HomeMy WebLinkAbout2004-02-05 NAC MemorandumMEMORANDUM
BACKGROUND
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.conq
TO: Eric Johnson
FROM: Cynthia Putz-Yang 1 Scott Richards
DATE: February 5, 2004
RE: Oak Park Heights — Oakgreen Village South — PUD Concept Plan
FILE NO: 798.02 03.15
Application. Valley Senior Services Alliance (VSSA) is requesting City approval of a
PUD concept plan for the area west of Oakgreen Avenue and south of 58 Street. The
subject site is 6.4 acres. The project is called Oakgreen Village South and includes 37
two-story townhomes. The property is guided Park Facilities/Open Space in the
Comprehensive Plan and is zoned 0, Open Space Conservation. The applicant has
held a neighborhood meeting regarding this application.
Future Applications. If the concept plan is approved, the next step would be for the
applicant to request the following approvals:
• Comprehensive Plan amendment changing the guided land use from Park
Facilities/Open Space to Medium Density Residential and revising text for
Planning District 11
• Zoning District amendment rezoning from 0, Open Space Conservation to R-2,
Low & Medium Density Residential
• PUD/CUP General Plan of Development
Parks Commission. The City has the option of purchasing the southern 150 feet of the
property. This option is included in a development agreement with the applicant. The
City's Park and Trail Plan shows a proposed trail extending through this strip of land.
On January 26, 2004, the Parks Commission voted to recommend that the City
purchase and preserve this portion of the property as a buffer and open space for the
City. The Parks Commission recommends that the land be purchased with park
dedication money from the Oakgreen North development. If the City Council concurs
with this recommendation, the proposed project should be rejected, and the applicant
should reapply for development of only the triangular area north of the 150 -foot strip.
Adjacent Uses. Uses adjacent to the subject site are listed below:
North of the Site:
South of the Site:
West of the Site:
East of the Site:
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
ISSUES ANALYSIS
Oakgreen Village North Townhome Development
River Hills Single Family Home Neighborhood
Boutwell's Landing Development
Oakgreen Avenue and Single Family Homes
Site Plan
Existing Conditions
Grading and Drainage Plan
Utility Plan
Building Elevation
Letter from Applicant
City Engineer's Letter dated January 27, 2004
Comprehensive Plan The 1998 Comprehensive Plan designates this area south of
58 Street and west of Oakgreen as Park Facilities /Open Space. In order for the
property to be developed as proposed, this designation would need to be changed to
Medium Density Residential. In the Comprehensive Plan, the property is located in
Neighborhood Planning District 11. The subject area is discussed in the following
paragraph of the Comprehensive Plan:
"The district [Planning District 11] is well accessed by Highway 36, Norell Avenue,
Oakgreen Avenue, and 58 Street. The extension of 58 Street between Norell and
Oakgreen Avenue is projected for completion in 1999. The area remaining after
installation of 58 Street south to the River Hills neighborhood is planned as park
facilities /open space. The City will maintain this area as a lineal park and the location of
the 58 Street trail connection to Oakgreen Avenue. The local street system through
the first phase of the Valley Senior Service Alliance project is also projected for 1999."
The preceding text will need to be revised if the City decides not to purchase the 150 -
foot strip and the proposed project goes forward.
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The City has both goals that encourage residential growth and diversity and that
encourage the protection of natural resources and open space. These goals are listed
below:
• Encourage continued but orderly and diverse growth in Oak Park Heights.
• Provide a diversity of land use opportunities within the City to ensure a wide range of
employment and consumer options, as well as housing choices.
• Protect Oak Park Heights' natural resources.
• Maintain and improve a safe, viable, orderly, productive and enhanced environment
for all residents of the community.
The following Comprehensive Plan policies may also be applicable:
• Protect low density residential neighborhoods from encroachment or intrusion of
incompatible higher use or density types and by adequate buffering and separation
from other residential as well as non - residential use categories.
• Recognize the development of patio homes, townhouses, quadraminiums and
condominiums to supplement existing conventional single family homes, and
apartments, giving due consideration to local market demands.
Zoning. The property is currently zoned 0, Open Space Conservation. To allow
townhomes, the applicant will need to apply for rezoning to R -2, Low & Medium Density
Residential with the general plan of development. Townhouses are a conditional use in
the R -2 District, so application for a conditional use permit will also need to be made.
