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HomeMy WebLinkAbout2002-10-04 NAC Planning MemorandumMEMORANDUM RE: FILE NO: pc: Kris Danielson NORTHWEST ASSOCIATED CONSULTANTS, INC. 5776 Wayzata Boulevard, Suite 555, St. Louis Park, M N 55416 Telephone: 952.596.9636 Facsimile: 952.595.9837 planners@nacplanning.com TO: Kimberly Kamper FROM: Alan Brixius DATE: October 4, 2002 Oak Park Heights Planning Commission Information 1 City Council Actions on Select Planning Commission Items 798.02 — 02.21 and 02.28 ENCLOSURE At the September 24, 2002 City Council meeting, the city Council discussed the Central Business District with the intention of trying to define how residential uses may be integrated into the Central Business District area. Specifically, they talked about the Renton townhome project and whether it should proceed. Generally, the City Council felt those portions of the City located north of the electrical transmission lines should be reserved for commercial and raised concern as to how street access will be provided in these areas. In this respect, they felt that the Renton townhome project may be premature on the basis of its land use and uncertainty as to whether MnDOT will grant additional access at Oakgreen, north of the power lines. If you have any further questions regarding this item and the City Council discussion, please contact me at your convenience. Another item that was raised at the Council meeting were the McKean Square West concept plan. At the Council meeting, VSSA indicated that they were submitting a revised concept plan for the balance of the McKean Square property at the previous Friday and that this would be reviewed by Planning Commission at their upcoming meeting. To date, we have not received any application for PUD concept plan for this portion of the property. As such, we are uncertain as of its status. RE: BACKGROUND Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: NORTHWEST ASSOCIATED CONSULTANTS, INC. VilliSMEINEMPSIMMIENEMELP 5775 Wayzata Boulevard, Suite 555, St Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Jason Lind /Scott Richards DATE: September 5, 2002 FILE NO: 708.0202.17 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 P U D 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 9 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. All 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 2 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. Building setbacks. The Design Guidelines specify the following: Front Yard: Minimum 5 feet 1 Maximum 15 feet Side 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. Building Width. 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 Height. 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 Ex ression 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 k , k of authentic materials such as wood, brick, stone, cast stone, stucco or pour-in-place . p !� concrete. Accent materials may include metal, glass, block, copper flashing, or similar g 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 . g p review by the Planning Commission and City Council. Walkway The Design Guidelines state that sidewalks in the residential p recinct 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 p ublic trail /sidewalk should be placed along Oakgreen Avenue at this time. Lighting. The Design Guidelines state that lighting should be designed to reduce glare g g and be in scale with the surrounding buildings. Light fixtures located on walkways or Y trailways should be at a pedestrian scale not more than 14 feet in height. For parking g p g 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 ii g 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 a M y � Y g 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 , g additional plantings have been added adjacent to the buildings and on the and adjacent Y adjacent 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 g before Planning commission recommendations /City Council approvals can be g ranted 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 shall 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. Trask 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 40'1.15.0.0. 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. jr 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 an • r issues any significant issues that would prevent approval of this project based upon the preceding . r criteria. Development Agreement. A development agreement between the applicant and the City wilt 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 tY sta recommends approval of the concept/general planned unit development/conditional use permit, subdivision and site plan review for Oak Park Square based upon the following 9 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 $19,000 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 9 Commission and City Council. 5 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. �. 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. 9. 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. 19. The applicant shall provide a snow removal plan subject to review and approval of the City staff. 11. The applicant shall 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. 18. 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. 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