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HomeMy WebLinkAbout2014-06-05 Planning Report TPC3601 Thurston Avenue N, Suite 100 ENC�'OSUR 2 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC @PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: June 5, 2014 RE: Oak Park Heights — Palmer Station — Property Subdivision — Rezoning, Planned Unit Development/Conditional Use Permit, and Preliminary/Final Plat Approval — 5625 Oakgreen Ave. North. TPC FILE: 236.02 — 14.02 BACKGROUND Nick Hackworthy, representing Creative Home Construction Investments, LLC has made an application for approval of a 13 lot subdivision on the Palmer property at 13999 60th Street North. The property is south of Oak Park Boulevard, and east of Oakgreen Avenue North. The application consists of requests for Rezoning, Planned Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat approvals. The existing site contains a single family home with outbuildings. The total parcel is 6.76 acres, with 0.48 acres of wetland, .083 acres of new and 0.41 acres of the existing 33 feet of Oakgreen Avenue right of way. The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Liberty West Sales Brochure Exhibit 3: Cover Sheet Exhibit 4: Existing Conditions (C1.1) Exhibit 5: Demolition Plan (C1.2) Exhibit 6: Grading Plan (C3.1) Exhibit 7: Erosion Control Plan (C3.2) Exhibit 8: Wetland Buffer Impact/Mitigation Plan (C3.3) Exhibit 9: Grading Details (C3.4) Exhibit 10: Grading Details (C3.5) Exhibit 11: Utility Plan (C4.1) Exhibit 12: Utility Details (C4.2) Exhibit 13: Preliminary Plat (C5.1) Exhibit 14: Tree Preservation Plan (L1.1) Exhibit 15: Tree Preservation Schedule (L1.2) Exhibit 16: Landscape Plan (L2.1) Exhibit 17: Planting Schedule and Landscape Details (L2.2) Exhibit 18: Palmer Station Final Plat (Two pages) Exhibit 19: Reports of the City Arborist— May 20, 2014 and June 3, 2014 Exhibit 20: Report of the City Engineer PROJECT DESCRIPTION Steve Johnston, the project engineer has provided a narrative related to the request for the Palmer property development. Please find the narrative attached as Exhibit 1. Assess to the site will be by a connection to Oak Park Boulevard, the street that services City Hall. There will be one street, to be referred to as Oak Cove. The street will be public and will be approximately 600 feet in length and end in a cul-de-sac. The 13 residential lots result in a gross density of 1.92 units per acre, and a net density of 2.58 units per acre. The average lot area is 18,485 square feet and the minimum lot area is 12,327 square feet. Oak Cove is to be developed as a City street and will be constructed by the City. Utilities are available to this property. A 12 inch watermain is located within Oak Park Boulevard which will be connected with an 8 inch watermain to serve the development. As part of the Highway 36 reconstruction project a new sanitary sewer will be constructed in the intersection of Oak Park Boulevard and Oakgreen Avenue. An 8 inch sanitary sewer will be extended to serve the development. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning —0-Open Space Conservation Present Use — Oak Park Blvd and Single Family Residential South of Site: Present Zoning — R-1 Single Family Residential District Present Use — Single Family Residential West of Site: Present Zoning — 0-Open Space Residential Present Use — Oakgreen Blvd, Single Family Residential and Open Space East of Site: Present Zoning — R-1 Single Family Residential District Present Use — Single Family Residential 2 Comprehensive Plan. The 2008 Comprehensive Plan designates this area as low density residential. Low density residential is defined in the Comprehensive Plan as 1-3 units per acre. The Comprehensive plan anticipated that this area would be rezoned to R-1 Single Family Residential District. The proposed Palmer development is in conformance with the Comprehensive Plan. Zoning. The property is currently zoned 0-Open Space Conservation District. The Applicant has proposed a rezoning to R-1 Single Family Residential District. The Applicant has also proposed PUD/CUP consideration to allow minor reductions in lot widths, street right of way widths, street widths, building setbacks, and wetland buffering width averaging. Section 401.22.E of the Zoning Ordinance allows residential planned unit development as a conditional use within the R-1 District. The Concept and General Plans shall be reviewed simultaneously with this request. Subdivision. The applicant has provided a preliminary plat labeled Palmer Station. A final plat has also been provided. Both documents are complete in terms of the information as required by Section 402.06 of the Subdivision Ordinance. The preliminary and final plat, as well as the dedication of any easements, shall be subject to review and approval of the City Engineer and the City Attorney. Lot Requirements. The lots proposed with this development are as follows: Lot Number Lot Size (minus wetland) Lot Width at Front Setback Lot 1 15,795 square feet 83.3 feet Lot 2 12,327 square feet 81.6 feet Lot 3 12,878 square feet 72.4 feet Lot 4 13,172 square feet 72.4 feet Lot 5 15,343 square feet 72.3 feet Lot 6 16,712 square feet 76.5 feet Lot 7 21,187 square feet 112.3 feet Lot 8 18,928 square feet 66.1 feet Lot 9 17,045 square feet 79.5 feet Lot 10 14,203 square feet 73.1 feet Lot 11 15,335 square feet 75.5 feet Lot 12 13,696 square feet 92.8 feet Lot 13 32,750 square feet 72.8 feet The R-1 Districts requires a minimum lot size of 10,400 square feet and a lot width of 80 feet. The lot width is measured at the front yard setback (30 feet) which is represented in the table above. The lot area minimum requires major drainage-ways, wetlands, water bodies, and road rights of way, to be removed from the overall lot size. The areas indicated above reflect the definition of lot area minimum. 