Building Design /Market. A building elevation has been submitted. The proposed
architecture is consistent with the buildings in Oakgreen Village North. The applicant
has indicated that half of the units will have two bedrooms and the other half will have
three bedrooms. The units range in size from 1400 to 1800 square feet. The homes
will be for sale with a market price ranging between $'175,000 and $225,000.
Density. Townhome projects are required to have a minimum of 4,000 square feet of
lot area per unit. The proposed project includes 37 units and 279,510 square feet;
therefore, there is 7,554 square feet of lot area per unit.
Setbacks. Within the PUD, the base district setback requirements (R -2) are applied
only to the perimeter of the project. The setback requirements are 30 feet for the front
yard, 30 feet for the side yard abutting a street, 10 feet for interior side yards, and 30
feet for the rear yard. These minimums are exceeded in the proposed layout. The PUD
section of the Zoning Ordinance specifies that buildings should be located at least 20
feet from the back of the curb line from roadways that are part of the internal street
pattern. Additionally, the ordinance specifies that no building within the project shall be
3
nearer to another building by one -half the sum of the building heights of the two
buildings. The project complies with these requirements.
Construction Schedule. The applicant has indicated that construction of one building
would begin shortly after all City approvals are in place. Additional buildings would be
constructed as units are sold. It is possible that the project would extend over two
construction seasons.
Accesses. The City Engineer notes that the proposed driveway access locations are
located correctly across from the proposed street access locations for Oakgreen Village
North. The City Engineer also notes that the adjacent lot at the corner of 58 Street N.
and Oakgreen Avenue N. will likely be developed in the near future. He notes that
direct access for this lot to either roadway is not recommended due to its proximity to
the intersection. He recommends access to this lot utilize the proposed easterly access
to 58 St. N. from the Oakgreen Village South development. The design /layout of this
development should account for such future access.
Sidewalks. The applicant is proposing sidewalks adjacent to the townhomes. These
proposed sidewalks must connect to the existing sidewalks along 58 Street North and
Oakgreen Avenue. The proposed sidewalks need to be coordinated with the proposed
grading and drainage plan. The site plan illustrates a sidewalk on the north side of the
townhomes closest to 58 Street North; however, the grading plan illustrates a pond in
that location.
Parking. Two enclosed parking spaces per unit are required. Parking for the units is
accommodated in two -car attached garages with driveways providing overflow parking
area. Ten guest parking stalls are also proposed near the center of the property.
These parking stalls must be screened and landscaped from 58 Street North.
Grading, Drainage, and Utilities. A grading and drainage plan, as well as a utility
plan, have been submitted. The City Engineer has provided comments, which are
attached in Exhibit 7.
Park Dedication. Park dedication requirements will be addressed with the general plan
of development. The size of the development will affect the amount of dedication
required.
Lighting, Signage, Landscaping, and Tree Preservation. Detailed plans are
required with the general plan of development.
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 would be included. The contract would specify conditions of approval.
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RECOMMENDATION
The City Council needs to decide whether to purchase the 150 -foot strip along the south
line. The Parks Commission has recommended in favor of this purchase. If
property
the City Council agrees, the submitted concept plan should be rejected and the
applicant should resubmit with a revised application that excludes that 150 -foot strip.
On the other hand, if the submitted concept plan is viewed favorably, we recommend
the following list of conditions of approval:
1. The applicant must apply for a Comprehensive Plan amendment to change the
guided land use from Park Facilities /Open Space to Medium Density Residential and
to revise the text for Planning District 11.
2. The applicant must apply for a zoning district amendment to change the zoning from
0, Open Space Conservation to R -2, Low & Medium Density Residential.
3. The applicant must apply for PUD /CUP General Plan of Development.
4. The design /layout of the development must allow for future access from the adjacent
lot at the corner of 58 Street N. and oakgreen Avenue N. to utilize the proposed
easterly access to 58 Street N.
5. Proposed sidewalks must connect to existing sidewalks along 58 Street North and
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Oakgreen Avenue. The proposed sidewalks need to be coordinated with the
proposed grading and drainage plan.
6. Guest arkin stalls must be screened and landscaped from 58 Street North.
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7. Access, grading, drainage, and utility issues are subject to city Engineer review and
approval and must comply with the City Engineer's Letter dated January 27, 2004.
