HomeMy WebLinkAbout2005-05-24 CC Meeting Packet EnclosureMeeting Date
Time:
May 24 2005
10 minutes
Please see attached from Scott Richards:
Oak Park Heights
Request for Council Action
Agenda Item Title: Pine Grove Gardens— Rezoning Comprehensive Plan Amendment, Concept
and General Plan Review and Planned Unit Develo ment Prelim and Final Plat
ENCLOSURE 10
Agenda Placement Old Business
Originating Department/Request • Eric on Ci Administrator
Requester's Signatur
Action Request Consider ove Resolution A r ving Pine Grove Gardens with
Conditions
Background/Justification (Please mdicate if any previous action has been taken or if other public
bodies have advised):
1. Planner's Report dated May 5th, 2005
2 Planning Commission Resolution as approved (unsigned)
3. City Council Resolution.
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: May 5, 2005
RE:
FILE NO: 795.02 — 05.01
BACKGROUND
NORTHWEST ASSOCIATED CONSU LTANT5, 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
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 58th Street, and south of
Highway 30.
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:
Cover Sheet/Perspective Drawing
Existing Conditions
Concept and General Plan (Updated)
Preliminary Plat
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 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 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.
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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 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 tong 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.
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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
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
35 feet
Proposed
Project
4A acres
5,385 square feet per unit provided
30 feet
10 feet ++
30 feet
10 feet
20 feet principal 118 feet deck
41 feet
30 feet
36 feet
18 feet
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 PUJ D, 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. Alt 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 trait 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 trait:
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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.
signagelLigbting. 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
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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
O Zoning Amendment to R-3, Multiple Family Residential District
9 PUD Concept and General 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 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 outiot.
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 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. The homeowners documents and declarations shall be provided to the City
Attorney for his review and approval.
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A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY OAK PARK AEIGHTS DEVELOPMENT LLC FOR A
COMPREHENSIVE PLAN MAP AMENDMENT, REZONING TO
R -3, MIEJLTIPLE FAMILY RESIDENTIAL DISTRICT,
CONCEPT /GENERAL PLAN OF DEVELOPMENT PUD AND
PRELMIVARY AND FINAL PLAT FORA 26 IJNET TOWNHOME
PROJECT KNOWN AS PINE GROVE GARDENS
ON OAKGREEN AVENUE
SHOULD 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 amendment, rezoning to R-3, Multiple
Family Residential District, Concept/General Plan of Development PUD, and Preliminary and
Final Plat for a 26 unit townhome project known as Pine Grove Gardens on Oakgreen Avenue;
and after having conducted a public hearing relative thereto, the Planning 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:
SEE ATTACBMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
and
SEE ATTACHMENT B
3. The subject site is designated in the Comprehensive Plan as R-B,
Residential Business Transitional and it is zoned 0, Open Space Conservation. The applicant
has requested that the property be redesignated as medium density and rezoned to R -3, Multiple
Family Residential District; and
4. The applicant has requested a Planned Unit Development Concept and
General Plan review for the project. The PUD is required to allow access from private
driveways; and
5. City staff prepared planning reports dated March 4, 2005 and May 5, 2005
reviewing the applications; and
6. The May 5, 2005 report recommended approval of the applications subject
to conditions; and
7. The Planning Commission held a public hearing at their March 10, 2005
and May 12, 2005 meetings, took comments from the applicants and public, closed the public
hearing, and made the following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR. TIIE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Oak Park Heights Development LLC for a Comprehensive
Plan amendment, rezoning to R-3, Multiple Family Residential District, Concept/General
Plan of Development PUD, and Preliminary and Final Plat for a 26 unit townhome
project known as Pine Grove Gardens on Oakgreen Avenue, and affecting the real
property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights is
the following:
• Comprehensive Plan Amendment to Medium Density Residential (exclude area identified
as outlot A)
0 Zoning Amendment to R-3, Multiple Family Residential District (exclude area identified
as outlot A)
PUD Concept and General Plan Approval
Preliminary and Final Plat
And subject to the following conditions:
1. The final plat shall be subject to any comments or requirements imposed by the City
Engineer and City Attorney. The City Attorney shall provide comment and
recommendation on the proposed separate developable parcel designated as an outlot,
with recommendations to be incorporated into the development agreement. All drainage
and ponding areas provided in the outlot shall be preserved by easement or otherwise for
the benefit of the overall development and shall be maintained to City standard by the
developer or homeowners association. No further development of the outlot shall
proceed until the City has taken a final position on the St. Croix River Crossing TH 36
project.
