HomeMy WebLinkAbout2008-08-07 NAC Planning ReportAttached for reference:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231,2561 planners@nacplanning.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 7, 2008
RE: Oak Park Heights — Oakgreen Village — Carriage House
Cooperative Concept Plan
FILE NO: 798.02 — 08.09
BACKGROUND
Exhibit 1: Title Sheet
Exhibit 2: Existing Conditions
Exhibit 3: Master Plan and Traffic Analysis
Exhibit 4: Grading Plan
Exhibit 5: Utility Plan
Exhibit 6: Elevations
Exhibit 7: Parking Level Plan
ENCLOSURE 4
Tim Nolde, representing Anchobaypro, Inc., has made application for a PUD concept
plan approval for that area west of Oakgreen Avenue and north of 58 Street. The area
under this application is to the east of the Phase 1 of the Oakgreen Village development
and is approximately 4.8 acres. The project includes two senior cooperative rental
buildings that would be constructed in two phases. The first building would be located
at the intersection of 58 Street North and Oakgreen Avenue. The applicant has
assembled all of the properties along Oakgreen Avenue either through purchase
agreement or ownership. Those areas with purchase agreements have consented to
the application for the Carriage House project.
This area was given concept plan approval as part of the Oakgreen Village project in
2006. A portion of this property was also approved for general plan approval on May
27, 2008 to allow townhome units on 58 Street east of the pond.
The applicant has requested concept plan review for both phases of the Carriage House
Cooperative at this time.
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
ISSUES ANALYSIS
Adjacent Uses.
North of Site:
South of Site:
West of Site:
First Floor Plan
Second Floor Plan
Unit Plans (2 sheets)
Carriage House Cooperative of the St. Croix Valley Preliminary Plat
Project Narrative — Tim Nolde
Area Summary
Oakgreen Village Concept and General Plan 2006
Area Summary
Uses adjacent to the subject site are listed below:
Present Zoning --- B -4, Limited Business District
Present Use -- Highway 36 orientated commercial development,
Goodwill and the Xcel Energy power line easement
Present Zoning — 0, Open Space
Present Use — City park land, undeveloped areas, and a
single family residence
Present Zoning — B -4, Limited Business District and
B -2, General Business
Present Use — Oakgreen Village area and Lowe's /CSM
Commercial development
East of Site: Present Zoning -- PUD, Residential Planned Unit Development
Present Use — Townhome residences and Oakgreen Avenue
Proposed Project. The project narrative for the site describes the project as follows:
"During the marketing of our current project we have determined a significant
demand exists for various types of senior housing. As many of you are aware, the
senior population in the Twin Cities is due to increase substantially during the next 10
years. In recognition of Boutwell's success, we feel there is a major need for similar
types of products at a different price category.
We control all of the properties along Oakgreen Avenue. We have purchase
agreements on four of the homes and have closed on one so far. We currently plan to
construct two 48 unit Senior Cooperative /rental buildings. The first phase is a two
story 48 unit "Brownstone" Cooperative structure.
All buildings will have major amenities that make senior living more comfortable;
such as heated underground parking, library, computer room, wood- working shop,
exercise room, party room with kitchen facilities, outdoor patio with abundant green
areas for gardens and flowers. There will also be an activities director on site.
2
We want the design and exterior of our buildings to be appealing not only to our
future residents, but for the entire St. Croix Valley community. We feel the
intersection of 58 Street and Oakgreen Avenue is the "Gateway" to the Oak Park
Heights community. We plan on using large amounts of brickwork on the buildings.
In order to make the project a success for the owners and the city, we need to keep the
price of the units below the average selling price of homes in the area. Seniors want
to down -size, not take on more debt. This is especially important in today's difficult
real estate environment. For that reason and others, we plan on asking the city to
create a Tax Increment Financing District.
The second phase of our project is another 48-50 unit senior building which will be a
combination of two and three stories. This building will have the same basic
amenities and design as the first phase."
Comprehensive Plan. A Comprehensive Plan amendment was approved in July
2005, removing the Central Business District (CBD) designation and replacing it with a
commercial land use designation. The current draft Proposed Land Use Map of the
2008 Comprehensive Plan designates this area for medium density residential. The
Land Use Map would be changed in the Comprehensive Plan to indicate this area as
high density residential.
