HomeMy WebLinkAbout2005-08-31 NAC Ltr to Met CouncilAugust 31, 2005
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite , Golden Valley, MN 2
Telephone: 763.231 .2555 Facsimile: 763 231.2561 pianners@nacplanning.com
Reviews Coordinator
Planning and Technical Assistance Unit
Metropolitan olitarn Co ncil
Mears Park Centre
230 East Fifth Street
St. Paul, MN 55101-1634
RE: Oak Park Heights — Ackerman Pro perty /Pine Grove Gardens Development —
Land Use Change and Rezoning
FILE NO: 798.02 — 05.01
Dear Madam /Sir:
The Oak Park Heights City Council, at their May 24, 2005 meeting, approved a land use
designation change for the Ackerman property to accommodate a torihore project
known as Pine Grove Gardens. The approval was granted subject to Metropolitan
Council review. The designation of the property was changed from Residential
Business Transitional to Medium Density Residential and rezoned to R-3, Multiple
Family Residential District.
The change is considered minor in that there should be no local or regional effect as a
result of the amendment. Both of the land uses are residential in nature with no change
to allowable residential density and there are no sewer, traffic, population, or other
regional system implications as a result of this amendment.
If you request additional information or have any questions, please do not hesitate to
contact me or Eric Johnson, City Administrator, at 651-439-4439.
Sincerely,
NORTHWEST ASSOCIATED CONSULTANTS, INC.
Scott D. Richards, AICP
Senior Planner
c: Eric Johnson
Local Planning Handbook
Information Summary for Comprehensive Plan Amendments
Submit this completed form and the following information for each Comprehensive Plan
Amendment:
t Color Map(s) that show the following (85x1 1 or 11x17):
1 Location of the proposed huge.
■ Current land use, indicating area(s) affected by the amendment.
1 Proposed land use, indicating area(s) affected by the amendment.
▪ Minnesota ota Lend Cover Classification System M CCS , if available.
2. Staff report to planning commission io or governing body,
3 Other relevant information related to the amendment and proposed development.
This form can found on the Metropolitan Council's Planning and Technical Assistance website
at t _: www.r etr l nr l i t re o r" e . tr .
Electronic Submission
The Metropolitan Council encourages electronic submission ion o Plan Amendments. Council
staff will acknowledge receipt of the electronic submission; however, the review process will
not begin until the Council receives one paper copy of the materials. In submitting an
amendment electronically, please complete one of the following procedures:
Email Process
i Notify the city's sector representative of the coming electronic submittal.
m Mail one paper copy of the plan amendment, this form, maps, staff report(s), and all
other relevant material to the Reviews Coordinator at the address below.
M Email this form and all relevant material to the community's Sector representative.
CD or Disk Process
Mail one (1) CD or 3 W floppy dint and one (1) paper copy of the plan amendment, this form,
maps, staff report and all other relevant material to the Reviews Coordinator at the address
below.
Paper Submission
Mail seven (7) copies of this form and relevant material, described above, to:
Reviews Coordinator
Planning and Technical Assistance Unit
Metropolitan Council
Mears Park Centre
230 E. Fifth Street
St, Paul, MN 55101 -1634
Text Change only Plan Amendments
For Plan Amendments that are limited to text changes may only require the information in the
Community Profile and Background section (questions 1-5) of this form. Talk with your Sector
Representative before submitting any such Plan Amendments. Council staff may request
further information if it is determined that there may be potential impacts to regional systems,
forecasts or policies.
January 2005 1
Metropolitan Council Review
Council staff reviews the information submitted on this form within 10 working days to
determine if the comprehensive Plan Amendment is complete for Council review. In the
completeness review process, Council staff evaluates if sufficient information has been
provided to determine the level of impact the amendment may have on regional systems or
policies. For electronic submissions, receipt of the paper copy serves as the official date that
begins the initial 10-clay review period.
Once found complete for review, the Council has 60 days to review and take action on the
amendment, with the option for extending the review period an additional 60 days, if
necessary, after providing you with proper notification. The council's review of Plan
Amendments focuses on compliance with the Metropolitan Land Planning Act, conformance
with Regional System Plans, consistency with the 2030 Regional Development Framework and
other Council policies, and compatibility with adjacent jurisdictions.
