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HomeMy WebLinkAbout2005-04-07 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson hilemorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783231 .2555 Facsimile: 783.23 1.2561 planners @nacpl nning. om PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 7, 2005 RE: Oak Park Heights — Oakgreen Village: Revised PUD Concept Plan FILE NO: 798.02 -- 04.17 BACKGROUND Tim Nolde, representing Anchobaypro, Inc. and Valley Senior Services Alliance (VSSA), has made application for a PUD concept 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 the Central Business District. The City Council approved a PUD general plan and preliminary /final plat on March 9, 2004 for this area. The applicants have revised the plans to remove the apartment buildings and develop the entire area with townhome units. The application is only for the first phase of development that would exclude the single family properties directly adjacent to Oakgreen Avenue and a portion of the property to the west. The applicant has made separate application to the City for consideration of TIF financing for property purchase and removal to allow the second phase. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Oakgreen Village Concept Submittal Booklet January 11, 2005 Letter from Tim Nolde February 9, 2005 Letter from Tim Nolde City Council Resolution, March 9, 2004 Previous General Plan Approval Oakgreen Village, Previous Approved Plans Example of Alternative Development Options ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: South of Site: West of Site: East of Site: Present Zoning --- Central Business District Present Use — Highway 36 oriented commercial development, Undeveloped areas and the Xcel Energy power line easement Present Zoning -- 0, Open Space Present Use — The Boutwells Landing development and Undeveloped areas Present Zoning — Central Business District Present Use — Undeveloped area, oval -Mart and Highway 36 Oriented commercial development Present Zoning -- Central Business District Present Use -- Single family residences and Oakgreen Avenue Proposed Project: The general plan for the first phase of development in this area, approved in 2004, was for 87 townhome units. Those plans are included in Exhibit 5. 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 58th Street and from Novak Avenue to Oakgreen Avenue. The new plan calls for 96 townhome units in phase one, which is being considered at this time. The second phase includes 53 additional townhomes in the area that is not totally under control of the applicants. Anchobaypro has submitted to the City a request for Tax Increment Financing (TIF) to address purchasing and removal of those remaining homes. The previous conceptual approvals allowed for a total of 203 units; the new proposal is for a total of 149 units or a 54 unit reduction. All of the townhomes would be "for sale" and have sales prices beginning at $179,900. The proposed roadway network is almost identical to what was previously proposed. Novak would be constructed as the north /south street from 58 Street to 60 Street. Nutmeg Avenue would connect Novak and 58 Streets. Both of these streets would be public. The plans indicate 59 Street connecting Oakgreen Avenue and Novak Avenue. The roadway is not proposed to be constructed at this time, but the City would take the right -of -way as part of the plat. Comprehensive Plan. The 1988 Comprehensive Plan designates this area north of 58 Street and west of Oakgreen as Central Business District. The Central Business District Urban Design Study designated this area for residential and a mixed use precinct similar to what has been proposed in this concept plan application. The residential area is concentrated on the east side of the site and is oriented around the 2 existin g wetland similar to the CBD Plan. Additionally, the CBD Plan called for small box commercial with residential development west of the proposed Novak. while not identical to the Central Business District Urban Design Study Master Plan, the current proposal is similar in general land uses for how the area would develop. Development interests have also shared plans with the City incorporating this area into a large commercial development. The City would need to revise its Comprehensive Plan to accommodate large scale commercial development in this area. Zoning. The subject site north of 58 Street is proposed to remain zoned CBD. The PUD approvals will be applied to the CBD District as a conditional use. The CBD pp District allows multiple family structures as a conditional use. The use of the PUD would allow flexibility n how the project is configured in terms of building orientation and Y . use of private driveways s for access. The PUD general plan would finalize the plan and p Y g a development agreement would be executed between the applicant and the City addressing the project. Subdivision. A preliminary plat has been submitted by the applicants for the development. The plat establishes 80/90 foot rights-of-way for Novak Avenue, 50/60 p p foot right -of -way for Nutmeg Avenue, and 66 foot right -of -way for 59 tr, Street. The relimina plat includes 50 feet of right -of -way on the east side of the property for p rY p Oakgreen Avenue as recommended by the City Engineer. The total right -- of-way required for Oakgreen Avenue will be 100 feet. The individual townhome units would be platted separately with the surrounding property as outlots. Out lot A is created as a separate parcel with the dedication of the 59 Street right-of-way. The City Attorney has indicated that this outlot will need to be g tied to the ownership of the townhome areas so that it remains under their responsibility and maintenance. The reliminar /final plat will be considered in detail as a part of the general plan of p Y development of review for this project. 