Zoning. This property has been designated as B -4, Limited Business which
accommodates residential development as a conditional use. As such, the underlying
base zoning district will be B -4, Limited Business with a PUD overlay. The B--4, Limited
Business District lists two family, townhomes and multiple family dwellings as a
conditional use.
Subdivision. A preliminary plat was submitted with this application and the Planning
Commission and City Council will review as part of the general plan of development
review.
Park Dedication. Park dedication has been satisfied for this area. The applicant paid
the maximum percentage (14 %) of equivalent cash value as part of the original
approvals in 2006.
Project Density. Section 401.15.0.3 of the zoning Ordinance establishes the density
thresholds for residential properties. Two family dwellings require 6,000 square feet of
lot area per dwelling unit. Townhomes require 4,000 square feet of lot area per dwelling
unit. Multiple family units with one or two bedrooms require 2,500 square feet per
dwelling unit.
The total development area for Phase 1 to include Oakgreen Village and the Oakgreen
Ponds as well as Phase 2 to include the Carriage House Cooperative is 781,699 square
feet. The resulting density calculations are as follows:
3
Twinhomes: 4 X 6,000 square feet = 24,000 square feet
Townhomes: 53 X 4,000 square feet = 212,000 square feet
Multiple Family: 98 X 2,500 square feet = 245,000 square feet
481,000 square feet
The development requires at least 481,000 square feet of land area. The project is well
within density requirements of the Zoning Ordinance.
Proposed Street /Access. Access for the Carriage House project would be from Lower
59 Street and Upper 58 Street, the two private streets that are accessed off of Nova
Scotia Avenue North. The streets would end in a parking lot with the roadway improved
with curb and g utter. There would be no direct access allowed from 58 Street or from
Oakgreen Avenue.
The plans also include a 50 foot right-of-way dedication for Oakgreen Avenue, as
required by the City Engineer. This development, with added traffic, again raises the
issue of impending improvements to Oakgreen Avenue and the need to make this an
urban section of roadway. The City Council should consider the timing for Oakgreen
Avenue improvements with construction of this development.
Setbacks. Within a PUD, the base district setback requirements (R -3) are applied only
to the perimeter of the project. The R-3 District specifies setback requirements as
follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is on a
corner, not Tess than 30 feet from a lot line is required for side yards. The PUD section
of the Zoning Ordinance specifies that buildings should be located at least 20 feet from
the back of a curb line from roadways as part of the internal street pattern. Additionally,
the ordinance specifies that no building within the project shall be nearer to another
building by one -half the sum of the building heights of the two buildings.
The p erimeter setback requirements would apply to the building setbacks for 58 Street
and Oakgreen Avenue. For both buildings, the setback would need to be 30 feet from
the right-of-way. The first phase building is set back 27 feet, six inches from 58 Street
and 15 feet from Oakgreen Avenue. In that the buildings are designed with two stories
and gabled roofs, the heights may seem imposing if the setbacks are not complied with.
The Planning Commission and City Council should discuss the proposed setbacks as
part of the concept plan. The City could consider a lesser perimeter setbacks as part of
the PUD.
All of the parking lot and driveway setbacks are within the requirements of the Zoning
Ordinance and PUD.
Traffic. The applicant has provided projected vehicle count information for the
proposed development in the Master Plan and Traffic Analysis Sheet (Exhibit 3). The
traffic numbers will be subject to review and approval of the City Engineer.
Tree Preservation /Landscaping. The applicant has provided preliminary information
on existing tree coverage. The existing conditions map (Exhibit 2) indicates the tree
4
masses that would be removed to accommodate the development. The City Arborist
will review the detailed tree preservation plans and landscape plans as part of general
plan of development review. As part of the general plan stage, the applicant will be
required to tabulate an inventory of existing trees, calculate a tree replacement list, and
provide a detailed landscape plan.
Grading and Drainage. A concept grading and drainage plan has been submitted.
The grading and drainage plans shall be subject to City Engineer review and approval
at the general plan of development stage.
Utilities. A concept utility plan has been submitted. The utility plans shall be subject to
City Engineer review and approval at the general plan of development stage.