Waiver of Certain Plan Amendment Reviews
In 2000, the Metropolitan Council re- authorized Council staff to waive Council review of "minor"
Plan Amendments when the staff review indicates they are in conformance with regional
system plans, consistent with the 2030 Regional Development rent Framework and compatible with
the plans of adjacent communities. Waivers may be granted for and use changes, MUSA
expansions and other amendments under the following conditions:
In cases where:
• Land use and MUSA changes are 40 acres or less;
• There is no substantial departure from system plans or system impacts;
• There is consistency with other Council policies including housing and density;
• There is compatibility with plans of adjacent local government jurisdictions;
• There are no possible cumulative impacts;
• There is no major local opposition; and
• There is a commitment by the jurisdiction to adequately address any outstanding
Comprehensive Flan review issues.
Contact your Sector Representative if you think a waiver may be appropriate. Your Sector
Representative will also assist you in determining how much of this form to complete.
Sector Representative Contact Information
An updated list of Sector Representatives, their phone numbers and email addresses may be
found at Mtp,;_amiyyyjapkg,ggyng,grgiplgnnhigijappoLstm.
January 2005 2
COMMUNITY PROFILE AND BACKGROUND
1. Provide the following community information.
Local governmental unit Cit roof Oak Park Heights
Contact name
Contact title
Address
City, State, and Zip
:r Telephone number
FAX number
Email address
_p_i_qtqAp_r_qp!rqtionist 29 2005
Affected area, in acres 3.7 acres
January 2005
Eric A. Johnson
City Administrator
14168 Oak Park Boulevard, P.O. Box 2007
Oak Park Heights, MN 55082
651-439-4439
651-439-0574
a'o ns n • cit k arkln tght .
2. Identify type of amendment. Check all that apply:
X 2a. Land use change. Complete questions - 2 and describe:
2b. M S Expansion. Complete questions 1-34 and describe .
2c. Text change. Complete questions 1-6 and 7-28, as applicable, and describe:
2d. Other. Describe:
3. Provide a description of the amendment.
Name of amendment Ackerman Property/Pine Grove Gardens Development —
Land Use Chan • a and Reonin •
General location Oakgreen Avenue and 58 Street
Brief description The developers have requested a land use amendment to
accommodate a 26 unit townhome project to be known as Pine
Grove Gardens. The Comprehensive Plan land use map designates
this area as Residential Business Transitional. The City has
determined that a Medium Density Residential designation for this
property is more in keeping with the existing and proposed
residential development in the area. The property has also been
rezoned R -3, Multiple Family Residential District.
4, Indicate official local status of the plan amendment. (check all that apply.) The local
governing body must take action on the proposed amendment before submittal to the
Metropolitan Council. include staff report to the planning commission or governing body
when submitting this form.
Action
Acted u on b Piannin• Commission Ma 12, 2005
Approved by City Council, contingent upon Metropolitan May 24, 2005
Council review
3
Date of Action,
5. Indicate if the City determined whether the proposed amendment would impact adjacent
communities and other jurisdictions and identify which ones have been notified M.S.
473 858, &ubd. 2.. Select one of the follow options:
H List adjacent local governments, school districts, watershed organizations and other
j urisdictions and the date the copies were sent.
Plan amendment will not impact adjacent local governments, school districts, watershed
organizations and other jurisdictions, based on community's ,r's judgement and completion of
this form.
January 2005 4
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Residential Business
Transitional to Medium Density
Residential
3.7 acres
3.7 acres
Same for both designations
llIl1=lII.M1IIlllllllMIlIllII.lIl.
Total
1
IMPACT ON LAND USE
6. Describe land use changes in acres, applicable to this amendment site, using the following
tables and filling in the community's specific land use categories:
Not Applicable.
CPA w- Comprehensive Plan Amendment
7. Does this plan amendment increase or decrease the T r inity' s household, population or
employment forecasts, as shown in the 2030 Development r amew rk If so, complete the
applicable lines of the following table.
X Not Applicable, no change in forecasts, skip to question 8.
ea
l
r
Households
Population
Employment
CONFORMANCE WITH REGIONAL SYSTEMS
Transportation
Traffic
8. Complete the foliowin9 table using the Institute of Transportation Engineers Trip
Generation Manual, 6 Edition, to he w whether this plan amendment r ent increases or
decreases trip generation from the planned land use and transportation element of the
community's comprehensive plan.
X Not applicable, no changes in trip generation, skip to question 10.
9. Will these changes require improvements to the existing local and regional road network or
interchanges, beyond what is in the community's nity' current transportation plan?