3 it While the proposed lot widths do not meet R-1 District standards, the lots all meet and some far exceed the minimum lot size. Through the PUD/CUP process, the City could allow lot widths to be less than the minimum required. The Planning Commission should discuss this issue. Park Dedication. The City will not require the dedication of park land in this area but will require a cash dedication. The Subdivision Ordinance, in Section 402.8 specifies the formula's for land and cash dedication. With a net density of 2.58 units per acre, the cash to be dedicated should be 10 percent of the fair market value of the land. The Applicant has provided a purchase agreement that qualifies under the criteria in the Ordinance to establish a fair market value. Proposed Street/Access. Access to the property is from Oak Park Boulevard. This access will cross a narrow strip of City owned property which will require an easement from the City. The street will be referred to as Oak Cove, which is a cul-de-sac design of approximately 600 feet in length. Street Design Requirements. The Subdivision Ordinance specifies a maximum length of a cul-de-sac to be 500 feet unless otherwise approved by the City Council. As indicated, the 600 foot cul-de-sac design is dictated by the existing shape and length of the parcel. The Subdivision Ordinance specifies a right of way radius of not less than 65 feet for a cul-de-sac. The proposed right of way radius for the cul-de sac is 55 feet. The street right of way width for a local street is specified at 60 feet. The proposed right of way width of the street is 50 feet. Through the PUD/CUP process, the City could allow the right of way dimensions to be less than the minimum required. The Planning Commission should discuss this issue. The dimensions proposed are similar to what the City has allowed for private street development and is typical of other developments in the area. The City may want to consider requiring 15 foot drainage and utility easements adjacent to the right of way instead of the proposed 10 feet to allow adequate space for all utility placement. Oak Cove will be a City street and constructed by the City. The street is proposed to be constructed to 28 feet from face to face of curb and 30 feet from back to back. The cul- de sac will have a pavement with a 45 foot radius. The City Engineer should comment on these dimensions. For emergency vehicle access purposes, it is proposed that parking be allowed on one side of the street only, and no parking be allowed within the cul-de sac. The Fire Chief and Police Chief should also comment on the proposed street widths and limited parking. Trails/Sidewalks. The current trail system includes off street trails on the west side of Oakgreen Avenue and the south side of Oak Park Boulevard. The developed neighborhoods to the south and east currently do not have trail connections to this area. In that it is a cul-de-sac, the Applicants have not proposed placing a sidewalk within the development. City Staff had discussed the possibility in the future of a trail along the east side of Oakgreen Avenue, but there are no current plans to develop such a trail. 4 Retention of an easement along the east side of Lots 1-7 should be considered for future trail purposes. City Staff had also discussed retention of an easement between Lots 6 and 7 for a future trail connection. The Planning Commission and Parks Commission should comment on sidewalk/trail development and connections to the existing trail system. The City should determine if it should retain additional easement areas for trail development. Setbacks. The R-1 District requires a front yard setback of 30 feet, side yard setbacks of 10 feet and year yard setbacks of 30 feet. If the lot is on a corner, the required setback is 30 feet from the lot line. The Grading Plan (Exhibit 6) indicates proposed building pads. In all of the lots, the 30 foot front yard setback is complied with. Additionally the 30 foot rear yard setback is complied with in all lots. The Applicants have proposed reducing the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. On Lot 1, the building pad is proposed at 10 feet from the north property line. This is intended to preserve existing trees and is not an issue due to the width of the City owned property that is adjacent. Through the PUD/CUP process, the City could allow the setbacks to be less than the minimum required. The Planning Commission should discuss this issue. Easements. The Preliminary Plat (Exhibit 13) indicates that 10 foot drainage and utility easements are placed around each of the lots in compliance with the Subdivision Ordinance. As indicated, it is recommended that the drainage and utility easements along the road/cul-de-sac right of way be increased to 15 feet to compensate for the proposed road right of way width and radius. The easement for the access via Oak Park Boulevard and for the entrance