HomeMy WebLinkAbout2003-02-06 NAC MemorandumNORTHWEST ASSOCIATED CONSULTANTS, INC.
MEMORANDUM
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.596.9636 Facsimile: 952.595.9837 piannersgnacplanning.com
TO: Judy Hoist
FROM: Cynthia Putz-Yang 1 Scott Richards
DATE: February 6, 2003
RE: Oak Park Heights — VSSA Oakgreen Village: CUP/PUD Concept
Plan
FILE NO.: 798.02 — 02.33
REVISED PLANS
Valley Senior Services Alliance (VSSA) has provided revised plans for a PUD concept
plan approval for that area west of Oakgreen Avenue and north of 58 Street. The
subject site is zoned and guided CBD Central Business District. The PUD approvals
will be applied to the CBD as a conditional use. The revised plans reflect some of the
suggestions made by staff in the previous planning report dated January 9, 2003. A
review of the changes to the plans follows:
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
ISSUES ANALYSIS
Concept Plan
Preliminary Plat
Concept Drainage and Utility Plan
Phasing Plan
Townhome Images
Apartment Images
Project Narrative
Preliminary Plat Legal Descriptions
Subdivision. A preliminary plat has been submitted. The preliminary plat needs to be
revised to include lot and block numbers and keep storm water ponds on the same lots
as adjacent buildings. Drainage areas should be dedicated with easements with
ownership retained by the property owner. City staff recommends that the applicant
dedicate 40 feet of right-of-way from the centerline of Oakgreen Avenue North. This is
seven feet wider than the existing easement along Oakgreen Avenue North to allow for
future improvements. City staff anticipates that the future right-of-way width required for
Oakgreen Avenue North adjacent to this project is 80 feet.
Proposed Project. The project was developed to coordinate with the proposed Kohl's
project to the northwest. The Kohl's project is no longer going forward, and the
applicant needs to examine how Novak Avenue North can be constructed without
depending on construction on the adjacent property. Alternatively, the applicant could
pursue an agreement with the adjacent property owner to allow Novak Avenue North to
be constructed as proposed, with part of the street on the adjacent property.
Phasing. A phasing plan has been submitted that shows the project developing from
2003 through 2006. The phasing plan shows the area along Oakgreen Avenue North,
where single family homes and lots exist, developing last. To avoid potential conflicts
with construction noise, access, and other activities between the closely spaced
townhomes, staff recommends that the area along Oakgreen Avenue, which is
designated "E" on the phasing plan, be developed at the same time as the adjacent
area designated "CI ." Depending on how quickly the remaining properties along
Oakgreen Avenue can be acquired, development in the area labeled C1 may be
delayed.
To clarify the phasing plan, streets and ponding areas should be made part of the
shaded phasing areas, which should simply be labeled Phase 1, Phase 2, etc. 59
Street North and the two ponds proposed along 59 Street North also need to be
included in the phasing plan.
Set arks ans RAI mg Spacing. The PUD section of the Zoning Ordinance specifies
that buildings should be located at least 20 feet from the back of the curb tine of
roadways that are part of the internal street pattern. The proposed townhomes are only
35 feet apart from face to face. This is a closer spacing and denser arrangement than
is normally allowed* The Fire Marshal has indicated that the close spacing may result in
difficulty in maneuvering equipment in parts of the development. Additionally, the
Ordinance specifies that no building within the project shall be nearer to another
building than one-half the sum of the building heights of the two buildings. Building
heights have not yet been provided.
e estri n Access/Open Areas. The concept plan shows an extensive system of
trails that would interconnect with the Boutwells Landing development to the south and
future retail development to the north. A playground is proposed near the apartment
and townhome development. It is assumed that this will be privately developed and
maintained for the residents of this area. The trail and landscaping shown south of 59
Street should extend all the way to Oakgreen Avenue to allow a connection to the trail
that begins east of Oakgreen Avenue. The Parks Commission should review the plans
and provide comment regarding open space, park land needs, and sidewalks/trails.
The Parks Commission/City Council should determine if any of the park dedication
would be in the form of land, or if only a cash dedication would be required.
Parking. Analysis of the project data provided on the concept plan indicates that a
sufficient number of parking spaces are provided for each of the uses. The townhomes
would have two garage spaces per unit, and the apartments would have one
underground garage space per unit in addition to surface parking. Townhome
developments usually provide for additional parking in front of garages. The proposed
concept plan does not provide space for parking in front of the garages, but instead
provides 82 guest parking spaces in small parking lots. There appears to be a sufficient
amount of guest parking.
