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HomeMy WebLinkAbout2006-05-04 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2581 plan n rs(nacpia nning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 4, 2006 RE: FILE NO: BACKGROUND Oak Park Heights -- Oakgreen Village: PUD General Plan Preliminary /Final Plat, Conditional Use Permit 798.02 -- 06.03 Tim Nolde, representing Anchobaypro Inc. and Valley Senior Services Alliance (VSSA) has made application for a PUD general plan approval for that area west of Oakgreen Avenue and north of 58 Street. The area under application at this time consists of approximately 11 acres and encompasses a significant portion of what was the Central Business District. The City Council approved a PUD general plan and preliminary /final plat on March 9, 2004 for this area. A revised concept plan was reviewed by the Planning Commission at the April 14, 2005 meeting. This plan was not acceptable to the Planning Commission and was sent to the City Council with a recommendation of denial. In June of 2005, the Planning Commission approved another revised PUD concept plan. The applicant withdrew the PUD concept plan before the City Council review. The Planning Commission recommended the concept plan for this revised project at their March 9, 2006 meeting. The City Council approved the concept plan at their April 11, 2006 meeting. The general plan application is only for Phase 1 of the total development plan. Phase 1 includes a total of 67 townhome units. The second phase would include an additional 46 townhome units and is proposed within the next five years. The street network will be private with access off of Nova Scotia Avenue North. Attached for reference: Exhibit A: Exhibit B: Exhibit 0: Oakgreen Village Concept Submittal Booklet Memo from City Engineer Memo from City Arborist ISSUES AND ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: South of Site: West of Site: Present Zoning — B -4, Limited Business District Present Use — Highway 36 orientated commercial development, Undeveloped areas 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 property approved for 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 project narrative for the site describes the project as follows: "The concept of this development is to create an attractive and affordable community for the City of Oak Park Heights. The newly revised layout incorporates better circulation and creates additional open areas for the development." The general plan for the first phase of development in this area, approved in 2004, was for 87 townhome units. The concept plan for the area included 203 overall units, 111 which were townhomes and 92 apartment units in two separate buildings. The concept plan encompassed the area south of the Xcel power line easement to 58 Street and from Nova Scotia Avenue to Oakgreen Avenue. The concept for the revised plan in 2005 included 79 townhome units in the first phase. The second phase was on the easterly edge of the property near Oakgreen Avenue and was to include 41 additional townhome units where Tax Increment Financing (TIF) would have been applied to assist in acquiring the remaining existing homes. The current concept plan includes 67 townhome units in the first phase. The second phase is the eastern edge of the property near Oakgreen Ave. That phase would include 46 additional townhome units, The applicant has proposed three different styles of building units in the development. The applicant plans to begin the first phase this year. The first phase of buildings (Units 1 w 67) would be started this year with the timing of the construction of the remaining units and private streets depending upon unit sales. 2 A preliminary plat has been submitted that includes the necessary right -of -way for Oakgreen Avenue North and Nova Scotia Court North. The applicant has provided this short cul -de -sac off of Nova Scotia to accommodate the potential development of the commercial area north of the Xcel Energy power line easements. 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 Planned Unit Development (PUD) overlay. The B -4, Limited Business District lists two family, townhomes and multiple family dwellings as a conditional use. Subdivision. The applicant has submitted a preliminary /final plat for review. Out lot A encompasses the area to the north of the Xcel power line easement that could be developed as a commercial business site. Out lot B is an area north of Nova Scotia Court North that will need to be tied to the residential development to assure that the homeowners association will maintain the property in the long term. Outlot C encompasses all of the common areas and private roads of the residential development and Out lot D is the ponding area adjacent to 58 Street. This area is a drainage and utility easement that will be dedicated to the City as it is part of the regional drainage system. The plat identifies public drainage and utility easements that will need to be vacated through a public hearing and action by the City Council. The plat will dedicate an additional 50 feet for Oakgreen Avenue. The right --of -way for Nova Scotia Court North is also being dedicated as a cul-de-sac. The City Engineer will need to comment on the right -of -way. The City Engineer and City Attorney shall review the plat for any changes and additional easements that may be required. Park Dedication. Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The residential area to be platted would be subject to cash park dedication. The Park and Trail Plan does not identify any park land within this immediate area, thus the City will require cash. The applicant has provided an appraisal in compliance with the provisions of the Subdivision Ordinance. The park dedication amount will be calculated, included in the developers agreement, and paid in full prior to recording the final plat for the property. B -4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP 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. 3 b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. c. Unit floor areas must comply with Section 401.15.0.6. The unit floor areas will comply. d. Compliance with conditional use requirements of Section 401.03.A.8. e. The development does not conflict with existing or potential future commercial uses and activities. g. Each unit is provided with a two stall garage, spaces in front of the garage door, and guest parking spaces in the development. The units are constructed for residential use. It is highly unlikely that the project would be redeveloped for commercial use in the future. 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. 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 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. 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 shalt be provided with a separate entrance, and separately identified parking stalls. The development has been phased with timelines that comply with this request. I. 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 one 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 would result in an area per unit of 4,712 square feet. The calculations for the second phase would result in an area per unit of 5,485 square feet. Proposed Street /Access. The City Council, in granting concept plan approval, supported a private street network for the development. The roadways will be 28 feet wide, back to back. Nova Scotia Avenue North has been provided a 100 foot right -of- way and will be constructed this Summer with a 34 foot wide street. Nova Scotia Court North is being platted and will be given to the City as public right -of -way. It is a cul -de- sac to provide access to the commercial area north of the Xcel power line easements. The roadway would not be constructed until such time as development occurs in that area. The City may choose at some time to vacate the right -of -way if no access is required or if only a private driveway is needed for this area. The Planning Commission has previously discussed the need to provide adequate separation between the residential uses in the east portion of the B-4 and the commercial areas to the west. The City Engineer has indicated that 100 feet of right -of- way will give adequate area for significant boulevard tree plantings along Nova Scotia Avenue. Additionally, the applicant proposes to preserve the existing tree grove on the north side of the existing wetland and pond and provide berming and a screen of trees between Nova Scotia and the townhome units. The Planning Commission may want to comment further on landscape and grading plans for this area. 5 The plans also include a 50 foot right -of -way dedication for Oakgreen Avenue as required by the City Engineer. This development, with the added traffic, will increase the need to improve Oakgreen Avenue with shoulders and turn lanes. Utilities will be placed within the Oakgreen Avenue right -of -way to serve this development. The City Council should consider timing for the Oakgreen Avenue improvements with construction of this development. Private Driveways /Parking. Alt of the driveways leading into the garages have at least a 20 foot separation from the curb line to the building. There are 29 visitor parking stalls throughout the development. The 28 foot street would allow for parking on one side. The developer homeowners association would need to sign and enforce that parking. Trails /Sidewalks. The plan includes a system of private trails that would intersect with the City's trail system. A continuation of the 10 foot trait along the Xcel power line easement is planned to extend to Nova Scotia Avenue. A five foot sidewalk is also p private property 9 wa tanned on the rivate right-of-way on the north side of 58 Street. The plans Y show an eight foot trail on the east side of Nova Scotia Avenue. The sidewalk wilt continue from 58 Street to 60 Street. The internal system of private sidewalks will provide access throughout the development and around the wetland natural area. The Park Commission has commented on the proposed private and public trail system and their recommendations have been incorporated into the proposed plans. Setbacks. Within a PUD, the base district setback requirements (B -4) are applied only to the perimeter of the project. The B -4 specifies setback requirements as follows: 40 feet front yard, 20 feet rear yard and 10 feet side yard. If the lot is on 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 species that no building within the project shalt be nearer to another building by one -half the sum of the building heights of the two buildings. The building setbacks have been adjusted since the concept plan review. All of the buildings are now at least 20 feet from the right -of -way of Nova Scotia Avenue North. The building separation is also at least 20 feet in compliance with the Zoning Ordinance. All of the building setbacks comply with the PUD requirements. Traffic. The applicant has provided vehicle count information for the two access points to Nova Scotia Avenue. The counts were based upon an average daily traffic generation of 10 trips per day per household. The City Engineer shall review the information and comment on the overall traffic impact. Tree Preservation /Landscaping. The applicant has provided information on existing tree coverage and what wilt be preserved and removed as part of the overall landscape plan. The plans indicate significant landscaping in the Nova Scotia Avenue boulevard. The grading plan shows some berming along this corridor in order to provide additional separation to the residential units. 