monument sign will need to be addressed as part of the Development Agreement. Wetlands. The plans indicate that there is no direct wetland impact as a result of this development. The four wetlands are classified as Managed 2 requiring a 30 foot buffer. The wetland buffer impact/mitigation plan (Exhibit 8) indicates the proposed wetland buffers and the plan for signing. The Applicant has proposed to reduce the buffers of small seasonable flooded wetlands (#2 and #3) from 30 feet to a minimum of 15 feet. They propose to mitigate the reduced buffer at a ratio of approximately 3 to 1 with the dedication of additional buffer/conservation easement. The City Engineer will need to comment on the acceptability of this mitigation. Tree Preservation/Landscaping. The Applicant has provided a tree inventory and landscape plans for the development. The City Arborist has reviewed the plan in the memos as found in Exhibit 19. The total number of trees to be replaced is 194. The Applicant will replace 129 trees at the time of initial site construction and a minimum of five trees are to be planted in each of the lots after home construction. The landscape plan indicates the extensive screening plantings to be installed that will mitigate the impact of the development to existing neighbors. The landscape plan also indicates the 5 trees to be planted on private property adjacent to the boulevard to provide street trees. The plans shall be subject to the final approval of the City Arborist. Existing Wells/Septic Systems and Oil Tank. The Applicant has provided a diagram indicating the location of a well, septic systems, a cistern and an oil tank that currently exist on the property. As part of the development of this property, the Applicant will be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. Street Plans. Detailed plans for the street have been provided. The City Engineer and shall review and approve all street plans. The City Engineer has provided a separate report that is found as an Exhibit 20. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the applicable watershed authority shall review and approve all of the grading and drainage plans. The City Engineer has provided a separate report that is found as an Exhibit 20. Utilities. A utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer and Public Works Director. All of the utilities within the development shall be public and built to City specifications. The City Engineer has provided a separate report that is found as an Exhibit 20. Lighting. There are two existing street lights on Oak Pak Boulevard spaced nearly evenly between the proposed development entrance. The Applicants have proposed one standard street light at the end of the cul-de-sac. Signage. The Applicants have proposed placing a monument sign on City property at the entrance to the development. The landscape plans indicate that the sign will be landscaped with shrub and perennial plantings. The City will require the developer to obtain an easement for the sign placement. The City will not maintain the landscaping and sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. Traffic. The potential number of car trips from a single family home averages ten on a daily basis. With 13 homes, 130 to 150 trips per day generated from this development should not have an adverse impact on Oak Park Boulevard or the intersection with Oakgreen Avenue North. Parking. The Zoning Ordinance requires that all new single family homes are provided with at least a two stall garage. All of the potential house plans submitted by Creative Homes, Inc. indicate two stall attached garages within the development. Building Height. The R-1 District specifies a maximum building height of 35 feet. All homes will be expected to comply with this standard. 6 Architectural Appearance. The application materials indicate that specific homes have not been designed for this project. All of the homes will be constructed by Creative Homes, Inc. The project narrative includes building plans and elevations that are currently being used by Creative Homes, Inc. in the Liberty West neighborhood in Stillwater. It is expected that the same or similar style homes will be constructed at Palmer Station. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council may comment further on the building appearance and materials as part of the review. Section 401.15.C.8 of the Zoning Ordinance specifies provisions for residential building type and construction. The Palmer Station development will need to comply with these provisions: 8. Building Type and Construction. a. General Provisions. 25 1) Compatibility. Buildings in all zoning districts shall maintain a high standard of architectural and aesthetic compatibility with surrounding properties. Compatibility means that the exterior appearance of the building, including design, architectural style, quality of exterior building materials, and roof type and pitch are complementary with surrounding properties. 25 2) Maintenance. All buildings in the City shall be maintained so as not to adversely impact the community's public health, safety, and general welfare or violate the provisions of the Nuisance or Hazardous Building provisions of the Oak Park Heights Code of Ordinances. 25 3) Metal Building Finishes. No unfinished steel or unfinished aluminum buildings shall be permitted in any zoning district. High quality, non- corrosive steel, aluminum, or other finished metal shall be allowed for walls or roofs. 