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HomeMy WebLinkAbout2002-08-02 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 577E Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 plarmersPnacplarming.corn PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: August 2, 2002 RE: FILE NO: 798.02 — 02.17 BACKGROUND Attached for reference: Exhibit I : Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Area Plat Map Site Plan Site Plan and Project Details Grading and Erosion Control Plan Landscape Plan Floor Plans Oak Park Heights — Renton Homes: Oak Park Square - Planned Unit Development/Conditional Use Permit, Subdivision and Site Plan Review ENCLOSURE 5 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 12 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 1.25 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 has requested a preliminary/final plat approval to allow the individual units to be sold as townhornes with commonly owned open space and drive aisles. Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: ISSUES ANALYSIS Elevation Plans Lighting Plan Streets /Streetscapes -- Central Business District Design Guidelines Preliminary Plat Concept Project Description. Each unit will be two story and include a two stall garage. Access for the townhomes would be from an existing private roadway (north /south -Pond View) that will lead to a proposed public roadway that be referred to as 59 Street North. The applicant is working with the Pond View Condominium Association to gain access through their existing private road and to purchase additional property. The east /west portion of the existing private roadway will be removed to provide additional green space for the Oak Park Square development. Once 59 Street is constructed, both Pond View and Oak Park Square w i l l access that roadway. 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 concept /general plan of development in that the project will access off of a private street and the individual units will be 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 12 unit project would require 48,000 square feet of lot area. The total property of the parcel including the Pond View roadway and the 59 Street roadway easement is 54,017 square feet. Upon subdivision, easements will be placed over the property for 59 Street and Oakgreen right -of -way. The City Attorney has indicated that the total lot area for density requirements is based upon the property before the easements are established. The Planning Commission and City Council should comment on the density issue and the use of right -of -way areas for density calculation. 2 Subdivision. Preliminary /final plat approval is required to subdivide the site and to incorporate a portion of the Pond View Condominium property and property to the south for the 59 Street right -of -way. The land controlled by the applicant also includes portions of Oakgreen Avenue. The City Attorney has indicated that the Oakgreen and 59 Street property will be held in fee by the applicant and the City will take a right-of- way easement for the City streets. As part of the subdivision process, the City will also require the dedication of easements for utilities and storm water. Park Dedication. The property subdivision will also require park dedication. The City does not have need for park land in this immediate area and all trails will be placed within the easement for 59 Street. The development will have a density of less than 10 units per acre, thus requiring a cash dedication of 14 percent of the fair market value of the land. The applicant will need to provide an appraisal or purchase agreement in accordance with Section 402.08 of the Subdivision Ordinance in order to establish a park dedication cash amount. 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 therefore be reviewed in regard to its consistent with such guidelines as referenced below: Precinct Designation. The subject area, Pond View Condominiums, and the commercial property at the corner of Highway 36 and Oakgreen Avenue was 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 0 feet 1 Maximum 5 feet Rear Yard: Minimum 10 feet 1 Maximum 30 feet The front yard (from 59 Street) would be consistent with the Design Guidelines. The west and east property lines would also meet the side yard standards. The northerly building would be approximately five feet (at the northeast corner) from the rear property line and three feet from the west property line. The northerly building is situated at an angle to the property lines because of an existing utility easement that dictates building location on this property. 3 The building placement would be allowable by Building Code standards in that the window and door openings of the facade would be at least five feet from all property lines. 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 are 22 feet in width 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 Expression and Entries. According to the Design Guidelines, buildings should have porches and balconies to identify front entry and to create character to the building. The buildings are designed with porches that face 59 Street and to the north. 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 asphalt siding. 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 plans indicate the placement of sidewalks on each side of 59 Street. Additionally, the plans show sidewalks on the west and north sides of the buildings. City staff has recommended that six foot sidewalks be placed on both sides of 59 Street or an eight foot trail on the south and five foot sidewalk on the north. The Parks Commission, Planning Commission, and City Council should determine if a public trail /sidewalk should be placed along Oakgreen Avenue. The sidewalk on the west side of the project would need to be placed on the Pond View Condominium property for which written permission would be required. Lighting. The Design Guidelines state that lighting should be designed to reduce glare and be in scale with the surrounding buildings. Fixtures are required to at a pedestrian 4 scale, not more 14 feet high should be located on walkways and trailways. For parking lot lighting, fixtures must be in scale with their surroundings with cut off fixtures. The applicant has submitted a photometric plan with eight foot light fixtures. The lighting plan will need to be considered with the Design Guidelines and Zoning Ordinance provisions for lighting. The ordinance specifies that no Tight 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. The lighting plan will need to be revised to be made consistent with the ordinance requirements. 