HomeMy WebLinkAbout2006-03-02 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
Attached for Reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit 0:
Exhibit E:
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone :_ 763.231 .2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Ann Rexine /Scott Richards
DATE: March 2, 2006
RE: Oak Park Heights — Oakgreen Village: 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 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. 1 n 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 applicant has submitted the most recent concept plan that eliminates direct access
from 58 Street. The total number of units has decreased from 120 to 113 units. The
development would be phased with a total of 67 units in the first phase and the second
with 46 townhome units near Oakgreen Avenue. Novak Avenue is proposed in its
previous location.
The applicant is requesting only concept plan review of the Phase 1 at this time.
Oakgreen Village Concept Submittal Booklet
City Council Resolution, March 9, 2004 Previous General Plan Approval
Oakgreen Village, Previous Approved Plans
Oakgreen Village, Proposed Concept Plan, April 2005
Oakgreen Village, Proposed Concept Plan, June 2005
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 fine 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 — Central 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. Those plans are included in Exhibit C. The concept plan for
the area included 203 overall units, '1 11 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 Novak Avenue to Oakgreen Avenue. The
plan recommended for denial by the Planning Commission is found as Exhibit D.
The concept for a revised plan 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 northern 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 with site grading to be completed
and the construction of Novak Avenue North. The ponding outlets for both the existing
wetland and proposed pond would be completed. The first phase of buildings (Units 1 --
2
67) would be started this year with the timing of the construction of the remaining units
and private streets depending upon unit sales.
The lans include right-of-way to be dedicated with the plat. The Planning Commission
p g y
and Cit y Council should discuss the need for and the timing of 59 th Street as part of the
discussions of the concept plan.
Comprehensive Plan. A Comprehensive Plan amendment was approved in July
2005, removing the Central Business District (CBD) designation and replacing it with B-
4, Limited Business; 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
9
(PUD) overlay. . The B -4, Limited Business District lists two family, townhomes and
multiple family dwellings as a conditional use.
Subdivision. A preliminary plat was submitted with this application and Planning
Commission and City Council will review as part of the general plan of development
review.
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
p
planned within the development that would be privately maintained by the association.
The Subdivision Ordinance indicates that a credit for such areas can be granted by the
Cit y Council. This will be a policy decision of the City Council with input of the Planning
Commission and Park Commission.
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 p arking spaces per unit must be provided for on site, or proof is shown
of arrangements for private parking nearby.
b. No p h Y sical improvements, either interior or exterior, may preclude future reuse
for commercial purposes.
c. Unit floor areas must comply with Section 401 .15.C.6.
d ■ Compliance with conditional use requirements of Section 401.03.A.8.
3
e. The development does not conflict with existing or potential future commercial
uses and activities.
f. The density, setbacks, and building height standards imposed as part of the R -3
Zoning District are complied with.
Adequate open space and recreational space is provided on site for the benefit of
the occupants,
g.
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.
Residential and nonresidential uses shall not be contained on the same floor.
k. Residential uses shall be provided with a separate entrance, and separately
identified parking stalls.
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 Planning Commission and City Council will need to review these issues as part of
the concept 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 plans indicate a different layout plan from the previous
concept and general plans that have been reviewed by the City for this project. Novak
Avenue ue North would remain in the same location to connect 58th Street with 60 Street
36 frontage road). Novak is provided an 100 00 foot right-of-way with a 34 foot
wide street. Nutmeg Avenue and direct access to 58 th Street North from the proposed
development has been eliminated. Access will be from a private street network.
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 Novak
Avenue. Additionally, the applicant proposes to preserve the existing tree grove on the
4
north side of the existing wetland and pond and plant a screen of trees between Novak
and the townhome units. The Planning Commission may want to comment further on
the need for additional separation and landscaping including a planted berm along the
length of Novak on public and private right -of -way.
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
a Y
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.
s include dedication of 66 feet of right-of-way The plan g Y for a future 59 Street. The
Planning Commission and City Council should discuss this roadway and its necessity as
g
part of the overall plans for this area. The City will require the right-of-way dedication to
allow future roadway development.
