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HomeMy WebLinkAbout2005-06-02 NAC Planning ReportBACKGROUND Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.23 1 .2561 planners@nacplanning.com PLANNVNG REPIRT TO: FROM: DATE: June 2, 2005 RE: k Park Heights Oakgreen Village: Revised PUD Concept Plan FILE NO: 798.02 04. 17 Eric Johnson Scott ichards Tim Nolde, representing An hob ypro, Inc. and valley Senior Services Alliance (VSSA), has made application for a revised 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 Districts The City Council proved a PUD general plan and preliminary/final /final p p p � plat on March 9, 2004 for this area. .. revised concept plan was reviewed by the Planning Commission at the April 14, 2005 meeting. This plan was not acceptable to the Planning Co fission and was sent to the City Council with a recommendation of denial. The applicant has submitted the most recent plan that eliminates Nutmeg Avenue and the additional access to 58 Street. The total number of units has been decreased from 149 to 120 units. The development would be phased with a total of 79 in the first p hale and the second with 41 townhor e units near Oakgreen Avenue. ovak Avenue is proposed in its previous location The applicant is requesting only concept plan review at this time. The Planning Commission had opened a public hearing at their May 12, 2005 meeting and continued the hearing and discussion to the June 9, 2005 meeting. Attached for reference: 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 2. 05 ISSUE 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 XceI 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, Wal-Mart and Highway 36 Oriented commercial development 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, while preserving the more prominent natural areas on the site. 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 3. 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 Novak Avenue to Oakgreen Avenue. The plan recommended for denial by the Planning Commission is found as Exhibit 4. The new plan includes 79 townhome units in the first phase. The second phase is the easterly edge of the property near Oakgreen Avenue. That phase would include 41 additional townhome units where Tax increment Financing (TIF) will be applied to assist in acquiring the remaining existing homes. 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 nd the construction of Novak Avenue North. The ponding outiots for both the existing wetland and proposed pond would be completed. The first phase of buildings (Units 1 15) would be started this year with the timing of the construction of the remaining units and private streets depending upon unit sales. The plans include right-of-way to be dedicated with the plat. The Planning Commission and City Council should discuss the need for and the timing of 59 Street as part of the discussions of the concept plan. 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 existing 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 City is currently in the process of considering the appropriate rezoning for the CBD that includes this area. The City may choose to leave the subject area zoned CBD or rezone the property to a general business district or to planned unit development to accommodate the residential use. This application was received before the City has made any changes to its Comprehensive Ian or zoning map. The ne zoning will need to accommodate the residential development if the concept/general plan is accepted for this development. The actual rezoning would not occur until the general an of development is approved. The City will likely determine the fate of the CBD zoning and what will ultimately take its lace prior to the general plan review of this project. 3 Subdivision. A preliminary plat was not submitted with this application. The applicant will need to provide a preliminary plat for Planning Commission and City Council review as part of the general plan of development review. Park DedicAion. 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 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. 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: 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 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. 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. i Residential use be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. 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 Planning Commission and City Council will need to review these issues as part of the concept plan review. if the property is rezoned to PUD or left as CBP the same general standards would apply. 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 *etiands. 4 The phase one development consists of a total area of 532,687 square feet which excludes the wetland and right-of-way area. The 79 units planned for that area would result in an area per unit of 6743 square feet. The calculations for the second phase would result in an area per unit of 4,640 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 North would remain in the same location to connect 58 Street with 60 Street (Highway 36 frontage road). Novak is provided an 40 foot/90 foot right-of-way with a 34 foot wide street that will widen at the 60 Street and 58 Street intersections to accommodate turn lanes. Nutmeg Avenue has been eliminated. Access will be primarily from a private street network. The Planning Commission has previously iscussed the need to provide adequate separation between the residential ses in the east portion of the CBD 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 pine grove near the Novak Avenue/58 Street intersections 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 Ian scaping or a center boulevard planting within Novak Avenue. 