Loading...
HomeMy WebLinkAbout2002-08-02 NAC Planning ReportBACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9(336 Facsimilie: 952.595.9837 plannersnacplanning.corn PLANNING REPORT ENCLOSURE TO: Kimberly Kamper FROM: Scott Richards DATE: August 2, 2002 RE: Oak Park Heights — Oakgreen Village Villas — PUD/CUP Concept Plan Review FILE NO: 798.02 — 02.03 In April of 2002, Valley Senior Services Alliance Inc. (VSSA) and Tim Nolde 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. Consideration of the application has been continued to this time to allow for the development of revised site and building plans. The plan has been revised to include a total of 22 rental units in five buildings, of which 10 are two bedroom, 11 are three bedroom, and one is two bedroom accessible. A marketing office and storage area would be constructed on the end of building two. The project was originally planned in three phases. Construction for the entire development is now planned to begin in the Fall of 2002. A planned unit development concept/general plan review is required for developments with more than one buildin9 on a defined lot. The project will utilize private driveways with access to a proposed 59 Street. The property is zoned CBD in which multiple family townhomes are a listed conditional use. Adjacent uses to the subject site are listed below: 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, former auto salvage yard, and open space. East of Site: Present zoning — CBD, Present Use -- Pond View condominium development and proposed Oak Park Square 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: Exhibit 12: ISSUES ANALYSIS Area Plat Map Area Site Map Legal Description Aerial Photo Site Plan Landscape Plan Building Plans Building Elevation Plans Preliminary Grading and Erosion Control Plan Preliminary Utility Plan Site Lighting Plan Streets /Streetscapes - Central Business District Design Guidelines Project Description. The Oakgreen Village Villas is an affordable rental project financed under the Minnesota Housing Finance Agency (MHFA) Tax Credit Program. MHFA places limits on income and rental rates to assure affordability. Rental rates will range from $300 to $800 per month. VSSA will provide the ongoing administration and maintenance of the Villas project. The project would be accessed from the proposed 59 Street. A small playground and open areas are proposed as part of the plan. 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. The subject site is adjacent to the Pond View Condominiums and the proposed Oak Park Square townhome project. The development would provide an appropriate infi I I land use from the commercial to the north, the Xcel Energy substation to the west, and the residential uses to the east. The Planning Commission should consider this deviation from the Master Plan of the CBD Design Guidelines. 2 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. The approval also requires a concept /general plan of development in that the project will access off of private driveways /roadway and there are five principal structures on one lot. Subdivision. Preliminary /final plat approval is required to separate the subject site from the entire property owned by Tim Nolde. A lot would be created for the Villas site, and an area of park dedication that incorporates the storm water ponding and trails under the xcel power line easement would be a separate lot. As part of the subdivision process, an easement w i l l be granted to the City for 59 Street and the required utility and storm water easements. A preliminary plat /final plat will be required as part of the general plan of development process, Park Dedication. Park dedication is based upon the specifications of Section 302.08 of the Subdivision Ordinance. The applicants have proposed dedicating a portion of the land under the xcel power line easement for trails and open