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 park dedication. The applicants have been advised that a property appraisal would p need to be provided to calculate the park dedication amount. A small tot lot park is planned within the development that would be privately maintained by the association. p The Subdivision Ordinance indicates that a credit for such areas can be granted by the City Council. This will be a policy decision of the City Council with input of the Planning Commission and Park Commission. CBD Standards. Section 401.301.E.6 of the Zoning Ordinance provides the CUP standards for allowing residential use in the CBD. The standards are as follows: Two family, townhomes and multiple family dwellings, provided that: 3 a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. c. Unit floor areas must comply with Section 401.1 5.0.6. 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. f. The density standards imposed as part of the R -3 Zoning District are complied with. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. 1. Residential use be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. j. Residential and non - residential uses shall not be contained on the same floor. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. The Plannin g Commission and City Council will need to review these issues as part of the concept plan review. I n particular, the concept plan review should addresses Items d, e, f, g, and h. These issues will be addressed as part of this report. 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 One development consists of a total area of 481,702 square feet. The 96 units p lanned for that area would result in an area per unit of 5,018 square feet. The calculations for the second phase would result in an area per unit of 4,638 square feet. Proposed Street /Access. As indicated, the proposed street network is almost identical to the previous plan. Novak Avenue has been moved slightly to the east and 59 Street has been reoriented around the proposed stormwater pond. The Nutmeg Avenue /58 Street intersection is at the same location. Novak is p l a n ned at an 80 foot/90 foot right-of-way with a 34 foot width street that will widen at the 60 th Street and 58 th Street intersections to accommodate turn lanes. Nutmeg Avenue is planned at a 50 foot /60 foot right -of -way with a 34 foot width and a 4 turn lane at 58 Street. 59 Street is planned with a 66 foot right-of-way and a street width of 34 feet. The Planning Commission has previously discussed the need to provide adequate separation between the residential uses in the east portion of the CBD and the commercial areas to the west. The City Engineer has indicated that 80 feet of right -of- way will give adequate area for significant boulevard tree plantings along Novak Avenue. Additionally, the applicant proposes to preserve the existing pine grove near the Novak Avenue /58 Street intersections and plant a screen of trees between Novak and the townhome units. The plan includes an extensive system of private trails that would intersect with the City's trail system. A continuation of the trail along the Xcel power line easement is planned to extend to Novak Avenue. A five foot sidewalk is also planned on the City right -of -way on the north side of 58 Street. The plans do not show, but the City will likely require, a City sidewalk on the west side of Novak Avenue. Private sidewalks would be provided on both sides of Nutmeg Avenue and throughout the development. The Park Commission should comment on the proposed private and public trail system that is planned for this development. Private Driveways. The plans include an extensive system of private driveways to serve the townhome units. All of the driveways are 24 feet in width and stop with a "hammerhead" dead -end. Most of the driveways are between 200 and 300 feet in length, which could create issues for emergency vehicle access, especially with the 24 foot driveway widths. The Police Chief and Fire Chief will comment on the design prior to the Planning Commission review. There will be 20 foot driveways between the front of the garage and the private driveway area. This minimal distance will create issues for accessibility and visibility with the large numbers of units on each private driveway. The average sedan is 16 feet in length, a Suburban is 18 feet in length, and a crew cab pick up truck is 22 feet in length. Large vehicles will hang out into the private roadway and restrict access and visibility. Snow removal will also be an issue on the long, narrow driveways. Setbacks. Within a PUD, the base district setback requirements (CBD) are applied only to the perimeter of the project. The CBD requirements specify no front, rear, and side yard setback requirements. 