Drainage and Utilities. A revised conceptual drainage and utility plan has been
submitted and is subject to review and approval by the City Engineer.
ther Documents. Detailed building elevations and floor, lighting, signage, and
landscape plans need to be submitted and considered as part of the general plan
review. If a concept plan and general plan of development are approved, the applicant
will be required to enter into a development contract with the City.
RECOM MEN
ATION /CONCLUSION
Based upon the preceding review, it is recommended that the Panning Commission
hold on a recommendation related to concept plan approvals for this development. The
Planning Commission should comment on the project, and the applicant should work to
resolve the following issues and submit revised plans:
1. The preliminary plat needs to be revised to include lot and block numbers and keep
storm water ponds on the same lots as adjacent buildings.
2. Forty feet of right-of-way should be dedicated from the centerline of Oakgreen
Avenue North to allow space for future improvements.
3. The extension of Novak Avenue North must be redesigned to be completely on the
subject properly, or the applicant must reach an agreement with the adjacent
property owner for the street to be partly on the adjacent property consistent with the
submitted plans.
4. The phasing plan must be revised to include all areas of the development including
ponds and streets.
5. The phasing plan must put the areas along Oakgreen Avenue labeled C1 and E in
the same phase.
3
6. The applicant must address concerns regarding the close spacing of buildings and
potential difficulty in maneuvering fire equipment.
7. The Parks Commission should make preliminary comments regarding open space,
park land needs, and sidewalk/trail locations.
8. The trail and landscaping south of 59 Street should extend all the way to Oakgreen
Avenue North.
a Information related to land market value should be provided to calculate park
dedication requirements.
10. The applicant should respond to any comments from the City Engineer regarding
drainage and utility plans.
11. Any other comments from City staff, Planning Commission, Parks Commission, and
City Council.
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PRESBYTERIAN
HOMES & SERVICES
Senior communities
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January 24, 2003
City of Oak Park Heights
14168 Oak Park Boulevard
Oak Park Heights, MN 55082
RE: Central Business District PUD: Concept Plan application
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Valley Senior Services Alliance and Anch.ob ayapro Inc. submitted a plan for
concept approval on Dec. 20, 2002. The Planning Commission, at the January
16, 2003 :meeting, requested additional information. That requested
information is included in this packet.
The attached Phasing Plan provides tentative dates for the development of
each component. It is the intent of the applicants to secure the Concept Plan
approval and then seek qualified developers to complete the General Plan
approval and development. Therefore the suggested phasing dates are our
best estimates at this time.
As noted on the Phasing Plan areas C, C1 and E will be residential
townhouses. We are proposing the development of two and three story urban .
town. houses, which will be built for sale. A sheet depicting typical floor plans
and elevations is provided. Detailed plans will be submitted by the developer
for General Plan approval. The price range of these homes will be determined
based on further study and the demands of the local market.
The commercial/retail areas, A and B, will be sold or joint ventured to
develop office buildings and a mixed -use retail /residential building. It would .
be desirable for these offices to provide medical office space, which would
compliment the services provided at Boutwells Landing.
Area D is designed for two 50 -unit apartment buildings. It is anticipated that
this site will be a joint venture for the development of rental apartments.
VSSA may play a continuing role in the ownership and possibly the
management of these buildings. The Conceptual Plan sheet shows a typical
apartment floor plan and potential exterior designs. VSSA anticipates the
need for quality market rate apartment housing for employees of Boutwells
Landing as well as the greater community. These apartments would fill that
need.
EXHIBIT 7
Management C Services
3220 Lake Johanna Boulevard, Arden Hills, MN 55112 Phone (651) 631 -6100 Fax (651) 631-6108
A site plan for Area E along Oakgreen Avenue is shown for the purpose of
long range planning. Some of the residential dwellings along Oakgreen are
owned and occupied by individuals, others are owned by the applicants.
Development of this area is contingent on the applicant's purchase of the
remainder of these homes. At that time, the land would be developed in a
manner consistent with the adjoining town homes.
Additional drawings are provided which respond to the list in the Planning
Report of January 9, 2003.
FoIz, Freeman, Erikson, Inc.
LAND PLANNING + SURVEYING + ENGINEERING
Oakgreen Village Preliminary PIat — Legal Description
(Legal Description of Property Surveyed Taken by Boundary Survey of Kurth Surveying, Inc. January 31, 2002.)
