HomeMy WebLinkAbout2014-09-11 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, September 11, 2014
7:00 P.M.
I. Call to Order
II. Approval of Agenda
III. Approve July 10, 2014 Planning Commission Meeting Minutes (1)
Approve July 22, 2014 Planning Commission Special Meeting Minutes (2)
IV. Department/Commission Liaison/Other Reports
V. Visitors/Public Comment
This is an opportunity for the public to address the Commission with questions or concerns not on the
agenda. Please limit comments to three minutes.
VI. Public Hearings
A. Pine Grove Gardens PUD Amendment&Preliminary and Final Plat Approval
—Oakgreen Court,N.: Consider requests of St. Croix Home Builders, Inc. for
Planned Unit Development Amendment and Preliminary&Final Plat approval
to allow construction of a 5-unit townhouse structure, located within Pine
Grove Gardens development at Oakgreen Court,N. (3)
VII. New Business
A. Discussion of Commission's purpose and philosophy for City planning.
VIII. Old Business
IX. Informational
A. Upcoming Meetings:
• Tuesday, September 23, 2014 City Council 7:00 p.m./City Hall
• Thursday, October 16, 2014 Planning Commission 7:00 p.m./City Hall
• Tuesday, October 28, 2014 City Council 7:00 p.m./City Hall
B. Council Representative
• Tuesday, September 23, 2014—Commissioner Thurmes
• Tuesday, October 28, 2014—Commissioner Anthony
X. Adjourn.
ENCLOSURE I
CITY OF OAK PARK HEIGHTS
.; PLANNING COMMISSION MEETING MINUTES
Thursday,July 10,2014—Oak Park Heights City Hall
Call to Order: Chair Kremer called the meeting to order at 6:59 p.m.
Present: Commissioners Bye, Kremer, and Thurmes; City Administrator Johnson, City
Planner Richards, City Engineer Reifsteck and Commission Liaison Liljegren.Not Present:
Commissioners Anthony&Nelson.
II. Approval of Agenda:
Commissioner Bye, seconded by Commissioner Thurmes,moved to approve the Agenda as
presented. Carried 3 - 0.
III. Approval of June 12, 2014 Meeting Minutes:
Commissioner Thurmes, seconded by Commissioner Bye,moved to approve the minutes as
presented. Carried 3 - 0.
IV. Department/Commission Liaison/Other Reports: City Administrator Johnson provided an
update to roadway construction activities.
V. Visitors/Public Comment: None.
VI. Public Hearings:
A. Continued-Palmer Property—5625 Oakgreen Ave.N.: Consider requests for property
Subdivision, Planned Unit Development-Concept & General Plan, Conditional Use
Permit, Rezoning and Preliminary&Final Plat approval to allow development of a 13
lot subdivision.
Commissioner Thurmes noted that he was the surveyor to the project and removed
himself from the public hearing, noting that in the event of a vote he would be
abstaining.
City Planner Richards reviewed the July 3, 2014 planning report, noting that the two
primary issues addressed by the Commission at the June 12,2014 public hearing were
the allowances requested through the Planned Unit Development process related to the
lots and right of way, and the storm water drainage for the lots to the south of the
development.
Richards provided an analysis of the lot width and rights of way, street design and
stormwater issues. He noted that project Surveyor Dan Thurmes of Cornerstone Land
Surveying,Inc.provided comparative local information as to lot width and rights of way
and rational as to the applicants request for smaller streets and reviewed that
information.
Planning Commission Minutes
July 10,2014
Page2of9
Richards discussed proposed lot dimensions and R-1 Zoning District standards,noting
p p g
that while the proposed lot widths do not meet the zoning district standards,they do all
meet and some significantly exceed the minimum lot size.
Richards discussed street design requirements and the proposed 55 foot right of way
radius for the cul-de-sac and 50 foot street right of way width. City Ordinance specifies
a 65 foot right of way radius minimum for a cul-de-sac and a 60 foot minimum local
street right of way width.He noted that the proposed right of way dimensions are similar
to what the City has allowed for private street development and is typical of other
developments in the area.Richards suggested consideration of increasing the proposed
10 foot drainage and utility easements adjacent to the right of way to 15 feet to allow
adequate space for utility placement.