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 shall be nearer to another building by one -half the sum of the building heights of the two buildings. Alt of the buildings will meet the minimal requirements of the PUD section of the Zoning Ordinance relates to setbacks. The buildings are spaced adequately from the right -of- way and curb and adequate separate is provided to meet basic requirements. Traffic. The applicant's engineer has provided vehicle count information for the proposed development. The City Engineer has requested additional information and analysis of how the development will affect the existing level of traffic on Oakgreen 5 Avenue and 58 Street. Analysis of the traffic impacts of the development will be done by the City Engineer. Tree Preservation /Landscaping. The applicant has provided preliminary information on existin g coverage e and a landscape plan. The City Arborist will review the g detailed tree p reservation plans and landscape plans as part of general plan of p development review. The existing conditions map indicates the tree masses that would be removed to accommodate the development. While many of the trees are dead, not of significant size, or of desirable variety, there are groupings of trees that could be preserved with a more sensitive development plan. Park. The applicants have provided a small park area that would be owned and maintained by the homeowners association. More detailed plans of the park would be required for general plan of development review. Gradin g g and Drainage. A grading and drainage plan has been submitted with this proposal. The City Engineer will comment on any issues with the plan at concept plan p y stage. A more detailed plan review would be conducted as part of the general plan of development. Utilities. A utility p lan has been submitted. The utility plans will be subject to City Engineer review and approval at the general plan of development stage. preliminary A reliminary lighting plan has been submitted. The lighting plan will be reviewed as part of the general plan of development. Architectural Appearance. The application materials include preliminary drawings of the ro osed townhome units. The structures are basic townhome row units with small p p porches, varying arches, var in roof lines with brick and lap siding. Overall, the architecture of the townhomes is favorable but there is concern with so many of the same types of units in the pp development. The applicant should consider varying the style and architecture p between buildings as part of the general plan submittals. Parking. Two spaces within an enclosed garage are provided per unit. Thirty -five guest parking arking spaces are proposed in various locations throughout the development. The p lans also allow for 20 feet of driveway in front of each garage door. As indicated, this ma y be a minimal allowance with the long driveways and 24 foot width driveway. Development Contract. The applicant will be required to enter into a development contract with the Cit y should approval of the concept plan and general plan of granted. development be ranted. As part of the contract, the provisions for street and utility p construction, as well as payment for area changes, would be included. The contract will specify conditions of approval and issues related to phasing the development. 6 RECOMMENDATION 1 CONCLUSION As part of its review, the Planning Commission should first look at the Comprehensive Plan and determine from the goals and plans what is the most appropriate development for this property. Previous plans have indicated a residential component of the CBD for this area, but commercial developments may also be appropriate. If residential use is preferred for this property, it should be noted that this is the last large parcel in the City that will accommodate that type of development. The City should and can be selective in the type of development that it would allow there. Planning staff does not support the current concept plan offered by the applicants. The development is not sensitive to the natural features of the property, is too dense, and the design is clearly intended on maximizing the unit count of the project. The PUD process is intended to bring innovative and unique development to a site. This project is not innovative or unique. An example of an alternative design for single family housing on approximately the same size parcel is shown in Exhibit 6. More details of this project will be provided, as an example, at the Planning Commission meeting. Section 401.06.A indicates the purpose of the PUD. The Planning Commission should consider if this concept plan is appropriate based upon the fundamental goals of a PUD as stated below: 1. Innovations in development to the end that the growing demands for residential, commercial, and industrial projects at all economic levels may be met in greater variety in tenure, type, design, and siting of dwellings and by the conservation and more efficient use of land in such developments. 2. The preservation and enhancement of desirable site characteristics such as natural topography and geologic features and the prevention of soil erosion. 3. An efficient use of land resulting in smaller networks of utilities and streets thereby lowering housing costs and public investments. 4. A development pattern in harmony with the objectives of the Oak Park Heights Comprehensive Plan. 5. A more desirable environment than would be possible through the strict application of zoning and subdivision regulations of the City. 6. To give the landowner and developer reasonable assurance of ultimate approval before expending complete design monies while providing City officials with assurances that the project will retain the character envisioned at the time of concurrence. 7. To allow variation from the provisions of this Ordinance including setbacks, height, lot area, width and depth, yards, etc. where deemed necessary by the City Council. 