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HomeMy WebLinkAbout2003-01-09 NAC Planning ReportBACKGROUND North of Site: South of Site: NORTHWEST ASSOCIATED CONSULTANTS INC. 5775 Wayzata Boulevard., Suite 555, St. Louis Park, MN 65416 Telephone: 952.595,9636 Facsimile: 952,595.9837 planner&@nacplanning.COM PLANNING REPORT Adjacent Uses. Uses adjacent to the subject site are listed below: TO: Judy Hoist FROM: Scott Richards DATE: January 9, 2003 RE: Oak Park Heights — VSSA Oakgreen Village: PUD Concept Plan FILE NO: 798.02 — 02.33 Application. Valley Senior Services Alliance (VSSA) and Anchobypro Inc. have made application for a PUD concept plan approval for that area west of Oakgreen Avenue and north of 58 Street. The subject area is 33.9 acres and encompasses a significant portion of the Central Business District. VSSA had submitted concept plans for a portion of this area in the Spring of 2002 but withdrew the application to concentrate on other areas of the Boutwells Landing development. The current subject area includes that area south of the proposed Kohl's development and the existing Wal-Mart. The Kohl's development, which received concept plan approval in December 2002, is proceeding and it is expected that a general plan application will be made in February for the project. Present Zoning — Central Business district Present Use — Wal-Mart, Highway 36 oriented commercial development, undeveloped areas and the Xcel Energy power line easement. A portion of the area to the north is proposed for the Kohl's and associated commercial development. Present Zoning — PUD and 0, Open Space Present Use — The Boutwells Landing development and undeveloped areas. West of Site: Present Zoning — Central Business District Present Use — Wal -Mart and Highway 36 oriented commercial development East of Site: Present Zoning — Central Business District Present Use — Single family residences and Oakgreen Avenue Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: ISSUES ANALYSIS Site Plan Photo Overlay Comparison to CBD Plan Conceptual Drainage and Utility Plan Project Narrative City Engineer -- Roadway Planning Review Memo City Arborist Memo Comprehensive Plan. The 1998 Comprehensive Plan designates this area north of 58 Street and directly west of Oakgreen as CBD. The Central Business District Urban Design Study designated this area for residential and a mixed use precinct similar to what has been proposed in this concept plan application. The residential area is concentrated on the east side of the site and is oriented around the existing wetland similar to the CBD Plan. Additionally, the CBD Plan called for small box commercial with residential development west of the proposed Novak. While not identical to the Central Business District Urban Design Study Master Plan, the current proposal is similar in general land uses for how the area would develop. Zoning. The subject site north of 58 Street is proposed to remain zoned CBD. The PUD approvals will be applied to the CBD District as a conditional use. The CBD District allows multiple family structures as a conditional use. The use of the PUD would allow flexibility in how the project is configured in terms of building orientation and use of private driveways for access. Subdivision /Phasing. A preliminary plat will need to be processed with the general plan of development approvals for the entire development. As part of concept plan review, the applicants should provide a general diagram of how the property will be subdivided to more fully understand the project and how it will be managed in the long term. I n addition, a phasing plan is necessary if the project is to be developed over a multi year period. Proposed Project. The project has been developed to coordinate with the Kohl's concept plan and to incorporate the general land use plan developed by the City as part 2 PROPOSED RESIDENTIAL UNIT BREAKDOWN Building Units Apartment (13) 50 Apartment (14) 50 Apartment (Building C) 60 TOTAL 160 Townhomes (1 -12 Phase 1) 80, 12 buildings Townhomes (15 -17 Phase II) 20, 3 buildings PROPOSED COMMERCIAL Building Total Square Feet Office Building A 10,000 Office Building B 32,000 Office Building C 18,000 TOTAL 60,000 of its Comprehensive Plan and the Central Business District Urban Design Study. The commercial aspect of the development includes two office buildings and a mixed residential apartment and commercial building. The residential component includes two apartment buildings and 80 townhome units. A breakdown of the project is as follows: The townhome project is proposed in two phases. The undeveloped property that is oriented around the existing wetland would be constructed at this time. Phase 11 is located in that area of the single family homes on Oakgreen. This property is not under total control of the applicant at this time and would not be included in any of the concept or general approvals. The plans for Phase 11 have been included to demonstrate how this property could be included in the overall concept. Proposed Streets /Access. The concept plan includes the extension of the proposed Novak Avenue from the Kohl's development to 58 Street. A public roadway is also proposed to connect Novak and 58 Street between the apartments and townhome development. Also with this proposal, 59 is proposed along the Xcel Energy power line easement to connect Novak and Oakgreen Avenue. The City Engineer has reviewed the concept plan and offers the following comments related to potential traffic operations issues (see Exhibit 6): • The proposed access to 58 Street, just west of Oakgreen Avenue, is too close to the intersection of Oakgreen Avenue and 58 Street. An intersection this close can cause operational problems. A relocation to the west, at the trail on the east side of the ponds, is recommended. 