25 4) Prohibited Materials and Structures. a. Pole buildings and Quonset structures. b. Wood or metal poles as principal structure support where such supports are not affixed to a floor slab but inserted directly into the ground to achieve alignment and bearing capacity. 25 5) Accessory Buildings. All accessory buildings to residential dwelling units and non-residential uses shall be constructed with a design and materials consistent with the general character of the principal structure on the lot as specified in Section 401.15.D of this Ordinance. 7 25 b. Exterior Building Finishes — Residential: The primary exterior building façade finishes for residential uses shall consist of materials comparable in grade to the following: 1) Brick. 2) Stone (natural or artificial). 3) Integral colored split face (rock face) concrete block. 4) Wood, natural or composite, provided the surfaces are finished for exterior use or wood of proven exterior durability is used, such as cedar, redwood or cypress. 5) Stucco (natural or artificial). 6) High quality and ecologically sustainable grades of vinyl, steel and aluminum. Vinyl shall be a solid colored plastic siding material. 7) Fiber cement board. 8) Exterior insulation and finish systems. 9) Energy generation panels and devices affixed to a roof or wall. If not in use, the panels or devices should be removed and building surface restored to the original condition. 25 c. Exterior Building Finishes— Commercial: The exterior architectural elements and finishes for all buildings in the business zoning districts shall be subject to Section 401.16 of this Ordinance known as the Design Guidelines. 25 d. Single Family and Multiple Family Containing Up to Five (5) Units to Include All New Construction and Remodeling: 1) Entrances. Primary entrances on principal structures shall face the primary abutting public or private street or be linked to that street by a clearly defined and visible walkway or courtyard. Additional secondary entrances may be oriented to a secondary street or parking area. Primary entries shall be clearly visible and identifiable from the street, and delineated with elements such as roof overhangs, recessed entries, landscaping, or similar design features. 2) New Construction and Remodeling. New Construction and remodeling shall relate to the design of surrounding buildings where these are present. Design features such as similar setbacks, scale, facade divisions, roof lines, rhythm and proportions of openings, building materials and colors are possible design techniques, while allowing desirable architecture innovation, variation, and visual interest. All sides of buildings shall use similar quality building materials and other architectural treatments as principal facades. 25 e. Single Family and Multiple Family Containing Up to Five (5) Units to Include Only New Construction: 1) Window and Door Openings. For principal residential buildings, above grade window and door openings shall comprise at least fifteen (15) percent of the total area of exterior walls (excluding the area of garage doors) facing a public/private street or sidewalk. In addition, for new principal residential buildings, above grade window and door openings 8 shall comprise at least ten (10) percent of the total area of all exterior walls. 2) Garage Doors/Street Facing Building Facade. Public or private street facing garage doors shall be allowed to project no more than four (4) feet from the front or side facades of the ground floor living area portion of the dwelling or a covered porch (measuring at east eight (8) feet by eight(8) feet). 3) Garage Doors/Building Design for Attached or Detached Garages. Garage doors may be located on another side of the dwelling ("side or rear loaded") provided that the side of the garage facing the front public or private street has windows and other architectural details that mimic the features of the living portion of the dwelling. 4) Garage Doors/Building Frontage. Garage doors shall not comprise more than fifty-five (55) percent of the ground floor public or private street facing linear building frontage. Alleys and corner lots are exempt from this standard. 5) Garage Door Height. Except in the rear yard, garage doors facing a public or private street shall be no more than nine (9) feet in height. Development Agreement. The applicant will be required to enter into a development agreement with the City should approval of the development be granted. The development agreement shall be required to secure site improvements and municipal infrastructure. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION / RECOMMENDATION The Planning Commission is to consider the following as it relates to this request: 1. Rezoning of the property to R-1 Single Family Residential 2. Planned Unit Development/Conditional Use Permit 3. Preliminary/Final Plat Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised herein, especially as it relates to the requests to vary from the Subdivision and Zoning Ordinance standards through the PUD/CUP process. If the Planning Commission is ready to make a recommendation on the application consisting of requests for Rezoning, Planned Unit Development/Conditional Use Permit (PUD/CUP), and Preliminary/Final Plat approvals, please find as follows a list of suggested conditions: 1. The preliminary and final plat, as well as the dedication of easements shall be subject to the review and approval of the City Engineer and City Attorney. 