HomeMy WebLinkAbout2002-09-05 NAC Planning ReportPLANNING REPORT
TO: Kimberly Kamper
FROM: Jason Lindahl/Scott Richards
DATE: September 5, 2002
RE:
FILE NO: 798.02 — 02.17
BACKGROUND
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
Attached for reference:
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
Landscape Plan
Site Plan
Floor Plans
Building Elevations
Surrounding Area Parcel Map
Proposed Lot Layout
Proposed Grading and Erosion Control
ENCLOSURE 5
Oak Park Heights — Renton Homes: Oak Park Square - Planned
Unit Development/Conditional Use Permit, Subdivision and
Site Plan Review
Jeff Warren, representing Renton Homes, has requested a planned unit development/
conditional use permit, preliminary/final plat and site plan/site plan review for a 9 unit
townhome project on Oakgreen Avenue North. The proposed building site is located on
the west site of Oakgreen Avenue south of Hall Family Chiropractic Clinic and east of
the Pond View Condominiums. The total property under control of the developer will be
approximately 0.83 acres and is undeveloped.
Zoning for the property is Central Business District and was included in the area of the
Central Business District Urban Design Study. As a result, the Central Business District
Design Guidelines apply to the proposed development.
In addition to the PUD approval and site plan review, the applicant also requests
preliminary/final plat approval to allow the individual units to be sold as townhomes with
commonly owned open space and drive aisles.
ISSUES ANALYSIS
Project Description. Each unit will have two stories and include a two stall garage.
Access for the townhomes will be from a private driveway with direct access to
Oakgreen Avenue. The applicant has utilized the Central Business District Design
Guidelines as a guide in developing the housing structures. The front of the buildings
will feature porches and the building materials include lap siding, cedar shakers, and
stone fireplaces.
Comprehensive Plan. The subject property is designated as CBD, Central Business
District by the Oak Park Heights Comprehensive Plan. The purpose of the CBD
designation is to provide a focal point for the community in terms of retail, service, and
entertainment businesses, as well as residential opportunities. As such, the proposed
townhome project is consistent with the Comprehensive Plan.
Zoning. Within the CBD Zoning District, two family, townhome, and multiple family
dwellings are a conditional use. The approval also requires a conditional use permit 1
planned unit development (CUP /PUD) in that the project will have individual units sold
with jointly held common areas. An association will be established to maintain the
exterior of the buildings and the surrounding common property.
Density. The Zoning Ordinance requires 4,000 square feet of lot area per unit for
townhome projects. The lot area is based upon the total area in the project as
controlled by the individual or under joint ownership. A nine unit project would require
36,000 square feet of lot area. The total property of the parcel including the Oakgreen
roadway easement is approximately 36,503 square feet or 0.83 of an acre.
Subdivision. Preliminary /final plat approval is required to subdivide the site. Alt
existing easements for Oakgreen Avenue and utilities must be identified on the plat.
The applicant has submitted a proposed lot layout. The preliminary /final plat is subject
to the review and approval of City staff.
Park Dedication. The property subdivision will also require park dedication. At this
time, the City does not have need for park land in this immediate area and therefore will
require a cash dedication. The development will have a density of just over ten units
per acre, thus requiring a cash dedication of 14 percent of the fair market value of the
land. Therefore, the park dedication fee for this property will be $19,000. The
Subdivision Ordinance requires the dedication to be deposited by the developer with the
City prior to final plat approval.
Central Business District Guidelines. In October of 1999, the City adopted a master
plan for the Central Business District in an effort to create a pedestrian friendly, mixed
use district. In order to guide implementation of the goals and policies of the plan,
specific design guidelines for the CBD were developed. The proposed development will
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therefore be reviewed in regard to its consistency with such guidelines as referenced
below:
Precinct Designation. The subject area and the commercial property at the corner of
Highway 36 and Oakgreen Avenue were not placed in one of the specific precincts
identified in the Design Guidelines. The project will be reviewed under the residential
precinct guidelines.
Building Context and Character. The Design Guidelines state that buildings within the
residential precinct should be characterized by pitched roof buildings, entry porches,
underground or tuck -under parking, and appropriately Landscaped front yards. The
proposed plan is consistent with these guidelines.
