HomeMy WebLinkAbout2004-02-24 CC Meeting Packet EnclosureMeeting Date Februar 4t 2004
Oak Park Heights
Request for Council Action
Agenda Item Title: 0ai een villa e youth - donee t Plan uh fission
Time Required: 5 minutes
Agenda Placement: New Business
Originating Department / Requ toy r` t1 ohnson C i - 'strator
Requester's Signature
Action Requested: Consider and A
Background /Justification (Please indi
implications including budget inform . i n and recommendations)
See attachments from Scott Richards:
Resolution
to any previous action, financial
1) Planning Report.
2) Council Resolution
3) Planning Commission Resolution (approval of the 'denial' resolution: 5 -O)
MEMORANDUM
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
6
Telephone: 952.595.9535 Facsimile: 952.595.9837 planners@nacplanning.com
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
BACKGROUND
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
i Zoning District amendment rezoning from 0, Open Space Conservation to R -2,
Low & Medium Density Residential
1 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
Soutwell'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. I n order for the
property to be developed as proposed, this designation would need to be changed to
Medium Density Residential. I n 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 58th Street trait 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.
O Protect Oak Park Heights' natural resources.
O 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:
O 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.
O 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.
Hulloing 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 $1 75,000 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 58th 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.
4
RECOMMENDATION
The City Council needs to decide whether to purchase the 150 -foot strip along the south
property line. The Parks Commission has recommended in favor of this purchase. If
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
Oakgreen Avenue. The proposed sidewalks need to be coordinated with the
proposed grading and drainage plan.
6. Guest parking stalls must be screened and landscaped from 58 Street North.
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.
5
and
RESOLUTION NCO.
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 A COMPREHENSIVE PLAN AMENDMENT, ZONING DISTRICT
AMENDMENT, CUP, PUD CONCEPT PLAN AND SITE PLAN REVIEW
FOR OAKGREEN VILLAGE SOUTH LOCATED WEST OF
OAKGREEN AVENUE AND SOUTH OF 58 STREET BE DENIED
WHEREAS, the City of Oak Park Heights has received a request from Valley
Senior Services Alliance for a Comprehensive Plan amendment, zoning district amendment,
CUP, PUD concept plan, and site plan review for Oakgreen Village South located west of
Oakgreen Avenue and south of 5 8 Street; and after having conducted a public hearing relative
thereto, the Planning Commission of Oak Park Heights recommended that the request be denied.
The City Council makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
follows, to wit:
and
SEE ATTACHMENT B
3. The subject site is designated in the Comprehensive Plan as Park
Facilities /Open Space; and
4. The subject site is zoned 0, Open Space Conservation; and
5. The Comprehensive Plan maps and text, as well as the zoning for the
property, would need to be amended to allow for a 37 unit townhome development; and
6. City staff prepared a planning report dated February 5, 2004 reviewing the
application; and
7. The Planning Commission held a public hearing at their February 12, 2004
meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the application be denied based upon findings of fact as provided in their
resolution to the City Council, the terms of which are incorporated by reference herein.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL DENIES THE
FOLLOWING:
A. The application submitted by Valley Senior Services Alliance for a Comprehensive Plan
amendment, zoning district amendment, CUP, PUD concept plan, and site plan review for
Oakgreen Village South located west of oakgreen Avenue and south of 58 Street and affecting
the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby denied by the City Council of the City of Oak Park Heights based
upon the following findings of fact:
1. The application is not compliant with the City of Oak Park Heights Comprehensive Plan
which designates the area for Park Facilities /Open Space.
2. The Planning Commission did not support amending the Comprehensive Plan to allow
the entire property to be developed.
3. The Planning Commission cited the following Comprehensive Plan goals in making their
recommendation including:
Protect Oak Park Heights' natural resources.
Maintain and improve a safe, viable, orderly protection and enhanced
environment for all residents of the community.
And the following Comprehensive Plan policy:
Protect low density 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.
4. The Planning Commission recommended that at least a 150 foot buffer be maintained for
the River Hills neighborhood, and that the City Council should acquire the 150 foot
section along the River Hills development for park purposes, as provided by previous
development contract between Valley Senior Services Alliance and the City.
5. The application is not compliant with the City of Oak Park Heights zoning map which
designates this area as 0, Open Space Conservation.
Z
6. Based upon its findings, the Planning Commission recommended not to amend the
Comprehensive Plan for this area, and the Planning Commission did not support
amending the zoning map to an R -2, Single and Two Family District that would allow the
proposed 37 unit townhome project.
7. The application, as proposed, would not be allowed under the Parks Facilities /Open
Space designation in the Comprehensive Plan and the 0, Open Space Conservation
District of the Zoning Ordinance.
2004.