January 2005
5
:=
•
•
Est. avera dais traffic
Est. • eak hoLir traffic
IMPACT ON LAND USE
6. Describe land use changes in acres, applicable to this amendment site, using the following
tables and filling in the community's specific land use categories:
Not Applicable.
CPA w- Comprehensive Plan Amendment
7. Does this plan amendment increase or decrease the T r inity' s household, population or
employment forecasts, as shown in the 2030 Development r amew rk If so, complete the
applicable lines of the following table.
X Not Applicable, no change in forecasts, skip to question 8.
ea
l
r
Households
Population
Employment
CONFORMANCE WITH REGIONAL SYSTEMS
Transportation
Traffic
8. Complete the foliowin9 table using the Institute of Transportation Engineers Trip
Generation Manual, 6 Edition, to he w whether this plan amendment r ent increases or
decreases trip generation from the planned land use and transportation element of the
community's comprehensive plan.
X Not applicable, no changes in trip generation, skip to question 10.
9. Will these changes require improvements to the existing local and regional road network or
interchanges, beyond what is in the community's nity' current transportation plan?
January 2005
5
T x No, existing local and regjonal road network can accommodate modat increase.
Yes, describe im rover ents and who will . a for them:
Access
10. If the site has direct access to a principal or "A" minor arterial, is location and spacing
consistent with applicable County guidelines or MnDOT's Access Management Guidelines
( htt. : ■ * . V i * ■ 1 . o i t t . ! ■ + n . / c c s { ■ n x . t ■ ■ 1 l T
Not applicable, no direct access to a principal or" ,' minor arterial.
No, explain:
Yes, describe:
Transit and Other Modes of Transportation
11. Will this amendment enhance access to transit services, increase or decrease the demand
for transit services or warrant the extension of new transit service?
Not applicable currently not served by transit nor warran extension of services.
No, will not affect transit.
Yes, list existing routes, describe changes and identify proposed /necessary transit facility
improvements_ ents . . shelters, Earle and rides
12. Does the plan amendment include Traffic Demand Management (TDM) strategies or land
use and urban design measures, if applicable?
Not a
livable.
No, ex lain:
Yes, describe (e.g. car and van pooling, flexible work hours, mixed land uses that
discora.e vehicle trips and reter ailing } bilin rides and transit
13. Does the plan amendment include pedestrian and bike access and facilities, including
crosswalks, bridges, trails, sidewalks, and bike racks, if applicable?
Not applicable
No, why not:
X Yes, describe: A trail connection will be established to connec S tretal Park
Boulevard and the existing ea stwest trail through Oak Park Heights.
Wastewater Treatment
14. What type of wastewater treatment ent will be utilized to serve the proposed development?
Individual Sewage Treatment Systems STS, skip to question .
Privately Owned/Community Treatment System, skip to question 18.
Local/Municipal Owned Wastewater Treatment Plant, answer question 15 and skip to
uestion 18.
Regional Wastewater Treatment, complete questions 15-17.
January 2005
15. Complete the following table, to show whether this plan amendment increases or
decreases wastewater flow from currently planned land use and sewer flow projections.
X J Not Applicable, no changes in flow, skip to question 18.
Mgd = million gallons per day
16. Identify interceptor(s) that will be impacted by these changes and indicate if flows will be
diverted from one interceptor service area to another?
17. Does the plan amendment include any wastewater flow to an adjacent community? For
new intercommunity rrrunity agreements, the receiving community must also amend the sewer
element of its plan.
No.
Yes, enclose a copy of the inter - community agreement.
Aviation
1. Does the plan amendment affect any airport functions?
Not applicable, site not within air•ort influence area or search rea skip to question 19.
No, ski • to . uestion 19.
Yes, describe relationship to airport safety /noise zones, land use compatibility or other
possible im•acts:
Recreation Open Space
19. Does the amendment include, or is it adjacent to or within % a mile of an existing or
planned regional park, reserve or trail, as identified in the Regional Parks and Open Space
System Plan htt : wwv .rnetrec ur cil.or larrrrir arks,_ rK .,
Yes, describe potential impac and miti aticn plans:
20. Does the amendment include regionally important natural resources as identified, in the
Regional Parks and Open Space System Plan, the Regional Natural Resources
Inventory/Assessment or a local natural resources inventory (The Recreational and Natural
Resources Protection Map is available on the Council's website at
htt : www. r etroco ncil. ors • lannin. frat eworkrdoc r ents.htr
No.