Richards reviewed City Engineer Long's recommendation to require placement of a
storm water pipe between 5519 and 5523 Oakgreen Place N. to facilitate a 100 storm
water event and emergency overflow. Richards noted that City Staff has met with the
applicants regarding this requirement as to its facilitation and cost burden.
Richards noted that he has included the recommended conditions for approval from his
previous report and noted several of them that the Commission may wish to discuss.
Chair Kremer opened the hearing for public comment and invited the applicant to
address the Commission.
Steve Johnston of Elan Design Lab, the Civil Engineer to the project provided a
presentation as to the drainage at the site, displaying images that show the site
conditions pre and post development for surface water. He noted that the development's
plans will not affect ground water issues currently being experienced by properties
adjacent to the site. Mr. Johnston made himself available for questions.
Tom Walberg— 5565 Oakgreen Ave. N. expressed his concern as to an increase of
surface water at the NE corner of his property,which is directly behind proposed Lot 7 of
the development.Project Engineer Johnston discussed water flow and that the area could
be addressed.He indicated that he would communicate with Mr.Walberg to address his
concern.
Carol Lombard—5527 Oakgreen Place N.noted that her property abuts a wetland at her
backyard and her understanding of what is being planned for surface water run-off and
does not see how that helps relieve her of any additional surface water run-off. She is
not asking the developer to correct her existing issues,but wants to be certain that they
are not increased. She inquired as to the definition of a variance and how many
variances were being sought for the development. City Planner Richards noted that the
requests are those related to planned unit development allowances,not variances, and
discussed the criteria of how allowances are considered for approval.
Planning Commission Minutes
July 10,2014
Page 3 of 9
Chair Kremer discussed the Planning Commission's role, noting that when the
Planning Commission looks at requests, they do so from many points of view as to
their potential impact upon the individual property owner, as well as potential
impact upon neighboring properties and the community in general.
Carol Lombard asked whether or not there were different requirements for variance
situations for residential owners and commercial developers. Richards described how
both worked and the burden of each applicant and felt that the requirement burden for
residential variances and development planned unit development allowances equally.She
asked for clarification of allowances being sought and City Planner Richards responded.
Lombard wanted to know where the difference of hardship was for a developer versus
those of a homeowner. Discussion ensued as to the difference and how considerations
are made.
Brad Reifsteck of Stantec Engineering responded to Carol's initial question of how the
proposed drainage plan helps her property. He noted the developer is creating two
additional ponds as part of the development that will capture surface water from the
development, along with the grading elements, etc. and that the design should serve to
not increase water drainage to the adjacent properties.
Steve Johnston provided a display of the development,described the drainage plans and
how they would serve the site and potentially relieve the adjacent properties of surface
water and responded to questions related to location and estimated volume.
Wynn Babcock—5523 Oakgreen Place,N.expressed his understanding of the proposed
drainage plan and sought clarification. Project Engineer Johnston discussed the
composition of the natural wetland and potential improvements to water level
acceptance.
Chair Kremer noted that he lives on Oakgreen Place, N. and his opinion is that it is
difficult for adjacent property owners to know and understand the process related to
drainage and thought if it were possible, that it would be beneficial if those with or
concerned about water problems were directly involved in the planning process. Mr.
Johnston expressed that the public hearing is one of those opportunities to be part of the
process.
City Administrator Johnson discussed the process following any approval and
development agreement creation in spelling out the details of the understandings and
agreements between the City and developer,which can include additional neighborhood
meetings as appropriate and ultimately final inspections and approvals prior to releases
of development securities held by the City.
Planning Commission Minutes
July 10, 2014
Page 4 of 9
Mick Lynskey the landowner and developer agent, noted that there are burdens to the
developer for the plan proposed and that the changes made to original plan as a result of
communication with the City in order to be best suitable to the neighborhood and make
more sense as to concerns expressed by the City. Both plans result in the same number
of lots,but the current plan allows for a calmer,more attractive neighborhood addition.
Mr. Lynskey offered to meet with homeowners to view the two plans in comparison.
Wynn Babcock—5523 Oakgreen Place N.expressed his appreciation that the applicant
has met with the neighbors to help them understand and address their concerns. He
noted that their concerns/suggestions are a result of their own situations as well as those
that new residents to their neighborhoods will experience.