Bulldirjetbacks. The Design Guidelines specify the following:
Front Yard: Minimum 5 feet 1 Maximum 15 feet
Bide Yard: Minimum o feet 1 Maximum 5 feet
Rear Yard: Minimum 10 feet 1 Maximum 30 feet
The front yard (along Oakgreen Avenue North) would be consistent with the Design
Guidelines. The north and south property lines would also meet the side yard
standards. However, given that the site now has access along Oakgreen Avenue, the
plan does not meet the suggested rear yard setback of 10 feet. The current design
illustrates a three foot setback along the western property line for the southerly building.
This building should be shifted east to meet the minimum five foot setback to comply
with the Fire Code.
Jtii1d According to the Design Guidelines, buildings in the residential
precinct should be divided into increments of no more than 24 feet in width. Each of the
townhome units proposed range in width from 22 to 24 feet and feature an offset with
the adjoining unit.
Building l- leight. The CBD Zoning District establishes a maximum building height of 35
feet. The guidelines state that the building height should vary between two and three
stories. The proposed building is approximately 32 feet and its highest point and has
two stories above ground.
Roof Design. The guidelines state that residential roofs should be pitched. The
project is in conformance with this provision.
Ground Level Expression and Entries. According to the Design Guidelines, buildings
should have porches and balconies to identify the front entry and to create character to
the building. The buildings are designed with porches that face north on the northern
set of building and south on the southern set of buildings.
3
Building Materials. The Design Guidelines state that buildings should be constructed
of authentic materials such as wood, brick, stone, cast stone, stucco or pour -in -place
concrete. Accent materials may include metal, glass, block, copper flashing, or similar
materials. The buildings are to be constructed with steel lap siding, cedar shake
accents, stone fireplaces, and an asphalt shingle roof. The Planning Commission
should review the building materials and colors to determine consistency with the
Design Guidelines. Of concern may be the use of steel siding as a predominant
building material. The applicant will be required to present building material samples for
review by the Planning Commission and City Council.
Walkways. The Design Guidelines state that sidewalks in the residential precinct
should be a minimum of six feet in width and that be placed along all public streets. The
Parks Commission, Planning Commission, and City Council should determine if a public
traillsidewalk should be placed along Oakgreen Avenue at this time.
Limp The Design Guidelines state that lighting should be designed to reduce glare
and be in scale with the surrounding buildings. Light fixtures located on walkways or
trailways should be at a pedestrian scale not more than 14 feet in height. For parking
lot lighting, fixtures must be in scale with their surroundings with cut off fixtures.
To date, the applicant has not submitted a photometric plan. The applicant must
submit a lighting plan to be considered with the Design Guidelines and Zoning
Ordinance provisions for lighting. The ordinance specifies that no light source which
cast light on a public street shall exceed one foot candle meter reading at the centerline
of the street nor cast light on adjacent property not more than 0.4 foot candles as
measured at the property line. Additionally, details of the fixtures will need to be
provided to assure full cut off.
Landscaping. The Design Guidelines state that landscaping is strongly encouraged
and that in the residential precincts, front yard landscaping is required and should have
a combination of trees, shrubs, ground covers, and turf.
The landscape plan indicates that existing trees will need to be removed and significant
additional plantings have been added adjacent to the buildings and on the yard adjacent
to Oakgreen Avenue. The City Arborist has indicated that a tree inventory will need to
be completed for the property. The final landscape plan is subject to review and
approval of the City Arborist.
Access /Streets. As designed, the development will have access from Oakgreen
Avenue North. From this access, the development will have a private common drive
leading to each individual unit. This drive lane is approximately 35 feet in width with
asphalt surfacing and cement curb and cutter. A MNDot access permit will required
before Planning Commission recommendations /City Council approvals can be granted
for this development.
4
Parking. The Zoning Ordinance requires that all townhome units are provided with two
spaces per unit, both of which are in a covered garage structure. The building /site plan
indicates that each unit will have a two stall garage, although the garages are designed
at 21 feet in width and 18 feet long. The applicant has agreed to extend the length of
the garages to 20 feet. Additionally, there will be two guest parking spaces in front of
each garage door along with four common guest parking stalls. Staff recommends that
the parking spaces in front of each individual unit be redesigned to be 20 feet in width.
Snow Removal. The applicants shall provide provisions for snow removal on the site
due to the limited open area.
Grading and Drainage. The applicants will be required to provide drainage
calculations for the proposed site. The property drains to the existing drainage pond
north and west of the property. The pond has been adequately sized to accommodate
this development. The drainage plans and the requirement for additional drainage
easements will be subject to review and approval of the City Engineer and applicable
watershed authority and will require a MNDOT storm water permit.