3 Proposed access from the parking lot to the road just referenced has limited sight distance to/from the west. • A secondary access to /from Novak Avenue is recommended for the retail space south of 59 Street. • The concept of the extension of the WaI -Mart driveway located on the north side of the parking lot to Kohl's is good. The "Y" shaped intersection will create some operations problems. • The extension of the store front WaI -Mart drive to connect to the Kohl's area is probably not necessary given the north side connection. Such an extension may place too much traffic along the Wal-Mart store front which is where pedestrian traffic is heaviest. Avoiding the auto /pedestrian conflict, to whatever degree possible, increases the safety for pedestrians. • The access to/from 58 Street, for the proposed development in the southwest corner of the development, may have a sight distance problem to/from the west. Relocation of the drive easterly will help exacerbate that problem. The Engineer has recommended changes to the plans as follows (see Exhibit 6): • Norwich Avenue and 59 Street should be connected as shown on the graphic. This public street connection will allow for flexibility of movement for traffic entering and leaving the area. • The connection of the public street to 58 Street on the east side of the development should be relocated adjacent to the ponds. Access to property on the south side of 58 Street, when considered for development, should be located opposite the relocated street. • An alternative to the Novak /58 Street connecting roadway is a facility connecting Novak to 59 Street. This redirects some traffic from 58 Street and reduces access to 58 Street, which needs to be protected in terms of its ability to carry traffic. Less access means more capacity and increased safety. • The Novak/59 Street intersection is a perfect candidate intersection for a roundabout. Roundabouts have more capacity and are safer than standard four - legged intersections. The roundabout could provide a focal point for the area development. • It is recommended that 59 Street be extended to Oakgreen Avenue. This connection will allow for local development area trips to enter /exit from Oakgreen, particularly those coming from /going to the north. It would also help to slightly reduce the volumes on 58 Street. The extension adds to the flexibility 4 for local traffic within the development and allows for another entrance to /fro the area for emergency vehicles. Setbacks. Within a PUD, the base district setback requirements (CBD) are applied only to the perimeter of the project. The CBD requirements specify no front, rear, and side yard setback requirements. 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 concept plans are not complete enough to show right -of -way or property lines to fully analyze the setback issues. That information should be provided as part of a subdivision drawing for review with the concept plan. Pedestrian Access /Open Areas. The plans specify open area and ponding along the Xcel Energy corridor, around the existing pond north of 58 Street and within new and existing ponds to the west along 58th Street. A playground area is placed near the apartment and townhome development. It is assumed that this will be privately developed and maintained for the residents of this area. No other active park area is proposed. An extensive system of trails is proposed that will interconnect with what has been proposed as part of the Kohl's development and with the Boutwells Landing development to the south. Further review of the pedestrian system would be required once the concept for the street network is agreed upon. The Parks Commission should review the plans and provide comment regarding open space, park land needs and sidewalks /trails. Park Dedication. Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The park dedication requirements for this development have been partially satisfied with the dedication of cash for 10.01 acres of the commercial area north of 58 Street. This roughly represents the area occupied by the office and commercial buildings. The residential area to be developed under this plan and a part of the commercial area would be subject to park dedication. Once preliminary subdivision information is provided, the City will be able to calculate the required dedication. The Parks Commission /City Council should determine if any of the dedication would be in the form of land, or if only a cash dedication would be required. Building Orientation. City staff is favorable to the building orientation and development of the ponds in the commercial area south of Kohl's. The buildings will front on 58 Street with parking on the side and to the back (north). Development in this area relates very well to the proposed Kohl's development and includes the necessary pedestrian access between Boutwells to the south and the commercial development to the north. 5 To the east, within the area proposed for apartment and townhome development, the City will need to look further at the roadway issues. As indicated in the City Engineer's comments found above, the roadway connection to 58 Street will need to be moved west to avoid roximit to the 58 Street /Oakgreen Avenue intersection. 59 Street has p v previously been an issue and will need to be further discussed. Further information on both the apartment buildings and the townhome developments will be required before concept plans can be reviewed. Information needs to be provided on numbers of units in each of the apartment buildings and the breakdown on types of units (number of bedrooms). Information on numbers of underground parking spaces for each of the buildings would also be necessary. The townhome units as proposed do not identify where or how many garages spaces are included in each of the buildings. Underground parking for these units would be recommended. The buildings, as oriented, allow a 20 foot access way within the driveways. This spacing is not adequate for maneuvering vehicles into the garage spaces. No space is allowed for parking vehicles in front of the garage doors. Without this parking, additional on -site guest parking space would be required. More detailed information including floor plans and elevations would be necessary to understand how the townhome units would be configured. Grading and Drainage. A conceptual drainage plan has been submitted with this proposal. Additional detail is required to analyze this proposal including drainage plans and calculations as required by the City Engineer. Utilities. A conceptual utility plan has been submitted. The utility plans are subject to review and approval of the City Engineer. Architectural Appearance, Building Height. No building elevations have been submitted to date to analyze design or building height. Basic elevation plans of the proposed buildings would be necessary to assume how the proposed structures will fit into the areas as proposed. Lighting, Signage, Landscaping. Detailed plans have not been submitted to date for lighting, signage or landscaping. These plans should be submitted and considered as part of the general plan review. Development Contract. The applicant 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 changes, would be included. The contract will specify conditions of approval and issues related to phasing the development. 6 RECOMMENDATION 1 CONCLUSION Based upon the preceding review, it is recommended that the Planning Commission hold on a recommendation related to concept plan approvals for this development. The Planning Commission should comment on the overall plan and discuss potential roadway locations within the development. The placement of the roadway network in this area will ultimately determine the final building placement. A list of information that will be required to complete a concept plan review is as follows: 1. A preliminary plat. 2. A phasing plan. 3. Additional market information on the development, especially the residential component. The applicants should identify what is for sale, what is rented, if VSSA will continue long term maintenance and control and other general ownership and market information. 4. Revised site plans should be provided based upon the City Engineer's /Planning Commission recommendations. 5. The Parks Commission should make preliminary comments regarding open space, park land needs, and sidewalks /trail locations. 6. Information related to land market value should be provided to calculate park dedication requirements. T Preliminary floor plans of the apartment and townhome buildings. 8. Grading and drainage information as required by the City Engineer. 9. Utility information as required by the City Engineer. 10. Preliminary building elevations. 11. Any other information required by City staff, Planning Commission, Parks Commission, and City Council. 7 / / oz rLl -SE) 63waraCC.I. j viva 7V11J+.301S3h1; EI 25 �L vum N&g xLrs n raoac+a j �'s6S4 f J+ 006RA srv ? J+ rr�r�rJtr %{r9 j J. 074t6 . 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OmCfSz s5Ft9 1 J+ cbtt {6 Y.67PS LYL�rI %L4zz +fikir7 t7E lv?'tV 3r1r3I E 37732tr, l e. 0046CL I nemralz cups£ H GV!