Yes, identif resource and describe plans and proposed funding soar"ces to rotect it:
January 2005
7
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P re Am+� en �E mgd
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`To tal C � o w
� P oi# �m e n d m � n t: : (mgd
2000
2010
2020
15. Complete the following table, to show whether this plan amendment increases or
decreases wastewater flow from currently planned land use and sewer flow projections.
X J Not Applicable, no changes in flow, skip to question 18.
Mgd = million gallons per day
16. Identify interceptor(s) that will be impacted by these changes and indicate if flows will be
diverted from one interceptor service area to another?
17. Does the plan amendment include any wastewater flow to an adjacent community? For
new intercommunity rrrunity agreements, the receiving community must also amend the sewer
element of its plan.
No.
Yes, enclose a copy of the inter - community agreement.
Aviation
1. Does the plan amendment affect any airport functions?
Not applicable, site not within air•ort influence area or search rea skip to question 19.
No, ski • to . uestion 19.
Yes, describe relationship to airport safety /noise zones, land use compatibility or other
possible im•acts:
Recreation Open Space
19. Does the amendment include, or is it adjacent to or within % a mile of an existing or
planned regional park, reserve or trail, as identified in the Regional Parks and Open Space
System Plan htt : wwv .rnetrec ur cil.or larrrrir arks,_ rK .,
Yes, describe potential impac and miti aticn plans:
20. Does the amendment include regionally important natural resources as identified, in the
Regional Parks and Open Space System Plan, the Regional Natural Resources
Inventory/Assessment or a local natural resources inventory (The Recreational and Natural
Resources Protection Map is available on the Council's website at
htt : www. r etroco ncil. ors • lannin. frat eworkrdoc r ents.htr
No.
Yes, identif resource and describe plans and proposed funding soar"ces to rotect it:
January 2005
7
CONSISTENCY WITH COUNCIL POLICY
Natural Resources
Environmental Reviews
21. Will /has an environmental ental review (Environmental Assessment Worksheet, Environmental
Impact Stater ent or Alternative Urban Areawide Review) be/been completed for the site
(check all that apply)?
X
Surface Water Management
22. Does the plan amendment e t propose any impacts to wetlands located on the site?
X Not applicable, no wetlands on the site.
No impacts to wetlands located on the site.
Yes, describe the type of wetland, potential impacts and mitiatior�. *......,...,.
23. Will stormwater runoff generated from proposed development be treated on-site? The
Council's website contains resources on stormwater management techniques at
http://vvww.metrocouncil. orgiplanningiassistanceiresources.htm.
Not applicable, no development proposed.
No, check one of the followin • and describe:
Runoff will receive no treatment:
Runoff will be treated off-site, identify off -site treatment facility:
X
No, none required.
- - - -- ----------------------------------- - - - - -- -
Yes, indicate type of review and approximate date of completion and include a summary of
findings, if completed:
Yes, describe type and level of on -site pollutant removal treatment /mitigation itigation pl n : On-
site stormwater ponds are proposed in compliance with the City's stormwater treatment
Ian.
24. Have conservation oriented design principles been incorporated into the plan amendment,
dr ent,
such as open space design, clustering, conservation easements, low impact development
storm water management techniques, native vegetation buffers and/or landscape design?
X ; Not applicable.
No, explain:
Yes, describe:
Water Supply
25. Will the proposed plan amendment increase or decrease projected water use from the
community's current water supply plan?
Not applicable.
X No increase or decrease in projected water use from water supply plan.
January 2005
Yes, provide water supply plan amendment to describe necessary facilities improvements
or than es:
MNRRAICritical Ar+ Area P /an
26. Does the plan amendment include any land within the designated Mississippi National
River and Recreation Area (MNRRA) and Critical Area (CA) boundaries?
Not applicable, not a community within MNRRA RA or CA boundaries.
No, site is not within MNRRA or CA boundaries.
Yes, describe how Critical Area guidelines and voluntary MNRRA Comprehensive
Ma Plan policies are being_ addressed:
Housing
27, Does the proposed amendment increase or decrease the acres of medium r or high density
residential land staged for development between 2000 and 2010? Identify the number of
acres of developable land stage for development 2000-2010 city -wide for medium and
high density residential or mixed use development:
Tx 1 Not applicable, no sewered residential land use changes.
Medium Densit Residential
Iii . h Densit residential
1
Mixed Land Use with Multifamily Componen
* "Developable" may include and that is identified for i fi l or redevelopment.