Mr. Babcock questioned whether or not all of the larger trees in the lower lying areas
needed to be removed. He'd like to see as many as possible to remain if possible so that
they can absorb some of the moisture.
Mr.Babcock expressed his concern as to the roof drainage,noting that he would like to
see it required that the roof drain drainage go to the street.
Mr.Babcock suggested that the front yards could be reduced to enlarge the street width
and cul-de-sac radius,making it easier for school busses to navigate as well as
emergency vehicles.
Mr.Babcock inquired whether or not permission has been granted to route water to the
front as proposed. City Administrator Johnson responded that the drainage issue at this
point would be between the City and the Palmer's and that any requirements of the
Middle St. Croix Watershed Management Organization will need to be complied with.
Johnson noted that no work permits for demolition or new construction would be issued
by the City until Middle St. Croix Watershed Management Organization approval has
been granted.
In response to the concerns expressed by Mr.Babcock,City Planner Richards questioned
whether a school bus would likely go down Oak Cove or whether it would stop on Oak
Park Blvd. and turn around at that roadway. He and City Administrator discussed the
roadway width and parking possibilities/scenarios. Project Engineer Johnston discussed
street standards in relation to community composition and discussed calculations relative
to savings and overall development planning.
As to tree removal,Richards reviewed the landscape plan,noting those that are expected
to remain, be supplemented with additional plantings, removals and new plantings.
Mr.Babcock expressed his hope that more of the larger trees at the south property lines
would be left in place.
Planning Commission Minutes
July 10,2014
Page 5 of 9
Jody Burt— 5565 Oakgreen Ave. N. expressed her sentiment that it's wonderful that
the developer has plans as to what is going to happen with water run-off,but wants to
know who held liable if something happens down the road and the plans aren't effective.
Mr. Lynskey addressed her concern that in that it is tough to take a pre-existing
condition and guarantee that nothing will occur in the future with circumstances beyond
the developers control. He noted the Developers Agreement as being helpful to work
through unexpected situations and the purpose of engineers both to the project and at the
City to work with such issues. He noted that they could only design it as responsible as
possible and that he couldn't offer assurance that it is will alleviate any future problems.
Bev Babcock—5523 Oakgreen Place N. expressed her concern as to the clay soil and
water at the property during the time the work is occurring. She would like assurance
that erosion control and other absorption methods are put in place so that the area dog
not become a mud hole. Mr. Lynskey responded to general building contractor
requirements to place erosion control and place sod. Mr. Lynskey noted that they
would like to move forward with the project and asked recommendation to the City
Council subject to conditions as they wish and they would work with the Council on
any issues.
Chair Kremer expressed that he felt those in attendance have appreciated the time the
applicant and their agents have spent working with them and that if their responses
are indicative of the type of neighborhood being created, they will be welcome,
especially if the lines of communication remain open.
Wynn Babcock — 5523 Oakgreen Place N. seconded Mr. Kremer's comments,
adding if they can truly create a reduction in surface water run-off,that would truly be
appreciated.
Chair Kremer entered Commission Anthony's comments to public record per her
written comment, noting that she was ok with the road and cul-de-sac as long as
safety is addressed by the City and emergency vehicles, that she is okay with the City
Engineer recommendation for installation of a stormwater pipe as long as it addresses
the water issues discussed at the June meeting. Anthony feels that the density and
congestion created by 13 homes is too great for the size of the area— she encouraged
the Commission to consider a reduction in the number of homes allowed.
Chair Kremer asked if there was anyone else who wanted to make any final comments
to the public hearing.
Al Palmer introduced himself as the property owner and inquired of City
Administrator Johnson as to the status of the phone call they had regarding the City
wanting to purchase some of the property. He noted that he had been visited by the
previous Mayor, Dave Beaudet and told that the City was interested in purchasing a
piece of the property and that he had contacted the City to follow up on it and didn't
hear back. Mr. Palmer noted that he had a letter regarding this and unfortunately
hasn't been able to locate it. Mr. Palmer commented that it probably didn't make a
difference anymore and left the podium.
