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Home My WebLink About2002-03-07 NAC Planning ReportPLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: March 7, 2002 RE: Oak Park Heights — Oakgreen village Apartments PUD/CUP Concept Plan Review FILE NO: 798.02.02.04 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.963 6 Faces &r i k : X 62.595.9837 plannersnacplanning.com Application. Dominion Development and Acquisition, LLC has made application for PUD/CUP Concept Plan review for that area directly north of 58 Street North within the Central Business District. This area consists of 6.05 acres and is directly west of an existing wetland and ponding area. The applicants have proposed two apartment buildings with a total of 100 dwelling units. The project would be phased over a four year time period with completion expected in 2005. The area is zoned CBD in which multiple family dwellings are a listed conditional use. The project would also require a PUD in that the two apartment units, each principal structures, would be located on one lot. Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site. Present zoning CBD. Present use open space and auto parts salvage business that is no longer in operation. South of Site. Present zoning 0, Open Space. Present use open space and River Hills residential neighborhood. West of Site. Present zoning CBD. Present use open space. ENCL East of Site. Present zoning CBD. Present use wetland, open space and single family residential properties. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: ISSUES ANALYSIS Vicinity Information Plan Existing Conditions Plan Overall Area Plan CBD Master PIan /CBD Master Plan Precincts Conceptual Master Plan Land Use and Staging Plan Conceptual Grading and Drainage Plan Landscaping Plan Building Elevation Plans Floor Plans Lighting Plans Comprehensive Plan. The subject site is designated as CBD in the Comprehensive Plan. The plan anticipated a mixture of commercial and residential uses within this area. The Central Business District Urban Design Study also designated this area within a Residential Precinct and proposed townhome dwelling units within the subject area. The Master Plan of the Design Study was intended as only a concept or guide for the types of units that could be placed within the Residential Precinct of the CBD. The plan also proposed higher density units, similar to what is proposed on the subject site, within the Residential Precinct. Zoning. The subject site is proposed to remain zoned CBD as part of this proposal. Multiple family structures are allowed in the CBD as a conditional use. A PUD is required under the CBD zoning to allow for two principal structures on one lot. Subdivision. The general area is proposed to be subdivided to create the subject property and the surrounding townhome and villa Tots. A preliminary plat would be processed with the General Plan of Development review and approval process. Proposed Project. The project proposal will consist of 100 total units, with a unit mix of 24 one - bedroom units, 40 two - bedroom units, and 36 three - bedroom units. The proposed density of the site would be 17.01 units per acre. The project proposes underground as well as surface parking. To date, the applications have not provided plans for the underground parking. A new north /south street would be created that would eventually connect 58 Street to the Highway 36 frontage road. Alt of the access for the proposed development would be from the street, referred to as Novak Avenue in compliance with the Washington County naming system. Oakgreen Village Apt PUD/CUP Concept Plan Planning Report Page 2 The buildings are proposed to be oriented to take advantage of the existing wetland and ponding complex directly to the east. The site currently has significant trees and areas of steep slopes that will be altered with the proposed plans. Streets. As indicated, Novak Avenue is proposed to connect 58 Street to the south frontage road of Highway 36. The roadway would be directly adjacent to the Sigstad commercial development proposed for construction this Summer at the intersection of the frontage road and the proposed Novak Avenue. The applicants have proposed a 55 foot right -of -way width and a 26 foot roadway width for Novak. The Design Guidelines for the CBD had specified a 62 foot right -of -way with two travel lanes, two parking lanes, boulevards, and sidewalks. The roadway width proposed as part of the Design Guidelines is 40 feet. As part of the review of this proposal, the Planning Commission and City Council must consider the Design Guidelines and the roadway design for this project. The Design Guidelines also proposed streetscape elements that are to be implemented on the roadways in the CBD. Building Orientation /Setbacks. The two L- shaped buildings have been oriented to take advantage of the views to the ponding and wetland complex. The above ground parking on the site is oriented to the street frontage of Novak Avenue. The CBD Design Guidelines discourages this configuration. The Guidelines direct buildings to be placed near the right -of -way with parking on the side and rear. If both of the buildings were placed in the southwest and northwest corners of the lot, the parking could be placed between the buildings without greatly affecting ponding and wetland views. As a result, the parking would be partially hidden and the Design Guidelines conditions satisfied. Setbacks within the Residential Precinct include a maximum of a 15 foot front yard setback, 5 foot side yard setback, and 30 foot rear yard setback. These setbacks were established to encourage the building orientation preferred in the Design Guidelines. Park Dedication. Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The area has not been previously subdivided and is subject to park dedication. For multiple family projects with a proposed density of 17 units per acre, the dedication would be 19 percent of the land or an equivalent amount in cash. The Park Commission and City Council should review the project and provide a recommendation on the type of dedication it would prefer. If cash dedication is required, the applicants must provide an appraisal or purchase agreement in accordance with the Ordinance to establish a fair market value of the property. Grading and Drainage. Conceptual grading and drainage plans have been submitted for this project. The City Engineer should comment on the plans and indicate how the project will impact the overall stormwater plans for the Central Business District. Detailed drainage plans and calculations would need to be submitted for review and approval by the City Engineer and review by the applicable watershed district. Oakgreen Village Apt PUD /CUP Concept Plan Planning Report Page 3 Utilities. A utility plan has not been submitted. The City Engineer has requested that the developers provide a conceptual utility plan for this site and as it would impact the other aspects of the entire development. Trails /Sidewalks. The site plan indicates trails around the wetland and ponding complex and along the north side of the subject site. Sidewalks would need to be constructed on both sides of Novak Avenue through the CBD. Additional trail locations may be required to provide interconnections with the sidewalks. The Parks Commission should comment on the specific trails and sidewalks for this project as well as the plan for the entire housing complex. Lighting. A site lighting plan has been submitted as part of the application. The lighting plan consideration would be part of the General Plan of Development review and approval. Signage. A plan for a monument sign has been submitted. The signage plans would be part of General Plan of Development review and approval. Landscaping. The City Arborist has made preliminary comments on the landscaping plans for the Oakgreen Village Apartments. Of particular importance is the need for a Tree Inventory and Tree Preservation Plan for the subject property. These will need to be submitted before the Arborist can complete a review. Architectural Appearance /Building Height. The proposed multiple family dwellings will be reviewed against the Central Business District Design Guidelines as part of General Plan of Development review. Initial comparison of the building elements with the Design Guidelines indicate that many of the provisions have been complied with. A more complete review of the guidelines and building height will be completed as part of General Plan review. The applicants have indicated that the building height of the proposed structures may exceed 35 feet. Detailed elevation plans will need to be submitted to evaluate this issue. Development Contract. The applicants will be required to enter into a development contract with the City should approval of the Concept Plan and General Plan of Development be granted. As part of the contract, the provisions for street and utility construction, as well as payment for area charges, would be included. RECOMMENDATION AND CONCLUSION Based upon the previous review, it is recommended that the Planning Commission hold on any recommendation at this time. Issues have been raised concerning street construction, building orientation, park dedication, and the grading and drainage plans, utility plans and building height. The development of the subject site will also be influenced by the proposed projects that surround the apartment complex. 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