The City Council will need to make a policy decision as it relates to the private street
network for this project. In the past, the City has not allowed significant private streets
to serve as access to this number of housing units. The private roadways are proposed
at a 28 foot width. A temporary through - street at the east portion of Phase 1 is proposed
to accommodate temporary circulation. The Fire Marshal and Police Chief should also
review the plans to determine accessibility of emergency vehicles throughout the
development.
Private Driveways. The plans include the private roadways, most which are designed
with a "thru" design. The plan has been revised to include 20 foot driveways between
the front of the garage and the private driveway area. The City Engineer will require a
28 foot private roadway system.
Trails /Sidewalks. The plan includes a system of private trails that would intersect with
the City's trail system. A continuation of the eight foot trail along the Xcel power line
easement is lanned to extend to Novak Avenue. A five foot sidewalk is also planned
p n the private property rivate right -of -way on the north side of 58 th Street. The plans show a
City sidewalk on the east side of Novak Avenue. The sidewalk will need to continue
58 60th ■
from 58 Street to 00 Street. The internal system of private sidewalks will provide
access throughout the development and around the wetland natural area. The Planning
Commission and the Park Commission should comment on the proposed private and
public trail system and connection east to Oakgreen Avenue North in Phase 2.
Setbacks. Within a PUD, the base district setback requirements (13-4) are applied only
to the perimeter of the project. The B-4 specifies setback requirements as follows: 40
feet front Y ard, 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
p ..
curb line from roadways as part of the internal street pattern. Additionally, the
Y
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.
5
All of the setback requirements would be met with the exception of Unit 1, 32 and 44
which measure 5 -7 feet. As part of the PUD, all perimeter units must maintain a 20 foot
setback to the lot lines. The applicant will provide additional information as part of the
general plan review to determine if the building to building setback requirements will be
met. Minor adjustments to the building setbacks may be required to comply with the
PUD section of the Zoning Ordinance.
Traffic. The applicant should provide projected vehicle count information for the
proposed development. The City Engineer wilt require additional information and
analysis of how the development wilt affect the traffic on Oakgreen Avenue and 58
Street, as well as the proposed Novak Avenue. The applicant should provide this
information for Planning Commission review.
Tree Preservation /Landscaping. The applicant has provided preliminary information
on existing tree coverage and a landscape plan. The existing conditions map indicates
the tree masses that would be removed to accommodate the development. The City
Arborist will review the detailed tree preservation plans and landscape plans as part of
general plan of development review. The City Arborist advises that 9 different species
of maple creates an ecological monoculture which is susceptible to disease devastation.
As part of the general plan stage, the applicant will be required to tabulate an inventory
of existing trees, calculate a tree replacement list and reduce the number of maple
species proposed.
Park. The applicants have provided a small park area in Phase 2 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.
Grading and Drainage. The City Engineer will comment on any issues with the plan
at development stage. A separate conditional use permit has been submitted for
temporary stockpile storage of topsoil and granular particles. This application will be
reviewed in a separate planning report.
Utilities. A utility plan has been submitted. The utility plans will be subject to City
Engineer review and approval at the general plan of development stage.
Parking. Two spaces within an enclosed garage are provided per unit. Forty nine
(49) guest parking spaces are proposed in various locations throughout the
development; 29 parking spaces in Phase 1 and 20 parking spaces in Phase 2. The
plans also allow for 20 feet of driveway in front of each garage door. To be consistent
with the City Engineers recommendation, the driveways need to be 22 feet and the
private streets 28 feet. Parking on one side of the street could be allowed on a 28 foot
roadway.
Architectural Appearance. The application materials include preliminary drawings of
the proposed townhome 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 horizontality and no
6
change in material. The Planning Commission and City Council should comment in
general on these changes for the more complete review that will be done as part of the
general plan of development review.
