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HomeMy WebLinkAbout2005-03-04 NAC Planning ReportRE: BACKGROUND Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial H ig hw y, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning,com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 4, 2005 FILE NO: 798.02 — 05.01 Oak Park Heights — Pine Grove Gardens: Comprehensive Plan Amendment, Rezoning, Preliminary and Final Plat; Planned Unit Development Greg Johnson, representing Oak Park Heights Development LLC, has requested a Comprehensive Plan amendment, a zoning district amendment, a preliminary and final plat and a planned unit development/concept and general plan approval for a 26 unit townhome project to be known as Pine Grove Gardens. This project replaces the nine lot single family residential development proposed by the same applicant known as Ackerman Estates. The applicant has submitted a letter to the City withdrawing the previous application. The site is 4.4 acres in area and is located northwest of City Hall, east of Oakgreen 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 provided most of the information to complete that review. It is suggested that the City first consider the Comprehensive Plan and zoning issues, as well as a concept plan, separate from the general plan discussion. The land is affected by Highway 36, future reconstruction of Oakgreen Avenue and the frontage road system of that intersection. As such, the land use could be residential or commercial. The City should closely examine the current and future land use and transportation issues for this area as a separate element of this project review. Cover Sheet/Perspective Drawing Existing Conditions Layout with Signing and Lighting Preliminary Plat Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: ISSUES ANALYSIS Grading and Drainage Utilities Layout with MnDOT 1995 Highway Overlay Landscape Plan Landscape Details Perspective Drawings Floor Plans Building Elevations Project Narrative Memo from City Arborist Memo from City Engineer 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 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 7) 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. 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 design has been based upon R -3 zoning requirements and will meet all setbacks except for the 30 foot front setback on Oakgreen Avenue and rear setback on the east property line. 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 trail system. Planned Unit Development (PUD). 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. As indicated, the City is considering only concept approval at this time depending upon the preference of the city Council on the Comprehensive Plan and zoning designations. 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 outiots 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 outiots 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 City's 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 land or a combination of both be dedicated to the City. 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. 3 Lot Standards. The following table illustrates the lot requirements for the proposed R -3 District and level of project compliance: R -3 DISTRICT STANDARDS Lot Area Lot Area Per Unit Front Setback Side Setback Rear Setback Wetland Buffer Building Height Standard 15,000 square feet 4,000 square feet 30 feet 10 feet 30 feet 36 feet 35 feet Proposed Project 4.4 acres 5,385 square feet per unit provided 20 feet 30 feet 26.9 feet 36 feet scaled building elevations not provided The project is compliant except for the front and rear setbacks. The city may vary from these requirements through the PUD process, but there must be site or topographic reasons to justify a reduction in the prescribed setback. In this case, there is no reason to vary from the setbacks. The plan should be redesigned to accommodate the 30 foot front and rear setbacks. One way to accomplish this is to remove units 1 and 21 and shift the units accordingly. Access /Circulation. The site is accessed via a cul-de-sac off of Oakgreen Avenue North. The private drive would be 24 feet in width. All maintenance 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 eight spaces is provided on the site plan. Additionally, each of the driveways in front of the two stall garages are 20 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 trait within the NSP trail easement and to the south to the access drive for City Hall. The City Public Work Director has recommended the following related to the proposed trail: 1. There should be no T trail intersections. The connections to the NSP easement trail should be split with a V design and possible placement of a bench in the middle area. 2. The south trail to the City Hall access roadway should be provided with a crosswalk and pedestrian accessible ramps. 