space. The Parks Commission and City Council will need to consider this dedication in relation to the Park and Trail Plan and the long term need for linear park land along the power line easement. The Central Business District Design Guideline Plan for the area identified the power line easement area for ponding, community garden and an apple orchard. A preliminary /final plat will need to be submitted as part of the general plan of approval process to establish the 59 Street easement, the Villas lot, and the area proposed for park dedication. As part of concept plan reviews and approval, the Parks Commission and City Council should comment on the park land dedication issue. Access /Streets /Streetscape. The plans for the Oakgreen Villas have indicated the extension of 59 Street from Oakgreen Avenue and the proposed Oak Park Square development to the driveway for the Villas. The roadway is proposed to continue westerly to the future Novak Avenue, a north /south roadway that will extend from 60 Street North to 58 Street. The property for 59 Street is currently under the control of Tim Nolde, one of the developers of the Villas. The Design Guidelines recommended a 40 foot roadway with parking on both sides within a 62 foot right -of -way. Trails /sidewalks would also be placed on both sides. The right-of-way would also allow for trees and streetscape elements within the boulevards. Exhibit 12 indicates the street /streetscapes plans within the Central Business District Design Guidelines. With the potential projects planned on 59 Street for 2002, it is recommended that plans be drawn for 59 Street and Novak Avenue with construction in 2003. Access for the Villas project could be obtained from the Pond View Condominiums access drive. The previous proposal for Oakgreen Villas raised issues with the one private access roadway into the development. With the proposed 59 Street extending from Oakgreen 3 Avenue to Novak, the issues of access are no longer of concern. The applicants have proposed an emergency exit onto the Pond View Condominium driveway. Staff has determined that this additional access point is not necessary. Building Orientation/Site Plan. The new site plan for the Villas is a much improved concept from the previous proposal. The five buildings are oriented such that the driveway /parking access is centrally located on the site. The front facade /porches will be oriented toward the surrounding property and developments. The open space and landscaping for the site is significantly improved over the previous proposal. Setbacks from the property lines allow for front yards and separation from existing commercial and residential uses. The area to the south of the buildings, within the xcel Energy power line easement, w i l l provide an area for additional open space, landscaping, and site amenities such as benches and a gazebo. A tot lot is also proposed just north of the easement. Parking. The Zoning Ordinance requires that all townhome units are provided with two spaces per unit, both of which are in a covered garage structure. The building floor plans indicate that the three bedroom units have two stall garages; the two bedroom units have one stall garages. The interior garage dimensions are adequate in width and length per City parking standards. To address the parking requirements, the applicants have designed the site plan to accommodate cars in front of each garage stall. Additionally, there are five guest parking stalls on site and on street parking will be allowed on both sides of 59 Street. The Planning Commission and City Council should consider the issue of the one garage stall per two bedroom unit. The applicants have indicated the one stall garages are necessary to meet affordability guidelines and the requirements of the MHFA. The parking allowance could be addressed as part of the general plan of development approvals. Trails