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HomeMy WebLinkAbout2003-04-03 NAC Planning ReportREVISED PLANS ISSUES ANALYSIS NORTHWEST ASSOCIATED CONSULTANTS INC. 5775 Wayzata Boulevard, Suite 655, St, Louis Park, MN 55416 Telephone: 952,595,9636 Facsimile: 952,595.9837 planners@nacplahning.com PLANNING REPORT Attached for reference: Exhibit 1 — Revised Concept Plan TO: Judy Hoist FROM: Scott Richards DATE: April 3, 2003 RE: Oak Park Heights — VSSA Oakgreen Village: CUP/PUD Concept Plan FILE NO: 798.02 — 02.33 Valley Senior Services Alliance (VSSA) has provided a revised plan for a PUD concept plan approval for that area west of Oakgreen Avenue and south of 58 Street. The Planning Commission, at their meeting on March 13, 2003, continued the public hearing to the April Planning Commission meeting pending the resolution of issues related to the plan. The February 6, 2003 and March 7, 2003 planning reports outline in detail the unresolved issues and information required to complete concept plan review. VSSA has provided a letter authorizing an extension of the review period for this project. The extension date is May 18, 2003. The City Council will need to make a final decision by their May 13, 2003 meeting. The Planning Commission has meetings on April 10 and May 8, 2003. The revised plans indicate changes to that area east of Novak Avenue North. The plan addresses some of the issues, but not all that were identified in previous memos. Plan Details. The most recently revised plan indicates a change in the number of units from what was reviewed in the March 7, 2003 report. The townhomes of Phase 1 will now have a total of 88 units in 12 buildings. Phase 2, near Oakgreen Avenue, has a total of 22 units in four buildings. The total number of townhome units has not changed and remains at 110 units. The two apartment buildings east of Novak Avenue remains at a total of 90 units and the housing in Building C totals 60 units. Issues/Recommendations from February 6 and March 7, 2003 Memos. Following is a list of issues and recommendations from the February 6, 2003 memo with a response to each: 1. The preliminary plat needs to be revised to include lot and block numbers and to keep stormwater ponds on the same lots as adjacent buildings. Response: A revised preliminary plat has not been submitted but will be required as part of general plan of development submittals. 2. Forty feet of right-of-way should be dedicated from the centerline of Oakgreen Avenue North to allow space for future roadway improvements. Response: The preliminary plat will need to be revised to address this issue. 3 The extension of Novak Avenue North must be redesigned to be completely on the subject property, 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. Response: The preliminary plat will need to address this issue. 4 The phasing plan must be revised to include all areas of the development including ponds and streets. Response: A revised phasing plan has not been submitted. 5. The phasing plan must include all of the townhome areas along Oakgreen Avenue in the same phase. Response: The revised plan indicates the townhome project will still be completed in two phases. The Planning Commission and City Council should comment on this issue. 6. The applicant must address concerns regarding the close spacing of buildings and potential difficulty in maneuvering fire equipment. Response: The revised plan addresses this issue. All drive aisles are at least 22 feet in width. 7 The Parks Commission should make preliminary comments regarding open space, park land needs, and sidewalk /trail locations. 2 Response: The Parks Commission has not made a recommendation on parks and trails for this project. 8. The trail and landscaping south of 59 Street should extend all the way to Oakgreen Avenue North. Response: The revised plans indicate a trail to Oakgreen but have not extended the landscaping. 9. Information related to land market value should be provided to calculate park dedication requirements. Response: Representatives of VSSA have indicated that they would submit the information as part of General Plan review. 10. The applicant should respond to any comments from the City Engineer regarding drainage and utility plans. Response: The City Engineer has made preliminary comments and has issued a separate report. Additional comments from the March 7, 2003 memo have been addressed as follows: • The access roadway between Novak Avenue and 58 Street is proposed to be a public street. The site plans have been revised so that none of the townhomes have direct access onto the roadway as required by Ordinance. • On previous plans, the City Engineer has indicated that too many access points for the townhomes and apartments were provided to the public street. The site plan has been revised to address this issue. • The townhomes on Oakgreen Avenue have been pulled further west to allow for additional separation from the roadway. The plat will need to reflect at least 40 feet of right -of -way from the centerline of Oakgreen Avenue North. • The townhomes have been reconfigured to provide adequate separation between potential phases. The Planning Commission and City Council should comment on whether the townhomes will be allowed to be phased or all constructed at the same time. • Xcel Energy has provided comments to VSSA related to locating ponds and a roadway within the power line easement. No issues with pond placement or roadways on the concept plan were noted by Xcel at this time. The general plan of development will reflect any changes to the site plan to reflect the comments of Xcel Energy. 3 VSSA has been working with the Browns Creek and Middle St. Croix Watershed Districts on stormwater issues. Preliminary comments back from both organizations have been favorable to the concept drainage plans as submitted. • Staff had previously commented on the one -way traffic design adjacent to Building C. The plans have been revised to reflect a two -way traffic movement. RECOMMENDATION 1 CONCLUSION Based upon a review of the issues and the response by the applicants to each point, staff recommends that the Planning Commission move forward with a recommendation to the City Council. Overall, the plan is consistent with the CBD zoning, the Comprehensive Plan, and the CBD Urban Design Study plans. Although the configuration of the townhome units is significantly improved from previous plans, staff would recommend that all of the townhomes be constructed at the same time and not in phases as requested by VSSA. If a favorable recommendation of the Oakgreen Village concept plan is to be forwarded by the Planning Commission, it is recommended by staff with the following conditions: 1. A preliminary plat shall be submitted as part of the general plan of development process. Forty feet of right-of-way from the centerline of Oakgreen Avenue North shall be dedicated as part of the plat. 2. The extension of Novak Avenue North must be redesigned to be completely on the subject property, or the applicant must reach an agreement with the adjacent property owner for the street to be partly on the adjacent properly consistent with the submitted plans. 3. The phasing plan must be revised to include all areas of the development including ponds and streets. 4 The phasing plan must include all of the townhome areas along Oakgreen Avenue and 58th Street in the same phase. The Planning Commission and City Council should comment on this issue. 5. The Planning Commission and City Council should make preliminary comments regarding open space, public park land needs and sidewalks /trail locations as it relates to this project. 6. The trail and landscaping south of 59 Street shall extend to Oakgreen Avenue North. 4 7 Information related to land market value shall be provided to calculate park dedication requirements for the subject property at the time of general plan of development submittals. 8 All concept utility plans shall be subject to review and approval of the City Engineer. 9 All concept drainage plans shall be subject to review and approval of the City Engineer. 10. 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