Development Contract The applicant will be required to enter into a development
contract with the City should approval of the concept plan and 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. The contract will
specify conditions of approval and issues related to phasing the development.
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 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. The
current plan provides significantly more open space and is less dense than previous
plans. The primary issue may be the significant system of private roads that will be
required for this plan.
if the Planning Commission is favorable to the concept plan, it could be recommended
to the City Council with the following conditions:
1 B ®4 District standards are compliant with the proposed project application.
2. The applicant provides a property appraisal, acceptable to the City Attorney to
calculate park dedication.
3. The
lat shall dedicate right-of-way for Novak Avenue, 59 Street, and Oakgreen
p
Avenue as required by the City Engineer and City Attorney.
4. The Planning Commission and City Council should discuss the need for and the
timing of 59th Street as part of the discussions of the concept plan.
5. The Planning Commission and City Council should comment on the design of
Novak Avenue including screening, landscaping and berms that may be required.
6. The Planning Commission and City Council should comment on the acceptability
of the private street network for this development.
T The Fire Marshal and Police Chief should review the plans and determine the
accessibility of emergency vehicles throughout the development.
7
8. The Planning Commission and Park Commission should comment on the
proposed private and public trail system.
9. Alt required setbacks to conform with zoning and wetland ordinance
requirements shall be incorporated in the general plan of development.
10. All perimeter units must maintain a 20 foot setback to the lot lines.
11. The applicant shall provide vehicle count information and projections as required
by the City Engineer.
12. Detailed tree inventory, tree preservation, and landscape plans shall be provided
for general plan of development.
•13. Detailed re ark plans will be required for general plan of development review.
p p g
14. Detailed grading, drainage and utility plans shall be provided for general plan of
development review.
15. Detailed architectural plans for the proposed buildings in the project shall be
required for general plan of development review.
16. The Planning Commission and City Council should comment on the need for
upgrades to Oakgreen Avenue as part of this developments
8
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Fol., Freeman, Erickson, Inc.
LAND PLANNING 7 SURVEYING + ENGINEERING
5610 MEMORIAL AVEATUE NORTH
Tart STILLWATER, MINNESOTA 55082
s ; i'hale (651) 439.8833 7. 050 430.9333
WASHINGTON COUNTY
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SEC 5, T29N, R20W
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follows, to wit:
and
and
RESOLUTION NO.
CITY COUNCII.
CITY OF OAK PARR HEIGIl"1'S
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF TAE CITY COUNCIL TART TIC
REQUEST BY VALLEY SENIOR SERVICES ALLIANCE
FOR PLANNED UNIT DEVELOPMENT GENERAL PLAN
PRELIMINARY/FJNAL PLAT APPROVAL
FOR THE AREA NORTH OF 58 STREET
AND WEST OF OAKGREEN AVENUE,
KNOWN AS OAKGREEN VILLAGE
BE APPROVED WIT73 CONDITIONS
WBEREAS, the City of Oalc Etas febii ed a, re ues 'r 4 1 VII
am ey
Senior S eivices Alliance for planned unit development general plan and relinin
.� � p p arylfinal plat
approval for the area north of 58th Street and west of oak Avenue, known as
a � � een. , Oakgreen
Village, and after having conducted a public hearing relative thereto, the Planning nning omnission.
of Oak Park Heights recommended that the application be approved with conditions. ions. The City
Council of the City of Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
SEE ATTACIIMENT A
2, The applicant has submitted an application and supporting
p g
documentation to the Community Development Department consisting of the following :
p � ollow�ng �ten�s.
SEE ATTACHMENT B
3, The site is zoned CBD, Central Business District and a p lanned unit
development general plan and preliminary /final lat approval is required for the .
p pp q e 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 B
6° The Planning Commission held a public hearing at their January � 8, 2004
meeting, took comments from the applicants and ublic closed the public hearing, � p earing, and
recommended that the applicant be approved subject to conditions.