and Sidewalks. The project site plan has indicated a plan for sidewalks internal to the project and trails through the xcel Energy power line easement. The trails would extend from the existing trail east of Oakgreen Avenue and continue west around the proposed storm water pond. The plans submitted for the Oak Park Square p roject indicate sidewalks /trails on both sides of the proposed 59 Street. The Parks project should review the trail systems requirements for this area and comment on the park dedication /trail issues for incorporation into the general plan. The plans do not show sidewalks at the front of buildings one, two and three. The applicant may consider sidewalks to interconnect the front porches of the buildings with the recreational amenities and parking areas on the site. Central Business District Guidelines. In October of 1999, the City adopted a master plan for the Central Business District in an effort to create a pedestrian friendly, mixed use district. In order to guide implementation of the goals and policies of the plan, 4 specific design guidelines for the CBD were developed. The proposed development will be reviewed during the general plan of development review in regard to its consistency with such guidelines. Certain design elements should be reviewed during the concept plan stage to assure site plan conformance. Precinct Designation. The subject area was placed within the Medium -Box Mixed Use Precinct identified in the Design Guidelines. The project will be reviewed under the residential precinct guidelines. Building Context and Character. The Design Guidelines state that buildings within the residential precinct should be characterized by pitched roof buildings, entry porches, underground or tuck -under parking, and appropriately landscaped front yards. The proposed plan is consistent with these guidelines. Buildin setbacks. The Design Guidelines specify the following: Front Yard: Minimum 5 feet 1 Maximum 15 feet Side Yard: Minimum 0 feet 1 Maximum 5 feet Rear Yard: Minimum 10 feet 1 Maximum 30 feet The buildings have been situated with setbacks of 20 feet on the west and east sides and a 50 foot setback to the north. The lot will also have a significant setback to the south depending upon final placement of 59 Street. The setbacks, although not consistent with the CBD Design Guidelines, are appropriate for this development. The Pond View Condominium project to the north and east, as well as the commercial development to the north, dictate the wider setback areas. Building Design, Materials, Lighting, Signage, and Landscaping. Specific design elements of the building, lighting, signage, and landscaping will be addressed as part of the general plan of development review. Grading and Drainage. Conceptual grading and drainage plans have been submitted for this project. A storm water retention pond has been designed as part of a regional ponding system identified in the City's storm water plans for this area. A pond at this location is also consistent with the CBD Design Guidelines plan that indicated a series of ponds within the Xcel Energy power l i n e easement. The City Engineer will comment on the ponds and the plans for regional storm water ponding in this area. 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 conceptual utility plan has been submitted. The City Engineer will comment on the utility and storm water issues in a separate memo. 5 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 upon the previous review, it is recommended that the Planning Commission recommend approval of the concept plan for the Oakgreen Village Villas PUD /CUP concept plan review subject to the following conditions: 1 The Planning Commission and City Council should consider the deviation from the master plan of the CBD Design Guidelines to allow for residential townhomes in the Medium Box Mixed Use Precinct. 