Implementation
28. Will the plan amendment require changes in zoning or subdivision ordinances, Capital
Improvement Program (C1P), or other official controls?
No.
X Yes, describe proposed changes and timeline: A change in zoning classification has been
approved by the City Council to rezone the property from 0, Open Space Conservation to
R -3 Multiple Family Residential District.
MUSA Expansion or Staging Changes only
The following information is only required for comprehensive plan amendments proposing a
MUSA expansion or development staging change at a net density less than 3 units /acre. This
information is needed so the Council can review and evaluate the amendment for potential
impacts to the regional systems.
29. Complete the attached table, documenting both average net density of sewered residential
development within the Community since 2000 and remaining land guided for residential
uses to 2020. These tables are available on the Council's website in Microsoft Excel
format, with automatic calculation of net residential acres, net density, and estimated
developable acres. htt : v ww.metrocounci .org/ lannin i nce re o rc s.htm
January 2005
30. Does the local wastewater system have adequate capacity, or staged capacity to
accommodate the proposed development:
Yes, explain:
o, explain:
31. Does the regional wastewater system have adequate capacity, or staged capacity to
accommodate the proposed development:
Yes, explain:
No, explain:
32. Has the community and/or Met Council identified an inflow and infiltration X181) problem.
Yes, describe the steps taken to address the 1/1 issue and plans for future action:
No, the City/Twp does _not have an identified - I I problem.
33. Does the community have the following:
33a. Parks & Open Space Plan (including regional park components)
Yes, identify:
No.
33b, Storm water Management Plan (including best management practices and
implementation lementation strategies):
des identify:
No.
33c. Natural resources protection ordinances (including wetland, tree preservation, steep
slopes, etc):
Yes, identify:
No.
34. Did the Council's review of the Community's ity's 202 Comprehensive Plan Update identify
outstanding issues or conditions?
E .-- Yes, describe the steps taken to address the issue and plans for future action (elow):
No, the Council's review did not identify any issues or conditions.
Issue/Condition s taken or future planned actions, including date
(e.g.) Tier 11 Sever Plan City - Engineer drafting. Will submit to Council for review by May 2005,
January 2005 10
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January 2005
RE:
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763231 .2555 Facsimile: 763,231,2561 planners@nacplanning.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: May 5, 2005
FILE NO: 798.02 05.01
Oak Park Heights - Pine Grove Gardens: Comprehensive Plan
Amendment, Rezoning, Preliminary and Final Plat, Planned
Unit Development
The City Council, at their April 12, 2005 meeting, voted to reconsider their vote of March
29, 2005 to deny approval of the Pine Grove Gardens rezoning and Comprehensive
Plan amendment. The Council redirected the application to the Planning Commission
to allow the applicant to redesign the site plan so that it would be more compliant with
the R-3 District standards.
The applicant has requested a Comprehensive Plan amendment, ent, rezoning, preliminary
and final plat, and planned unit development (PUD) for the 26 unit townhome project to
be known as Pine Grove Gardens. The site is 4.4 acres in area and is located
northwest of City Hall, east of l green Avenue, north of 58 Street, and south of
Highway 36.
The applicant has applied for a simultaneous concept and general plan planned unit
development for this project and has provided the information to complete that review.
A portion of the exhibits will need to be updated to reflect the slight changes in the
overall site plan, but the information as attached is adequately complete to review a
concept and general plan PUD.
Cover Sheet/Perspective Drawing
Existing conditions
Concept and General Plan (Updated)
Preliminary Plat
Exhibit :
Exhibit 6:
Exhibit 7:
Exhibit :
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
ISSUES ANALYSIS
Grading and Drainage
Utilities
Layout with MnDOT 1995 Highway Overlay
Landscape Plan
Landscape Details
Perspective Drawings
Floor Plans
Building Elevations (Updated)
Project Narrative
Comprehensive Plan. The Comprehensive Plan designates this site as R- B,
Residential business Transitional District. The purpose of this district is to allow for a
smooth transition from high intensity commercial to the low density residential use.
This is to be accomplished by allowing a mixture of medium density residential uses
with low intensity commercial uses.
The applicant is requesting the Comprehensive Plan to be changed to designate the
property as medium density residential consistent with the proposed development. In
support of the request from the applicant, the following points could be made:
Medium density development would complement t the surrounding uses,
especially the single family development. If the property to the west is developed
as the Oakgreen Village, the medium density developments would complement
each other.
