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Home My WebLink About2002-03-07 NAC MemorandumMEMORANDUM TO: Kimberly Kamper FROM: Scott Richards DATE: March 7, 2002 BACKGROUND Adjacent uses to the subject site are listed below: NORTHWEST ASSOCIATED CONSULTANTS, NC 5775 Wayzata Boulevard, Suite 555, St Louis Park, MN 55416 Telephone: 952 .5915.9 Facsimile. 96255837 pig nner P r ac lannir g.cor RE: Oak Park Heights — Oakgreen village villas -- PUD/CUP Concept Plan Review FILE NO: 798.02- 02.03 Valley Senior Services Alliance, Inc. has made application for a PUD/CUP Concept Plan review for property north of the Xcel Energy power line easement within the Central Business District. The area consists of 6.84 acres. A total of 24 dwelling units would be proposed within three 8 -plex buildings. The project is proposed in three phases, starting in 2002 and ending in 2005. A Planned Unit Development Concept Plan review is required for townhouse projects proposed on private streets and where more than one principal structure is located on a parcel. The property is zoned CBD in which multiple family townhouses are a listed conditional use. North of Site: Present zoning -- CBD, Present Use — Existing commercial development. South of Site: Present zoning — CBD, Present Use — Xcel Energy power line easement, former auto salvage yard and open space. West of Site: Present zoning — CBD, Present Use — Xcel Energy substation and open space. East of Site: Present zoning — CBD, Present Use — Residential condominium development. 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 Plan /CBD Master Plan Precincts Conceptual Master Plan Land Use and Staging Plan Conceptual Grading and Drainage Plan Landscaping Plan Building Elevation Plans Floor Plans Lighting Plans Comprehensive Plan. The subject site 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 included the subject area in the Medium Box Mixed Use Precinct and the Public Green Precinct. The subject area north of the xcel Energy power line easement was designated for a commercial development area. The Master Plan was developed as a concept or guide for land use, thus it is recognized that the plan is flexible. If residential development occurs in this area, it could preclude redevelopment of the Highway 36 frontage road area for commercial uses in that the potential business area would be reduced by the housing development. The Planning Commission should consider this deviation from the Master Plan of the CBD Design Guidelines. Zoning. The subject site is proposed to remain zoned CBD. The multiple family townhouse units proposed for this subject site are allowed in the CBD as a conditional use. A PUD is required to allow for the three principal structures on one lot. A PUD is also required to allow for private street access for the project. Subdivision. The general area is proposed to be subdivided to create the subject property and the surrounding townhouse and apartment lots. A preliminary plat has been submitted and will be processed with the General Plan of Development review and approvals. Proposed Project. The project as planned would consist of 24 units in three 8 -piex buildings. The project density is proposed at 3.51 units per acre. The subject area would be accessed by one private street that would extend from the roadway within the Oakgreen Village Townhomes. From the private street, driveways would access all of the garage units in the development. A small playground area is included on the plan. Oakgreen Village Villas PUD /CUP Concept Review Planning Report Page 2 The units are surrounded by an electric substation, commercial development, residential condominiums and a major power line easement. There are few natural or man -made amenities on or surrounding this site. Streets. As indicated, only one access, on a 25 foot private street, is proposed for this development. The southerly portion of the development would be approximately 400 feet from the private street within the Oakgreen Village Townhomes. Staff's initial reaction is that another access, possibly from the west would need to serve the housing development in this area. The Planning Commission and City council should review the proposal for the deadend private street and the access issues. The design standards of the CBD Design Guidelines should also be considered in reviewing this proposal. Building Orientation/Project Location. Most of the site would be consumed with buildings and driveways. There is little room on the site to alter the design with the units that have been proposed. Staff has questioned, based upon the CBD Urban Design Study that designated this site for commercial development, whether this is an appropriate location for residential units. The subject site is too detached from the other development and the orientation of the buildings does not relate well to what is currently surrounding the property. This site may be better suited for commercial development. Park Dedication. Park dedication is based upon the specifications of Section 302.08 of the Subdivision Ordinance. For a project with an overall density of 3.51 units per acre, the dedication would be 10 percent of the land or an equal amount in cash. The applicants have offered the Xcel Energy easement area as a portion of the park dedication. 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. Grading and Drainage. Conceptual grading and drainage plans have been submitted for this project. The subject site is located in an area identified within the City's stormwater plans for a pond. The City Engineer should comment on the plans and indicate how the project will impact those stormwater plans. The CBD Master Plan indicated ponding areas to be located to the south of this site, within the Xcel Energy power line easement. Drainage plans and calculations would 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. Oakgreen Village Villas PUD /CUP Concept Review Planning Report Page 3 Trails and Sidewalks. The site plan does not indicate any trails or sidewalk areas to the subject site. At a minimum, a sidewalk would need to be placed adjacent to the access roadways for pedestrian access to the site. Trail interconnections with the commercial areas to the north and to the condominiums to the east would also assist in breaking down the isolation of a neighborhood in this location. 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 as part of the application. Consideration of the lighting plan would be a part of the General Plan of Development approvals. Landscaping. The City Arborist has made preliminary comments on the landscaping plans for the Oakgreen village villas. 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. Elevation plans for the three buildings have been submitted for review. The plans feature two -story units with porches and front facing garages. The units are a "suburban style" design that do not meet the intent of the CBD Design Guidelines and the intended housing styles preferred for the CBD. A complete analysis of the guidelines would be completed as part of the 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 Based on the preceding review, it is recommended that the Planning Commission hold on a recommendation at this time. Issues have been raised about the desirability of this location as a residential neighborhood, street access issues, utility issues, and stormwater design. The development of the subject site will also be influenced by the proposed projects to the south of the Villa development. Alt of the elements related to access, streets, utilities, and stormwater will need to be coordinated for the proposed project. pc: Kris Danielson oakgreen Village villas PUDICUP Concept Review Planning Report Page 4 .00C a . 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