2. A preliminary /final plat shall be submitted as part of general plan of development review and approvals. 3 The Parks Commission and City Council should comment on the preferred form of park dedication for this area. If a land dedication is preferred, they shall determine if the parcel under the xcel power line easement proposed by the applicant for dedication is appropriate. 4. The applicant shall dedicate an easement for 59 Street and all required drainage and utility easements as required by the City in the final plat and development contract. 5. The Planning Commission and City Council should consider the issue of one garage stall per two bedroom unit. Allowance for a one stall garage shall be considered as part of the general plan of development approval. B. The Park Commission and City Council should comment on the trail requirements for this area and recommend the desired trail /sidewalk locations for incorporation into the general plan of development. 7 The Planning Commission and City Council should comment on the proposed setbacks for the Villas project. 8 The applicant shall provide drainage calculations for the proposed site, The drainage plans and any required drainage easements shall be subject to review and approval of the City Engineer and the applicable watershed authority. 9. Utility plans shall be subject to review and approval of the City Engineer. 6 10. A development contract between the applicant and the City shall be required as part of the general plan of development approvals subject to City Attorney and City Council review and approval. pc: Kris Danielson Mark Vierl i ng 7 R.! RDIEH dsazir .1 Ri.C1 11 Val [At .1.1/ - Kt% •P b h ;tt CS — 1, N aAV . 1.}3 RD. 2, CiD . H.Cd4 .3AY GT B:110 one' Zc • iV - c6sd S1I-3013H 111Y1 )IVO 10 1 Nu/DIAV9 0 0 1 4 1 WNW .44131, 4 Vd 4.111i01 R.I.AVE1 1 14 Do ai / 1 4 — ! ''' '' I',, a VV 1 1 I .0301 9LSa -Utl -n8 •..] L££9 °9£8- 6 ' , Id 9L8 aline d S..12rg 9291 rout 'MUMMY HSS! J ODN f�i}33A I _ i t _ I � 1 rind 7 H1 I I � z,ru 71+1 b snvs ];1 axa� 173111::aY Cs�:t::3i Alto v >Pr I cr�i ew 1:.3arr7 Ys 173Y:q Afi a3Tn Z:1 $e 11 ri'l:Vd3Y� SYn i>,ca�v a�'AC1rrl�i:s Erna so-u iru ieu�» xoz[x � cia Sl:n :1 11,317.18 z C 3NV1 ?33 ?31 O .1•17.7", PtiM.L3 Co /b1 /L 571:13-4 ,, ?I`f.1 A 7.31, 1 • Ni 1 'S LH I H NZ VcI 7lYO 5'g11IA 1l 9NVO 1.: Pe 1111 tP ■ amittay r MI 3d0 i I 1 i i Dia rot I 1 11. i moo i IN 11111 MO tai s om mu a m mis V . Ili behl 111 n o ill D id Own r Hl&IN 3r - IN fi a:KStinp. si17IND, W gr C4 F m aC w SLB0 -06 -06 ' J L£E9 -5E6 -256 'qd 5iE55 'mn 's1n01annlm go all'. L £aLq §1q o5iT 'auk 'SI30IH3ZIV HSSt N .Lanoa 15 HJ09 pr :•id 3, d10;2,1111 N1 x� r:r1s x1 p SRYI 3Fil if}Si°1 173 fi:a4 03di1253:F A7q Y hY 11Y'r1 GN 1w.SSRM_3"�i 1_Ri! �M i E b7 A[ Ai CIcY2 k'd SYR 1LC '3Y Y7 'Is.- :tY•l1:�lli 1r,'N SFS lih'1 A![l Y3] iilY3i I 1-#111ON ? nN3Av t 10 Gk� 1 t 3 OaNOO L_ f 3 t 2 IcZ 1.1 15,3341303'4411. N Dal D)(VO / / 1 1 1 Li ow isv3 3hri iSSA ru L011v11L ON OUNOS ' ,V0 5,111A N €J ›dO §! r -- --- -rw_ NYld NOLLId O cit11GlX Sih3L477 1 ___ _____ I.) / i ____ r _ - - _ - - - - - - - 1 . - - 1 , i r 1 r r 1 , — . l 4 C -� I (') d e \ I ) 1 N . r / / 1 ' -- , — ' 82,6 -5£3 -253 './ L£E9- 6 -25S 'qd gI E�5 •mu 'u a�ann3ru '�� '5�.3aLIH3Hv }3553 'S-11-101E-71-1 d YO 5Y111A Nag >Pv'c7 p gLo •-.) LE£9-6-ZSS 'id 5tEgg 'tru '.1. GLC .1g. L h.t1 cggil ' '&13211.111311Y IISSf SO UR alal lig ON OGNOD nercf- z w HMON BIDGAV N3910)1V0 --4 0 0 0 1— z U) 0 eL 0 8 0 z w 0 9� 119� °We 1-ie 9L2O- g,£8 -ZS8 'x . .) L££9 °SE8 -ZS9 'Rd 4tSS9 '.. '.1.01.n1ai 9LC all. L tiB &q q 42S31 ' 'S!?a.LiH3HY HSSf 1.a UD 1191 SI�V »11A MiOd 1 ON OtNO3 pJ 3:vi7 Ri snr7 au ixti� t7;lil:riv a3tuas,;y az-a r I.r s lr�l mN I.^°rnraa-s laax;� 1st a3vn V 3> a aa;ra srn 1tia373�1 L6 'tC�Llv7l f:];3f 7i1�/ ILtI 1Rkl J.;Ili77 1Q 7�(3i i tri 'Law {� } a g , �L a 'S` �} r7 �� 5 T3 S?? CD/611L. S,dV 13IA UNOd - 17g ON OGNO) d.LO NN1W NVO 5''1 11A Nna-d a 71v0 4 IMENCIMEME 10 ®01®m©1© tIPP del 9 O- 5£6 -Z58 'llJ !.