9 2. The Applicant shall pay a park dedication fee of 10 percent of the fair market value of the land payable as specified in the Development Agreement. 3. An easement with the City of Oak Park Heights shall be required to provide access to Oak Park Boulevard. 4. An easement with the City of Oak Park Heights shall be required for placement of the entrance monument sign. 5. Drainage and utility easements along the road/cul-de-sac right of way shall be increased to 15 feet to compensate for the proposed road right of way width and radius. 6. The Fire Chief, Police Chief and City Engineer shall comment on the proposed street dimensions and adequacy for emergency vehicle access. 7. The Planning Commission and Parks Commission should comment on sidewalk/trail development and connections to the existing trail system. The City should determine if it should retain additional easement areas for trail development. 8. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 9. The proposed wetland buffer impact/mitigation plan is subject to review and approval of the City Engineer. 10. The street construction plans shall be subject to review and approval of the City Engineer. 11. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 12. All utility plans shall be subject to review and approval of the City Engineer. 13. The Applicant shall be responsible for capping the well and removal of the septic systems, cistern and oil tank in compliance with Washington County and if applicable, Minnesota Pollution Control Agency standards. 14. The City will not maintain the landscaping and monument entrance sign; that will be the responsibility of the home owners. The City will specify the provisions related to the easement and maintenance in the Development Agreement. 15. The Planning Commission and City Council may comment on the final building appearance, colors, materials and the variety of the house plans as part of the PUD/CUP review. 10 16. For emergency vehicle access purposes, parking be allowed on one side of the street only, and no parking be allowed within the cul-de sac. 17. The Planning Commission and City Council should comment on the request to reduce the allowable setback on the garage side of the home to a minimum of 5 feet. The setback to the dwelling portion of the home would remain at 10 feet. A garage to garage setback would be required to be 15 feet. 18. The applicant shall be required to enter into a development agreement. The development agreement shall secure site improvements and municipal infrastructure. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 19. Any other conditions of City staff, the Planning Commission and the City Council. pc: Mick Lynskey, Nick Hackworthy Steve Johnston, Julie Hultman 11 EXHIBIT 1 1 PALMER STATION Single Family Residential Neighborhood Oak Park Heights, Minnesota PROJECT NARRATIVE June 2, 2014 Ati, lip ' A e...... .431 D E S I G N D E S I G N 901 N 3rd St, Suite 120 Minneapolis, MN 55401 612.260-7980 www.elanlab.com June 2,2014 Honorable Mayor and City Council 14168 Oak Park Blvd. Oak Park Heights,MN 55082 PALMER STATION RE:Project Narrative Dear Mayor McComber and City Council: Attached is a project narrative for the proposed Palmer Station neighborhood prepared on behalf of the developer Creative Homes,Inc. This narrative describes the site's existing condition,proposed design,PUD attributes and anticipated housing styles. Please feel free to contact me should you have questions or need additional information,612- 260-7982. Sincerely, Elan Steve Johnston,PE Principal Engineer Cc: Elan File#CHI14001 Nick Hackworthy Mick Lynskey Cornerstone Surveying Site Analysis& Planning I Civil Engineering I Landscape Architecture I Construction Services Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 1 "fable of Contents PROJECT TEAM 2 PROPOSED DEVELOPMENT SUMMARY 3 EXISTING SITE CONDITIONS 3 COMPREHENSIVE PLAN AND ZONING 3 STREET ACCESS 3 TRAIL ACCESS 3 MUNICIPAL UTILITY AVAILABILITY 3 PROPOSED ON-SITE STORM WATER MANAGEMENT 4 TREE PRESERVATION 4 WETLANDS 5 LOT WIDTH AND BUILDING SETBACKS 5 RIGHT OF WAY AND STREET WIDTHS 6 HOME DESIGN 6 APPENDIX WETLAND REPORT SOILS MAP LIBERTY WEST SAT.FS BROCHURE r. , ,.... .wAiP i Page 1of135 D E S I G N L A B' Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 PROJECT TEAM Property Owner: Developer: Alan&Margaret Palmer Nick Hackworthy 5625 Oakgreen Ave. N. Creative Homes,Inc. Oak Park Heights,MN 55082 707 Commerce Drive,Ste 410 Woodbury,MN 55125 (651) 289-6800 nick @creativehci.com Developer's Representative: Landscape Architect: Mick Lynskey Pilar Saraithong,RLA Lynskey&Clark Companies Élan Design Lab,Inc. 118 Main Street S 901 N 3`d St,Ste 120 Stillwater,MN 55082 Minneapolis,MN 55401 (651) 439-1412 (612) 260-7984 Mick(ilynskeyclark.com psaraithong(2 elanlab.com Civil Engineer: Wetland Consultant: Steve Johnston,PE Melissa Barrett Alan Design Lab,Inc. Kjolhaug Environmental Services 901 N 3`d St,Ste 120 26105 Wild Rose Lane Minneapolis,MN 55401 Shorewood,MN 55331 (612) 260-7982 (952) 401-8757 sjohnston @elanlab.com melissa aAjolhaugenv.com Surveyor: Geotechnical Engineer: Dan Thurmes,PLS Ryan Benson,PE Cornerstone Land Surveying,Inc. Northern