8. Detailed lighting, signage, landscaping, and tree preservation plans are required with
the general plan of development.
9. Any other information required by City staff, Planning Commission, Parks
Commission, and City Council.
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Innovations in
Senior Living Communities
SENIOR HOUSING
January 26, 2004
City of oak Park Heights
RE: Oakgreen Village South, PUD Concept Plan application
Valley Senior Service Alliance has submitted an application for Concept approval for
development on land south of 5 8 Street and west of Oakgreen Ave. The proposed site
plan includes 37 — two story townhomes. Building placement and site grading will
maximize a vegetation buffer to the south of the new homes and adjacent to the homes on
56 Street. Existing trees will be evaluated to retain those of ualit , inferior vegetation
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will be removed and new trees will be planted to provide appropriate screening between
buildings.
All site drainage will be directed to run between the new buildings in a northerly
direction to a small pond adjacent to 5 8th Street, and then under 58 Street to the exiting
wetland.
The homes will range in size from 1400 square feet to 1 800 square feet. Homes will be
for sale with a market price ranging between $ 175,000 and $225,000. All units will have
two -car attached garages, parking space in the driveways plus 10 visitor parking spaces.
An aerial photo has been provided with our application material. Upon approval of the
Concept Plan we will conduct the required tree inventory.
The total area included in this application is 279,510 square feet. The 37 homes will
cover 70,310 square feet. This area includes the building footprint, decks and adjacent
sidewalks. Driveways and guest parking occupy 58,200 square feet. The remaining area
of common space, including sidewalks is 151,000 square feet.
Since these homes will be offered for sale, we anticipate that construction of one building
would begin shortly after all city approvals are in place. Additional buildings will be
constructed as units are sold. It is possible that the total project will extend over two
construction seasons.
Maintenance of common areas and building exteriors will be handled by an association.
Appropriate documents will be completed upon approval of the project.
EXHIBIT 6
2845 North Hamline Ave. Suite 100 ❖ Roseville, Minnesota ❖ 55113 ❖ www.seniorpartners.com •:• (651) 631 -6300 •:• Fax (651) 631. -6301 + 800- 891 -9126
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
January 27, 2004
Mr. Eric Johnson, Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, MN 55082-2007
Re: Oakgreen Village South
Concept Plan Review
BRA File No. 55 -03 -000
Dear Eric:
Bonestroo, Rosene, Anderlik and Associates, Inc. is an , rirmative Action /Equal Opportunity Employer
and Employee Owned
Principals: Otto G. Bonestroo, PE, • Marvin L. Sorvala, P.E. • Glenn R. Cook, PE. • Robert G Schunicht, P.L. •
Jerry A. Bourdon, P.E. • Mark A Hanson, PE,
Senior Consultants: Robert W. Rosene, PE. • Joseph C. Anderlik, PE. • Richard E. Turner, PE. • Susan M. Eberlin, C.PA.
Associate Principals: Keith A. Gordon, P.E. • Robert R. Pfefferle, PE. • Richard W. Foster, PE. • David O. Loskota, P.E. •
Michael T. RaLrtmann, PE. • Ted K. Field, P.E. • Kenneth P Anderson, PE. • Mark R. Rolfs, PE. • David A. Bonestroo, M.B.A, •
Sidney P. Williamson, PE., L.S. • Agnes M. Ring, M.Q.A. • Allan Rick Schmidt, PE. • Thomas W. Peterson, PE. •
James R. Maland, PE. • Miles B. Jensen, P.E. • L. Phillip Gravel 111, PE. • Daniel J. Edgerton, PE. • Ismael Martinez, PE. •
Thomas A. Syfko, PE. Sheldon J. Johnson • Dale A. Grove. PE. • Thomas A. Roushar, PE. • Robert J. Devery, P.E.
Offices: St. Paul, St. Cloud, Rochester and Willmar, MN • Milwaukee, WI • Chicago, IL
Website: www.bonestroo.com
We have reviewed the concept development plans for the proposed Oakgreen Village South
development as submitted by Folz, Freeman, Erickson, Inc. and have the following
comments /recommendations for your consideration:
Site Layout /Access Locations:
1. The proposed driveway access locations are located correctly across from the proposed street
access locations for Oakgreen Village North.