Medium density residential development may have less of a negative effect on
the significant tree cover and wetlands than a commercial development would.
The property may also be appropriate for commercial development, especially if the
MnDOT roadway alignment is constructed as currently planned. The applicant has
submitted plans (Exhibit 3) showing the lot layout with the MnDOT 1995 proposed
Highway 36 alignment. The development has been planned so as to accommodate the
MnDOT design.
Before any consideration of the details of this project, the Planning Commission should
look at the overall land use issues of this site. The consideration should be based upon
the preferred long term land use of the property, the proposed plans of MnDOT, and the
current/proposed uses that surround the subject site.
As you are aware, the Planning g Commission, at their March 10, 2005 meeting, ting, voted to
approve the Comprehensive Plan amendment to medium density residential and a
zoning change to R-3, Multiple Family Residential District.
2
Zoning, The subject site is currently zoned Open Space Conservation. The purpose
of this district is to allow suitable areas within the City to be retained and utilized for
open space purposes and also as a "holding" zone for annexed lands.
The applicant is requesting that the site be rezoned to R-3, Multiple Family Residential
District. The rezoning could be consistent with the transitional nature of this property
and with the potential Oakgreen village to the west. Approval of the proposed zoning
would be subject to the amendment of the Comprehensive Plan to a residential use.
Project Description. The request is to construct a total of 26 units in five townhome
buildings. The project has been designed with private driveway access from Oakgreen
Avenue. The project incorporates one story townhome units with a lower look -out level.
The plans indicate exterior landscaping and a trail connection to the City's trait system.
The project layout is nearly identical to what was originally reviewed by the Planning
Commission. The setbacks have been adjusted so that there are 30 foot front and rear
principal building setbacks, consistent with the R-3 District standards. The side yard
setback requirements of 10 feet are also compliant within the new plan. The private
roadway and driveway lengths have also been increased.
Planned Unit Development P A PUD is required to allow for a townhome
development on private access drives. The property would be rezoned to R-3 and a
PUD overlay would be applied with the appropriate development agreement.
Subdivision. A preliminary /final plat has been submitted for review. The property is
being divided into five blocks and a total of 26 lots. There are two outlots proposed —
one for the common landscape and street areas and the other in the northwest corner.
The City Attorney has reviewed the plat and has determined that the City would prefer
that the two outlots be merged into a single taxing parcel. The homeowners association
that is established should be responsible for the long term maintenance of this area and
for the taxes.
The plat incorporates a 50.02 foot right -of -way to the centerline for Oakgreen Avenue.
This is consistent with the recommendations of the City Engineer for Oakgreen Avenue
right -of -way requirements.
The plat, as presented, would comply with all of the basic subdivision requirements.
The final plat shall be subject to any comments or requirements of the City Engineer
and City Attorney.
Park Dedication. Section 402.08 of the Subdivision Ordinance requires a park land
and/or cash dedication for the proposed development. The purpose of the dedication is
to require new subdivisions to contribute to the Citys park and open space system in a
rough proportion to the relative burden they will place upon the system. The ordinance
requires either land or a cash contribution in lieu of and or a combination of both be
dedicated to the City.
3
As the site is so small and not planned for a future park area, staff recommends the City
require a cash contribution in lieu of land The formula for cash contributions is
described in Section 402.08.D of the Subdivision ordinance. Per the ordinance, the
applicant will need to provide the City with a property appraisal.
Lot Standards. The following table illustrates the lot requirements for the proposed R-3
District and level of project compliance:
ce:
R -3 DISTRICT STANDARDS
The project has been reconfigured so that all of the principal building setbacks are
complied with. The new plans reflect proposed decks on the easterly townhomes, and
decks and/or porches for the other units. The Zoning Ordinance allows for decks, not
more than nine inches above ground level, to be constructed into the setback area. The
proposed decks and porches would exceed the allowance of the Zoning Ordinance and
would need to comply with the 30 feetil 0 feet requirements. The Planning Commission
can consider, as part of the PUD, an exception from this setback requirement. Staff
does not see an issue with that exception in that a minimum of 10 foot setbacks are
provided in those areas where these porches and decks are proposed. Additionally, the
potential for adjacent development is not significant in the areas that surround this
proposed development,
Access/Circulation. The site is accessed via a cul-de-sac off of Oakgreen Avenue
North. The private drive would be 26 feet in width. Ali maintenance ance would be the
responsibility of the homeowners association. Snow storage would be in those areas at
the ends of the private driveways. There may be some concern with the dead -end
design of the street network. The Police Chief and Fire Chief should comment on the
accessibility of the project for emergency vehicles.