All of the North Half of the Southeast Quarter of the Northeast Quarter of Section 5.
Township 29. Range 20. Washington County Minnesota, except the following:
All that part of the North Half of the Southeast Quarter of the Northeast Quarter of
Section 5. Township 29. Range 20. described as follows: Commencing at the
Southeast corner of said. North Half of the Southeast Quarter of the Northeast
Quarter: thence North along the East line thereof 560 feet to the point of beginning
of this description: thence Westerly at right angles to the last described line 200 feet
to a point: thence North and parallel with the East line of the Southeast Quarter of
the Northeast Quarter. 100 feet to a point on the North line of said Southeast
Quarter of the Northeast Quarter: thence East along said. North line 200 feet to the
East line of said Southeast Quarter of the Northeast Quarter: thence South along
said East line 100 feet to the point of beginning of this description.
And except:
That part of the North Half of the Southeast Quarter of the Northeast Quarter
described as follows: Commencing at the Southeast corner of said North Half of
the Southeast Quarter of the Northeast Quarter: thence north along East line thereof.
182 feet to the point of beginning of this description: thence continue Northerly
along said. East line 218 feet to a point: thence West and perpendicular to last
described line 200 feet to a point: thence South and parallel with the East line of
said Southeast Quarter of. the Northeast Quarter 218 feet to a point: thence East and
perpendicular to last described line 200 feet to the point of beginning.
Together with:
Tracts A and B. Registered Land Survey No. 114
Also together with:
That part of the Northeast Quarter of the Northeast Quarter described as follows:
Beginning at a point on the East line of the said Northeast Quarter of the Northeast
Quarter. 472 feet North of the Southeast corner thereof: thence West on a line
parallel with the South line thereof. 275 feet to a point: thence North on a line
parallel with the East line thereof. 110 feet to a point. thence East on a line parallel
with the South line thereof. 275 feet to a point on the East line thereof: thence South
on the East line thereof 110 feet to the point of beginning.
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Also together with:
That part of the Northeast Quarter of the Northeast Quarter of Section 5. Township
29. Range 20. Washington County, Minnesota described as follows:
Beginning at a point on the east line of said Northeast Quarter of the Northeast
Quarter. 242.00 feet north of the southeast corner thereof. thence west on a
line parallel with the south line thereof. 150.00 feet to a point: thence north on
a line parallel with the east line thereof. 115.00 to a point: thence east on a line
parallel with the south line thereof. 150.00 feet to a point on the east line
thereof: thence south on the east line thereof. 115.00 feet to the point of
beginning.
Also together with:
That part of the Northeast Quarter of the Northeast Quarter of Section 5. Township
29. Range 20. Washington County, Minnesota described as follows:
Beginning at a point 242.00 feet north of the south line of said Northeast
Quarter of the Northeast Quarter. and 150.00 feet west of the east line of said
Northeast Quarter of the Northeast Quarter: thence west on a line parallel with
the south line of said Northeast Quarter of the Northeast Quarter. 125.00 feet
to a point: thence north on a line parallel to the east line thereof. 115.00 feet to
a point: thence east on a line parallel with the south line thereof. 125.00 feet to
a point: thence south on a line parallel with the east line thereof 115.00 feet to
the point of beginning.
Also together with:
That part of the Northeast Quarter of the Northeast Quarter of Section 5. Township
29. Range 20. Washington County, Minnesota described as follows:
Beginning at the southeast corner thereof and run thence west along the south
line thereof. 150.00 feet to a point: thence north on a line parallel with the east
line thereof. 50.00 feet to a point: thence East on a line parallel with the south
line thereof. 150.00 feet to a point on the east line thereof: thence south 50.00
feet to the point of beginning.
Also together with:
All that part of the Northeast Quarter of the Northeast Quarter described as
follows: Beginning at a point on the south line of said Northeast Quarter of
the Northeast Quarter. 385 feet to West of the South East corner thereof:
thence North on a line parallel with the East line thereof. 80 feet to a point:
thence East on a line parallel with South line thereof. 225 feet to a point:
thence South on a line parallel with. the East line thereof. 80 feet to the South
line thereof: thence West on the South line thereof. 225 feet to the point of
beginning.
outlot A, BOUTWELLS LANDING, according to the plat on file and of record in the
Office of the County Recorder, Washington County, Minnesota.
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