HomeMy WebLinkAbout2008-04-03 NAC Planning ReportENCLOSURE 3
NORTHWEST A5SOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 703.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: April 3, 2008
RE:
FILE NO: 798.02 — 07.10
BACKGROUND
Oak Park Heights — Oakgreen Village, Phase 1, PUD Amendment
And Phase 2 Concept and General Plan Approval, Preliminary
And Final Plat
I n December 2007, Tim Nolde, representing Anchobaypro Inc., made an application for
a PUD amendment for Phase 1 and a concept and general plan approval for Phase 2 of
the Oakgreen Village development west of Oakgreen Avenue and north of 58 Street.
The area under application consists of Phase 1 that has been previously approved for
PUD general plan and Phase 2, and area that previously was just approved for PUD
concept. The City Council approved a PUD general plan and preliminary /final plat for
Phase 1 in May 2006. The property in question is completely under the control of
Anchobaypro Inc.
The plan was reviewed in December and a public hearing was opened at the January
17, 2008 Planning Commission meeting. The applicant requested the public hearing be
continued in that he had alternative plans for the Phase 2 area. Mr. Nolde has now
developed a revised plan, as attached, and is looking for approval of the Phase 1, PUD
amendment, Phase 2 concept and general plan approvals, and preliminary /final plat.
The planning report dated January 10, 2008 that was included in the packet for the
January 17, 2008 meeting is included for your review.
Attached for reference (revised since January):
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Cover Page /Narrative
Layout, Traffic, Signage and Lighting Plan
Existing Conditions, Grading, Drainage and Removal Plan
Utility Plan
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
ISSUES ANALYSIS
Landscape and Park Plan Concept
Lighting Plan
Oakgreen Village 2nd Addition
Oakgreen Village 3rd Addition
Four Flex Elevations and Three Dimensional Views
January 10, 2008 Planning Report
Proposed Revised Project. The request for the Phase 1 amendment is to allow for
the conversion of four -unit buildings to three -unit buildings. There are two buildings in
Phase 1 that would be converted. For the Phase 2 area, the original approved concept
plan indicates one five -unit and one seven -unit townhome building. The plan, as
proposed in December, was to construct two townhome buildings in this area. The
most recent proposal is to construct one three -unit building. The building would be on
the east side of the wetland area and adjacent to 58 Street North. The private street
would be extended to provide access.
The concept plan approved in 2006 indicated 67 townhomes in the first phase and 46
additional townhomes in the second for a total of 113 units. With the proposed overall
layout, there is a maximum of 90 units with 65 in the first phase and 25 in the second.
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 P U D overlay. 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 Village 2 Addition
preliminary /final plat that includes allowance for the three -unit building adjacent to the
wetland and 58 Street North. The plat establishes one block and three Tots surrounded
by Outlot A. The outlot will eventually be replatted to accommodate another two -unit
building to the east.
Oakgreen Village 3 Addition is also under consideration to replat Blocks 9 and 12 from
four lots/units to three lots/units. All access is via private roadways so additional right -
of-way is not necessary.
Park Dedication. Park dedication has been satisfied for this area. A cash park
dedication has been received by the applicant.
2
Project Density. Section 401.15.C.3 of the Zoning Ordinance establishes the density
thresholds for residential properties. Townhome projects require 4,000 square feet of
land area per unit excluding right -of -way and wetlands.
The Phase 1 development consists of a total area of 315,700 square feet, which
excludes the wetland and right -of -way area. The 67 units planned for that area
originally would result in an area per unit of 4,712 square feet. The second phase
originally had a density per unit of 5,485 square feet. Lowering the overall density from
113 to 90 units would make the development more in conformance.
Proposed Street/Access. The applicant has proposed a roadway extension to
accommodate access for the three -unit building. The roadway location matches the
location within the original concept plan approvals. A five stall guest parking area will
be constructed adjacent to the extended roadway. A turnaround will be provided at the
end of the roadway to accommodate vehicle access until such time as the complete
private roadway system is constructed. The 28 foot street would be privately developed
and maintained as are the other roadways in the Oakgreen Village development.