`RL ►1 -� wJyr lGfS Li ■ CVSP•' Ott � � v •' [A - IJ S3Li7tlrlfr3 TV EiN301S3a 1vi1N3al53al 17101 I1'73 VO 1G1 7,.1'1 O�CEu 35Y1 O3?Cii.l 50 10 37Fi� � 371310 513., ]74'dS N3a10 71'iCAL�i l +7M7Rf7d 3115 17101 VIVO Tv11430E5. viva Ivr.24.4,," • 30741.15 �.N�7wl rd r 7 +JO16J V gaiv_; :7xavd VIVO 391340 0 ~ =W4FAC "".".m / """""""' 0UUUND au-1-41-H-H ONUHNU n""uu"n ( T 711 0 CONCEPT FLAN December 20, 2002 w cr 0 z G 9 .7 uj 0 JL 11 w tko w A Do me, are0 t406,38 // 111111111111111 1' I =i . > , \ I /., 0 8 111111111111110 111111111111-11: ./ ,, ,..- i c, A? / / \I 1 1, 1 L- 1 I r -"-, , ,,, „, ) r , ., ? , ,,._..._..., i , ,/ i 1 ) ) \ €1.L SS NW 'ITII/OSCM 3r1N3AV ]Nl1WVH NIXON Stgt MOVOTIN5 SIONINVd N15110H 11011\13S IVYM2111EM llfl MQTtdflNW O DY111A NODNVO u 11 1 L-3 SIHDEH )111Vd NVO DNIGNY1 STUMM wiram g 8— •■1 PRESBYTERIAN HOMES & SERVICES ember 20, 2002 Senior communities designed with the hand of experience, a heart for excellence and an eye to the fi ture. City of Oak Park Heights 14168 Oak Park Boulevard Oak Park Heights, MN 55082 RE: Central Business District PUD: Concept Plan application Valley Senior Services Alliance and Anchobaypro Inc. are submitting a plan for concep t approval, which encompasses a significant part of the Oak Park Heights Central Business District. With the AIG Development proposal before the city, we de termined that the interests of all parties would be well served by offering the ci ty a comprehensive plan for the Central Business District. com p The Planned p 1 ed Unit Development (PUD) being submitted is intended to coordinate and complement lement the existing Boutwells Landing development to the south and the pro p osed Kohl's and retail development to the north — the area we call the "master site ". The plan follows closely the City of Oak Park Heights schematic m p "CBD Master Plan" for location of different uses on the site. (see the attached comparison plan) This p lan offers a coordinated design of the three major elements; vehicular traffic, pedestrian traffic and site water ponding. We have identified three major pedestrian edestrian ways connecting the commercial uses of the master site to the residential uses. The east/west trail way connects the existing trail on the east side of Oak green Ave., through a green space including ponds and landscaping, and continuing through he commercial/retail area west po the Street. The westerly north/south walkway connects directly to th of Novak y g main entry of Boutwells Landing on the south, circles a large pond area which divides the office uses on the west and the mixed use building on the east, and then continues ontinues north along a landscaped walk which bisects the new retail development and connects to the major east/west trail way. The easterly south walkway is a link between the trail around north) y ound the existing wetlands in the residential neighborhood and the east/west trail way. It is our intent to limit the amount of vehicular traffic traveling through the more residential areas of the overall master site. To help accomplish this we have a new 59 Street continuing east from Novak Street and connecting to shown Oakgreen Ave. To the west we have shown 59 th street continuing through the EXHIBIT 5 Management 6' Services 2845 Hamline Avenue North, Suite 200, Roseville, MN 55113 Phone (651) 631 -6100 Fax (651) 631 -6108 northern most part of the existing Wal -Mart parking lot and connecting to Norell Ave. The mixed -use buildin g shown on the comer of 58 and Novak would have space for commercial and retail tenants primarily serving the existing residential area of Oak Park Heights. The office buildings would be primary destinations for traffic resulting in a much lower volume of traffic than retail tenants. The third item, which ties the master site developments together, is ponding and drainage. The new ponds shown are the result of coordination of the interests of all parties in the master site. The western pond located in the Office Center is made available by VS SA, along with the large circular pond and emergency dry pond, to serve both the Office Center and the AIG retail center to the north. The ponds located to the south of the new 59th Street can serve the AIG retail center and the new residential areas north of 58th Street and east of Novak. Use of these off -site ponds will enable the AIG development to maximize and concentrate the retail use of the master site, and provide more open space and views for the properties closer to the residential areas. Upon approval of this PUD Concept Plan and the required General Plan, we will begin development on a portion of the project. It is most likely that the town homes would be the first phase. The town homes along Oakgreen Ave. would certainly be included in later phases since some of that property is owned by the occupants of the residential dwellings. Bonestroo Rosene Anderlik & Associates Engineers & Architects MEMORANDUM TO: FROM: DATE: Dennis Pastier Shelly Johnson December 31, 2002 Bonestroo, Rosene, Anderlik and Associates, ► an Affirmative Action /Equal Opportunity Employer and Employee Owned Principals: Otto G. Bonestroo, P.E. - Marvin L. Sorvala, P.E. - Glenn R. Cook, P.E. - Robert G. Schunicht, P.E. - Jerry A. Bourdon, P.E. Senior Consultants: Robert W. Rosene, P.E. - Joseph C. Anderlik, P.E. - Richard