NOW, THEREFORE, BE IT RESOLVED BY TIM MY CO FOR
�OR
THE cr OF OAK PARK HEIGHTS THAT THE CIS C0ITN IRE
T� APPROVES
FOLLOWING:
Aa The application submitted by Valley Senior Services y Alliance for planned unit
development general plan and preliminary/final plat approval for the .
� p pp e area north of � �
Street and west of Oakgreen Avenue, known as Oakgreen Village, and °
� g , d a�ectLng the real
property as follows
SEE ATTACFIME T A
Be and the same as hereby approved the City Council of the City of Oak Park � Heights subject to
the following conditions:
1. The preliminary /final plat is subject to review and approval by the City Engineer y ty ngineer and pity
Attorney.
2. The final plat must be revised to include additional right-of-way, as determined by the Cit Engineer, for turn lanes at the intersections of 58 th 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-way in front of
g y the apartment
building on Nutmeg Boulevard is subject to Public Works Director review and approval.
5. The applicant must comply with )(eel Energy's requirements, as specified °
q � p in a March 26,
2003 letter to Todd Erickson from Xcel within. pond for construction of a d ' .
p the Xcel
Energy easement. The applicant shall resubmit the development plans to Xcel p p el energy to
assure compliance with all utility requirements. Written approval from Xcel Energy to the City.
pp gy shall b e
6. On the final plat, Nutmeg Street North must be changed to Nutmeg Boulevard subject g vard 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 `
�' u credit toward
park dedication requirements, or language must be included in the development p ent contract with
the applicant that the City reserves the option for taking an 8 0 -foot -wide right-of-way 59
in g gtafwa- yfoiS9
Street n the future without payment to the owner. The right-of-way dedication
g y or option
shall be approved by the City Attorney and included in the development agreement.
p gr enlent.
2
' t
8. Prior to the issuance of any grading permit, alt existin wells must be identified, tied, capped and
abandoned in conformance with Minnesota Rules.
9. If the house at 5830 oakgreen avenue North, on the subject roe continues property, rty, continues to be
occupied after construction begins in that area, an acceptable sewage disposal solution g p ut on rriust
be provided subject to review and approval of the City Engineer.
Y �
10. If the townhomes east of Nutmeg Avenue constructed before the apartments, f h
a rrients, the
applicant must continue the sidewalk to provide a connection to Oak green Avenue North at
the time that the townhomes are constructed.
11. Sidewalks and timing for construction are subject to review and approval b
pp 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 sid
.� ewalkltrail
on 58 Street shall be addressed in the development agreement. The 58` S tree t
sidewalk/trail shall be paid for by the developer, including a reasonable escrow
deposit for
five years of maintenance if such location is determined to be in the City right-of-way.
tY
12. The Park Commission recommends a cash ark dedication Village a on for Oakgreen �'�lage Ncx-th, Park
dedication must be paid at the time of recording of the final plat. The specific terms
p of the
dedication will be addressed in the development agreement.
13 . The submitted photometric plan is subject to the review and approval of City ff
o a ■ incorporating City a �� "y sta r
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
installation, p y fixture
installation, maintenance and operating costs.
14. The site plan does not include lights on buildings. If lights are proposed s ed on. the buildings,
a � a ° p p dings,
they must be illustrated on the building plans, details submitted, and the photometric P 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.
� pp oval,
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 recomxnen
� dations
i
found in a report dated December 28, 2003. The revised lan is subject to City subject ty Arborist
review and approval.
17. Grading, drainage, erosion control, and utility plans are subject ect to review and approval
City ,.� pp vat by the
City Engineer. Storm water issues are also subject to review and approval by the applicable
. pp Y ppl cable
watershed authority.
18, The proposed vinyl lap siding must be changed to steel or Hardiboard lap siding subject g subs ect to
final review and approval of the City Planner.
3
19 4 The applicant shall dedicate the wetland area north of 58 Street Outlot to the City.
� tY .
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 Counciil of the City of Oak Park Heights this 9th day of March
Eric A. Johnson, City Administrator
David Beaudet, Mayor
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