Planning Commission Minutes
July 10, 2014
Page 6 of 9
Mike Runk—5525 O'Brien Ave.N. introduced himself, noting that he is also a City
Council member. Mr. Runk noted that the City was contacted by whoever was
marketing the property, within the last year—the City Council discussed the proposal
of a property purchase and opted against it at the time. Mr. Palmer stated that this
occurred earlier. Mr. Runk indicated that he was not familiar with any activity of the
City or the Council regarding any other purchase consideration.
Chair Kremer closed the public hearing and asked for Commission comment.
Commissioner Bye discussed parking requirements and permitting parking to only
one side of the road and not in the cul-de-sac. Commission Liaison Liljegren
discussed the issue of parking on the street that they have experienced in his
neighborhood in Autumn Ridge and it ultimately being restricted to no parking to
either side of the street for a specific duration of time, Monday through Friday to
counter the problems they were having with high school student parking and safety.
City Administrator Johnson displayed a diagram prepared by the City Engineer to
visually display what a 28 foot wide residential street would look like with parking to
both sides. The cul-de-sac was discussed as it related to the issues of bus and large
vehicle turnaround, its design for turn around, and snow removal.
The matter of quorum for voting was discussed. Three of the five Commissioners
are present,however Commissioner Thurmes considered present and voting as
abstained. Chair Kremer noted that the Commission is a recommending body and
that the City Council reviews the recommendation and make the official approval
decision. He asked the audience if anyone in the audience object to the Commission
voting on a recommendation. City Administrator Johnson noted the Planning
Commission could send forward to the City Council with a supporting or non-
supporting recommendation or without a recommendation.
City Planner Richards reviewed the proposed conditions for recommended approval,
discussing them along with potential amendment as a result of the meeting
discussion.
Commissioner Bye, seconded by Commissioner Kremer,moved to recommend City
Council approval of the request, subject to the conditions within the July 3, 2014
Planning Report, as amended, specifically that:
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.
2. The applicant shall pay a park dedication fee of 10 percent of the fair market
value of the land payable as specified within the Development Agreement.
3. An easement with the City of Oak Park Heights shall be required to provide
access to Oak Park Boulevard.
Planning Commission Minutes
July 10,2014
Page 7 of 9
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 recommends that a 10 foot easement on the west
side of the Palmer property shall be retained by the City for future
sidewalk/trail development subject to review and approval of the City
Engineer.
8. All tree removal and landscape plans shall be subject to review and approval
of the City Arborist. There shall be no reduction allowed for the required tree
replacement.
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. The City Engineer shall
require the installation of a storm water pipe between 5519 and 5523
Oakgreen Place North to address the 100 year storm events. The City
Engineer and Project Engineer shall continue to resolve any issues with storm
water drainage on the south property line. The City Council shall determine
if there will be any cost sharing by the City for the storm water pipe
installation.
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.
Planning Commission Minutes
July 10,2014
Page 8 of 9
15. The Planning Commission is favorable to the proposed final building
appearance, colors,materials and the variety of house plans as part of the
PUD/CUP review.
16. For emergency vehicle access purposes,parking will be allowed on one side
of the street only, and no parking will be allowed within the cul-de-sac.
17. The Planning Commission recommends 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,protection of
neighboring properties, and municipal infrastructure. The Development
Agreement shall be subject to the review and approval of the City Attorney
and City Council.
Carried 2—0— 1, Thurmes abstained.
Thurmes was not present at the time of vote;however he indicated his vote to
abstain in the event of a vote at the start of the continued public hearing, when he
removed himself from discussion.
VII. New Business: None.
VIII. Old Business: None
IX. Informational:
A. Upcoming Meetings:
• Tuesday, July 22, 2014 City Council 7:00 p.m./City Hall
• Thursday,August 14, 2014 Planning Commission 7:00 p.m./City Hall
• Tuesday, August 26, 2014 City Council 7:00 p.m./City Hall
B. Council Representative
• Tuesday, July 22 , 2014—Commissioner Kremer
• Tuesday,August 26, 2014—Commissioner Nelson
Commissioner Bye noted that a park build event was being held at 8 a.m. on Saturday, at
Swager Park, and invited anyone who wished to help construct the playground equipment.
Planning Commission Minutes
July 10,2014
Page 9 of 9
X. Adjourn: Commissioner Kremer, seconded by Commissioner Bye, moved to
adjourn the meeting at 7:59 p.m. Carried 2—0.