2. The adjacent lot to the northeast of this development (southwest corner of 58 Street N. and
Oakgreen Avenue N.) will most likely be developing in the near future. Direct access for this
lot to either roadway is not recommended due to its proximity to the intersection. We
recommend access to this lot utilize the proposed easterly access to 58` St. N. from this
development. The design layout of this development should account for such future access.
Grading & Drainage /Storm Sewer:
3. Storm water runoff from the majority of this development will be tributary to one internal
pond that drains to the existing pond /wetland on the north side of 58 Street N. As such,
formal review /approval will be needed from the MSC-WMO prior to general plan submittal.
4. Storm sewers structures outletting to ponds /wetlands shall be constructed with sumps for
sediment and debris removal, for both public and private systems.
5. Storm water runoff and ponding calculations will be required as part of the general plan
submittal, to verify adequate pond storage capacities and ultimate offsite discharge rates.
6. A detailed sediment and erosion control plan needs to be included as part of the general plan
submittal, as it pertains to the grading and private storm sewer construction activities.
7. Show storm sewer pipe material, slopes and structure rim & invert elevations with general
plan submittal.
EXHIBIT 7
2335 West Highway 36 R St. Paul, MN 55113 651- 636 -4600 n Fax: 651 - 636 - 1311
8. Is the new outlet structure over the existing pipe /flared end section going to be an open -
grated structure (beehive casting) or a solid lid?
Sanitary Sewer:
9. Provide an 8" stub to the east out of MH -1 for future service to the lot to the east.
10. The jacked section of sanitary sewer Linder 58 Street N. shall be encased in a steel carrier
pipe. Verify with the Public Works Director whether this section of sanitary sewer (from the
manhole on the north side of 58 Street N. to MH -1) will be considered public. If so,
easements will be required encompassing these portions of the sanitary sewer. All other
internal sanitary sewer will be privately owned and maintained.
Water Main:
11. A 1" copper water service and curb box was installed to the lot to the east as part of the 58
Street N. improvements. However, we recommend an 8" stub be provided to this lot from
this development (either from the west or from the south) for future service.
12. The jacked sections of water main under 58 Street N. shall be encased in steel carrier pipes.
Verify with the Public Works Director whether these sections of water main under 58 Street
N. will be considered public. If so, easements will be required encompassing these portions
of the water main. All other internal water main will be privately owned and maintained.
13. Connections to the existing 12" trunk water main shall be via wet taps.
14. Verify a potential grade conflict with the proposed easterly 8" water main jacking and the
existing 21" RCP storm sewer in 58 Street N.
15. We recommend off - setting the hydrant at the eastern -most end of the project (at the end of
the driveway by the triplex) and plugging the tee to the east. This will allow for future
extension /looping of this water main to a future 12" main line along Oakgreen Avenue N.
16. The water main layout, in general, is acceptable. The overall alignment, hydrant locations
and main line valve locations (none are shown) should be reviewed with the City Public
Works Director and Fire Department. Valves should be strategically located to minimize
numbers of units without water service should maintenance /replacement ever be needed.
17. Fire hydrants shall incorporate an AFC - W atero us Storz Nozzle. The hydrant pumper
nozzle shall be of one -piece design, compatible with a 5" Storz hose coupling. The nozzle
shall be an integral part of the fire hydrants and must be furnished by the manufacturer or
authorized distributor designated by the manufacturer. Storz adapters will not be accepted.
18. We recommend any close water main /services and storm sewer crossings be insulated.
Miscellaneous:
19. Include a tree inventory /plan indicating the limits and numbers of trees on site, specifically
those, if any, that will be preserved along the southerly limits of the site.
If you have any questions or require additional information, please contact me at (651) 604-4815.
Sincerely,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC
Dennis M. Postler, P.E.
cc: Judy Hoist, Finance Director
Jay Johnson, Public Works Director
Jim Butler, Building Official
Julie, Hultman, Community Development
Scott Richards, City Planner
Mark Vierling, City Attorney
Kathy Widin, City Arborist
Todd A. Erickson — Folz, Freeman, Erickson, Inc.
DMP, DDH, File — Bonestroo 8z, Associates
KA55101d\Oakgreen Village South - Concept Plan Review_1-27-04.doc