Technologies,Inc. 6750 Stillwater Blvd. N.,Ste 1 1408 Northland Drive,Ste 107 Stillwater,Minnesota 55082 Mendota Heights,MN 55120 (651) 275-8969 (651) 389-4181 dana,cssurvey.net rbensonQntigeo.com ei;,er re Lir4 Page 2 of 6 D E S I G N l n e Page 2 of 9 Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 PROPOSED DEVELOPMENT SUMMARY The proposed development consists of 13 residential lots served by a public street approximately 600 feet in length. The total parcel is 6.76 acres,with 0.48 acres of wetland,0.83 acres of new and 0.41 acres of"implied 33'Oakgreen Ave.ROW". This results in a gross density of 1.92 units per acre and a net density of 2.58 units per acre. The average lot area is 18,485 Ft2 and the minimum lot area is 12,327 Ft2. The site is located South of Oak Park Blvd. and East of Oakgreen Avenue North in Oak Park Heights, Minnesota. The surrounding land uses to the east, south and west are single family residential homes of comparable size to proposed development. The properties to the north and Northwest are developed with medium to high density residential. Access to the site is accomplished through a connection to Oak Park Boulevard,the street/driveway serving City Hall. The project is proposed to be developed as a PUD to address minor reductions in lot, street right of way widths, and building setbacks, wetland buffer width averaging, and tree mitigation. These alterations to the ordinances along with a minimized street width of 28 feet are requested in part to reduce impervious area within the site, avoid direct wetland impacts, and work around the existing home in the SW corner of the site. The reduced right of way has the added benefit of moving the homes closer to the street resulting in less tree loss. EXISTING SITE CONDITIONS The site is presently occupied by a single family home with a variety of outbuildings. There is an "exception" to the plat in the southwest corner that is occupied by an existing single family home creating an irregular boundary. The site has significant existing tree cover, some of which is in a natural state, but the majority of which is a maintained landscape. See sheets L1.1 and L1.2 for an inventory of the significant trees on the property There are four wetlands on the site as delineated by Kjolhaug Environmental Services Company,Inc. and approved by a Technical Evaluation Panel in the fall of 2013. All four wetlands were determined to meet the criteria for Managed 2 classification resulting in the requirement for a 30 feet buffer. A copy of the wetland delineation is attached. A geotechnical report has been commissioned and the field work completed. The report is expected within the coming week. The Web Soil Survey indicates the prevalence of Santiago Silt Loam and Kingsley Sandy Loam, hydrologic soil group (HSG) B and Freer Silt Loam HSG C. A copy of the soil map is attached. I ,... .,or -7 Page2of6 D E S I G N L A S Page 2 of 9 Palmer Station Neighborhood Oak Park Heights,MN June 2,2014 A portion of the site flows to the north to a wetland in the northeast corner of the site and to a depression that runs parallel to Oak Park Blvd. These two basins are drained by the same storm sewer system. The balance of the site flows to the south through a series of small wetlands and depressions and leaves the site via a swale between two homes. There is approximately 16 feet of overall relief on the property. COMPREHENSIVE PLAN AND ZONING The project site is guided for Low Density Residential in the City's 2008 Comprehensive Plan. Low Density is defined as 1-3 units per acre. The proposed project is in conformance with the plan. The City's Zoning Map designates the site as Open Space Conservation,a holding district. It is requested that the site be re-zoned to Residential Planned Unit Development for the reasons outlined elsewhere in this narrative. STREET ACCESS It is proposed to access the property from Oak Park Blvd. During the site design process the alternative to provide a connection to Oakgreen Avenue,but this was deemed unacceptable due to sight distance and proximity to the Oakgreen/Oak Park intersection to the north and Oakgreen/56th street to the south. As a result the Oak Park Blvd connection was selected resulting in a cul-de-sac street of approximately 600 feet in length. To access Oak Park Blvd. the cul-de-sac to be named Oak Cove,must cross a narrow strip of City owned property. An easement for this purpose must be obtained from the City. TRAIL ACCESS The City's trail system includes separated off street trails on the west side of Oakgreen Avenue and the South side of Oak Park Blvd. It is our understanding that at some point the trail on Oakgreen will be extended north to Oak Park. There are no trail connections to the fully developed properties to the south or east. Given the size of this neighborhood (13 lots) and the proximity to the Oak Park Blvd. trail(average 300 feet) additional trails are unwarranted. It has been suggested that a trail connection be provided near the southern end of the neighborhood to the Oakgreen trail. It is our opinion that this is unnecessary for the reasons stated above and unwise given the inherent danger of crossing a relatively busy street mid-block. MUNICIPAL UTILITY AVAILABILITY A 12"watermain is available to serve this property in Oak Park Blvd. It will require open cutting the street and wet tapping the line. No interruption to other users is expected. A new 8 inch watermain will be extended to serve the new homes. A new sanitary sewer will be constructed in the intersection of Oak Park Blvd and Oakgreen Avenue as part of the Highway 36 reconstruction project. Connection to this system will require coordination with the state's contractor relative to timing and the physical connection.An 8 inch sanitary sewer will be extended to serve the new homes. Each individual lot will be served with a 4" sanitary sewer and 1"water service rdt Page3of6 DESIGN LAB," Page 3 of 9 EXHIBIT 2 . IIIPPIPP.P.