HomeMy WebLinkAbout2005-03-29 CC Meeting Packet EnclosureMeeting Date March 29 2005
Agenda Item Title: • Pine Grove Gardens Development - Rezoning and Comprehensive Plan
Amendment: Ackerman Pro 5769 Oak Li een Ave. N.- eastside of Oak een Ave and north of
58 Street).
Time:
Agenda Placement New Business
Originating Department/Requestor Eric ohnso Administrator
Requester's Signature
Action Requested
10 minutes
Please see enclosed from Scott Richards.
1. Planning Report.
2. Planning Commission Resolution.
3. City Council Resolution.
Oak Park Heights
Request for Council Action
iew and Con Resolution
■•■
ENCLOSURE 09
Background/Justification (Please indicate if any previous action has been taken or if other public
bodies have advised):
The Council at this time is only considering the rezoning and Comprehensive Plan amendment
requests. Concept/General Plans could potentially follow depending on the Council's decision for
the rezoning/Comp Plan amendment.
***please note that all Exhibits to Scott Richards' Planning Report were in the Planning
Commission packet sent out earlier this month, please let me know if need additional copies***
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: March 4, 2005
RE:
FILE NO: 798.02 — 05,01
BACKGROUND
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.
Aftached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
Oak Park Heights — Pine Grove Gardens: Comprehensive Plan
Amendment, Rezoning, Preliminary and Final Plat; Planned Unit
Development
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.
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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 -8 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 lookout 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 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
I p
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
y
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
in V
require a cash contribution n 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.
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Lot Standards. The following table illustrates the lot requirements for the proposed R -3
DistriQt and level of project compliance:
R -3 DISTRICT STANDARDS
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 trail 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.
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Standard
Proposed
Project
Lot Area
15,000 square feet
4.4 acres
Lot Area Per Unit
4,000 square feet
5,385 square feet per unit provided
Front Setback
30 feet
20 feet
Side Setback
10 feet
30 feet
Rear Setback
30 feet
' 26.9 feet
Wetland Buffer
36 feet
36 feet
Building Height
35 feet
scaled building elevations not provided
Lot Standards. The following table illustrates the lot requirements for the proposed R -3
DistriQt and level of project compliance:
R -3 DISTRICT STANDARDS
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 trail 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.
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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.
SignagelLighting. 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. All 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 wilt 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:
Comprehensive Plan Amendment
Zoning Amendment
• PUD Concept 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
concept plan review. if mid density land use is preferred, consideration of the
concept plan, as presented, is appropriate.
S
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 p ossible 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.
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WHLW:AS, the City of Oak Park Heights has received a request from Oak Park
Heights Development LLC for a Comprehensive Plan map change from residential business
transitional to medium density residential and a zoning change from 0, Open Space
Conservation to R -3, Multiple Family Residential District for property on Oakgreen Avenue and
north of 58 Street; and after having conducted a public hearing relative thereto, the Planning
. ig g
Commission of Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
follows, to wit:
and
and
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK IEIGHTS
WASHINGTON COUNTY, MENTIsTESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY OAK PARK 13EIGHTS DEVELOPMENT LLC FOR A
COMPREHENSIVE PLAN MAP CHANGE FROM
RESIDENTIAL BUSINESS TRANSITIONAL TO
MEDIUM DENSITY RESIDENTIAL AND A ZONING CHANGE
FROM 0, OPEN SPACE CONSERVATION
TO R -3, MULTIPLE FAMILY RESIDENTIAL DISTRICT FOR
PROPERTY ON OAKGREEN AVENUE AND NORTH OF 58 STREET
SHOULD BE APPROVED WITH CONDITIONS
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
3. The subject site is designated as residential business transitional and zoned
0, Open Space Conservation which will not allow the project as proposed by Oak Park Heights
Development LLC; and
4. A Comprehensive Plan map change to designate the property as medium
density residential and a rezoning to R -3, Multiple Family Residential District would be required
to allow the project to move forward through the Planned Unit Development and plat process;
and
5. City staff prepared a planning report dated March 4, 2005 reviewing the
request by the applicant for the 26 unit townhome project to be known as Pine Grove Gardens;
and
6. Said report recommended that the Planning Commission review the
Comprehensive Plan change and rezoning request prior to the Planned Unit Development and
plat consideration; and
7. The Planning Commission held a public hearing at their March 10, 2005
meeting, took comments from the applicants and public, closed the public hearing, and made the
following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE FL O
COMMISSION FOR TB E CITY OF OAK PARK HEIGHTS TIIAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Oak Park Heights Development LLC for a Comprehensive
Plan map change from residential business transitional to medium density residential and
a zoning change from 0, Open Space Conservation to R-3, Multiple Family Residential
District for roP e �Y on. Oakgreen Avenue and north of 58 Street, and affecting the real
p
property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval subject to the following findings of fact:
1. The subject property is transitional in nature based upon current and future land uses. A
residential use will have less impact to neighboring residential land uses.