3. The existing trail connection near City Hall could be abandoned with this improvement. 4 Grading, Drainage and Utilities. The applicant has submitted grading, drainage, and utility plans for City review. The City Engineer will make his comments on the project under a separate memo. 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 City Arborist has made her comments on the project under a separate memo. 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. The City Arborist will comment on the final plan as part of final plan review. 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 City will comment on the final lighting plan as part of general plan review. Building Design. A complete review of the building design issues would be addressed as part of general plan review. The applicant is proposing all garage forward design for one story townhomes. Alt of the buildings will have the same architecture. The Planning Commission may want to provide direction to the applicant at this time on the proposed building style and materials. The applicant will be required to provide more detailed, scaled and colored design of the proposed buildings for general plan review. 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 Based upon the plans by MnDOT for the Highway 36 /Oakgreen Avenue intersection, the applicant has replaced the previous single family development with a 26 unit townhome project. The proposal requires the following approvals: O Comprehensive Plan Amendment Zoning Amendment O PUD Concept Plan Approval O 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 concept plan review. If mid density land use is preferred, consideration of the concept plan, as presented, is appropriate. 5 Upon review of this project, our office recommends the applicant revise the site plan to accommodate the 30 foot front and rear setback requirements of the ordinance. This could be accomplished by eliminating two end units adjacent to Oakgreen Avenue. This would also provide additional separation from Oakgreen Avenue and the possible roadway changes as a result of the Highway 36 plan. it is recommended that the Planning Commission hold on concept approval at this time until a conforming plan is presented. The City may allow the applicant to present the combined concept and general plans in April to the Planning Commission based upon the initial reaction of the Planning Commission related to the land use, zoning, and project layout direction. • •••••• •.• • ••••• ••••• •••• •••••,......,,••• • • ....cry wre. • .■ • • , • • • • rrurr• • • • ••• .•••■•• • •••••... • • • • •••• •■••••• •••••••,./ .••• • ••• •, • •• . •••• ••••••• • ••• •••,- • ••• r •••• • r • • 2 - 1.0:l 0 ELL8ON NI , 6 ) c ZIVZZ 3 .1 t,ES,10 S a Th hal Li 111 00 1 Ai .0.0,1 tO N:611 frai.ON Ortfit L #11. Jit.MOON a 4 COW cn 00 74 0071 3.11, 00S tO rO.TO S HIIION WitsaAV ALMON° A .tr N HI LION _31177 V 11,133,1-.6 3... SU. 1.00N Doti o 3 OOS 3 0 1 11 8 a - 2 `. 8 I s 8 8 41 06'*Zrt 3 „ S [4.1 t: Ocq airc.) ~-` T -- -�—| -� ' ~� '- ~ /~ 1 °��. ' Z ' ' ~ _-` ALIVUNIVO in v,J ; g b Pgg EE 4 f 0 'Mr 1. Er - •■•••4 MIC 1 1 14 0. 1 ii , ii i , 1. ilst . s hi. 1 1 w i , 1 ti P H 1 A . ii '1 11 ' 1 11 il 9 1 A is 1 1 I A ]1 i° b i 111 ill g. . t rli .9 6 qj ti I 01 B a 1 1 i g l' 4 g s. 1 . go Vta 2 a, 4 ' .0 1 1 1 i . 1 1 i 1 i lb w 1 1 al s- 1 # 1 Pi • „P; 41 3, 1 .. ‘1 1 .. V 41 i 11 ii 9 AI 1 4 1 ., . 1 ill la A '.. 8 H 1 1 I r d I 1 'g •E v - d n ' 1111 i t Hi a IAA I .till . i l I 1 1 - 5" A ] :I ifl ,-,, 1 1 jh 31 5 a Px Wsb 1 \ ■ "." I = t • . ‘ 1' 1' 0 I 40d f 0-dad 1 'I.dQ 1- N O9l1. ? 