-- -"mil 61 k-- . LIBERTY \clibi, 1\An WEST S Starting at $380's IIIII P N; ' 1 rzi ' won t miss your chance to build in Liberty.... Only 9 homesites left! 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N. ,„,•,,—zrzcl,r,',--7.,—: -:"../ \ ,A-7:: ;••:i.,..,i ;•,. \,.._——— 1- -l'i I i 'l•-ii 1 ..---- I- — \ ——.•'-'''''''''..- ---• I I 1, '-'' i•"s:41:IT4TO/' li .4. —1 I ,' mt.•o ao Hgot--- 6,, ,_ -,i, I -cal:::it=rilvinrantIvrntLs) / ( ---.-- I ---- --- \.-'-- ..-a -- 4/2a1! __------- tj ., , EXHIBIT 1 9 Julie Hultman From: K.D.Widin <kdwidin @comcast.net> Sent: Tuesday, May 20, 2014 9:57 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman;Scott Richards; Chris Long;Jennifer Pinski Subject: Tree Preservation and Landscape Plans - Oakgreen Residential Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- I have reviewed the plans submitted 5/14/14 for the proposed Oakgreen Residential development on the Palmer property at 5625 Oakgreen Ave. N.. 1. Size of property: The property involved is 6.76A so the city Tree Preservation Ordinance applies. 2. Tree Inventory: The plans contain a tree inventory done 2/8/14. The species look appropriate based on what I know of the property. I have not yet gone on the site to verify a sampling of the tree species and diameters, but will do that by Tues. 5/27. There is a listing of trees on the property(the Tree Preservation Schedule)which indicates which trees are to be removed in the process of development. The plans state that there are 134 healthy significant trees on the site and that 41 significant trees are to be removed. 3. Tree Replacement Requirement: I have reviewed the tree replacement requirement calculations and they appear to be accurate. They have calculated the required inches of replacement trees to be 510 inches. There is a credit of 51 in. for preserving more than 50%of the significant trees on the property, which brings the total of repl. inches to 459. 13,700 sq. ft. of native woody vegetation are also being removed, which requires 1 tree to replace each 1,000 sq. ft. of native woody vegetation, for an additional 14 trees. 186 trees are proposed to satisfy the tree replacement requirement. 4. Tree Preservation Schedule: I did note that some of the diameters listed in this schedule(e.g. 78 in., 97 in.) seem very large for tree diameters. This would affect the calculation of diameter inches removed/retained. I can check diameters of these trees when I make a site inspection of the property next week. 5. Tree Replacement/Landscape Plan: The tree species proposed to be planted to satisfy the tree replacement requirement are all acceptable species. Many of the trees listed are native or"near native", are hardy under our growing conditions, and have few serious insect or disease problems. Most do very well in our area. There is good species diversity, which will make the replacement plantings more sustainable. The tree sizes listed in the planting schedule are appropriate for this type of development and fulfill zoning ordinance requirements. There are an additional 23 trees (red maple) indicated in the landscape plan, to make a total of 209 trees to be planted. The trees are placed in suitable locations on the plan with a nice mix of replacement and existing trees and adequate screening at the edges of the development. The tree planting should enhance the appearance of the development. 6. Planting Detail: This is included as part of the landscape plan and is acceptable. The approved planting detail must be followed and the site will be checked for proper tree planting practices. If the planting detail has not been adhered to, the trees will have to be re-planted properly. 1 7. Tree Preservation Detail: This has been included in the plans and is acceptable. Tree preservation detail and notes in the plans must be adhered to. Sites will be checked routinely for proper tree preservation practices. One comment I would make is that 5 ft. orange snow fencing is usually a better protection as tree fencing than silt fence. 8. Emerald Ash Borer: A number of trees to be preserved on the site are ash. Though emerald ash borer (EAB)has not yet been confirmed in Washington County,it is in the Twin Cities area and will soon be found here. To protect ash in good condition, they should be injected with insecticides which are effective against EAB. Any untreated ash tree will die from attack by this insect. This should be a major consideration as part of the development and tree preservation on this property. A separate inventory of ash trees to be retained should be done, including a determination of the condition of each ash and whether or not its condition warrants protection. I will be unable to attend the site review meeting with staff on Wed. 5/21. Please contact me if you have any questions regarding this plan review. Please forward my report to the developer. Kathy Widin Arborist City of Oak Park Heights 2 Julie Hultman From: K.D.Widin <kdwidin @comcast.net> Sent: Tuesday,June 03, 2014 9:21 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman; Scott Richards; Chris Long;Jennifer Pinski Subject: Palmer Station - Landscape/Re-Planting Plan 6/2 Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- I have reviewed the revised plans for the Palmer Station project, dated 6/2/14. The changes I noted are below: 1. Tree replacement inches were decreased by 30 in. to 429 in. plus 13 trees. The total trees shown which are to be replaced is 187. 