Trails /Sidewalks. As part of the twinhome development, the proposed sidewalk will
need to be constructed between the twinhomes and the wetland area. The sidewalk will
be done this Summer extending from Nova Scotia Avenue to Oakgreen Avenue. At the
intersection of Oakgreen and 58 Street, the trail and ,crosswalk should cross 58 Street
to the south and not access Oakgreen as shown on the plans.
Private Park. As part of the previous plan review, staff had requested the applicants
provide preliminary plans for the private park area. New residents will be living in the
area this Summer and the private park will be a needed amenity. The most recent
submittal includes a preliminary park plan with a gazebo, benches, picnic tables, and
landscaping. The Planning Commission should discuss whether a small play area with
equipment should be added.
Setbacks. Within a PUD, the base district setback requirements (B -4) are applied only
to the perimeter of the project. The B -4 District specifies setback requirements as
follows: 40 feet front yard, 20 feet rear yard, and 10 feet side yard. If the lot is in a
corner, not less than 20 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.
The previous plan indicated that one of the townhomes was set back only 20 feet from
the right -of -way for 58 Street. Staff had recommended at least a 30 foot setback. The
new plan shows a 54 foot setback for the three -unit building and a 30 foot setback for
the other two-unit building.
Tree Preservation /Landscaping. The applicant has provided information on existing
tree coverage and what will be preserved and removed as part of the overall landscape
3
plan. Plans were also submitted for general landscaping in the area around the
twinhomes and the new plans indicate 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 general plan of development submittals. The City Engineer shall review and
approve all of the grading and drainage plans.
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.
Home Removal. Staff recommends that the dwelling at 5762 Oakgreen Avenue be
removed as part of these development approvals. The structure is currently vacant and
would impact plans for grading and development of the private park.
Architectural Appearance. The application materials indicate preliminary drawings of
what appears to be a four -unit structure. The previous submittals, found in the January
10, 2008 planning report, include drawings of the twinhomes and triplex units. The
structures are base townhome row units with small porches and brick /lap siding
exteriors. The units lack architectural detail, feature extensive horizontally and minor
variety in building material. Staff had suggested that the applicant provide building
plans with more character, detailing and variety in building materials. The only change
made to the new elevations are the addition of limited shakes on some of the gable
ends of the buildings. The examples from a development in Lakeville, and found as
Exhibit 15 to the January 10, 2008 planning report, have been provided to the applicant
as an idea for preferred building designs. Staff recommends that alternative building
plans and materials be provided for Plannin9 Commission review. This is significant in
that these units will be highly visible from 58 Street and Oakgreen Avenue.
The residential units are not required to be reviewed under Design Guideline
requirements, but as part of the PUD, the City can comment and require design and
material changes. At this time, City staff does not recommend approval of the
application until a more acceptable building design is presented. The Planning
4
Commission and City Council will comment further on the building appearance and
materials as part of the review.
Development Contract. The applicant will 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.
RECOMMENDATION 1 CONCLUSION
As indicated, staff is not recommending this project move forward until more acceptable
building plans are brought forward for review and approval. If revised building plans
and materials are brought forward and are acceptable to the Planning Commission, we
would recommend the request with the following conditions:
1. The preliminary /final plat for Oakgreen Village 2 Addition and Oakgreen Village
3 Addition 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 Sidewalksltrails and timing for construction are subject to review and approval by
the Parks Commission, City Council, and City Engineer. The sidewalk adjacent
to the wetland shall be constructed simultaneously with the street extension and
the three -unit structure. The trail and crosswalk at 58 Street and Oakgreen
Avenue shall cross 58 Street to the south.
4. The plans for the private park are subject to Planning Commission and City
Council review and approval. Consideration for a small play area with equipment
should be discussed.
5. The tree preservation and landscape plans are subject to review and approval of
the City Arborist.
6. Grading, drainage, erosion control, and utility plans are subject to review and
approval by the City Engineer. Stormwater issues are also subject to review and
approval by the applicable watershed authority.
7. The dwelling at 5762 Oakgreen Avenue shall be removed no later than
September 1, 2008.
8, Prior to the issuance of any grading permit, all existing wells and septic systems
must be identified and abandoned in conformance with Minnesota Rules.
5
The site plan does not include Tight 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.