8. Higher standards of site and building design through the use of trained and experienced land planners, architects, landscape architects and engineers. 7 9. More convenience in location and design of development and service facilities. 10. A creative use of land and related physical development which allows a phased and orderly development and use pattern. If the Planning Commission finds that the concept plan is acceptable, staff will prepare a resolution for approval with the appropriate conditions. The Planning Commission has the option of sending the recommendation directly to the City Council or approve the resolution at its May meeting. A recommendation of denial could follow the same process. 8 P.Q. 119 ILLWATER, MN 55082 -0 119 • 651 -439 -4187 a January 11, 2005 CHOBAYPRO, INC. Mr. Eric Johnson City Administrator City of Oak Park Heights P.O. 2007 Oak Park Heights, MN 55082 Dear Eric: Throughout the part 18 months we have worked on the Oak Green villas development. We received ,general plan approval for the first phase of our town homes consisting of 87 units. We had earlier received "Concept Approval" for the whole development, which consisted of approximately 203 units. We had 111 town home units and 92 apartment units in that plan. Throughout the planning and meeting process, questions of density arose. At this time we are prepared to submit a "scaled down" plan in conjunction with our application for tax increment financing assistance for the Oakgreen portion of the plat. The new configuration removes the 92 apartments and replaces then with 39 town homes the total unit count of this amended application is 158 units: effectively reducing the density by 45 households. All of the town hones would be "for -sale" and have sales prices begin ring at the $179,900 level. . We plan 011 submitting our materials in time for the March planning meeting. Please keep us advised to any other necessary information you might need before then. Could you please forward this letter to the councih Thank you for your time and please feel free to call me with any questions. Sincerely, Cc Dan Lindh Tim Nolde Anchobaypro, Inc. 0 0 ■ 0 ■ 40 00 ■ 0 0 0 i ■ ■ 0 ■ 04 0 0 0 B 0 0 9 EXHIBIT 2 P.O. 119 STILLWATER, MN 55082-0119 651. 439 -4187 • Anchobaypro, February 9, 2005 City of Oak Park Heights Council and Planning Commission Members 14168 Oak Park Blvd. N Oak Park Heights, MN 55082 RE: OAKGREEN VILLAGE NARRATIVE FOR REAPPLICATION Dear Members: Please find enclosed our application and the appropriate fees for Oakgreen Villas. You are aware you approved a similar plan to this approximately one year ago. The major change is the inclusion of the land conceptually approved earlier and the lowering of the density by eliminating the apartment buildings and replacing with town homes. T.i.s plan involves two phases, with Phase Two covering the area in our proposed TIF district, which will be addressed at another forum. Because of the size and nature of the development, our grading will include all of Phase One at the initial construction stage. We desire that Nutmeg and Novak Avenues' remin as public streets and all other interior roads in the development remain private. Our plan includes a "tot lof'Ipark area, which we propose remains private. Staff expressed some concern about the style of town home proposed instead of our apartment buildings. Our decision is guided by the affordability and differing product factors, in as such as these units are closer to the power lines and the commercial aspects of Highway 36. We see no other logical alternative. Since we are decreasing the density from 90 units to 36, we thought the governing bodies would welcome this change. The fact that the "hammerhead" and parking areas are not totally well liked by staff, should not be a deterrent in your decision - making process. These concepts work the best and have been given careful consideration by our engineers'. We feel we have accommodated all parties concerned and hope you feel the same. We look forward to working with you to bring about a nice project. Sincerely, Tim Nolde Anchobaypro, Inc. v • • • • • • • o • • • • • • • • • • • • • • • • • o • EXHIBIT 3 and RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNT', MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY VALLEY SENIOR SERVICES ALLIANCE FOR PLANNED UNIT DEVELOPMENT GENERAL PLAN PRELIMINARY/FINAL PLAT APPROVAL FOR THE AREA NORTH OF 58� STREET AND WEST OF OAKGREEN AVENUE, KNOWN AS OAKGREEN VILLAGE BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Valley Senior Services Alliance for planned unit development general plan and preliminary/final plat approval for the area north of 5 8 Street and west of Oakgreen Avenue, known as Oakgreen Village, and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact: 1. The real property ATTACHMENT ffected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B 3. The site is zoned CBD, Central Business District and a planned unit development general plan and preliminary /final plat approval is required for the project; and 4. The City staff prepared a memorandum dated December 31, 2003 reviewing the request; and 5. The memorandum from City staff recommended that the request be approved with conditions; and EXHIBIT 4 6. The Planning Coma fission held a public hearing at their January 8, 2004 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the applicant be approved subject to conditions. NOW, THEREFORE, BE IT .RESOLVED BY THE CITY COUNCIL, FOR THE CITY OF OAK PARK HEIGHTS THAT TILE CITY COUNCIL APPROVES ME FOLLOWING: A. The application submitted by Valley Senior Services Alliance for planned unit development general plan and preliminary /final plat approval for the area north of 58 Street and west of Oakgreen Avenue, known as Oakgreen Village, and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved the City Council of the City of Oak Park Heights subject to the following conditions: L The preliminary/final plat is subject to review and approval by the City Engineer and City Attorney. 