Respectfully submitted,
Julie Hultman
Planning& Code Enforcement
Approved by the Planning Commission:
ENCLOSURE 2
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION - SPECIAL MEETING MINUTES
Tuesday,July 22,2014—Oak Park Heights City Hall
Call to Order: Chair Kremer called the meeting to order at 6:08 p.m.
Present: Commissioners Anthony, Bye, Kremer and Thurmes; City Planner Richards and
Planning& Code Enforcement Officer Hultman. Not Present: Commissioner Nelson, City
Administrator Johnson and Commission Liaison Liljegren.
II. Approval of Agenda:
Commissioner Anthony, seconded by Commissioner Bye,moved to approve the Agenda as
presented. Carried 4 - 0.
III. Old Business:
A. Palmer Property — 5625 Oakgreen Ave. N.: Review & validate July 10, 2014
recommendation to requests for property Subdivision, Planned Unit Development-
Concept & General Plan, Conditional Use Permit, Rezoning and Preliminary& Final
Plat approval to allow development of a 13 lot subdivision.
Chair Kremer discussed the reason for the meeting to review and validate the
recommendation made at the July 10, 2014 Planning Commission meeting to ensure
adherence to appropriate process,relative to quorum and voting upon recommendations
to City Council.
Visitors to the meeting included the land owner and developer representative, Mick
Lynskey;Wynn Babcock-5523 Oakgreen Place N.,Carol Lombard-5527 Oakgreen Place
N., and Doug&Becca Wilson-5519 Oakgreen Place N.
Commissioner Thurmes noted that he was the surveyor to the project and removed
himself from the public hearing discussion and voting.
City Planner Richards reviewed his July 16,2014 Memorandum regarding the matter of
quorum related to the Palmer Property public hearing held July 10, 2014. Richards
reviewed and discussed the conditions recommended by the Planning Commission at the
July 10, 2014 meeting, sharing the basis of rationale for the same.
Discussion ensued as to the conditions,City Engineer proposal for installation of storm
pipe installation between 5519 and 5523 Oakgreen Place to address 100 year storm
events and who should bear the burden of the installation cost. It was noted that the
installation is to address development drainage issues and not as a resolution to any
drainage issues being experienced by adjacent properties.
Planning Commission Minutes
July 22,2014
Page 2 of 3
Chair Kremer asked if there was discussion beyond that which had already been
covered.
Commissioner Anthony noted that she had concerns with the issue of drainage,that she
felt that too many homes for the site were being proposed and that the width of the
roadway was too narrow.
Wynn Babcock—5523 Oakgreen Place N. suggested that allowing parking on one side
of the road might be an option to create extra parking opportunities and still maintain
adequate access for emergency vehicles.
Chair Kremer stated that his concerns are to the drainage aspects at the site and water
issues. He noted that he was not in favor of restricting them to fewer homes than they
are seeking.
Continued discussion was had as to roadside parking options, the Commissions role
toward promoting public safety and ensuring protection of property.
Carol Lombard—5527 Oakgreen Place N. expressed that she felt the density to be too
great and that the integrity of Oak Park Heights needs to be maintained.
Discussion continued with Commissioner Anthony noting that she supported the
development though she felt it could be improved and wanted to be certain that the big
picture is being met. Mr.Lynsky provided some insight as to what had been considered
when the developer worked through the planning of the area prior to submitting their
proposal.
Commissioner Bye,seconded by Commissioner Kremer,moved to affirm the conditions
as recommended by the Commission at their July 10, 2014 meeting and as outlined in
the Planning Commission Recommending Resolution provided with the special meeting
packet,with condition 11 amended noting the Commission's recommendation that the
applicant pay 100 percent of all project costs for storm sewer improvements.
Carried 2— 1 — 1, Anthony opposed and Thurmes abstained.
City Planner Richards noted that the City Council was meeting directly following the
conclusion of the special meeting and that he would be forwarded the amended
recommendation to the City Council for consideration. All in attendance were invited to
stay and attend the City Council meeting.