10. The Planning Commission and City Council should review and approve the final
design and materials for the townhome structures.
11. The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
12. The applicant shall supply the homeowners association documents as required
by the City Attorney for review and approval.
13. The applicant shall provide all association duties and maintenance until the
completion of Phase 2. 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. only one homeowners
association for both Phase 1 and Phase 2 will be allowed.
14. The applicant shall be required to disclose the entire development plans to
include Phase 2 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.
15. 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
Fo lz Freeman, Erickson, Inc.
LAND PLANNING • SURVEYING • ENGINEERING
April 1, 2008
Mr. Eric Johnson
City Administrator
City of Oak Park Heights
14168 Oak Park Boulevard North
Oak Park Heights, MN 55082-2007
RE: No lde Additional Information
Dear Eric:
Enclosed please find the additional information requested by staff regarding the Oakgreen Village Phase II
submittal.
We have included updated drawings for grading, utilities, layout, lighting and landscape. Along with
these updated drawings we have also included a new plat showing the four unit buildings conversion to
three units, a concept drawing depicting the future park area and unit landscape plan.
Please contact me if you require any additional information regarding this project.
Sincerely,
Folz, Freeman, Erickson, Inc.
Todd A. Erickson
1244555th Street North, Lake Elmo, MN 55042 • Phone: (651) 439-8833 • Fax: (651) 430-9331 • Website: www.ffe-inc.com
Bryce A. Folz, LS
1939 2001
APR —
EXHIBIT 1
TirnothyJ. Freeman, LS Todd A. Erickson, PE
Principal Principal
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NORTHWEST A: CIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 7 r 63.231 .2555 Facsimile: 763.231 .2561 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: January 10, 2008
RE:
FILE NO: 798.02 -- 07.10
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Oak Park Heights — Oakgreen Village, Phase 1, PUD Amendment
And Phase 2 Concept and General Plan Approval, Preliminary
And Final Plat
Cover Page /Revised Concept
Project Narrative
Phase 1 Oakgreen Village Plat
Phase 2 Oakgreen Village 2 Addition
Phase 2 Layout, Traffic, Signage and Lighting
Phase 2 Grading, Drainage and Removal Plan
EXHIBIT 1 0
Tim Nolde, representing Anchobaypro Inc., has made application for a PUD amendment
for Phase 1 and a concept and general plan approval for Phase 2 of the Oakgreen
Village development west of Oakgreen Avenue and north of 58 Street. The area under
application consists of Phase 1 that has been previously approved for PUD general plan
and Phase 2, and area that previously was just approved for PUD concept. The City
Council approved a PUD general plan and preliminary /final plat for Phase 1 in May
2006. The property in question is completely under the control of Anchobaypro Inc.
The request for the Phase 1 amendment is to allow for the conversion of the four unit
buildings to three unit buildings. The conversion would be as the market dictates and
would require replatting of the units as they are sold. For the Phase 2 area, the original
concept plan indicates one five unit and one seven unit townhome building. The
concept and general plan for this area has been revised so that two twinhome buildings
would be constructed at this time. The private street would be extended to provide
access.
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
ISSUES ANALYSIS
Adjacent Uses. Uses adjacent to the subject site are listed below:
North of Site:
South of Site:
\Nest of Site:
Phase 2 Utility Plan
Phase 2 Landscape Plan
Phase 2 Lighting Plan
Phase 2 Proposed Drainage Area Map
Three Bedroom Townhome — Exterior Elevations
Three Bedroom Townhome — Floor Plans
Triplex — Exterior Elevations
Triplex —Floor Plans
Alternative Townhome /Single Family Designs (2 pages)
Comments of the City Engineer
Comments of the City Arborist
Present Zoning µ- B -4, Limited Business District
Present Use — Highway 36 oriented commercial development,
Goodwill and Xcel Energy power line easement
Present Zoning -- 0, Open Space
Present Use -- The Boutwells Landing Development and
Undeveloped Areas
Present Zoning -- B-4, Limited Business District and
B -2, General Business
Present Use — Undeveloped area, Wal Mart and Lowe's /CSM
Commercial Development
East of Site: Present Zoning — B -4, Limited Business District
Present Use — Single family residences and Oakgreen Avenue
Proposed Project. The applicant has indicated that with the dramatic change in the
housing market, the company is seeking ways to keep the Oakgreen Village project
viable. While a number of clients are favorable to the community and the location,
many have expressed interest in a twinhome unit. The submitted sketch indicates the
potential for twinhome units along 58 Street and Oakgreen Avenue.
