ' •',j
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p- N. LINE - R2OW
PRELIMINARY PLAT
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NE 1/4 NE 1/4 O f KNOSIEY ` aciuc =_= a74
— EAST OAKS ADDITION k \ 9 " WATER MAIN _- - - - -- - _ - __
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LOCATED IN IE — � 1J y p J P.P. •
THE NE 1/4 OF THE NE 1 / 4 ST. _ -, •;_ a. 400 i 32 = _- ,o - - -111, o
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SECTION 4, T29N, R2OW _ _ _ _ _ _ _ _ _ _ _ _ - a 7``s S.F. @
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Nit LE.= 856.00 . - 3' � - -- aOP
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\--:k � I mm. i /60TH ST. No' _ / i \ _
OWNER: EAST OAKS, LLC LEGEND ) 1 I � I r �' / - - _ / �' � ��
I C/ - SVGAGER BROS., INC II I I Spj - ' z^ SAW ��
4 S. MAIN ST., SUITE 220 `1 i/-_______-'4- 3 5 µF ZOI H -2 �/
EXISTING SANITARY SEWER ► ` . i.E. =8.9.00 / 7 - - -6', rORM� _ 1 ////7 � \ ‘_______,852 ‘_______,852 as2
' STILLWATER, MN 55082 EXISTING WATER MAIN W - ' ' / _ Se `` �/ \� .
EXISTING STORM SEWER _ - -- / J 1 • -- ,L i - - -- / ---,----,/_,,,/
, i / ,1 _ `
VEYOR: BARRETT M. STACK EXISTING CONTOUR -894 - / J �� �\ ��
9090 FAIRY FALLS ROAD NORTH ___ .�
1 STILLWATER, MN 55082
/ m t � 1 C' �-�_ f ,/ j - � / / � "p -- \ -40
) ZONED R -8
( I PHAL ` I''1 / '
I I 612 439 - 5630 . \PAVI NG I I C % ; ! c 1 ri - -�L� _ 830
(ENGINEER: STEVENS ENGINEERS �w \ j 1 �
.=818.20 : .
1301 COULEE ROAD '� • / ° C \ / "
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C QT - _ _ — . '► �\ -- — 830 E. LINE -f
HUDSON, 5 19 / `� \ \ A \ �. 832 NE 1 4
I (NOTES:
(715)386 - 5819 L4% / • 1 x\04 11 5\ , \\ � \ ` /
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O 1 1. PROPOSED RESIDENTIAL AREA ZONED R -B. --- i \\ J 2 / � I � I ' \ , ` pg7p( \ \ \ r � E / EM T \ \ 8 g 8
Z 2. FOR ADDITIONAL INFORMATION, REFER TO SHEET 1 OF 4. / \ \� 1 1 9 Q / I uN0 y � C J / \\ \
I 40
1 1
I I3. SOIL TYPES SCALED FROM WASHINGTON COUNTY / \ \�`�\ ! I — — _ S W: I J'1 / W 37.04' _ �\ \\ 842 -
Q SOIL SURVEY MAPS . \ \ N. I 36 36 36 36 3: 3 .." 100 / 844
14. 1 ' J. ' '� ' ' 6�
8 RAINAGE AN ULITY E I o
AS D DIRECTED BY D ENTIGINEERASEMENTS TO BE DEDICATED . 0 5 100 ( �\ \ \ 850 1 \ � / I II I I I � I 0 \I I \ \ -Ti-
C9 \\•\ C \- .. I I Y 1 I I `O
N .45 AC. \ 1 4,
� ` J I 11,340 \ / Lo
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I • O { PLAT AREA 9 \ \ ��, 1■� \ � � 90,0 5,040 5,040 ,5,o40 5,049. S.F. • 5,0 '� 5 3 7,774\ � \
, • ►��•le <∎ ,, I S.F.o S.F. �,. S 1 _ PI , ' I S.F. \ v . S.F. >- o ZONED I
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PROPERTY DESCRIPTION: "LINE A" \� N \\ \, ' 400 �� �,,\ - - - /7 OUTLO 6 - 3 I 8 •
ALL THAT PART OF THE NORTH 40 RODS OF THE NORTHEAST QUARTER OF ZONED 8 -
THE NORTHEAST QUARTER OF SECTION 4, TOWNSHIP 29 NORTH, RANGE 20 WEST, OPE \\ \ \ \\ �� ° ���� I 1 '''''S: \ h \ \ \
WASHINGTON ,COUNTY, MINNESOTA, DESCRIBED AS FOLLOWS: 1� - 8
N SPACE \ - \��`' V.