IV. Informational:
A. Upcoming Meetings:
• Tuesday, July 22, 2014 City Council 7:00 p.m./City Hall
• Tuesday, August 14, 2014 Planning Commission 7:00 p.m./City Hall
• Tuesday, August 26, 2014 City Council 7:00 p.m./City Hall
Planning Commission Minutes
July 22,2014
Page 3 of 3
B. Council Representative
• Tuesday, July 22 , 2014—Commissioner Kremer
• Tuesday,August 26, 2014—Commissioner Nelson
V. Adjourn: Commissioner Anthony, seconded by Commissioner Bye,moved to
adjourn the meeting at 6:50 p.m. Carried 4—0.
Respectfully submitted,
Julie Hultman
Planning& Code Enforcement
Approved by the Planning Commission:
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TPC
3601 Thurston Avenue N, Suite 100 ENCLOSURE' 13
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCQPIanningCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: September 4, 2014
RE: Oak Park Heights — Pine Grove Gardens — Planned Unit
Development Amendment, Preliminary /Final Plat, Conditional Use
Permit— Oakgreen Court North
TPC FILE: 236.02 — 14.04
BACKGROUND
Norm Dupre, representing St. Croix Builders has made application for a Planned Unit
Development (PUD) Amendment, Preliminary/Final Plat and Conditional Use Permit to
allow a revised plan for five townhome units in an area planned and platted for six
townhome units. The MnDot layout for the Highway 36 frontage road will now be within
a few feet of the corner of the building as originally platted. The new plan reduces the
number of townhome units to five and provides a setback of 28.5 feet to the fifth unit.
The Pine Grove Gardens development was approved by the City Council in May 2005.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative - August 12, 2014
Exhibit 2: Pine Grove Gardens 2nd Addition - 2014
Exhibit 3: Pine Grove Gardens - Building Layout - 2014
Exhibit 4: Building Elevations - 2014 - (1/9)
Exhibit 5: Basement Floor Plans - 2014 - (2/9)
Exhibit 6: First Floor Plan - 2014 - (3/9)
Exhibit 7: Roof Plan - 2014 (4/9)
Exhibit 8: Cross Section at Porch - 2014 - (5/9)
Exhibit 9: Cross Section at Garage - 2014 - 6/9)
Exhibit 10: Cross Section at Porch - 2014 - (7/9)
Exhibit 11: Cross Section at Garage - 2014 - (8/9)
Exhibit 12: Details - 2014 - (9/9)
Exhibit 13: Pine Grove Gardens - 2005 - Layout with MnDot Highway 36 Overlay
Exhibit 14: Pine Grove Gardens - 2005 - Building Elevations - (1/7)
Exhibit 15: Sanitary Sewer and Watermain As-Built - 2005 (AB-1)
Exhibit 16: Pine Grove Gardens - 2005 - Landscape Plan
Exhibit 17: Pine Grove Gardens - 2005/2014 - Landscape Plan Details
Exhibit 18: Pine Grove Gardens -Association Snow Removal
PROJECT DESCRIPTION
Norm Dupree has provided a project narrative found as Exhibit 1. That narrative
indicates the following:
"I am requesting approval to build five townhomes in the vacant Block 6 in Pine Grove
Gardens at Oakgreen Court of Oak Park Heights for the purpose of selling for profit.
The townhomes will look the same as the existing townhomes in the development as
required by the Association. At least four of the five townhomes in the development will
be sold to owner-occupants and a request has been made with the Association for one
of the units to be investor-occupied as the covenants allow a maximum of three units in
the development to be rented and two existing units are already rented out.
St. Croix Home Builders is a DBA for St. Croix Home Builders, Inc. incorporated in 2003
for the purpose of purchasing, rehabbing and selling homes. I have decades of the
experience in construction working summers as a kid for my father who was a
contractor starting back in 1968. After graduation from college I worked in construction
as a Project Manager. I grew up and have resided in the St. Croix Valley since 1972.
The closing date for the land purchase is September 26, 2014. The plan is to break
ground yet this fall of 2014, to get the building weathered-in before winter, and have the
project completed spring or early simmer 2015."
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Medium Density Residential on
the Proposed Land Use Map of the Comprehensive Plan. The Pine Grove Gardens
development is consistent with this land use designation.
Zoning. The property is zoned R-3 Multiple Family Residential. Any changes to the
PUD that was approved in 2005 will require an amendment, including revisions to the
number of lots/dwelling units.