The PUD amendment for Phase 1 would allow the conversion of Blocks 8-14 of the
Oakgreen Village Plat from four Tots to three lots, depending upon the market and sales
of unit types. The applicant has requested that the block conversion be approved at this
time as part of the PUD and that each block would be replatted as the market dictates.
The PUD, concept and general approvals would provide for the replacement of the five
unit and seven unit townhome buildings east of the wetland and north of 58 Street into
two unit townhomes. The request as this time is to add only four units in this area.
2
The concept plan approved in 2006 indicated 67 townhomes in the first phase and 46
additional townhomes in the second for a total of 113 units. With the proposed overall
layout, there is a maximum of 92 units and a minimum of 84 units, if all eight of the four
unit blocks are converted to three unit blocks.
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. 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 Village Plat exhibit that
indicates the proposed revision of Tots within Blocks 8 -14 from four lots /units to three
Lots /units. Blocks 7 and 15 are not to be converted. It is the intent of the applicant that
they will replat the blocks as the market dictates. City staff is not favorable to a
piecemeal process for replatting the area. The City Attorney recommends that the area
be replatted all at one time so as to reduce the processing time and requirement for
multiple public hearings and City review.
The applicant has also submitted a plat for Oakgreen Village 2nd Addition. The plat
establishes two blocks, each with two tots. The surrounding area is indicated as Outlot
A. All access is via private roadways so right-of-way is not necessary. The City
Engineer and City Attorney shall review the plat for any changes and additional
easements that may be required.
Park Dedication. Park dedication has been satisfied for this area. A cash park
dedication has been received by the applicant.
B-4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance
provides the conditional use permit standards for allowing residential use in the B -4
District. The standards are as follows:
Two family, townhomes and multiple family dwellings provided that:
a. At least two parking spaces per unit must be provided for on site, or proof is shown
of arrangements for private parking nearby.
Each unit is provided with a two stall garage, spaces in front of the garage door,
and guest parking spaces in the development.
3
b. No physical improvements, either interior or exterior, may preclude future re-use
for commercial purposes.
The units are constructed for residential use. It is highly unlikely that the project
would be redeveloped for commercial use in the future.
c. Unit floor areas must comply with Section 401.15.C.6.
The unit floor areas will comply.
d. Compliance with conditional use requirements of Section 401.03.A.8.
The Planning Commission and City Council should review the conditional use
permit requirements and determine if there are any reasons to not approve the
conditional use permit.
e. The development does not conflict with existing or potential future commercial
uses and activities.
The area has been planned for residential development since the approval of the
latest Comprehensive Plan in 1998.
f. The density, setbacks, and building height standards imposed as part of the R-3
g.
Zoning District are complied with.
The P--3 District standards with a PUD will be complied with.
Adequate open space and recreational space is provided on site for the benefit of
the occupants.
The density of the development has been decreased in order to provide more open
space and to accommodate larger dwelling units. A small private park will be
developed as part of the second phase.
h. The development does not conflict or result in incompatible land use arrangements
as related to abutting residential uses or commercial uses.
The residential development has been planned for this area.
i. Residential use be governed by all applicable standards of the Zoning Ordinance,
Building Code, Housing Code and Fire Codes.
All applicable codes will be applied.
4
j. Residential and non - residential uses shall not be contained on the same floor.
There is no commercial development planned within this project.
k. Residential uses shall be provided with a separate entrance, and separately
identified parking stalls.
The development has been phased with timelines that comply with this request.
1. The architectural appearance, design and building materials of residential
structures shall be consistent with the Design Guidelines and subject to approval of
the City Council.
The design and building materials shall be reviewed as part of a separate section
of this report.
The Planning Commission and City Council will need to review these issues as part of
the general plan review.
Project Density. Section 401.15.0.3 of the Zoning Ordinance establishes the density
thresholds for residential properties. Townhome projects require 4,000 square feet of
land area per unit excluding right - of-way and wetlands.
