HomeMy WebLinkAbout2008-04-30 NAC Planning Report ENO-LOSURE
NORTHWEST ASSOCIATED CONSULTANTS., INC.
4800 Olson Memorial Hi SUite 202, Golden Valle MN 55422
Telephone: x63.231 .2555 Facsimile: 763.231.2561 planners nacpla nnin com
PLANNING REPORT
TO'. Eric Johnson
FROM: Scott Richards
DATE: April 30, 2008
RE: Oak Park Hei — Oak Villa Phase 1, PUD Amendment
And Phase 2 Concept and Final Plan Approval, Preliminar and
Final Plat
FILE NO: 798.02 — 07.10
The Plannin Commission, at their April 10, 2008 meetin continued the discussion of
the re for the PUD amendment and Concept and General Plan approvals for
Oak Villa The discussion was continued to the Ma 8, 2008 meetin to allow
the applicant to refine the desi and buildin materials for the three unit buildin
within the development. Staff has met with Tim Nolde and his architect to clarif what
was needed in terms of buildin chan and plans. A revised elevation plan has been
submitted (see attached).
Overall, staff is pleased with the desi chan to the buildin There are si
more detail items, additional brick and a desi that breaks the lon expanse of roof.
The onl comment of staff is that the dormers proposed are too small to be in proportion
to the roof and eves. The plans should be revised to include lar dormers.
Additionall the applicant should provide details on the buildin materials planned for
the rear and sides of the structure. The applicant should also clarif the final details of
what is to be included in the private park area. The Plannin Commission wanted to
see a small tot lot with e as part of the park plan.
A cop of the April 3, 2008 Plannin Report has been attached. A recommended list of
conditions for approval is included in that report.
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ARCHITECTURE ' PLANNING*
INTERIOR DESIGN 0 CONSTRUCTION VANAGE-MENT
333 M V.A;N STREET
SUITE 201,
SHLLWATER, 4N 55082
PHONE 651/430-0606
FAX 651/430-2414
Anchoba Pro, Inc.
Tim Nolde
P.O. Box 119
775 Green Twi Wa
Stillwater, MN 55082
(651) 439 -418 7 Phone
❑ ❑ ❑ (651) 430-9197 Fax
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4 800 Qlsor� M� �nor�i l 1~ ighw�y, Suite 2C 2, Golden Valley, MN 5422 s
Telephone: x63,23`1 .2555 Facslr�� ile: 763.231.2561 plan ners�cz�nacp1a nn ing. con
PLANNING REPO
TO: Eric Johnson
FROM: Scott Richards
DATE: April 3, 2008
RE: oak Park 1- heights — oakgreen Village, Phase 1, PLED Amendment
And Phase 2 Concept and General Plan Approval, Preliminary
And Final Plat
FILE No: 708.02 07.10
B ACKGROUND
In December 2007, Titer 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 pillage 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 2000. 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: Cover Page /Narrative
Exhibit 2: Layout, Traffic, signage and Lighting Plan
Exhibit 3: Existing Conditions, Grading, Drainage and Removal Plan
Exhibit 4: Utility Plan
Exhibit 5: Landscape and Park Plan Concept
Exhibit 6: Lighting Plan
Exhibit 7: oakgreen village 2 nd Addition
Exhibit 8: oakgreen village 8 d Addition
Exhibit g: Four Flex Elevations and Three Dimensional views
Exhibit 10: January 10, 2008 Planning Deport
ISSUES ANALYSIS
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 townhorne 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 townhornes in the first phase and 46
additional townhomes in the second for a total of 118 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 ..duly
2005, removing the Central Business District (Cl3D) 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 BW4, 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, townhornes and multiple family dwellings as a
conditional use.
subdivision. The applicant has provided an oakgreen Village 2nd 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 lots surrounded
by outlot A, The outlot will eventually be replatted to accommodate another twor -unit
building to the east.
Oakgreen village 8,d Addition is also under consideration to replat Blocks g 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.
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Project Density. section 401.1 5.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 go 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 sung 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 shoves 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 ghat will be preserved and removed as part of the overall landscape
3
plan. flans were also submitted for general landscaping in the area around the
twinhornes 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 cutoff 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 Plannin 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 / 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 n Addition and oakgreen village
3rd Addition is subject to review and approval by the City Engineer and City
Y
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.
8. Sidewalks /trails and tinning 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 #n 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
g. The site plan does not include light 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 I 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 farm acceptable to the city, and subject to review and approval of
the city Attorney,
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