One visitor parking area with nine spaces is provided on the site plan. Additionally,
each of the driveways in front of the two stall garages are 22 feet in length and will
accommodate additional guest/resident vehicles.
A trail access is planned to be constructed by the developer on the City property to the
east of the townhome development. The trail would access the private drive and
continue north to the trail within the Xcel trail easement and to the south to the access
drive for City Hall. The City Public Works Director has recommended the following
related to the proposed trail:
Standard
Proposed
Project
Lot Area
15,000 square feet
4.4 acres
Lot A r a Per Unit
- - - -- - -- - - -- - - --
4,000 square feet
-
5,385 square feet per unit provided
Front Setback 1
30 feet
30 feet
Side Setback
10 feet
10 feet ++
Rear Setback
30 feet
20 feet principal 118 feet deck
Wetland Buffer
36 feet
41 feet
Building Height
35 feet
18 feet
As the site is so small and not planned for a future park area, staff recommends the City
require a cash contribution in lieu of land The formula for cash contributions is
described in Section 402.08.D of the Subdivision ordinance. Per the ordinance, the
applicant will need to provide the City with a property appraisal.
Lot Standards. The following table illustrates the lot requirements for the proposed R-3
District and level of project compliance:
ce:
R -3 DISTRICT STANDARDS
The project has been reconfigured so that all of the principal building setbacks are
complied with. The new plans reflect proposed decks on the easterly townhomes, and
decks and/or porches for the other units. The Zoning Ordinance allows for decks, not
more than nine inches above ground level, to be constructed into the setback area. The
proposed decks and porches would exceed the allowance of the Zoning Ordinance and
would need to comply with the 30 feetil 0 feet requirements. The Planning Commission
can consider, as part of the PUD, an exception from this setback requirement. Staff
does not see an issue with that exception in that a minimum of 10 foot setbacks are
provided in those areas where these porches and decks are proposed. Additionally, the
potential for adjacent development is not significant in the areas that surround this
proposed development,
Access/Circulation. The site is accessed via a cul-de-sac off of Oakgreen Avenue
North. The private drive would be 26 feet in width. Ali maintenance ance would be the
responsibility of the homeowners association. Snow storage would be in those areas at
the ends of the private driveways. There may be some concern with the dead -end
design of the street network. The Police Chief and Fire Chief should comment on the
accessibility of the project for emergency vehicles.
One visitor parking area with nine spaces is provided on the site plan. Additionally,
each of the driveways in front of the two stall garages are 22 feet in length and will
accommodate additional guest/resident vehicles.
A trail access is planned to be constructed by the developer on the City property to the
east of the townhome development. The trail would access the private drive and
continue north to the trail within the Xcel trail easement and to the south to the access
drive for City Hall. The City Public Works Director has recommended the following
related to the proposed trail:
1. There should be no T trail intersections. The connections to the XceI easement
trail should be split with a V design and possible placement of bench in the
middle area The revised site plan has been changed to accommodate a V
design.
2. The south trail to the City Hall access roadway should be provided with a
crosswalk and pedestrian accessible ramps. This will be added as a condition of
approval.
3. The existing trail connection near City Hall could be abandoned with this
improvement. This will be a condition of approval.
Snow Removal. The applicant will be required to submit a snow removal plan that will
be subject to review and approval of City staff.
Grading, Drainage and utilities. The applicant has submitted grading, drainage and
utility plans for City review as part of the original submittal. The project architect will be
required to update the plans to reflect the revised site plan.
The final grading, drainage and utilities plans are subject to review and approval of the
City Public Works Director and the City Engineer. The project should also be reviewed
by the Middle St. Croix Watershed District.
Landscaping and Tree Preservation. The applicant will attempt to preserve as many
significant trees as possible. The project architect will be required to update the
landscape and tree preservation plans to reflect the revised site plan. The final
landscape plan and tree preservation plans are subject to review and approval of the
City Arborist. A tabulated list of trees to be removed and preserved will be required by
the City Arborist to determine compliance with the Tree Protection Ordinance.
Signage/Lighting. The applicants are not including a development sign or monument
for this project. A lighting plan has been submitted that includes decorative lights for the
private drive. The private drive lights are shown on Exhibit 3. The applicants have also
included the building light fixtures on Exhibit 3. The fixtures are of a residential style
that is allowed. The applicant will be required to present a photometric plan subject to
City staff review and approval.