6 The landscape plan provides a varied and interesting plan for the development. The applicant will be required to remove the dead trees within the existing wetland/ stormwater ponding area identified on the plat as Outlot D. The City Arborist will review the tree preservation plans and landscape plan for any suggestions and changes. The plans shall be subject to the final approval of the City Arborist. Park. The applicants have provided a small private park in Phase 2 that would be owned and maintained by the homeowners association. The applicant will not be provided any credits from park dedication fees for providing the park area. The plans for the park would be reviewed as part of Phase 2. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the final plan of development submittals. The plan indicates a different shape for the pond that is created within the Xcel power line easement. The plans also indicate the fill stockpile that has been approved by the City Council under a separate conditional use permit. The City Engineer shall review and approve all of the grading and drainage plans. Additionally, any easements required for drainage shall be granted by the City subject to approval of the City Engineer. 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. Xcel Energy. Previously, the applicant had provided a letter from Xcel indicating that the plans had been reviewed and approved for the proposed parking, streets, and trails that were occurring in the power tine easement. The applicant has been asked to submit the plans to XceI for any further comment or conditions. Well and Septic Abandonment. As part of the redevelopment, the applicant shall abandon all wells and septic systems that will be affected in conformance with Minnesota Rules. Lighting. A lighting plan has been provided that includes a street light fixture 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. The only signage proposed for the development includes two monument signs on each of the two entrances from Nova Scotia Avenue. The site plan does not indicate the exact locations of the signs. Additionally, the applicant should provide to scale diagrams of the signs to assure conformance with City sign requirements. The 7 final design and placement of the monument signs shall be subject to review and approval of City staff. Architectural Appearance. The application materials include preliminary drawings of the two proposed townhome styles and four -plex units. The structures are basic townhome row units with small porches, varying roof lines with brick and lap siding. The four -plex housing units lack architectural detail as they portray extensive horizontatity and minor change in material. The applicant has provided a brick base to the four elevations of the units since the concept plan submittals. The plans indicate vinyl lap siding for some of the townhome units. The City will require steel or a Hardiboard type lap siding. 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. Homeowners Association. A homeowners association will be established to maintain the development until the applicant has completed and sold the units within the project. The City wilt require the applicant to provide all of the association duties and maintenance until after the completion of Phase 2. The City will also require the establishment of one homeowners association and not multiple associations for the development. The applicant shall provide all required homeowners association documents to the City Attorney for his review and approval. The applicant wilt also be required to disclose the entire development plans to include Phase 2 for all Phase 1 buyers. Disclosure is also required notifying all buyers within the development that the roadway and utilities are private and will not be accepted as public in the future by the City. Development Contract. The applicant will be required to enter into a 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 welt as payment for area changes, would be included. The contract will specify conditions of approval and issues related to phasing the development. RECOMMENDATION 1 CONCLUSION If the Planning Commission is favorable to the general plan, the preliminary/final plan and the conditional use permit to allow residential townhome units in the B-4, Limited Business District, it could be recommended to the City Council with the following conditions: 1. The preliminary/final plat is subject to review and approval by the City Engineer and City Attorney. 8 2. The Park Commission recommends a cash park dedication for Oakgreen Village. Park dedication must be paid at the time of recording of the final plat. The specific terms of the dedication will be addressed in the development agreement. 