HomeMy WebLinkAbout2002-03-07 NAC Planning ReportN O R T H W E S T A S S O C I A T E D C O N S U L T A N T S „ INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
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PLANNING REPORT
TO: Kimberly Kamper
FROM: Scott Richards
DATE: March 7, 2002
RE: Oak Park Heights — Oakgreen Village Townhomes: PUD/CUP Concept
Plan Review, Comprehensive Plan Amendment, and Rezoning
FILE NO: 798.02 ® 02.02
BACKGROUND
Application. Anchobaypro Inc. has made application for PUD /CUP Concept plan
review, a Comprehensive Plan amendment, and rezoning for property on either side of
58 Street at Oakgreen Avenue. The area consists of 18.64 acres and would surround
the proposed Oakgreen village Apartments on the north and east sides. The project
would surround a large ponding/wetiand complex and existing single family homes
along Oakgreen that are not owned by the development interest. A total of 138 dwelling
units would be created in four, six, eight and 12 -piex buildings. The project is proposed
in four phases starting in 2003 and ending in 2007.
A planned unit development concept plan review is required for townhome projects
proposed on private streets. A Comprehensive Plan amendment is required to change
a portion of the property south of 58 Street from a park space
facilities/open s
p p
designation to medium density residential. The same property would also need to be
rezoned from 0, Open Space Conservation to R -3, Multiple Family District. The
property to the north of 58 Street is zoned CBD in which multiple family dwellings � v s are a �
listed conditional use.
Adjacent Uses. Uses adjacent to the subject site are listed below:
North of Site. Present zoning CBD. Present use xcel Energy power lines and open
space.
South of Site. Present zoning 0, Open Space. Present use open space and single
family residential neighborhood.
West of Site. Present zoning CBD. Present use open space and auto parts salvage
business that is no longer in business.
East of Site. Present zoning 0, Open Space, Present use single family residential and
open space.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
ISSUES ANALYSIS
Vicinity Information Plan
Existing Conditions Plan
Overall Area Plan
CBD Master PIan /CBD Master Plan Precincts
Conceptual Master Plan
Land Use and Staging Plan
Conceptual Grading and Drainage Plan
Landscaping Plan
Lighting Plan
Building Elevation Plans
Floor Plans
Comprehensive Plan. The subject site north of 58 Street is designated as CBD in
the Comprehensive Plan. The plan anticipated a mixture of commercial and residential
uses within this area. The Central Business District Urban Design Study also
designated this area as a Residential Precinct. The area to the south of 58 Street is
currently designated as parks facilities /open space. The Comprehensive Plan, in
District 11, indicated that this area would be planned as open space and would be
maintained as a lineal park and constructed with a trail connection. An existing single
family home on Oakgreen Avenue is not owned by the applicants and would not be a
part of these development plans. A setback area of 150 feet is proposed to separate
the single family neighborhood from the proposed townhome development.
The Comprehensive Plan amendment will be a major aspect of this development review
in that it is a significant land use change in this area. The Planning Commission and
City Council should review the Comprehensive Plan maps and policies to determine if a
land use plan change is justified for the subject area. The Central Business District
Urban Design Study did not include the area to the south of 58 Street.
Zoning. The subject site north of 58 Street is proposed to remain zoned CBD.
Multiple family townhome structures are allowed in the CBD as a conditional use. The
PUD is required to allow more than one principal structure on a defined lot. If the City is
Oakgreen Village Townhomes PUD /CUP Concept Plan
Planning Report
Page 2
agreeable to changing the land use classification for the area to the south of 58 Street,
the property would be rezoned from 0, Open Space Conservation to R -3, Multiple
Family Residential District. Within the R -3 District, multiple family townhome units are a
permitted use. A PUD is also required for the property for multiple principal structures
on a defined lot.
Subdivision. A preliminary plat will need to be processed with the General Plan of
Development approvals for the entire development..
Proposed Project. The total project would consist of 138 units with eight 12- plexes,
one eight -plex, four six - plexes, two four - plexes, and 12 miscellaneous unit styles. The
project density is proposed at 7.4 units per acre. A private street is proposed to
connect 58 Street with Novak Avenue. From the private streets would extend
driveways into the individual units. The units have been oriented to take advantage of
the large ponding and wetland area and are positioned around the existing single family
units on Oakgreen Avenue.