1' 'id© �....... ior Folz, Freeman, Erickson, Inc. F FE E LAND PLANNING + SURVEYING 4 ENGINEERING PINE GROVE GARDENS Narrative February 9, 2005 The current Ackerman property, approximately 4.4 acres, is located east of Oakgreen Avenue and north of 58 Street, and abuts City Hall. The existing parcel is currently zoned Open Space. The request for this project is for R3 Multiple Family Residential District zoning, with a total of 26 units in five townhome buildings. We intend to process the request as a PUD to allow for flexibility in the strict provisions of the ordinance. The guidelines for setbacks and lot size of R3 Zoning are met with the exception of the front yard setback. We are requesting a reduction of the 30 foot required front yard setback to a 20 foot setback from the street. This setback reduction will allow the project to pull the buildings away from the existing trees in the rear that we are trying to preserve. The code allows for 4000 square feet per unit for determining overall density. This should net 34 units for the project. This proposal only requests 26 units. The reason for the reduced density is accommodate for the area needed to allow the 1995 layout of the Hwy. 36 design to be preserved. The proposed units will be serviced with city sewer and water, with connections being made to existing facilities north and west of the proposed project. The private street as proposed is 24 -feet in width, which will not allow for parking. The units will have attached garages with driveways that provide for off street parking. Several small visitor parking lots are provided. The open areas between the driveways have been designed to incorporate extensive landscaping gardens and for the use of snow storage. The project provides for extensive landscaping and re- vegetation to help mitigate the loss of existing trees. A 8 -foot wide trail is proposed which would connect the east end of the proposed project to the existing trail to the north. The project is located in the Middle St. Croix Watershed and will require their review. The proposed drainage and ponding as shown on the plan provides the storage to reduce the runoff from the site to below that of the existing conditions. The site drainage incorporates the existing wetland found in the northeast corner of the site, helping to keep this a viable wetland, also reducing the impacts to the surrounding area. Bruce A. Folz, LS Timothy J. Freeman, LS Todd A. Erickson, PE 1939 - 2001 President Vice President A tree count has been completed as shown on the Existing Conditions Map, Figure A. EXHIBIT 13 5620 Memorial A ven ue North, Stillwater, MN 55082 • Phone: (651) 439 -8833 * Fax; (651) 430 -9331 f Website: www.ffe-inc.com Scott Richards From: To: Sent: Subject: OPH Staff Kathy Widin OPH Arborist <kdwid i n a@co mcast. n et> "Tom Ozzello" <tozzello a@cityofoakparkheights.com >; "Julie Hultman" < hultman@a cityofoakparkheights.com >; "Dennis Postier" <d postler a@bonestroo. com >; "Eric Johnson" <eajoh nson @cityofoakparkheights. com >; "Jim Butler" <jbutler©a cityofoakparkheights.com >; "Scott Richards" <srichards a@nacplanning.com >: "Mark Vierling" <mvierling r@eckberglammers.com> Monday, February 21, 2005 11:29 AM Pine Grove Gardens - landscape plan and tree removal /preservation I have reviewed the proposed plans for Pine Grove Gardens and have the following comments: 1. As the development goes beyond the concept phase, they will need to provide a tabulated list of trees to be removed and preserved so that the tree replacement requirement can be calculated per the OPH Tree Protection Ordinance. 2. This plan looks like it will result in more tree preservation than the last plan put forward for Ackerman Estates. This plan will also result in some wetland preservation. 3. The landscape plan is interesting and will complement the site well. The species proposed are mainly native species which have few serious insect, disease or cultural problems. The only change I would suggest would be to not plant aspen or cottonwood in parking lot medians but keep these larger, fast - growing and structurally weaker trees around the wetland area and in the buffer at the east side of the property. I would also like to know what results the landscape architect has seen with planting alder and ironwood trees in parking lot medians. Both of these species like moister soils and parking lots are similar- to desert environments. My concern is whether or not alder and ironwood will survive well in the harsh growing conditions of small medians. 4. The Planting Detail and Notes are thorough and should be given to the landscape contractors at the time quotes are requested, as the specifications will take more time than normal planting procedures (but will result in healthier plants). If you have any questions regarding this review, please contact me. Page 1 of 1 EXHIBIT 14 2/28/2005