3. All easements, as required by the City Engineer and City Attorney, shall be dedicated to the City as part of the subdivision approvals. 4. The applicant shall dedicate the right-of-way area for Nova Scotia Court North and Oakgreen Avenue as part of the final plat. 5. The Planning Commission /City Council should comment on the berming and screening provided for Nova Scotia Avenue North as part of the grading and landscape plans. 6. Sidewalks /trails and timing for construction are subject to review and approval by the Parks Commission, City Council, and City Engineer. ?'. The applicant's traffic study for the Oakgreen Village development shall be subject to review and approval of the City Engineer. 8. The tree preservation and landscape plans are subject to review and approval of the City Arborist. The applicant shall remove the dead trees within the stormwater /wetland ponding area identified as Outlot D. 9. The plans for the private park shall be provided and reviewed as part of the Phase 2 concept and general plan of development review process. 10. 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. 11. The applicant must comply with Xcel Energy's requirements for construction of a pond within the Xcel Energy easement. The applicant shall resubmit the development plans to XceI Energy to assure compliance with all utility requirements. Written approval from Xcel Energy shall be provided to the City. 12. Prior to the issuance of any grading permit, all existing wells and septic systems must be identified and abandoned in conformance with Minnesota Rules. 13. 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. 14. Two monument signs shall be allowed for the development, subject to final review and approval of locations, and compliance with the City's Sign ordinance. 9 15. The Planning Commission and City Council should comment on the final design and materials for the townhome structures. 16. The proposed vinyl lap siding must be changed to steel or Hardiboard siding subject to final review and approval of City staff. 17. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 18. The applicant shall supply the homeowners association documents as required by the City Attorney for review and approval. 19. 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. 20. 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. 21. The applicant shall dedicate the wetland area north of 58 Street (Outlot D) to the City. 22. The applicant is required to enter into a development agreement with the City in a form acceptable to the City, and subject to review and approval of the City Attorney. 10 )11‘ dik liii) ti/A t oiami illaftrami Cti r aft" ' IIIA4 i*.4 4 a ' 1.4:) Z o CI y N q � N b qJ i w� CU w C 'T "' l ft4 Cti ttN m � ;Z IIIIII* p. %:a) em\Ct W zf si—•- ❑ N Yc a C O ❑ Q3 c) Q) _J v Q • H N = r /) 0 O, -- £: C�7 F o £ ° m g) E o Q E :3 O •: U Q 0 O (r) _ • .Y @ .-3) (o (d [ll - C :J r 0. C c) N ° -o ' ❑ C ° [� 4 C -- c» ° s C o v c v Q C C 3) N Q) D [ll �, ' CC3 t1) � v b 0 C E -'� v ( LO (D t) .0 o c o. ❑ o C C!) 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A u .=, . 0, 6 F- ud , . . a A !=,' _ff] 4.1 > _ (": 1 (1 * 1 1 A 46 (■- A* : „ J ILLWON •AV I/1100S. r.L] w 0 u 0 Jim No. VA ON NIVIONVO 0 c. 0 z LLB < 1 E 111 LU Q • (3- < < O 0 z < EL C.) H u) a_ 0 UJ Z 0 < Z —1 nu hi TREE SCHEDULE TOTAL # 352 PLANTIN, DETAILS kT z L.! X z C ------- I, C4 - El Dr---1 , 7,. 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Johnson; Jim Butler; Scott Richards; Mark Vierling Subject: Oakgreen Village - Landscape Plan & Tree Replacement OPH Staff - I have reviewed the landscape plan and tree removal lists for the Oakgreen Village development dated 4/26/06. I have also re- calculated the tree replacement requirement. My comments are as follows: Landscape Plan: 1. The overall design looks good. It is attractive and complements the proposed buildings and site improvements. The plan provides adequate screening of units from Nova Scotia Ave. and the commercial area tote west. 2. The tree species are diverse and hardy with few major insect or disease problems. The diversity has been improved from the previous plan. There is a nice variety of shrubs and perennials which will enhance the attractiveness of the landscape. Tree Protection: Tree protection fencing should be up around treed areas to be preserved prior to construction activities. Please refer to the document "Tree Protection Standards, City of Oak Park Heights". Tree Replacement: Page 1 of 1 After correcting the tree list for trees such as boxelder, cottonwood under 12 inches and dead trees, have calculated a total removal of 2,434 caliper inches out of 4,218 caliper inches of significant trees. The calculated tree replacement is 1,866. caliper inches. Per the OPH Tree Protection Ordinance (#1307) projects which remove greater than 1500 caliper inches may have the caliper replacement inches modified by woodland type factors for each type of tree being removed. After adjusting for woodland type factors, the tree replacement requirement is determined to be 1 ,234 caliper inches. The landscape plan calls for 864 caliper inches. The final tree replacement requirement is therefore 370 caliper inches (1,234 - 864). If there is not adequate space to plant trees on the subject property, cash in lieu of tree replacement may be paid to the city's Tree Replacement Fund at the rate of S 50. per caliper inch or $18,500. If you have any questions regarding this report, please contact me. Kathy Widin Arborist City of oak Park Heights 5/4/2006