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HomeMy WebLinkAbout1993-09-23 NAC Planning Report - Revised • • I IN Northwest Associated Consultants, Inc. A C 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 PLANNING REPORT - Revised TO: Oak Park Heights Mayor and City Council FROM: Scott Richards DATE: 23 September 1993 RE: Oak Park Heights - East Oaks PUD (Swager Bros.) FILE NO: 798.02 - 93.06 BACKGROUND East Oaks LLC has submitted a revised concept plan /development plan for the residential planned unit development (PUD) located south of 60th Street and east of Osgood Avenue North. The revised development proposal calls for a reduction of one building so that the number of units drops from 30 to 28. Attached for reference: Exhibit A - Development Stage PUD Plan for East Oaks RECOMMENDATION The proposed project has been revised with one less building on essentially the same layout. With the revised site plan, the project now meets all of the minimum requirements of the PUD section of the Zoning Ordinance. The plan does not acknowledge the issue of the industrially zoned property directly to the east of the subject site. Although a 30 foot building setback has been maintained around the perimeter of the site, the new plan does not address the concept of a shortening of the proposed cul -de -sac and the introduction of a lot arrangement where the lots back up to the site's eastern property line. The City Council and staff have expressed an interest in that lot configuration and will request that an additional site plan be presented for review at the meeting on the 27th of September. 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837 • • Based upon the submittal of the revised site plan, our office recommends the City Council reaffirm a concept approval for the site plan as reviewed here or the further revised plan to be presented on Monday night. If the plan with the shorter cul -de -sac is preferred by the City Council, it will need to comply with all concept plan requirements to be accepted. The City Council should approve the development stage only when the lot configuration has been agreed upon and all submittal requirements have been complied with. Concept plan stage may be granted with the following conditions: 1. The private street cul -de -sac radius be increased from 40 to 45 feet so as to accommodate emergency /service vehicle turning maneuvers. 2. The City will 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. 3. 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. 4. The proposed private street width shall be at least thirty -two feet with on- street parking allowed on one side. 5. The declaration of covenants, restrictions and easements be reviewed by the City Attorney. 6. The Park Commission provide recommendations in regard to cash park dedications. It is recommended that the applicants pay S -±-2-840 in park dedication fees. 3 101 7. The grading and drainage plan for the approved concept plan is subject to review and comment by the City Engineer. 8. The utility plan for the approved concept plan is subject to review and comment by the City Engineer. 9. 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. Q� 10. The landscape plan is revised and a tree preservation plan/ detailed landscape plan be prepared to identify all specific trees to be added, relocated and retained on the site. 2 . • 11. 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. 12. Existing tree plantings along the northern boundary of the subject area are retained for buffering purposes to the adjacent commercially zoned area. 13. The applicants enter into a development agreement with the City. 14. If signage is to be provided on site, a detailed site 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. 15. Due to the side yard setbacks provided for in the site plan, only one story buildings with a maximum height of 16 feet will be allowable in order to meet the Zoning Ordinance requirements for setbacks. 1,, 16. Comments from other City staff. - ISSUES ANALYSIS Proposed Densities. The applicants have now proposed 28 dwelling units in 14 buildings resulting in a density of 4.8 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 plan that has been submitted indicates a 30 foot right -of -way width and a cul -de- sac radius of 40 feet. As required by the City, a 32 foot right -of -way and 45 foot cul -de -sac will need to be indicated on the development stage plans. The roadway will be permitted as private at this time, but the City will reserve the right to dedicate the roadway as a public right -of -way as necessary. The City will require access easements on the private roadway as part of the plat and development contract. 2. Snow Removal. The applicant has submitted a letter regarding the snow removal plan for East Oaks. The City will require a more detailed plan outlining where snow will be stored on site and under what conditions snow will be removed. 