Subdivision. The applicant proposes to replat the six lots into five buildable lots with
one outlot. The plat will be called Pine Grove Gardens 2nd Addition. The plat will be
subject to review of the City Attorney and City Engineer. Any required easements shall
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be dedicated, subject to review of the City Engineer. Outlot A will need to be accepted
by the Homeowners Association as additional common area that will be maintained by
the Association.
Setbacks. The primary reason for the replat and the reduction in the number of
townhomes is resulting from the alignment of the frontage road for Highway 36. The
replat will result in a setback of 28.5 feet from the right or way to the townhome
structure. Staff has worked with the Applicant on this issue and agreed that this setback
is adequate.
Grading/Drainage/Utilities. The City Engineer has reviewed the plans and did not
have any issues with the grading as proposed. The drainage and utility plans shall be
subject to review and approval of the City Engineer and the applicable watershed
district, if required.
Landscaping. The plans provided include the approved 2005 landscape plan for the
entire development and the front entry plantings for the individual units. The Applicant
will utilize the same plan for the front entries. Staff suggests that additional landscaping
be provided between the end unit and the MnDot right of way. This would also need to
be subject to approval of the Association. The landscape plan is subject to review and
approval of the City Arborist.
Lighting Plans. The Applicant proposes to use the same light fixtures on the building
as what is currently installed on the completed units.
Snow Removal. The Applicant has provided information from the Homeowners
Association regarding the snow removal policy.
Design Guidelines. Design Guideline review is not required for this property, but it
must be reviewed under the Zoning Ordinance provisions related to building type and
construction.
Building Type and Construction. Section 401.15.8 of the Zoning Ordinance provides
specific criteria related building type and construction for residential development. The
original Pine Grove Garden development in 2005 was not subject to these standards.
The Homeowners Association has indicated that the remaining portion of the
development shall comply in appearance with the existing townhomes. In that the new
units are designed to match what was originally approved in 2005, a Conditional Use
Permit will need to be considered under Section 401.15.8 to allow the proposed units to
vary from the new criteria for construction. Please find the new construction criteria as
follows:
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
3
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.
Comment: The proposed units will face the private street. The
primary entries will be clearly visible from the street. The
courtyards will be landscaped.
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,
façade 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.
Comment: The proposed units will be identical to the existing units
within the Pine Grove Gardens development as required by the
Homeowners Association.
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 shall comprise at least ten (10) percent
of the total area of all exterior walls.
Comment: The proposed units will not comply with this standard.
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 least
eight (8) feet by eight(8) feet).
Comment: The proposed units will not comply with this standard.
The units are designed to be garage forward. The living area
portion of the dwelling is located 22 feet back from the front of the
garage.
4
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.
Comment: Not Applicable.
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.
Comment: The townhome units as designed will comply with 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.
Comment: The garage doors will be less than nine feet in height.
The conditional use permit is to be reviewed under these criteria:
h. Exceptions to Requirements: Exception to the provisions of Section
401.15.C.8 of this Ordinance may be granted as a conditional use permit
pursuant to Section 401.03 of this Ordinance provided that:
1) The proposed building maintains the quality and value intended by
the Ordinance.
Comment: The building will feature vinyl siding, Marvin windows
asphalt shingles and rock columns. The proposed buildings will
match in appearance and in quality to the existing units. The
Homeowners Association has indicated that it wants the new units
to be consistent with the rest of the development.
2) The proposed building is compatible and in harmony with other
existing structures within the district and immediate geographic
area.
Comment: The building will be compatible.
3) The provisions of Section 401.03.A.8 of this Ordinance are
considered and determined to be satisfied.
5
City Staff has reviewed the criteria and has determined that the
proposed project is conforming.
Homeowners Association. The Homeowners Association will need to accept the
change to the plat and plans to reduce the number of dwelling units to five. Additionally
they will need to accept Outlot A as additional common area that will be maintained by
the Association.
CONCLUSION / RECOMMENDATION
Based upon the preceding review, City staff recommends that the request for a Planned
Unit Development (PUD) Amendment, Preliminary/Final Plat and Conditional Use
Permit to allow a revised plan for five townhome units in an area planned and platted for
six townhome units within Pine Grove Gardens be approved subject to the following
conditions:
1. The preliminary and final plat shall be approved by the City Engineer and City
Attorney.