E. Turner, P.E. • Susan M. Eberlin, C.P.A. Associate Principals: Keith A. Gordon, P.E.. Robert R. Pfefferle, P.E. - Richard W. Foster, P.E. • David 0. Loskota, P.E. • Mark A. Hanson, P.E. • Michael T. Rautmann, P.E. - Ted K. Field, P.E. - Kenneth P. Anderson, P.E. - Mark R. Rolfs, P.E. • David A. Bonestroo, M.B.A. - Sidney P. Williamson, P.E., L.S. • Agnes M. Ring, M.B.A. - Allan Rick Schmidt, P.E. - Thomas W. Peterson, P.E. • James R. Maland, P.E. - Miles B. Jensen, P.E. • L. Phillip Gravel 111, P.E. Daniel J. Edgerton, P.E. • Ismael Martinez, P.E. - Thomas A. Syfko, P.E. - Sheldon J. Johnson - Dale A. Grove, P.E. - Thomas A. Roushar, P.E. • Robert J. Devery, P,E. Offices: St. Paul, St. Cloud, Rochester and Willmar, MN • Milwaukee, WI - Chicago, IL Website: www.bonestroo.com RE: Roadway Planning Review — Oakgreen Village PROJECT #: 55 - 000 Pursuant to your request, a review of the Oakgreen Village roadway planning and potential traffic operations problem areas has been conducted. The potential traffic operations issues are shown on the attached concept plan photo overlay. A brief synopsis of the potential problems follows: • The proposed access to 58 Street, just west of Oakgreen Avenue, is too close to the intersection of Oakgreen Avenue and 58 Street. An intersection this close can cause operational problems. A relocation to the west, at the trail on the east side of the ponds, is recommended. e Proposed access from the parking lot to the road just referenced has limited sight distance to/from the west (see graphic). O A secondary access tolfrom. Novak Avenue is recommended for the retail space south of 59 Street. O The concept of the extension of the Wal-Mart driveway located on the north side of the parking lot to Kohl's is good. The "Y" shaped intersection will create some operations problems. • The extension of the storefront Wal -Mart drive to connect to the Kohl's area is probably not necessary given the north side connection. Such an extension may place too much traffic along the Wal -Mart storefront which is where pedestrian traffic is heaviest. Avoiding the auto /pedestrian conflict, to whatever degree possible, increases the safety for pedestrians. EXHIBIT 6 2335 West Highway 36 e St. Paul, MN 55113 651-636-4600 • Fax: 651-636-1311 • The access to/from 58th Street, for the proposed development in the southwest corner of the development, may have a sight distance problem to/from the west. Relocation of the drive easterly will help exacerbate that problem. The general roadway plan (public roadways) for the development concept will work, but a couple of minor changes are recommended (see attached graphic). A discussion of the changes follows: • Norwich Avenue and 59 Street should be connected as shown on the graphic. This public street connection will allow for flexibility of movement for traffic entering and leaving the area. • The connection of the public street to 58 Street on the east side of the development should be relocated adjacent to the ponds. Access to property on the south side of 58 p Street, when considered for development, should be located opposite the relocated street. ▪ An alternative to the Novak/58 Street connecting roadway is a facility connecting Novak to 59 Street. This redirects some traffic from 58 Street and reduces access to 58 Street, which needs to be protected in terms of its ability to carry traffic. Less access means more capacity and increased safety. * The Novak/59 Street intersection is a perfect candidate intersection for a roundabout. Roundabouts have more capacity and are safer than standard 4- legged intersections. The roundabout could provide a focal point for the area development. • It is recommended that 59 Street be extended to Oakgreen Avenue. This connection will allow for local development area trips to enter /exit from Oakgreen, particularly those comin g g g from) oin to the north. It would also help to slightly reduce the volumes on 58 Street. The extension adds to the flexibility for local traffic within the development and allows for another entrance to/from the area for emergency vehicles. 2335 West Highway 36 • St. Paul, MN 55113 • 651-636-4600 • Fax 651-636-1311 Scott Richards Scott From: <kdwidin a@attbi.com> To: "Scott Richards" <srichards a@7nacplanning.com> Sent: Monday, January 06, 2003 4:15 PM Subject: Oakgreen Village - Concept Plan I have reviewed the concept plan for Oakgreen Village (received 12/20/02) and have the following comments: 1. The plan for the development looks attractive and provides for both common open space (mainly wetland areas) and public open space, with both landscaping and some preserved natural areas of existing trees. It looks as if there will be a fair amount of tree removal during project development, however. 2. As the project moves forward, I would like to see a tree inventory, tree removal list, and plans for tree protection and preservation, as well as a landscape plan with a planting list and planting detail. Kathy Widin Municipal Arlo or i st City of Oak Park Heights EXHIBIT 7 Page 1 of 1 1/7/2003