2. The subject property is better suited for residential use, especially as it relates to traffic
generation and other potential impacts to surrounding land uses.
3. In that area east of Oakgreen Avenue, residential uses are appropriate for that area south
of the Xcel Energy power lines, while commercial development has been the primarily
land use to the north.
And with the following conditions:
1. The plan for the Pine Grove Garden development shall be redesigned so that all setbacks
of the R-3, Multiple Family Residential District are complied with.
2. The preliminary /final plat for the Pine Grove Gardens shall be revised to merge Outlot A
and B into one outlot property.
2
Recommended by the Planning Commission of the City of Oak Park Heights this 10
day of March 2005.
ATTEST:
Eric A. Johnson, City Administrator
John Dwyer, Chair
3
and
and
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY OAK PARK HEIGHTS DEVELOPMENT LLC FOR A
COMPREHENSIVE PLAN MAP CHANGE FROM
RESIDENTIAL BUSINESS TRANSTTIONAL TO
MEDIUM DENSITY RESIDENTIAL AND A ZOMNG CHANGE
FROM 0, OPEN SPACE CONSERVATION
TO R -3, MULTIPLE FAMILY RESIDENTIAL DISTRICT FOR
PROPERTY ON OAKGREEN AYENIJE AND NORTIJ OF 58TH STREET
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Oak Park
Heights Development LLC for a Comprehensive Plan map change from residential business
transitional to medium density residential and a zoning change from 0, Open Space
Conservation to R-3, Multiple Family Residential District for property on Oakgreen Avenue and
north of 58 Street; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights recommended that the request be approved with conditions.
The City Council makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
3. The subject site is designated as residential business transitional and zoned
0, Open Space Conservation which will not allow the project as proposed by Oak Park Heights
Development LLC; and
4. A Comprehensive Plan map change to designate the property as medium
density residential and a rezoning to R-3, Multiple Family Residential District would be required
to allow the project to move forward through the Planned Unit Development and plat process;
and
5. City staff prepared a planning report dated March 4, 2005 reviewing the
request by the applicant for the 26 unit townhome project to be known as Pine Grove Gardens;
and
6. Said report recommended that the Planning Commission and City Council
review the Comprehensive Plan change and rezoning request prior to the Planned Unit
Development and plat consideration; and
7. The Planning Commission held a public hearing at their March 10, 2005
meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the request be approved with conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT TIIE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by Oak Park Heights Development LLC for a Comprehensive
Plan map change from residential business transitional to medium density residential and
a zoning change from 0, Open Space Conservation to R-3, Multiple Family Residential
District for property on Oakgreen Avenue and north of 58 Street, and affecting the real
property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights subject
to the following findings of fact:
1. The subject property is transitional in nature based upon current and future land uses. A
residential use will have less impact to neighboring residential land uses.
2. The subject property is better suited for residential use, especially as it relates to traffic
generation and other potential impacts to surrounding land uses.
3. In that area east of Oakgreen Avenue, residential uses are appropriate for that area south
of the Xcel Energy power lines, while commercial development has been the primarily
land use to the north.
And with the following conditions:
1. The plan for the Pine Grove Garden development shall be redesigned so that all setbacks
of the R -3, Multiple Family Residential District are complied with.
2
2. The preliminary /final plat for the Pine Grove Gardens shall be revised to merge Outlot A
and B into one outlot property.
2005.
ATTEST:
Approved by the City Council of the City of Oak Park Heights this 29 day of March
Eric A. Johnson, City Administrator
David Beaudet, Mayor
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