2. The Planning Commission and City Council shall discuss the proposed setback
as part of the approval process for the PUD.
3. All landscape plans shall be subject to review and approval of the City Arborist.
4. The grading and drainage plans shall be subject to City Engineer and if required
applicable watershed authority review and approval.
5. All utility plans shall be subject to review and approval of the City Engineer.
6. The Planning Commission and City Council shall comment on the final building
plans and materials.
7. The snow storage plan shall be subject to review and approval of the City
Engineer.
8. The Homeowners Association shall accept the change to the plat and plans to
reduce the number of dwelling units to five and accept Outlot A as additional
common area that will be maintained by the Homeowners Association.
9. Additional landscaping be provided between the end unit and the MnDot right of
way subject to approval of the City Arborist and the Homeowners Association.
10. Any other conditions of the City Council, Planning Commission and City Staff.
pc: Eric Johnson, Julie Hultman
6
FXHIBIT 1
St. Croix Home Builders, Inc.
Norm Dupre III, President
P.O. Box 186
Stillwater, MN 55082
(651)303-0471
License#BC639760
August 12, 2014
City of Oak Park Heights Planning Commission:
I am requesting approval to build five townhomes in the vacant Block 6 in Pine Grove Gardens
at xxxx Oakgreen Court N. of Oak Park Heights for the purpose of selling for profit. The
townhomes will look the same as the existing townhomes in the development as required by the
Association. At least four of the five townhomes will be sold to owner-occupants and a request
has been made with the Association for one of the units to be investor-occupied as the covenants
allow a maximum of three units in the development to be rented and two existing units are
already rented out.
St. Croix Home Builders is a DBA for St. Croix Home Buyers, Inc. incorporated in 2003 for the
purpose of purchasing, rehabbing and selling homes. I have decades of experience in
construction working summers as a kid for my father who was a contractor starting back in 1968.
After graduation from college I worked in construction as a Project Manager. I grew up and have
resided in the St. Croix Valley since 1972.
The closing date for the land purchase is September 26th, 2014. The plan is to break ground yet
this fall of 2014 and to get the building weathered-in before winter and have the project
completed spring or early summer 2015.
Sincerely,
St, Croix Home Builders
Norm Dupre III, Pres.
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Outlook.com- norm_dupre@hotmail.com Page 1 of 1
New Reply Delete Archive Junk Sweep Move to
8
Search email RE: Pine Grove Garcens Travel Tin:
Folders Documents
Inbox 4 JUDD ORFF Add to contacts 8
Junk 35 To: Norm Dupre
Drafts
I have a file from the roofer that redid the roofs a couple
education 160 years ago, but nothing on the siding. Mark 'Trusted device'
Sent Judd before you leave
home.
Deleted ,
The Association contracts with Emerald Green Lawn &snow
POP for a season at a time.
DailyWealth 380 They plow all roads,driveways and sidewalks after a 2"
snowfall.We pay extra for heavy snow and for them to haul
Dynamic Homes
away the built up snow.We also contract them to pull snow
construction
from roofs.
financing 12
mist Learn more
From: norm_dupre @hotmail.com
Metris
To:juddorff3108 @msn.com
family Subject: RE: Pine Grove Gardens Documents
Date: Fri, 22 Aug 2014 09:49:54-0500
real estate AGttau»ce
networking Thank you. I was hoping you might have some other
World Ventures x. !' information that would help me out. By next Wednesday
morning I have to put together a list of all materials on the
religious
plans and put a materials sample board together for the
Service Magic Planning Committee. Do you know,for example, the type of
tax overages shingles and color or the type and color of siding or anything
else that would help me out?Thanks.
New folder
Messaging From:juddorff3108 @msn.com
To: norm_dupre @hotmail.com
Subject: RE: Pine Grove Gardens Documents
Date:Thu, 21 Aug 2014 20:38:23+0000
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c`, 2014 Microsoft Terms Privacy&cookies Developers
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https://bay175.mail.live.com/?tid=cmDHhoKhgg5BGX3Gw75af6ng2&fid=flinbox 8/25/2014