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HomeMy WebLinkAbout2005-05-05 NAC Planning ReportPLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 5, 2005 RE: FILE NO: 798.02 -- 05.01 BACKGROUND 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, 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 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 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. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: NORTHWEST ASSOCIATED CONSULTANTS, INC. Cover Sheet /Perspective Drawing Existing Conditions Concept and General Plan (Updated) Preliminary Plat 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 783.231 .2555 Facsimile: 763.231 .2 561 planners@ nacpla nn i ng. corn Oak Park Heights — Pine Grove Gardens: Comprehensive Plan Amendment, Rezoning, Preliminary and Final Plat, Planned Unit Development Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: ISSUES ANALYSIS Grading and Drainage Utilities Layout with MnDOT 1 995 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. I n 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 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 Commission, at their March 10, 2005 meeting, 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 trait connection to the City's trail 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 (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. 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 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. 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: 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 feet /10 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. 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 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 trait 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: 4 Standard Proposed Project Lot Area 1 5,000 square feet 4.4 acres Lot Area Per Unit 4,000 square feet 5,385 square feet per unit provided Front Setback 30 feet 30 feet Side Setback 10 feet 10 feet ++ Rear Setback 30 feet 20 feet principal 1 18 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: 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 feet /10 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. 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 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 trait 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: 4 1. There should be no T trail intersections. The connections to the Xcel easement trail should be split with a V design and possible placement of a 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. Alt 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 townhome project on Oakgreen Avenue: ■ Comprehensive Plan Amendment to Medium Density Residential • Zoning Amendment to R -3, Multiple Family 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, PUD, 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 concept /general 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 review 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. 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W LAND PLANNING e SURVEYING • 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. A tree count has been completed as shown on the Existing Conditions Map, Figure A. EXHIBIT 13 5620 Memorial Avenue North, Stillwater, MN 55082 4 Phone: (651) 439 -8833 ♦ Fax: (651) 430 -9331 • Website: www.ffe- znc.com Bruce A. Folz, LS Timothy J. Freeman, LS Todd A. Erickson, PE 1939 - 2001 President Vice President