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HomeMy WebLinkAbout08-06-08 NAC Planning ReportRE: BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231,2561 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: August 6, 2008 FILE NO: 798.02 08.08 Oak Park Heights Oakgreen Village/Oakgreen Ponds Planned Unit Development (PUD) Amendment, Preliminary And Final Plat ENCLOSURE 3 Tim Nolde, representing Anchobaypro, Inc., has made application for a PUD amendment for Phase 1 of the Oakgreen Village development west of Oakgreen Avenue and north of 58 Street. The area under application consists of a portion of Phase 1 that has previously been approved for PUD general plan and is part of the Oakgreen Village plat. This area, which is directly north of the pond, was approved for 15 attached townhome units in three buildings. The applicant now proposes one three- unit building and two two-unit buildings for a total of seven dwellings. The buildings would be one story and would be of the same design as the units approved for this development by the City Council on May 27, 2008. The Oakgreen Village PUD was approved by the City Council on May 23, 2006. The approvals included 67 residential townhome units as part of Phase 1. In 2007, John and Cory Arkell, representing Nova Scotia Villas, received approval to construct a different design for 31 of the 67 units, including the three buildings in the subject area of the current application. The City Council had approved that amendment on August 14, 2007. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Existing Conditions Oakgreen Village Concept and General Plan 2006 Oakgreen Ponds Landscape Plan Utility Plan Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: ISSUES ANALYSIS Grading Plan Lighting Plan Elevations Three -Unit Buildings Floor Plans Three-Unit Buildings Elevations Two -Unit Buildings Floor Plans Two -Unit Buildings Project Narrative -Tim Nolde The applicant has provided the following narrative: "During the marketing of our current project we have determined a significant demand exists for various types of senior housing. Previously we had requested and received approval for changing the unit types of the Oakgreen Village Plan from four units to three units. Once again, due to demand and interest we are respectfully requesting a change to the type of units located at Oakgreen Village, as found on the following documentation. The plan is to change the two story units north of the pond to single level townhomes. With the introduction of two 2 -unit buildings and one 3-unit building, the proposed change reduces the overall unit count of Oakgreen Village by eight units. With this proposed change, the only requirement would be that related changing the legal description of the units. The existing streets, utilities, and grades would be unaffected, allowing for service to the proposed units. With this submittal are requesting a PUD Amendment and Subdivision of the platted property." 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 proposed project complies with the Comprehensive Plan. 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 but R -3, Multiple Family District density, setback, and height standards will apply. The B -4, Limited Business District lists two family, townhomes and multiple family dwellings as a conditional use. Subdivision. The applicant has provided an Oakgreen Ponds preliminary /final plat that provides for three blocks, seven lots, and one outlot. It will accommodate the two unit buildings and the three -unit building. The preliminary and final plat are subject to review and approval of the City Engineer and City Attorney. 2 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: 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: The private street access for this portion of the Oakgreen Village project will not change. The roadway is constructed and includes six off-street parking stalls. The westerly stalls will be replaced and moved to the east. Trails /Sidewalks. The master plan for the Carriage Home development provides details on the overall trail plan for the area. Staff had suggested that a trail be installed on the north side of 58 Street between Nova Scotia Avenue and Oakgreen Avenue North. No sidewalks are planned at the front of the housing units of the development. At the intersection of Oakgreen Avenue and 58 Street, the trail and crosswalk should access 58 Street to the south and not access Oakgreen as shown on the plans. Private Park. As part of the Carriage Home development, the private park area would be eliminated. Setbacks. Within a PUD, the residential (R -3) setback requirements 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 less 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. 3 Not all of the units will conform to the 20 foot setback requirement from the internal street network. The buildings will need to be moved so that the structures are at least 20 feet from Upper 58 Street. Tree Preservation /Landscaping. The applicant has provided information on existing tree coverage on the Existing Conditions Map (Exhibit 1). It appears as no existing trees will need to be removed as part of this aspect of the development. Plans were also submitted for general landscaping in the area around the proposed units and for foundation plantings. The plans shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the amended PUD submittals. The City Engineer shall review and approve all of the grading and drainage plans. Stormwater plans are also subject to review and approval of the applicable watershed authority. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer and Public Works Director. All of the utilities within the development shall be private but built to City specifications. Lighting. A lighting plan has been provided that includes street light fixture specifications and locations within the private street network. The light fixture is identical to what has been used in McKean Square. It is a full cut-off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer /homeowners association. No light fixtures are shown on the proposed buildings. If lights are proposed, they shall be illustrated on the building plans subject to approval of City staff. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue. Architectural Appearance. The application submittals include elevation diagrams and floor plans for the three -unit and two -unit buildings. All of the dwellings will be three bedrooms. The building design is identical to what was approved by the City Council on May 27, 2008 as part of the redesign of the buildings north of the subject area. Staff is favorable to the design and proposed building materials. The Planning Commission and City Council should comment further on the building materials and appearance as part of this review. Development Contract. The applicant wilt be required to enter into an amended development contract with the City should approval of the general plan of development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area changes, would be included. 4 RECOMMENDATION 1 CONCLUSION Based upon the preceding information, City staff recommends the application for a PUD amendment for Phase 1 of the Oakgreen Village development and a preliminary and final plat to include one three -unit building and two two -unit buildings to be referred to as Oakgreen Ponds. The application is recommended with the following conditions: 1. The preliminary /final plat for Oakgreen Ponds is subject to review and approval by the City Engineer and City Attorney. 2. All easements, as required by the City Engineer and City Attorney, shall be dedicated to the City as part of the subdivision approvals. 3. Sidewalks /trails and timing for construction are subject to review and approval by the Parks Commission, City Council, and City Engineer. The trail and crosswalk at 58 Street and Oakgreen Avenue shall cross 58 Street to the south. 4. The tree preservation and landscape plans are subject to review and approval of the City Arborist. 5. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Stormwater plans are also subject to review and approval by the applicable watershed authority. 6. The buildings shall comply with the requirement for a 20 foot setback from the private street. The site plan shall be revised subject to City Council approval. 7. The site plan does not include light fixtures on buildings. if lights are proposed on the buildings, they must be illustrated on the building plans, details submitted, and the photometric plan must be revised to include them subject to City staff review and approval. 8. The Planning Commission and City Council should review and approve the final design and materials for the structures. 9. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 10. The applicant shall supply the homeowners association documents as required by the City Attorney for review and approval. 11. The applicant shall provide all association duties and maintenance until the completion of Phase 1. The homeowners association shall be organized with a funded reserve provided by the developer. The details of the reserve amount shall be outlined in the development agreement. 5 12. The applicant shall be required to disclose the entire development plans to include the Carriage House Cooperative for all Phase 1 buyers. Disclosure is also required for modification of all buyers within the development that the roadway and wetlands are to be private and will not be accepted as public in the future by the City. 13. The applicant is required to enter into an amended development agreement with the City in a form acceptable to the City, and subject to review and approval of the City Attorney. 6 o 1 AVAON 2 •O 0 t 2 5 Ai l I -2 1 1 Q-1 11 I P. 0 If :3 ii, ,2 a .g. i 1 cj I "1 O r- 1;441 17i k 4 P.117,0 F., F; L') to M 4 V c ai 53' 4 4114 ii Zil Mi i t —I--F—: it e l g.1 IL: MOJd N6I 'c 035 31\117 ISV3 410Z ef NEZJ 'P 03S 3N17 IS3M 2 1,4, 6 r- 5 4.trozezrs NWT 2 ,117 1- 2 2 r f r 1 1 I I i v 3 t7, o oi 2 r 1 --1 1 5 5 0 1 1 1 1 0 00 yH Ufl H ih 1 -J 54- 2' UJ 5 0 z o 1 1 n 77:77_ u 4,717,5- 9vb— P. 21 pee 2 g 4 1 j.e 1 .111•1■.-- 7 ---1 -1 i I CO 0 2 .0 (71: I Si :111111. in `6 0 7! 1 0 COF 2 1 erK 8 E t:4 :5 0 I 1 e5 .53 0 er, St. a 2 2 BIOS F1, c_D CID TO: Oak Park Heights City Council, Oak Park Heights Planning Commission, Oak Park Heights Staff Members FROM: Anchobaypro Inc.-Tim Nolde RE: PUD Amendment Oakgreen Ponds During the marketing of our current project we have determined a significant demand exists for various types of senior housing. Previously we had requested and received approval for changing the unit types of the Oakgreen Village Plan from four units to three units. Once again, due to demand and interest we are respectfully requesting a change to the type of units located at Oakgreen Village, as found on the following documentation. The plan is to change the two story units north of the pond to single level townhomes. With the introduction of two 2-unit buildings and one 3-unit building, the proposed change reduces the overall unit count of Oakgreen Village by eight units. With this proposed change, the only requirement would be that related changing the legal description of the units. The existing streets, utilities, and grades would be unaffected, allowing for service to the proposed units. With this submittal we are requesting a PUD Amendment and Subdivision of the platted property. EXHIBIT 1 2