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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 is agreeable to allowing encroachments of decks into the
required setbacks, as provided for on a plan approved by City staff.
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. 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 is agreeable to the garage forward design and general
architecture of the project. The siding materials should be steel, concrete masonry board,
or an equivalent material approved by City Council, The applicant shall provide building
materials samples for City Council review.
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.
Recommended by the Planning Commission of the City of Oak Park Heights this 12
day of May 2005.
John Dwyer, Chair
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ATTEST.
Eric A. Johnson, City Administrator
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and
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASIIINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINJMNGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT
REQUEST BY OAK PARK HEIGHTS DEVELOPMENT LLC FOR A
COMPREHENSIVE PLAN MAP AMENDMENT, REZONING TO
R -3, MULTIPLE FAMILY RESIDENTIAL DISTRICT,
CONCEPT /GENERAL PLAN OF DEVELOPMENT PUD AND
PRELIMINARY AND FINAL PLAT FOR A 26 UNIT TOWNHOME
PROJECT KNOWN AS PINE GROVE GARDENS
ON OAKGREEN AVEMJE
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 amendment, rezoning to R -3, Multiple
Family Residential District, Concept/General Plan of Development PUD, and Preliminary and
Final Plat for a 26 unit townhome project known as Pine Grove Gardens on Oakgreen Avenue;
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:
and
SEE ATTACHMENT B
3. The subject site is designated in the Comprehensive Plan as R--J3,
Residential Business Transitional and it is zoned 0, Open Space Conservation. The applicant
has requested that the property be redesignated as medium density and rezoned to R -3, Multiple
Family Residential District`, and
4. The applicant has requested a Planned Unit Development Concept and
General Plan review for the project. The PUD is required to allow access from private
driveways; and
5. City staff prepared planning reports dated March 4, 2005 and May 5, 2005
reviewing the applications, and the May 5, 2005 report recommended approval of the
applications subject to conditions; and
6. The City Council, at their March 29, 2005 meeting, voted 3 to 2 to deny
approval of the Pine Grove Gardens Comprehensive Plan amendment and rezoning; and
7. The City Council, at their April 12, 2005 meeting, voted to reconsider
consideration of the application and to direct the application back to the Planning Commission;
and
8. The Planning Commission held a public hearing at their March 10, 2005
and May 12, 2005 meetings, took comments from the applicants and public, closed the public
hearing, and recommended the application be approved with conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by Oak Park Heights Development LLC for a Comprehensive
Plan amendment, rezoning to R -3, Multiple Family Residential District, ConceptlGeneral
Plan of Development PUD, and Preliminary and Final Plat for a 26 unit townhome
project known as Pine Grove Gardens on Oakgreen Avenue, 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 is the
following:
Comprehensive Plan Amendment to Medium Density Residential (exclude area identified
as Outlot A)
• Zoning Amendment to R -3, Multiple Family Residential District (exclude area identified
as Outlot A)
PUD Concept and General Plan Approval
Preliminary and Final Plat
And subject to the following conditions:
1. The final plat shall be subject to any comments or requirements imposed by the City
Engineer and City Attorney. The City Attorney shall provide comment and
recommendation on the proposed separate developable parcel designated as an outlot,
with recommendations to be incorporated into the development agreement. All drainage
and ponding areas provided in the outlot shall be preserved by easement or otherwise for
the benefit of the overall development and shall be maintained to City standard by the
developer or homeowners association. No further development of the outlot shall
proceed until the City has taken a final position on the St. Croix River Crossing TH 36
project.
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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 City Council is agreeable to allowing encroachments of decks into the required
setbacks, as provided for on a plan approved by City staff.
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. 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 free 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 City Council is agreeable to the garage forward design and general architecture of
the project. The siding materials should be steel, concrete masonry board, or an
equivalent material approved by City Council. The applicant shall provide building
materials samples for City Council review.
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.
Approved by the City Council of the City of Oak Park Heights this 24 day of May 2005.
David Beaudet, Mayor
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ATTEST:
Eric A. Johnson, City Administrator
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