Building Design. The project would not be subject to the Design Guidelines of the
City. Other multiple family dwelling projects, as part of a PUD, have been required to
make adjustments in design and building materials as part of the approval process.
The applicant is proposing all garage forward design for the one story townhomes. All
of the buildings will have the same architecture. The Planning Commission should
comment on the garage forward design and general architecture. The proposed
building materials include architectural asphalt shingles, cultured stone and vinyl siding/
shakes. The City has required steel siding or concrete masonry board for other similar
projects. City staff would suggest the same requirement for this project. The applicant
5
will also be required to provide a materials board for review by the Planning
Commission and City Council.
Trash Handling. All trash removal should be through individual areas in the owners
unit. There are no centralized trash or recycling storage areas.
Development Agreement. A development agreement shall be required for this project
subject to review and approval of the City council and the City Attorney. The City
Attorney requests copies of the homeowners documents and declarations for his
review.
CONCLUSION/RECOMMENDATION
The applicant has requested the following approvals to construct a 26 unit tow home
project on Oakgreen Avenue:
• Comprehensive Plan Amendment to Medium Density Residential
Zoning Amendment to R-3, Multiple Family ily Residential District
• PUD Concept and General Plan Approval
Preliminary and Final Plat
The Planning Commission and City Council shall review the overall Comprehensive
Plan and zoning issues for this project before acting upon any PUD review. If mid
density land use is preferred, consideration of the zoning amendment, ent, PU , and
subdivision is appropriate.
City staff recommends approval of the project with the following conditions:
1. The final plat shall be subject to any comments or requirements of the City
Engineer and City Attorney. The City Attorney shall provide comment and
provide a recommendation on the proposed separate developable parcel
designated as an outlot.
2. The applicant shall be required to pay a cash park dedication fee based upon the
requirements of Section 402.08 of the subdivision Ordinance. The applicant
shall provide the City with a property appraisal acceptable to the City Attorney.
3. The Planning Commission shall comment on allowing encroachments of decks
and three season porches into the required set backs as provided for on the
conceptgeneral plan.
4. The Police Chief and Fire Chief shall comment on the accessibility of the project
for emergency vehicles.
5. The proposed trail locations and applicant's responsibility in construction costs
shall be subject to review and approval by the City Council.
6
6. The applicant shall submit a snow removal plan that shall be subject to the
revie w and approval of city staff.
7. The applicant shall provide updated grading, drainage and utility plans to the City
reflecting the revised concept/general plan. All final grading, drainage and utility
plans shall be subject to the review and approval of the City Public Works
Director and City Engineer and review of the Middle St. Croix Watershed District.
8. The applicant shall provide updated landscape and tree preservation plans to
reflect the revised site plan. The final landscape plan and tree preservation plans
are subject to review and approval of the City Arborist.
9. The applicant shall provide a photometric plan for the project subject to City staff
review and approval.
10. The Planning Commission should comment on the garage forward design,
general architecture, and building materials of the project. The siding materials
should be steel, concrete masonry board, or an equivalent material approved by
City staff.
11. A development agreement shall be required subject to review and approval of the
City Council and City Attorney.
12. The homeowners documents and declarations shall be provided to the City
Attorney for his review and approval.
7
LAND USE DESIGNATION
Low Density Estate Residential
Low Density Residential
Medium Density Residential
High Density Residential
Quasi-Public Facilities
School Facilities
Government Facilities
City of Oak Park Heights
340 170 0
Commercial
Business/Residential Transitional
Industrial
Business Warehouse
Park Facilities/Open Space
Estate Residential/Golf Course/
Parks and Open Space
Wetland/Ponding Areas
COMPREHENSIVE PLAN
PROPOSED LAND USE DESIGNATIONS
--
340
M Mil
340 Feet
LAND USE DESIGNATION
Low Density Estate Residential
Low Density Residential
Medium Density Residential
High Density Residential
Quasi-Public Facilities
I. School Facilities
Government Facilities
CBD
City of Oak Park Heights
b•M
Commercial
340 170 0
Business/Residential Transitional
Industrial
Business Warehouse
Park Facilities/Open Space
Estate Residential/Golf Course/
Parks and Open Space
Wetland/Ponding Areas
COMPREHENSIVE PLAN
EXISTING LAND USE DESIGNATIONS
340 Feet