3 . • Lots. 1. Lot Arrangement. The City Council indicated a concern with the adjacent industrial zoned property and the potential for future development. The staff and Council requests to review a revised lot configuration showing a shortened cul -de -sac and lots that back up to the east property line. 2. Lot Width. Under the revised plan, the widths of most of the lots has not increased, but has decreased for Lots 1 -12. These lots have been reduced from a width of 36' to 34' in order to maintain a 30 foot perimeter setback. The lots will conform to minimum PUD requirements. Setbacks. With the revised plan, all perimeter setbacks of 30 feet have been complied with. In regard to internal setbacks, the dwellings will comply with the 15 foot front yard setback (from curb line) required by Ordinance. The interior building setback requirement has also been met in that at least 16 feet separates all of the buildings. Landscaping. A final landscape plan is not required in the PUD process until the final plan stage. The applicant has been asked to provide a detailed plan as part of the development stage approval indicating the trees to be preserved on site and those that can be moved. The applicant's engineer has indicated that approximately 15% of the existing trees can be preserved. The City is especially interested to see what trees can be saved and what will be added within the perimeter of the site, especially along the east property line. Existing trees along the northern border should also be retained to buffer the residential from the potential commercial development on the adjacent property. Building Type. In reviewing the proposed building plans, it is noted that most of the window area is proposed for the rear of the unit and not the sides facing the adjacent buildings. As a result, it will be especially important to assure that the perimeter of the site is adequately landscaped to assure privacy for these units. Additionally, the building design proposal may not be the most appropriate if the lots are configured so that the units back up to the east property line. 4 • • • CONCLUSION Based on the preceding review, our office recommends that a revised site plan be submitted including a lot arrangement where the lots back up to the east property line. The Council can then determine a preferred site plan and reaffirm concept plan approval. Development stage approval should be granted only when all required information has been presented for City Council review. pc: LaVonne Wilson Joe Anderlik Mark Vierling Norris and Norvin Swager Jim DeBenedet 5 . 0 • DEVELOPMENT STAGE P.i _ _8'6 -_ 872 ,0 of -- - - - -- -- ---- _- - --- 860 EAST OAKS ADDITF— -_� =-= - _ r — -- -555 - - - - 2EET N RTH J ! __•••• 856 LOCA IN _ J __--- � ` P.P. THE NE 1/4 OF THE NE -.7:_-- _ ► ° SECTION 4, T29N, R20'- - - - ' N • CITY OF OAK PARK HEIGHTS,. - - - -' f _ \� e5a j _ �� OWNER: EAST OAKS, LLC . ∎ ,' /� . I C�/�� ✓LAGER BROS., - . / 1 .324 S. MAIN ST., Si iO4E B- ,' / ,\ ...,.. �' STILLWATER, MN 55C- i �/ / / / \� '` . - , _ • OR: BARRETT M. STACK --=---c-_---- ����v /y ���� \\850 9090 FAIRY FALLS I —_ / ► / / ..� I I STILLWATER, MN 55(--7 ` —_�- i --- 1--.../ - • ap _ y ` / / / �j h -1.L _ 830 (ENGINEER: -1_ 1 I i - a1e.2a - STEVENS ENGINEERS' 1301 COULEE ROAD - - -- _ T �` - "P'444 e3oM HUDSON, WI 54016 — ` - -f\ ■ 1 \ \\ \ .-- 832 \ :34 (ATTORNEY: BARRY McKEE ZAD�O MENS N \ 324 SOUTH MAIN 2WI TED 2/' / \ • STILLWATER, MN 5 I 4' ,34' 1 4' 6' 3x' 1 56' N O 844 o • I I ` 1 1 \ I II J 1 5135 17,65 30' n f�IOTES: 1 I •.F. \ S.F • 0 1. PROPOSED LAND USE IS TWO 1 760 76 14,761 \760 I \ o l '' I I f S.F. S.F. S.F 6 b ZONED 1 6 ALL SANITARY SEWERS TO BE \ S.F - 11 1 12 N I 21 BE 6'. I 7 8 - 9 1 10 I n 3 EXISTING CONTOURS TAKEN FR I / I In 1 SURVEY BY BARRETT M. STACK, 1 / M - { O 1 ALL EASEMENTS DEDICATED Fl 1 � & li .' Ti n '. 2 4 '!! e p 4 U CITIES. i�l� e 1 P.U.D. DATA f i� - TOTAL P.U.D. AREA AREA OF PRIVATE STF TOTAL NUMBER OF L• I I - — too 18 i17 . 16 15 _J ,o 846 AV RAGE RESIDENTIAL 14; I 040 5,041 •,040 5,04 I + f .249 9,7R: L I CO MON OPEN SPAC ' sfrt - S. .F -1-S.F s.F. I, 3 5 F. I I - -- - -8 To ._1.1_._._._._.: 6' 3 �36 36' - � D LEGEND EXHIBIT A PROPOSED WATER MAIN PROPOSED SANITARY SEWER . PROPOSED HYDRANT PROPOSED GATE VALVE EXISTING SANITARY SEWER DEVELOPMENT STAGE P.U.D. PLAN FOR EAST OAKS EXISTING WATER MAIN EXISTING STORM SEWER DATE REVISION PROJECT N0. SHEET N0. EXISTING CONTOUR SCALE 1 " =50' 9/9/93 LOTS 13 -30 DATE 8/20/93 1093 -01 1 OF 4 0 9/21/93 GENERAL STEVENS ENGINEERS. Inc. 0 W PROJECT ENGINEER DRAWN BY RCS JAMES P. DEBENEDET CHECKED BY MEMO From -4Ib Scott Richards Date: 23 September 199:1 To: LaVonne Wilson Re: Oak Park Heights - East Oaks PUD (Swager Bros.) (798.02 - 93.05) We are sending the attached report to you and those pc'd on page 5. I assume you will distribute copies to the City Council.