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, on the yard adjacent to Oakgreen Avenue, and on the Pond View property. Written permission from the Pond View Condominium Association will be required for placement of plantings on their property. 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 /Streetscape. The plans for Oak Park Square indicate a 40 foot roadway within 64 feet of right -of -way for 59 Street North. The right -of -way would be placed in a parcel of land currently owned by Tim Nolde, but would be purchased by the applicant. The right -of -way would be under the Xcel Energy power line easement. 59th Street would eventually extend from Oakgreen to the right -of -way that has already been established within Haase Addition. The roadway would intersect with Novak Avenue that is proposed from 60 Street North to 58 Street. The proposed 59 Street would also provide access to the Oakgreen Villa project that is currently being considered at this time. The Design Guidelines recommend a 40 foot roadway with parking on both sides within a 62 foot right-of-way. Trails /sidewalks would also be placed on both sides. The right - of-way would also allow for trees and streetscape elements within the boulevards. Exhibit 9 indicates the desired street /streetscapes within the Central Business District Design Guidelines. With the potential projects planned on 59 Street for 2002, it is recommended that plans be drawn for 59 Street and Novak Avenue with construction in 2003. Permission for access through the Pond View Condominium drive could be granted for the Oak Park Square project until 59 Street is completed. Once 59 Street is complete, the Pond View Drive would become green space for the Oak Park Square project. 5 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 garages should be designed to be at least 20 feet in length. Additionally, there is adequate space in front of each garage door to allow for two guest parking spaces. 59 Street will be constructed with parking on both sides of the street. All of the driveway and exterior parking stalls meet City requirements and will be asphalt with cement curb and gutter. Snow Removal. The applicants should provide provisions for snow removal on the site due to the limited open area. The applicant may need to work with the Pond View Condominium Association for snow storage on their adjacent property or assure that the new homeowner's association will remove all snow from the site. Grading and Drainage. The applicants will be required to provide drainage calculations for the proposed site. The property drains to the north 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. 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 stone identification signs within what will become the right- of-way easement for Oakgreen Avenue. The monuments will need to be pulled off of the easement and onto the townhome common property. Trash. AM townhome projects will be individually responsible for storage of trash receptacles. Conditional Use Criteria. Section 401.801.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. 6 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. 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. i. 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 w i l l be required as part of the approvals subject to the City Attorney and City Council review and approval. As part of the agreement, the provision for street and utility construction, as well as payment for area charges, would be included. 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 concept /general planned unit development /conditional use permit, subdivision and site plan review for Oak Park Square based upon the following conditions: 1. The applicant shall secure an access easement from the Pond View Condominium Association for driveway and sidewalk access subject to review and approval of the City Attorney. 2. The applicant shall purchase the existing Pond View access roadway area from the Pond View Condominium Association. The property transfer shall be verified by recorded documents subject to review and approval of the City Attorney. 7 3. The applicant shall secure written permission from the Pond View Condominium Association to place trees /landscaping on condominium property. 4. The Planning Commission and City Council should comment on the density issue and the use of right-of-way areas for density calculations. 5 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. 6. The applicant shall provide an appraisal or purchase agreement in accordance with Section 402108 of the Subdivision Ordinance in order to establish a park dedication cash amount. 7 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. 8. 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. The Parks Commission, Planning Commission, and City Council should make a recommendation as to the width and type of walkways (sidewalks versus trails) on the north and south sides of 59 Street. 10. The lighting plan will need to be revised to made consistent with Zoning Ordinance requirements for lighting. Details of the light fixtures shall be provided by the applicant to assure full cut off. 11. 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. 12. The interior dimensions of the garages shall be revised so that both parking stalls are at least 20 feet in length. 13. The applicant shall provide a snow removal plan subject to review and approval of the City staff. 14. 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. 15. Utility plans shall be subject to review and approval of the City Engineer. 16. All monument signage shall be relocated onto the townhome common property subject to review and approval of City staff. 17. 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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