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. The plans include dedication of 60 feet of right-of-way for a future 59 Street. The Planning Commission and City Council should discuss this roadway and its necessity as 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 24 foot width. Private driveways in McKean Square were allowed at 28 feet. The City Engineer recommends that the private roadways increase to 2 feet in width. Temporary cul-de-sacs are proposed at the end of the private drives prior to construction of the second phase. 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. In the southwest corner of the site, 15 units are designed on a dead-end roadway with no turn around. The Police Chief, Fire Marshal, and City Engineer should comment on the dead-end design for this portion of the development The plan has been revised to include 22 foot driveways between the front of the garage and the private driveway area. The City Engineer will require a 28 foot private roadway system. With the 22 foot driveways, the resulting design would significantly improve the accessibility and visibility issues for this development. TrailsiSidewalks. The plan includes an extensive system of private trails that would intersect with the City's trail system. A continuation of the eight foot trail along the XceI 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. City staff recommends that the sidewalk not be connected, but end on either side of the wetland area, connecting to the private trails that surround the wetlands. The plans show a City sidewalk on the west side of Novak Avenue. The sidewalk will need to continue from 58 Street to 60 Street. The internal system of private sidewalks will provide access throughout the development and around the private park facility. The Park Commission should comment on the proposed private and public trail system that is planned for this development. Setbacks. Within P ..: D, 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 PU) 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. With the exception of Unit 87 in the second phase, all of the perimeter setback requirements would be met. The applicant will provide additional information as part of the general plan review to determine if the building to building setback requirement will be met. The separation between Units 26 and 27 and 47 and 48 is only 20 feet each. 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 will require additional information and analysis of how the development will affect the traffic on Oakgreen Avenue and 58th Street, as well as the proposed Novak Avenue. The applicant should provide this information for Panning Commission review. Tree PreservationiLan sca mg. The ppli .nt has provided preliminary information on existing tree coverage and a landscape Ian. The City Arbori t will review the detailed tree preservation plans and landscape plans as part of general plan of development review. The existing conditions map indicates the tree masses that wou l be removed to accorn od to the development. The n ' ° project will rovide significantly more open space than the previous plans. Thy number of existing trees that are preserved are roughly the same as previous plans due to the intensity of the d vel •}pm nt. 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. Grading and Drainage. A drainage plan has been submitted with this proposal. The City Engineer will comment on any issues with the plan at concept plan stage. A grading plan has not been submitted but would be required before City Council review of the concept plan. Unties. 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 inclosed garage are provided per units Fifty -seven guest parking spaces are proposed in various locations throughout the development. The plans also allow for 22 feet of driveway in front of each garage door. As indicated, this may be compatible if the private roadways are increased to 28 feet in width. Parking on one side of the street could be allowed on a 28 foot roadway. 6 Architectural Appearance. The application materials Include preliminary drawings of the proposed townhome and four -plea units. The structures are basic townhome row units with small porches, varying roof lines with brick and lap siding. The fourplex s also have small porches and have lap siding. 