Parking. The Zoning Ordinance requires the following for elderly housing:
“
Elderly (Senior Citizen) Housing. Reservation of area equal to one (1)
parking space per unit. Initial development is, however, required for only
one -half (112) space per unit and said number of spaces can continue until
such time as the City considers a need for additional parking spaces has
been demonstrated."
The Carriage House Cooperative is planned with a total of 98 units in two phases. The
lower level parking would accommodate 91 parking stalls. None of the lower level stalls
are designed for disability parking. At least four of the lower level stalls should be
disability accessible with at least two of them van accessible.
At the surface level, 32 parking stalls are proposed with an additional 24 proof of
parking stalls. Two of the stalls are designated as van accessible disability stalls. The
13 stalls around the entrance circle should be eliminated in that they will restrict access
by emergency vehicles. An alternative parking design should be submitted that
eliminates these stalls but provides disability and standard parking stalls at the building
entrance.
Architectural Appearance. The application materials include building elevations of
the first building to be constructed. The buildings feature brick exteriors and lap siding
with porches and other architectural detailing. The Planning Commission and City
Council should comment in general on the conceptual plans. A complete review of the
design would be done as part of the general plan of development review. Of note, the
Planning Commission and City Council may want to comment on the long horizontal
roof expanses and ways to break up the appearance of the roof.
Trails /Sidewalk. The p lans indicate a trail to be constructed on the north side of 58
Street from Nova Scotia to Oakgreen Avenue. Additionally, a trail would extend along
Oakgreen Avenue from 58 Street to the existing trail in the Xcel power line easement.
A significant number of private sidewalk connections have also been shown from the
Phase 1 building to the trail system. The Planning Commission and the Park
5
Commission should comment on the proposed private and public trail systems
proposed within this development.
B-4, Limited Business Standards. Section 401.301.E9 of the Zoning Ordinance
provides the CUP standards for allowing residential use in the B -4 District. The
standards are as follows:
Two family, townhomes and multiple family dwellings provided that:
a. At least two parking spaces per unit must be provided for on site, or proof is
shown of arrangements for private parking nearby.
The development will comply with the specific Zoning Ordinance requirements for
senior housing.
b. No physical improvements, either interior or exterior, may preclude future re -use
for commercial purposes.
The development could be converted to future office use, but highly unlikely.
c. Unit floor areas must comply with Section 401.15.C.6.
All of the units are at least 600 square feet for one bedroom and 720 square feet
for two bedrooms as required by the Zoning Ordinance.
d. Compliance with conditional use requirements of Section 401.03.A.8.
The requirements will be complied with.
e. The development does not conflict with existing or potential future commercial
uses and activities.
There would be no conflict.
f. The density, setbacks, and building height standards imposed as part of the R -3
Zoning District are complied with.
The building setbacks will need to be adjusted to comply or the City Council
would need to allow by variance through the PUD.
g
Adequate open space and recreational space is provided on site for the benefit of
the occupants.
Adequate open space is provided.
h. The development does not conflict or result in incompatible land use
arrangements as related to abutting residential uses or commercial uses.
6
No incompatible land use arrangements are created.
i. Residential use can be governed by all applicable standards of the Zoning
Ordinance, Building Code, Housing Code and Fire Codes.
All standards will be complied with.
1. Residential and non - residential uses shall not be contained on the same floor.
Not applicable.
k. Residential uses shall be provided with a separate entrance, and separately
identified parking stalls.
Not applicable.
1. The architectural appearance, design and building materials of residential
structures shall be consistent with the Design Guidelines and subject to approval
of the City Council.
The Planning Commission and City Council should comment on the architectural
appearance.
RECOMMENDATION 1 CONCLUSION
As part of its review, the Planning Commission should first look at the Comprehensive
Plan and determine from the goals and plans what is the most appropriate development
for this property. Previous plans have indicated a medium density residential
component for this area, but commercial developments may also be appropriate.
If residential use is preferred for this property, it should be noted that this is the last
large parcel in the City that will accommodate that type of development. The City
should and can be selective in the type of development that it would allow there.
If the Planning Commission is favorable to the concept plan, it could be recommended
to the City Council with the following conditions:
1. R-3 District standards for density, setbacks, and building height are complied
with for this project.