The applicants have proposed the use of Tax Increment Financing to purchase the
remaining single family homes on Oakgreen Avenue for incorporation into the
townhome project. The City Council will need to consider the use of TIF and the
benefits derived from not having to plan the project around existing dwelling units.
Streets. Access for all of the units proposed as part of the project north of 58 Street
would be off of the private street. The private street is proposed with a width of 25 feet.
This design differs greatly from the street type specified for the Residential Precinct in
the CBD Design Guidelines. The guidelines indicated a 62 foot right -of -way with a
street width of 40 feet. City staff has suggested that access roadways off of the primary
streets in the development could be at a lesser design width. The Planning
Commission and City Council should review the proposal for the private street and the
design standard which has been specified in the Design Guidelines.
The 25 foot street would not allow parking even on one side. The concept plans for the
development do not indicate the provision of any guest parking which could create
issues with the proposed density of development.
The townhome development south of 58 Street would be accessed directly off of that
roadway. The plan indicates two access points, both of which would need to be
reviewed by the City Engineer.
As part of the development, consideration of right -of -way and upgrades to Oakgreen
Avenue must be considered. Washington County has previously specified the need for
at least a total of 200 feet of right -of -way to reconstruct the roadway to appropriate
standards. Right -of -way dedication will need to be provided as part of this project in
accordance with the design standards of the County. Dialogue between the developers,
Washington County and the City on Oakgreen Avenue will need to be an aspect of this
development review.
Oakgreen Village Townhomes PUD /CUP Concept Plan
Planning Report
Page 3
Building Orientation /Setbacks. The townhomes on both sides of 58 Street are
developed with a "suburban style" layout designed to maximize unit densities. The unit
style on the south and west side of the private street indicate a garage forward design
with individual driveways. The examples specified in the CBD Design Guidelines
indicate residential units with a more urban design reflecting pedestrian access to the
front with driveway access to a lower level parking garage or garages in the rear.
The units to the north and east of the private street indicate another style that
emphasizes automobile access over urban design concepts. The units to the south of
58 Street should be oriented with their front doors toward the street. Drivewa y access
would be from the rear on one access drive. The Planning Commission and City
Council should review the CBD Design Guidelines and determine the appropriate
design and unit styles for the CBD.
Park Dedication. Park dedication is based upon the specifications of Section 402.08
of the Subdivision Ordinance. The area has not been subdivided and is subject to park
dedication. For a townhome project with an overall density of 7.4 units per acre, the
dedication would be 14 percent of the land or an equal amount in cash. The Parks
Commission and City Council should review the proposal and provide a
recommendation on the type of dedication it would prefer for this area. If cash
dedication is required, the applicants must provide an appraisal or purchase agreement
in accordance with the ordinance, to establish a fair market value of the property.
The applicant has proposed a dedication of a 150 foot parcel of land directly north of the
River Hills neighborhood. This property is also subject to the development contract for
the Boutwells Landing project. That agreement allows the City to purchase the parcel
for a set per square foot price. The Parks Commission and City Council will need to
determine if this parcel should be a part of the City park system and whether to acquire
it through park dedication or a purchase under the development contract. Submittal of a
current appraisal of the property will be necessary before the City can move forward on
park dedication for this development.
Grading and Drainage. Conceptual grading and drainage plans have been submitted
for this project. The City Engineer should comment on the plans and indicate how the
project will impact the overall storm water plans for the Central Business District.
Drainage plans and calculations will need to be submitted for review and approval of the
City Engineer and for review by the applicable watershed authority.
Utilities. A utility plan has not been submitted. The City Engineer has requested that
the developers provide a conceptual utility plan for this site and as it will impact the
other aspects of the entire development.
Trails and Sidewalks. The site plan indicates trails around the ponding and wetland
complex extending through the development and the xcel Energy power line easement
with eventual connection to the City trail system. A trail is also shown in the 150 foot
Oakgreen Village Townhomes PUD /CUP Concept Plan
Planning Report
Page 4
setback area, south of 58 Street North. This trail is also seen as another east /west
connection to the Boutwells Landing project.
As part of the street network proposed in the development, sidewalks on at least one
side, and preferably both sides would be necessary for pedestrian access and as part of
the urban design concepts of the CBD Design Guidelines. The Parks Commission
should comment on the specific trails and sidewalks for this project as well as the
overall plan for the entire housing complex.