££9- 5£6 -Z58 ' id gtE55 ',...1.01aU t 5L£ }?n. L £ 52011 ' 'S.1.32111:1011 USW s7 3:rii l 3ni !,] SnM'7 el4 YiS� 1= 71:%: =i'/ C3i7:i:;]Y lll'C Y kY i 1s�L tats h�s;nase�s 1�]Y:a ,s xl�+n 1 a 417:; sin y��ly Ya 7tg1Y.d1:]3�s 'rr» seu [rx[ 1suY77 {GS 7! [ Ns 1 C4 if W J • C e Q • D, Y1Q8' 11.1 `51H9i3H N O 5`711IA lIAZ80 7[dQ l:iC7Xd 4 11L,14 - §£6 -856 '. L£C9- 5£8 -.8 ' ,[d $ CO5 'ata `e41,01. 1. 5LC .ilne L SvantgTYt 9x541 '3511 `SU7anuou lust ->xuv -71FY 'dd05shHiW A 7:YSi 3.•L Y7 Yl if�Y7 1_]L'�C'aY ATq Y W 11Y'n! H.'.'S:J.1 E ieh t Y33JY 2Cf 3 iY :ScY/3Yd IM ¢ YO '1CiiY.'.,It31[! 'hY 7¢ I14A SYFl 1r1Y77 .fi71� l s�:r•�.a a HeP L0/Ia1tL 4' 'd10y�'I fIW 'SIH9IaH V21''d 71VO GY 11IA NA Z80 1 ^ . ifce52 00HN�fOJ WOOt:1002 0 0HV 1 z1001A Sin71h� it I{1 0 4 0 0 IL 0 "E 1 0 nn0 ILI Lei cyi all BL2O g6 'I7 LEO- 5E8 -Z56 'Rd OM '!a 'sxnn}a.t.I. 9L£ .1Ine L A.11,€1 52511 °R1 'SLa LIQ3$Y 1155f V106 NNIk JO iArl 7:1 �I'l,�Mi 131- FZ7i+� Gh�lst:lY �AI'i! Y W ! i1F1 L"W K:« - 1:E 1� �3f b7 'A� F= QPNd3ffid 4 1)�Y.T7 'k'C:YJIJI77li 'Fklf SLii lY�l FJ:1l37 JIyh331 .0•.9 Lh7li Jia 1111 1111 NMI .0 o NbP oF `dJ Oc NHM 'S LH9i H 7Ridd NVO 5 IA taZt19 7i�dO asfI0HM.401 1 St;H�ld ZiQO'ld S:lr31AGl 6 X 0 0 ry J m 1 0 0 ILI m 24i3O-GE8-Zg8 '..1 4££9-g2.6-ZO 'Lid C4C00 '... 94C all 4 , ..1 2 1 1 :1 9201 ' 8.1.3a11133NY HSSI IFsis H CO/i2111.. VIOSENNIH Yd NYO '111A HAZale NVO uJ ZSIOHNMOi ci c SNVid C)01 LU 11) 0 0 rc (NI 0 p 9L8 'Irq L9-C6- 20 -q& OM - tar , 'tlitol.u , 2LC .;3 L , N , 4 5 ftl Q2gti ' `SILEMILIKY HSSt •-• M C.] H.P V-LOSaININ `G-.HI-1 viva >IVO 91 Nna69 )IY0 NoilvAn 4 -42 Loin- Sp3aoojUI gem LILS'6£VLS9 XEJ $850'6£11.59 auogd 93455 NW ` 3 N1PS N ..PAY IVOL.V 019S •I `dno3D Orsa❑ V 2uw_t1_113 uas)P1 HWWlON 3fNBAV id11' r n O(.[N0S.� - -• _ - __t J 9490- M3--ns '.a M9 -gC6- 96 'qd 94£55 'uia 'saluo ;aunlm 5a awls G SnuI 34q 9Z94i 'au? I SW JJHDtWY iiSS[ z w ...1 V1OS3NNIYV !0 ]1rlY 7# n snn �+� a'7cx1 xir.^�s o�ASl�ax A717 r nv � !nu cw igA"ens S2 /x xxv! ao 71 A� s3d'dTRJ Crn Sr16�YSry ia] 'NClS�liJ3dS 'l�Yld Sixl 1�`7t1 ASESr:33 S�Od31 i vx • 0 — _4 �• ` \ e *e Ant 7 r ce 1 s. sr dv allosr j7 O J OBIOJ E,0 -OE 3V1 Z0/61A 1- w V!OS3NNIY 'S1H013H >WVd )4V0 SVTIln N3380 )iV0 1�3YM.A (-V NV"Id 1Da4.NO3 N01so233 ' 0N10Vd0 AdYNINI'138d 511:311YS7 \ 7 urr wl ) ut2paaoo ;U Few] LtL56£P1.59 x'eJ SSSO 6EVLS9 Id Z905S NW N .+.V l4W OZ9S DUI 'd110.19 u2,ts0p 2ullaaul3u3 uoS )pu3 8 2 in 9G88- SE8--258 ' L££9--9C8 -20 'Sd Sycg9 'um 'e;tuoaauuliu ga 911n. 1. hilila° °lit 9U1 'gym 'S1731ll31IV HSSt ■ i i � N W e V1OS3NNIYV .ia airis �u as snYi }+I aae+n Ia3.:aa osxus:�w z-ru r wr = I15lI C1tf 3i57�1 i- I73.:7 11r x3y+n to 7r AS E3�fvdFSd svn �M017b if0 'MfiVJ1G73d2 'in11 3A�1 SNil AlIlY3] AE7d3d 1 Si�gi'ti+ ZO /61./L . :]A35 S1HSII31-1 >i2JVd >VO sv11t 1 N3323O>tVO NVId WW1 1�t VNW l3dd (' ELECTRICAL CONSTRUCTION CO. 278 State Street Sr- Pa, Wanes. 55107-1679 Telephone(651)224 -2833 Fax (651) 292.359 lncw-cisl Conunaci ..cudcaud{'amrsmniucac Sytscass wmY.collins.csom c 31YC Y,1Q y0 30.0 331E SNIYI 3H.0 7AtlLK7 103.,X8.831.1311 AYIO Y WY I IYFV. OHY 71551A 1?'aeO Alt 117074 LO 311 AS 03aYead SYM a0,13'd m SI . xY1tr. A 113 fR] Am7CiVe I 5xR'Tals�l�n uaalfi 0 GWYN 3'lI3 , 11381g1lN s34C .N.15 a S$0.03HD )01019A . 1 . NNLVda CIA 1 VIOS]NNI1A1 'S11-190H >ftiVd NVO SVIIIA ND9119 >IVO SITE LIGHTING PLAN El X X 4 0 SIdY MIA ONOd 1 1)g ON OHM u J V Hll 5 2 [ i gh MEV R31R3 I Ii , 11 1/11Rild Iliff[11 mi okRti 1 111 fgE- uggh SIM UlA ONOd . 1g ON OUNO3 2 111 w E CD LC) ILI 0 0_ 0 0- 4C S- ° EXHIBIT 11 LIGHT FIXTURE SCHEDULE Park Travel 40'0" Travel - Park Walk Green 62'-0" Gree Walk 9 5 11 11' Right-of-Way Residential Precinct 15. STREET TYPE 9 ' 6 ' EXHIBIT 12 Landscaped buffer strip •Pedestrian-scale lighting •Special paving •Railing •Ornamental wall •Landscaping 1 9. STREETSCAPE ELEMENTS