N \ \ \ If • I 3 36 36 36' 36' \ 31' L \ S \8,8118
43, 97 S.F \ \ \ I. �/ � \• , �� '�3q _�2� � \\ -. B3a
COMMENCING AT THE NORTHWEST CORNER OF SAID NORTHEAST QUARTER OF w f \ \ , \ \ I I \\� �' _ BA
THE NORTHEAST QUARTER, THENCE NORTH 89 DEGREES 13 MINUTES 19 SECONDS OU OT 0 I - \ \, \ \ I \y_
EAST, ASSUMED BEARING, ALONG THE NORTHERLY LINE THEREOF, 822.43 FEET a I \ \\ w I 12 5 0
TO THE POINT OF BEGINNING OF THE PARCEL BEING DESCRIBED; THENCE SOUTH in I
k a
02 DEGREES 12 MINUTES 15 SECONDS EAST 384.90 FEET THENCE SOUTH 89 ' / / 9.6` • \ S.' \ , 1 � ■ o i o 16 115 C - s O - 12 0 % 8
DEGREES 13 MINUTES 19 SECONDS WEST 337.95 FEET;
N ' 4% 9∎ . `1� 17 14 13 F. / ( i
HENCE SOUTH 38 DEGREES a / N --- / ./ - - I 4 I 8 59
, 1
31 MINUTES 41 SECONDS EAST 63.69 FEET; THENCE SOUTH 02 DEGREES 25 e J - ,- , 2 '\ • - 040 5,04 I 15,040 5,040 5,028 •� S.F
MINUTES 41 SECONDS EAST ALONG A LINE HEREINAFTER REFERRED TO AS "LINE e . I
C / 16 •51 - S.!~�1'S,F. �S.F -j - I -- )
A ", 224.95 FEET, MORE OR LESS, TO THE SOUTHERLY LINE OF SAID NORTH 40 , z / ,y .F. \ m o -"�, - _ _
• RODS; THENCE NORTH 89 DEGREES 13 MINUTES 19 SECONDS EAST ALONG SAID _ /- / / / N 00 r r it r• g 6" B4 ` r B 4 � \ ;50
4 0 jr r m m m m O _ _ - 1 -- /
SOUTHERLY LINE 798.18 FEET, MORE OR LESS, TO THE SOUTHEAST CORNER OF ROADWAY & UTILITY e9 ee
• EASEMENT 21 _• 36' 3S 110' 6
SAID NORTH A RODS; THENCE NORTH 02 DEGREES 30 MINUTES 20 SECONDS WEST rq I. 1•� � -
o'
ALONG THE EASTERLY LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST _ . - - - - - - S 89'13'19 W 798. y r
QUARTER 660.30 FEET, MORE OR LESS, TO THE NORTHEAST CORNER THEREOF; \ e SE COR.
' THENCE SOUTH 89 DEGREES 13 MINUTES 19 SECONDS WEST ALONG SAID NORTHERLY NO I APT. NO. 40
LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER 495.37 FEET, 40 RODS I BLDG RODS
MORE OR LESS, TO THE POINT OF BEGINNING. SANTIAGO \ YAHTOMEDI
7. SUBJECT TO THE RIGHT -OF -WAY OF 60TH STREET NORTH.
SUBJECT TO AND TOGETHER WITH ANY OTHER VALID EASEMENTS, ZONED R - EXHIBIT C
, OR RESTRICTIONS. W. ORLEAN
W e 1111111 ng XI , UNDER AND TOGETHER WITH AN EASEMENTS FOR ROADWAY AND UTILITY PURPOSES OVER, N ACROSS SOUTHERLY E SAID ��
NORTH 40 RODS OF THE NORTHEAST QUARTER OFTHENORTHEASTQUARTERWHICH E
NO SCALE , ,, min )
LIES WESTERLY OF THE BEFORE DESCRIBED "LINE A ". I
S.T.H. 38 _ I HEREBY CERTIFY THAT THIS SURVEY, PLAN, OR REPORT WAS
,p
60 S 7 ET NORTH PREPARED AM A DULY BY ME OR REGISTERED UNDER M LAND Y DIRECT SURVEYOR SUPERVISION UNDER THE AND LAWS TH AT PRELIMINARY PLAT FOR EAST OAKS
� . NE 1/4 S "ti I - _
L ilk THE STATE OF MINNESOTA. - -_ _ -____
S DATE REVISION SCALE 1 " =50' PROJECT NO. SHEET N0.
V 41. PLAT LOCATION • 9/8/93 LOTS 13 -30 DATE 8/20/93 1093 - 01 3 OF 4
DATE REG. NO. 9/29/93 GENERAL LAND SURVEYOR
o VICINITY MAP BARRETi M. STACK
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DRAWN BY RCS
CHECKED BY