ATTEST:
Passed by the City Council of the City of Oak Park Heights this 24 day of February
Eric A. Johnson, City Administrator
David Beaudet, Mayor
3
ATTACHMENT A
Washington County GEO Code: 05-029-20-14-0002
Legal Description: (Outiot F) - PT N1/2-SE1/4-NE1/4 052920 COM
AT SE COR OF SD N1/2-SE1/4-NE1/4 THN W
ALONG SLINE THEREOF DIST OF 705FT TO ...
ATTACHMENT B
Planned Unit Development (PUD): General Concept Plan
OAKGREEN VILLAGE - SOUTH
Application Materials
• Application Form
O Fees
• Plan Sets (3 Large Scale Sets /20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
O Mailing List from Washington County (500' from subject property)
! Proof of Ownership or Authorization to Proceed
O Property Tax Statement(s)/Legal Description(s)
Conference With City Staff Upon Application Submittal: January 28, 2004
Required Approvals: PUD: General Concept
Planning Commission 4/5
City Council 4/5
follows, to wit:
and
and
A RECOMMENDING RESOLUTION
OF THE
PLANNING C OIVIIVIISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY VALLEY SENIOR SERVICES ALLIANCE
FOR A COMPREHENSIVE PLAN AMENDMENT, ZONING DISTRICT
AMENDMENT, CUP, PUD CONCEPT PLAN AND SITE PLAN REVIEW
FOR OAKGREEN VILLAGE SOUTH LOCATED WEST OF
OAKGREEN AVENIIE AND SOUTH OF 58 STREET
SHOULD BE DENIED
WHEREAS, the City of Oak Park Heights has received a request from valley
Senior Services Alliance for a Comprehensive Plan amendment, zoning district amendment,
CUP, PUD concept plan, and site plan review for Oakgreen Village South located west of
Oakgreen Avenue and south of 5 8 Street; and after having conducted a public hearing relative
�
a
thereto, the Planning Commission of Oak Park Heights makes the follonn.g findings of fact:
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
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 subject site is designated in the Comprehensive Plan as Park
Facilities/Open Space; and
4. The subject site is zoned 0, Open Space Conservation; and
5. The Comprehensive Plan maps and text, as well as the zoning for the
property, would need to be amended to allow for a 37 unit townhome development; and
6. City staff prepared a planning report dated February 5, 2004 reviewing the
application; and
7. The Planning Commission held a public hearing at their February 12, 2004
meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the application be denied based upon findings of fact as provided in their
resolution to the City Council, the terms of which are incorporated by reference herein.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR TITE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by valley Senior Services Alliance for a Comprehensive Plan
amendment, zoning district amendment, CUP, PHD concept plan, and site plan review for
Oakgreen Village South located west of Oakgreen Avenue and south of 58" Street and affecting
the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
denial subject to the following findings of fact:
1, The application is not compliant with the City of Oak Park Heights Comprehensive Plan
which designates the area for Park Facilities /Open Space.
2. The Planning Commission did not support amending the Comprehensive Plan to allow
the entire property to be developed.
3. The Planning Commission cited the following Comprehensive Plan goals in making their
recommendation including:
And the following Comprehensive Plan policy:
Protect Oak Park Heights' natural resources.
Maintain and improve a safe, viable, orderly protection and enhanced
environment for all residents of the community.
Protect low density 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.
4. The Planning Commission recommended that at least a 150 foot buffer be maintained for
the River Hills neighborhood, and that the City Council should acquire the 150 foot
section along the River Hills development for park purposes, as provided by previous
development contract between valley Senior Services Alliance and the City.
5. The application is not compliant with the City of Oak Park Heights zoning map which
designates this area as 0, Open Space Conservation.
2
6. Based upon its findings, the Planning Commission recommended not to amend the
Comprehensive Plan for this area, and the Planning Commission did not support
amending the zoning map to an R-2, Single and Two Family District that would allow the
proposed 37 unit townhome project.
7. The application, as proposed, would not be allowed under the Parks Facilities /Open
Space designation in the Comprehensive Plan and the 0, Open Space Conservation
District of the Zoning Ordinance.
Recommended for denial by the Planning Commission of the City of Oak Park Heights
this 12 day of February 2004.
ATTEST:
Eric A. Johnson, City Administrator
John Dwyer, Chair
3
ATTACHMENT A
Washington County GEO Code: 05-029-20-14-0002
Legal Description: (Outlot F) PT N1/2-SE1/4-NE114 052920 COM
AT SE COR OF SD N1/2-SE1/4-NE1/4 THN W
ALONG SLINE THEREOF DIST OF 705FT TO
ATTACHMENT B
Planned Unit Development (PUD): General Concept Plan
OAKGREEN VILLAGE - SOUTH
Application Materials
O Application Form
• Fees
• Plan Sets (3 Large Scale Sets/20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
O Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Conference With City Staff Upon Application Submittal: January 28, 2004
Required Approvals: 13.1.4 p ai con ce
Planning Commission 4/5
City Council 4/5