Lighting. A site lighting plan has been submitted that is part of the application.
Consideration of the lighting plan would be part of the General Plan of Development
approvals.
Landscaping. The City Arborist has made preliminary comments on the landscaping
plans for the Oakgreen Village Townhomes. Of particular importance is the need for a
Tree Inventory and Tree Protection Plan for the subject property. These plans will need
to be submitted before the Arborist can complete a review.
Architectural Appearance /Building Height. Elevation plans from another building
project have been submitted to represent a concept for what could be built in the subject
area. The applicant has indicated a willingness to look at a variety of housing units and
styles for this project. It is suggested that the applicant review the CBD Design
Guidelines and other urban townhome projects in the Twin Cities for ideas on what
could work in the Oak Park Heights CBD. Based upon the comments as it relates to
building orientation, the unit types would need to be significantly different, Tess
automobile oriented, and more pedestrian oriented in style and design. A complete
analysis of the guidelines would be completed as part of General Plan of Development
review.
Development Contract. The applicants 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 charges, would be included.
RECOMMENDATION AND CONCLUSION
Due to the issues raised in this report, primarily the Comprehensive Plan amendment
and rezoning for that area south of 58 Street, street construction, TIP funding for
purchase of the existing single family properties, building orientation, park dedication,
grading, drainage and storm water plans, utilities, tree replacement and inventory, and
the design of dwelling units, it is recommended that the Planning Commission hold on
any recommendation at this time. At their March meeting, the Planning Commission
should review the concept plans, address issues with the limited information available,
and make suggestions to the applicant on the overall design. That would allow the
Oakgreen Village Townhomes PUD /CUP Concept Plan
Planning Report
Page 5
applicant to make changes and provide adequate information for a thorough concept
plan review in April.
pc: Kris Danielson
Oakgreen Village Townhomes PUD /CUP Concept Plan
Planning Report
Page 6
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EXHIBIT 10
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&SA
• Luxuiy Master Bedroom
• Large Wolk-in Closet
• Deluxe Bath
• Second Bedroom
0' Den and Closer Space
• Upper Level Laundry
• Two Cor Garage
• Privote Covered Entry
1,300 finished sq.
NOTE: Dimensions are
measured inside to inside wall.
Dimensions and finished
square footages are
approximate. Prices and
features subject to change
without notice.
UPPER LEVEL
MAIN LEVEL
0
1
Master
Bedroom
15' x 13'
Dining
Room
11'
Living
Room
12' x 14'8"
Up
Down
Covered
Stoop
Laundry
Kitchen
14' x 7'
0-0
00
2 Car
Garage
17'6" x 19'6"
Den
10'5" x 10'
Bedroom
13' x 12'
Bridle Pass: (651) 466-0560 Fox: (651) 466-0546 Model Hours: Mon-Thurs 1-7, Fri-Sun 12-5
BrightKEYS Building & Development Corporation • 1809 Northwestern Avenue • Stillwater, MN 55082 • (651) 430-1400
MN Bldr. Lic . #20013638 • Proudly Marketed by BrightKEYS Trust Company
EXHIBIT 11
Bright
t
KEYS
UPPER LEVEL
MAIN LEVEL
• End Location
• Private Covered Ent
• Two Car Garage
• Fireplace
▪ Patio Off Dining Room
• Luxury Master Bedroom
• Deluxe Both
• Second Bedroom
• Large Wolk-in Closet
• Den
1,375 finished sq. ft.
NOTE: Dimensions ore
measured inside to inside wolf.
Dimensions ond finished
square footages ore
opproximate. Prices and
features subject to change
without notice.
Master
Bedroom
15' x 13'
Bedroom
13' x 12'
2 Car
Garage
17'6" x 19'6"
Kitchen
14' x 7'
Living
Room
13' x 17'
Cr Bridle Pass: (651) 466-0560 Fox: (651) 466-0546 Model Hours: Mon-Thurs 1-7, Fri-Sun 12-5
Dining
Room
11 x 11'
BrighrKEYS Building & Development Corporation • 1809 Northwestern Avenue • Stillwater, MN 55082 • (651) 430-1400
MN Bldr. #20013638 • Proudly Marketed by BrightKEYS Trust Company
Patio
8' x 10'