2. The final plat must be revised to include additional right-of- as determined by the City Engineer, for turn lanes at the intersections of 58 Street North with Oakgreen Avenue North, Nutmeg Boulevard, and Novak Avenue North. 3. Proposed street right -of -way widths, pavement widths, and intersection designs are subject to City Engineer review and approval. 4, The proposed `drop off lane" in the public street right -of vvay in front of the apartment building on Nutmeg Boulevard is subject to Public Works Director review and approval. 5. The applicant must comply with Xcel Energy's requirements, as specified in a March 26, 2003 letter to Todd Erickson from Xcel Energy, for construction of a pond within the Xcel Energy easement. The applicant shall resubmit the development plans to Xcel Energy to assure compliance with all utility requirements. Written approval from Xcel Energy shall be provided to the City. 6. On the final plat, Nutmeg Street North must be changed to Nutmeg Boulevard subject to review and approval of the City Engineer and Washington County. 7, The applicant must either give the area for 59 Street to the City in fee without credit toward park dedication requirements, or language must be included in the development contract with the applicant that the City reserves the option for taking an 80 -foot- -wide right-of-way for 59 Street in the future without payment to the owner. The right -of -way dedication or option shall be approved by the City Attorney and included in the development agreement. 2 8. Prior to the issuance of any grading permit, all existing wells must be identified, capped and abandoned in conformance with Minnesota Rules. 9. If the house at 5830 O akgreen Avenue North, on the subject property, continues to be occupied after construction begins in that area, an acceptable sewage disposal solution must be provided subject to review and approval of the City Engineer. 10. If the townhomes east of Nutmeg Avenue are constructed before the apartments, the applicant must continue the sidewalk to provide a connection to Oakgreen Avenue North at the time that the townhomes are constructed. 11. Sidewalks and timing for construction are subject to review and approval by the Parks Commission, City Council, and City Engineer. The sidewalks shall be included as Plan A improvements as part of the development agreement. The final location of the sidewalk/trail on 58 Street shall be addressed in the development agreement. The 58 Street sidewalk/trail shall be paid for by the developer, including a reasonable escrow deposit for five years of maintenance if such location is deter ined to be in the City right-of-way. 12. The Park Commission recommends a cash park dedication for Oakgreen Village North. 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. 13. The submitted photometric plan is subject to the review and approval of City staff A revised lighting plan, incorporating standard City street lighting, shall be submitted subject to City staff review and approval. The City Council shall determine who will pay for fixture installation, maintenance and operating costs. 14. The site plan does not include lights 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. 15. If signage is proposed, a plan and details must be submitted for City review and approval. Two monument signs shall be allowed for the development, subject to final review and compliance with the City's Sign Ordinance. 16, The landscape plan must be revised to comply with the City Arborist's recommendations found in a report dated December 28, 2003. The revised plan is subject to City Arborist review and approval. 17. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the applicable watershed authority. 18. The proposed vinyl lap siding must be changed to steel or Hardiboard lap siding subject to final review and approval of the City Planner. 3 19. The applicant shall dedicate the wetland area north of 58 Street (Outlot H) to the City. 20. 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. 21. The site plans are subject to review and approval of the City Fire Inspector. 22. The applicant's traffic study for the Oakgreen Village development shall be subject to review and approval of the City Engineer. 23. The former Stillwater Auto Salvage Yard, located to the west of the proposed Novak Avenue, shall be "cleaned up" including removal of all automobiles and hazardous waste, fences, and buildings as described in a plan to be provided by the applicant and approved by City staff The cleanup of the property shall be completed prior to the issuance of any building permit, but no later than August 1, 2004. 2004. ATTEST: Approved by the City Council of the City of Oak Park Heights this 9th day of March Eric A. Johnson, City Administrator David Beaudet, Mayor 4 + 61' 1 1 1 1, ir 1 1 9s& - Eur.oN , ( 01 li nk l 11 , 1 1. 111 t!, 4. Aut. Avx Fa, - , = ----- - Agazraynr 950 1 0.cl 9b, • j11111 1111L. 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