HomeMy WebLinkAbout2014-09-04 Planning Report TPC3601 Thurston Avenue N, Suite 100 ENCLOSURE 103
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.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
2
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
EXHIBIT 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,
//
1.4-2.-yvri279--tic
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
Search email RE: Pine Grove Garcens Travel Tic):
Folders Documents
Inbox 4 JUDD ORFF Add to contacts 8
Junk 35 To: Norm Dupre
Drafts y
L..
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
real estate Date: Fri, 22 Aug 2014 09:49:54-0500
networking Thank you. I was hoping you might have some other
help me By next Wednesday
information that would hel out. B
World Ventures `�
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
morniiin Subject: RE: Pine Grove Gardens Documents
Date:Thu, 21 Aug 2014 20:38:23+0000
View all
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https://bay175.mail.live.com/?tid=cmDHhoKhgg5BGX3Gw75af6ng2&fid=flinbox 8/25/2014