129 trees are to be planted by the developer and the rest (5/lot= 65) are to be planted by the home builder. Some of the latter trees will be "boulevard" trees. These are currently shown to be planted in the right-of-way. Is that what the City wants? The remainder will be planted elsewhere on the home lots. These trees will need to be chosen from the list on the plan and will need to be minimum required sizes as indicated in the landscape schedule. 2. Landscape Plan design has changed from the earlier plan submitted. Plan is still attractive and contains adequate screening between this development, the two roadways, and adjoining properties. 3. Plant Species listed in the landscape schedule have changed slightly and numbers have changed as well. This is acceptable and will still result in a nice landscape/tree replacement plan. 4. Existing Tree Species - I took a quick look at the property and species seen compare favorably in species and size to those indicated on the plan and tree list. 5. Tree Condition - I reiterate that the condition of trees to be preserved on the property, and which will exist after the development is completed, should be evaluated for condition and potential risk by an arborist who is familiar with tree risk assessment. This is particularly important for any trees which will end up next to a roadway, house/yard or trail. Please contact me if you have any questions regarding this plan review. Please forward my comments to the developer. Kathy Widin Arborist City of Oak Park Heights 1 Julie Hultman From: K.D.Widin <kdwidin @comcast.net> Sent: Wednesday,June 04, 2014 7:22 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman; Scott Richards; Chris Long;Jennifer Pinski Subject: Palmer Station - 'Boulevard' trees Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- Re: Item#1 in the report I sent 6/3 re: Palmer Station, I mistakenly thought the "boulevard"trees were depicted on the new plans to be planted in the road r.o.w.; however,they are actually depicted to be planted in the property setback area. This puts the trees on private property and the responsibility of the homeowner or HOA. Kathy Widin Arborist City of Oak Park Heights Stantec Consulting Services Inc. EXHIBIT 2 /1 2335 Highway 36 West 4! St.Paul MN 55113 Stantec Tel: (651) 636-4600 Fax: (651) 636-1311 June 6, 2014 File: 193800151 Attention: Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. N P.O. BOX 2007 Oak Park Heights, MN 55082 Reference: Palmer Station-Initial Storm Water Plan Review Dear Eric, We have initially reviewed the site Development plans for Palmer Station as submitted by Creative Home Construction Investments on May 14, 2014. Following are our initial comments and/or recommendations. Storm Water Construction Permit Comments: As the development creates 1.24 acres of new impervious area, construction activities will be subject to the requirements of the MPCA NPDES Construction Permit. • Per the Construction Permit, "Where a project's ultimate development replaces vegetation and/or other pervious surfaces with one (1) or more acres of cumulative impervious surface, the Permitee(s) must design the project so that the water quality volume of one (1) inch of runoff from the new impervious surfaces created by the project is retained on site." o Based on 1.24 acres of impervious area, 4501 cf of volume must be retained. This required volume is achieved in the larger infiltration basin (6100 cf capacity). • However, as shown in the City of Oak Park Heights Wellhead Protection Plan, Part 2, the project area is located in the City's High Vulnerability DWSMA (see attached DWSMA Figure). Section III.D.1.j.vii.of the Construction Permit states "Infiltration is prohibited when the infiltration system will be constructed in areas with a Drinking Water Supply Management Area (DWSMA) as defined in Minn. R. 4720.5100, subp. 13., unless allowed by a local unit of government with a current MS4 permit. o As the development area also falls within the Emergency Response Area (approximately 1-year recharge time), the City will not allow for infiltration on the project. (See attached ERA Figure) • As infiltration will not be allowed, the City recommends that the plans be revised to treat the required water quality volume of one inch over the impervious (4501 cf) through June 6,2014 Mr.Eric Johnson Page 2 of 2 filtration. Any filtration system should be designed based on the most recent update of the MN Stormwater Manual. If you have any questions or require further information please call me at (651)604-4808. Regards, STANTEC CONSULTING SERVICES INC. e44:4,04.4, Christopher W. Long, P.E. c. Andy Kegley-Oak Park Heights Scott Richards-The Planning Company LLC Brad Reifsteck, Rob Monk-Stantec.