Utilities. Utility related issues and plans shalt be subject to review and approval of the
City Engineer. Sewer and water utilities are in place through an easement that
traverses the subject property.
Signage. The applicants have proposed two stone identification signs on either side
of the entrance to the development from Oakgreen Avenue. The northern sign lies
within what will become the right-of-way easement for Oakgreen Avenue. This
monument must be pulled off of the easement and onto the townhome common
property.
Trash. All townhome projects will be individually responsible for storage of trash
receptacles.
Conditional Use Criteria. Section 401.301.E of the Zoning Ordinance specifies criteria
for review of conditional use permits for townhome projects in the CBD District. The
criteria are as follows:
a. At least two parking spaces per unit must be provided on site, or
proof is shown of arrangements for private parking nearby.
b. No physical improvements, either interior or exterior, may preclude
future re -use for commercial purposes.
c. Unit floor areas must comply with Section 401.15.C.6.
d. Compliance with conditional use requirements of Section
401.03.A.8.
e. The development does not conflict with existing or potential future
commercial uses and activities.
f. The density standards imposed as part of the R -3 Zoning District
are complied with.
5
g. Adequate open space and recreational space is provided on site for
the benefit of the occupants.
h. The development does not conflict or result in incompatible land
use arrangements as related to abutting residential uses or
commercial uses.
1. Residential use be governed by all applicable standards of the
Zoning Ordinance, Building Code, Housing Code, and Fire Codes.
j. Residential and non-residential uses shall not be contained on the
same floor.
k. Residential uses shall be provided with a separate entrance, and
separately identified parking stalls.
The Planning Commission should review the criteria and determine if the project
complies with the intent of the Zoning Ordinance. City staff does not recognize any
significant issues that would prevent approval of this project based upon the preceding
criteria.
Development Agreement. A development agreement between the applicant and the
City will be required as part of the approvals subject to the City Attorney and City
Council review and approval. Additionally, the City Attorney has requested copies of
the restrictions and covenants and party wall /common area agreements as part of the
project review and approval process.
CONCLUSION 1 RECOMMENDATION
Based upon the preceding review, the project proposed is consistent with the criteria
within the Zoning Ordinance and Central Business District Design Guidelines. City staff
recommends approval of the conceptlgeneral planned unit development/conditional use
permit, subdivision and site plan review for Oak Park Square based upon the following
conditions:
1. The applicant shall provide the City with a preliminary and final plat in
conformance with specifications of Section 402 of the Oak Park Heights
Subdivision Ordinance.
2. The building positioned in the southwest corner of the site should be shifted east
to meet a minimum five foot setback to comply with Fire Code.
3. The applicant shall pay a park dedication fee of $19,600 to the City prior to final
plat approval.
4. The Planning Commission should review the building materials and colors to
determine consistency with the Design Guidelines. The applicant shall be
required to provide building material samples for review by the Planning
Commission and City Council.
6
5. The Parks Commission, Planning Commission and City Council should comment
on the need at this time for a sidewalk on the west side of Oakgreen Avenue.
6. The applicant shall submit a lighting plan consistent with Zoning Ordinance
requirements for lighting. Details of the light fixtures shall be provided by the
applicant to assure full cut off.
7. The applicant shall provide a tree inventory subject to review and approval of the
City Arborist. The landscape plans shall be subject to review and approval of the
City Arborist.
8. A. MNDOT access permit for Oakgreen Avenue North shall be required before
Planning Commission recommendation and City Council approval of this project.
The interior dimensions of the garages shall be revised so that both parking stalls
are at least 20 feet in length. In addition, the guest parking stall in front of the
individual units shall be revised so they are at least 20 feet in length.
10. The applicant shall provide a snow removal plan subject to review and approval
of the City staff.
11. The applicant shalt provide drainage calculations for the proposed site. The
drainage plans and any additional required drainage easements shall be subject
to review and approval of the City Engineer and the applicable watershed
authority.
12. A MNDOT storm water permit shall be required as part of drainage approvals.
13. Utility plans shall be subject to review and approval of the City Engineer.
14. All monument signage shall be relocated onto the townhome common property
subject to review and approval of City staff.
15. A development contract between the applicant and the City will be required as
part of the approvals subject to City Attorney and City Council review and
approval. Copies of the resolutions and covenants and party wall /common area
agreements shall be provided by the applicant subject to City Attorney review
and approval.
pc: Kris Danielson
Mark Vierling
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