The Phase 1 development consists of a total area of 315,700 square feet, which
excludes the wetland and right -of -way area. The 67 units planned for that area
originally would result in an area per unit of 4,712 square feet. A reduction of units
would result in a threshold density that will exceed the requirements. The second
phase originally had a density per unit of 5,485 square feet. Again, lowering the density
would make the development more in conformance.
Proposed StreetlAccess. The applicant has proposed a roadway extension to
accommodate access for the two twinhomes. The roadway location matches the
location within the original concept plan approvals. A five stall guest parking area will
be constructed adjacent to the extended roadway. A turnaround will be provided at the
end of the roadway to accommodate vehicle access until such time as the complete
private roadway system is constructed. The 28 foot street would be privately developed
and maintained as are the other roadways in the Oakgreen Village development.
Trails /Sidewalks. As part of the twinhome development, the proposed sidewalk will
need to be constructed between the twinhomes and the wetland area. The sidewalk will
be done this Summer extending from Nova Scotia Avenue to Oakgreen Avenue. At the
intersection of Oakgreen and 58 Street, the trail and crosswalk should cross 58 Street
to the south and not access Oakgreen as shown on the plans.
Private Park. With extension of the roadway, staff had requested the applicant provide
preliminary plans for the private park area. New residents will be living in the area this
5
Summer so it is recommended that the park area be graded and that improvements be
made.
Setbacks. Within a PUD, the base district setback requirements (B -4) are applied only
to the perimeter of the project. The B -4 District specifies setback requirements as
follows: 40 feet front yard, 20 feet rear yard, and 10 feet side yard. If the lot is in a
corner, not less than 20 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.
The site plan indicates that one of the twinhomes is set back only 20 feet from the right -
of -way for 58 Street. Although the setback meets Zoning Ordinance requirements, the
proximity of that residential building from 58 Street should be commented upon by the
Planning Commission. There is adequate room to move the building further north and
not impact the parking area in front of the dwelling units.
Tree Preservation /Landscaping. The applicant has provided information on existing
tree coverage and what will be preserved and removed as part of the overall landscape
plan. Plans were also submitted for general landscaping in the area around the
twinhomes but no foundation plans were included. The applicant will need to provide
foundation planting plans. The City Arborist will review the tree preservation plans and
landscape plan for any revisions. 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 general plan of development submittals. The City Engineer shall review and
approve all of the grading and drainage plans.
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. Alt of the utilities
within the development shalt 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 Tight 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.
6
Home Removal. Staff recommends that the dwelling at 5762 Oakgreen Avenue be
removed as part of these development approvals. The structure is currently vacant and
would impact plans for grading and development of the private park.
Architectural Appearance. The application materials indicate preliminary drawings of
the twinhomes and the triplex units. The structures are base townhome row units with
small porches and brick /lap siding exteriors. The units lack architectural detail, feature
extensive horizontally and minor variety in building material. Staff has suggested that
the applicant provide building plans with more character, detailing and variety in building
materials. The examples from a development in Lakeville, and found as Exhibit 15 to
this report, have been provided to the applicant as an example of preferred building
designs. Staff recommends that alternative building elements be provided for Plannin9
Commission review. This is significant in that these units will be highly visible from 58
Street and Oakgreen Avenue.
The residential units are not required to be reviewed under Design Guideline
requirements, but as part of the PUD, the City can comment and require design and
material changes. The Planning Commission and City Council should comment further
on the building appearance and materials as part of the approvals.
Development Contract. The applicant will 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.
RECOMMENDATION 1 CONCLUSION
Staff recommends that issues be resolved with the applicant and that additional
requested plans be submitted prior to Planning Commission action on this item. The
following information and issues should be resolved prior to the Planning Commission
making a recommendation:
1. A preliminary /final plat be submitted for Blocks 8 -14 with the final development
layout.
2. A plan for the park shall be provided.
3. An alternative design that indicates at least a 30 foot setback for units from the
58 Street right-of-way.
4. Foundation plantings for the twinhomes shall be provided.
5. Alternative plans for the twinhomes and triplex units be provided that
demonstrate more architectural detailing and variety in building materials.
7