2. The plat shall dedicate right-of-way for Oakgreen Avenue and shall be approved
by the City Engineer and City Attorney.
3. The Planning Commission and City Council should discuss the need for and the
timing of improvements to Oakgreen Avenue as part of the discussions of the
concept plan.
7
4. The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
5. The Planning Commission and Park Commission should comment on the
proposed private and public trail system.
6. All perimeter units must maintain a 30 foot setback to the lot lines.
7. Detailed tree inventory, tree preservation, and landscape plans shall be provided
for general plan of development.
8. Detailed grading, drainage and utility plans shall be provided for general plan of
development review.
9. Detailed architectural plans for the proposed buildings in the project shall be
required for general plan of development review.
10. The Planning Commission and City Council should comment on the architectural
appearance of the proposed structures.
11. The city Engineer shall comment on the vehicle count and traffic information.
12. An alternative parking design be provided for the front entrance of the Phase 1
Carriage House building.
8
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THE ARCHITECTURAL NETWORK, INC.
333 N MAIN STREET
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GTiLLWATER. MN 55082
PHONE 651 -070-0806
FAX 651430 -2414
CARRIAGE HOUSE
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TO: Oak Park Heights City Council, Oak Park Heights Planning Commission,
Oak Park Heights Staff Members
FROM: Anchobaypro Inc.-Tim Nolde
RE: Carriage Horne Cooperative
During the marketing of our current project we have determined a significant demand
exists for various types of senior housing. As many of you are aware, the senior
population in the Twin Cities is due to increase substantially during the next 10 years. In
recognition of Boutwell's success, we feel there is a major need for similar types of
products at a different price category.
We control all of the properties along Oakgreen Avenue. We have purchase agreements
on four of the homes and have closed on one so far. We currently plan to construct two
48 unit Senior Cooperative/rental buildings. The first phase is a two story 48 unit
"Brownstone" Cooperative structure.
All buildings will have major amenities that make senior living more comfortable; such
as heated underground parking, library, computer room, wood-working shop, exercise
room, party room with kitchen facilities, outdoor patio with abundant green areas for
gardens and flowers. There will also be an activities director on site.
We want the design and exterior of our buildings to be appealing not only to our future
residents, but for the entire St. Croix Valley community. We feel the intersection of 5 8tF
Street and Oakgreen Avenue is the "Gateway" to the Oak Park Heights community. We
plan on using large amounts of brickwork on the buildings.
In order to make the project a success for the owners and the city, we need to keep the
price of the units below the average selling price of homes in the area. Seniors want to
down-size, not take on more debt. This is especially important in today's difficult real
estate environment. For that reason and others, we plan on asking the city to create a Tax
Increment Financing District.
The second phase of our project is another 48-50 unit senior building which will be a
combination of two and three stories. This building will have the same basic amenities
and design as the first phase.
We are excited about this "new" concept to the Oak Green Village development and look
forward to working with the city.
EXHIBIT 1 2
Fo lz Freeman, Erickson, Inc.
LAND PLANNING • SURVEYING • ENCHNEERING
Approximate area devoted to and number of
off-street parking and loading spaces and
related access
Approximate area, and floor area, devoted
to commercial uses.
Approximate floor area devoted to
industrial or office use (reception area)
Bruce A. Fob, LS
1939 2W1
CARRIAGE HOUSE COOPERATIVE
OAK PARK HEIGHTS, MN
AREA SUMMARY
July 29, 2008
Land area devoted to residential uses (all parcels)
Land area devoted to right-of-way for Oakgreen
Land area devoted to common open space (everything
Except buildings)
Approximate area devoted to streets (paved area minus
Parking stalls and loading)
EXHIBIT 1 3
781,699 s.f. 100%
18,497 s.f. 2%
Land area devoted to residential use by building type
Townhomes 551,598 s.f. 70%
Senior Housing 211,604 s.f. 28%
617,411 s.f. 79%
77,510s.f. 10%
11,727 s.f. 1.5%
65 Stalls proposed
0 s.f.
448 s.f.
1244555th Street North, Lake Ein2o, MN 55042 • Phone: (651) 439-8833 * Fax: (651) 430-9331 • Website: www.ffe-inc.com
Timothy : L. tr LS ToddA.Erickson,PE
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