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 developments RECOMMENDATION f CONCLUSION As part of its review, the Planning Commission should first look at the Comprehensive Pi n and determine from the goals and plans what is the _ # o t appropriate development for this property. Previous plans have indicated a residential component of the CBD for this area but commercial developments may also be appropriated 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. The Planning Commission may want to see a redesign with 28 foot roadways in the development. This could impact building placement and slightly change the concept plan. If the Planning Commission is favorable to the concept plan, it could be recommended to the City Council with the following conditions: 1. A preliminary plat is submitted as part of the general plan of development 2. The applicant provide a property appraisal acceptable to the pity Attorney to calculate park dedication. au The Planning Commission, Park Commission, and City Council comment on the small tot lot park and if credit f jr park dedication shall be granted. 4. The plat shall dedicate right -of -way for Novak Avenue, 59 Street, and Oakg re n Avenue as required by the City Engineer and City Attorney. 5 The Planning Commission and City Council should comment on the design of Novak Avenue including screening, landscaping an r boulevards that may be required. 7 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. 8 The private drives on the concept plan shall be increased to 28 feet in width for City Council review. The Park Commission should comment on the proposed private and public trail system. 10. All required setbacks to conform with zoning and wetland ordinance requirements shall be incorporated in the general plan of development. 11. The applicant shall provide vehicle count information and projections as required by the City Engineer. 12. Detailed tree inventory, tree preservation, and Ian scape plans shall be provided for general plan of development 13. Detailed park plans will be required for general plan of development review. 14. Detailed grading, drainage and utility plans shall be provided for general plan of development review. 15. tiled architectural plans for the proposed buildings n the project shall be required for general plan of development review. 8 16, The Planning Commission and City Council should comment on the need for upgrades to Oakgreen Avenue as part of this development. 1-4 o ; • cx Q 7 • u 0 4.4 4.4 n � 0 ) Q.) 0 3 *ft... !,,iift4 loftoft4 iftia iifte ct 0 . , 0 01111 ' s "' (D o ; q ..., � cf) o .i.f.: 4iiii 4'' 4..i N LI) 1 C).4 N h ('1 O _ Ls‘41141*) ' . • d 1 I 4 I a I I I TI I 4 O v OCL o_o o - 0 cri � m �n v : U co co 0 CL C {t 3 U 0_ .0 v E � o E 0 .� U CU � c :E m o v c '> i C � co v � C � v cts 0 aj co v � U .0 a c . o a7 2 E a To v N v C 2 :C 0 Qa o 0 o 0 0 0 E 0 Q 0 v v 0 0 0 0 co 0) To C 0 (L m 0 v 0 c a 0) 0 v U 0) 0 co 0 U 0 0 N > 0 c am' 0 :0 0 4 5 Lr) C c o al 0 o N .: 0 0-° a) 0 Q C U ° - 0 s .0 j- o a) 0 ai v - - CO CU .� . =� 1-61 a 42 - .0 0 v , _ _ a ca v 0 a 0 0 G .0 N ° i_ U o . 0) - co _ ) :0 - 6 a) N., ,.. › w= 0 0 Q 0 . - 2 C ° c o v 0 E r� ° u v 0 a. 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CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, 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 q om valley Senior Services Alliance for planned unit development general plan preliminary/final prel�minarylfm.al plat approval for the area north of 58th p g p Street and west of Oak green Avenue, known and g own as Oakgreen villa g , a d after having conducted a public hearing relative thereto, the Planning . � ng �onlln�.ss�on of oak Park Heights recommended that the application be approved with conditions. Council of the �. pp ed ith di tons. The City City of Oak Park Heights makes the following findings of fact: g 1. The real property affected by said application is legally described g y as SEE ATTACHMENT A 2. The applicant has submitted an application and supporting pp g documentation to the Community Development Department consisting of the following items: g toms. SEE ATTACIIMENT B 3. The site is zoned CBD, Central Business District and a lanne p d unit development general plan and prelimina /final lat approval is required . p pp equ�red 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 2 6. The Planning Commission 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 OOUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE 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: 1. The preliminary /final plat is subject to review and approval by the City Engineer and City Attorney. 1 The final plat must be revised to include additional right-of-way, as determined by the City Engineer, for turn lanes at the intersections of 5 8 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 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 M Rules. 9. If the house at 5830 Oakgreen 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 sidewalkltrail on 58 Street shall be addressed in the agreement. development The 58 Street p �' 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. 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 Hardib o and 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 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 r f , < .J 1 , , _ ,„ - 9 937 ,3 BILAON 1 I 1- 1 Tr -anrkgA 00 0 00 0.00. r 0,40 - . ._,..- ... .7 . 5 .„------- -------- _ I' ./ ■P. ' . / 1 / 11 1 1111Ma. 111 41 !Mill MEW? . - , 1\ virli -1=.'-'L-•.' 1 ,-- E. - tirawri12.2.41 105111811M11111111 fw INIFEW 1 11: ... 14 1 1 11Mall r ,HPY -------- - - irsHuo i xvo - �lrits�ttir:�:t Z 0 w v 0 N 40 g w o0, Wig RN z�b v 0 A a v 13..;N mniAkaNtikNotliN nmnb " "1 11 '' %4Q 0' W44" 'eOk'i Nt.. 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