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VII.3. Sanctuary at Oak Ridge Concept Plan Review; Lindahl April 3, 2018 City Council Report 2018-044 Sanctuary at Oak Ridge Concept Plan Review Proposed Action: As a concept review, this application does not require formal action. Rather, the applicant requests feedback on the proposals so they can work toward preparing a future, formal submittal. Any comments shall be for guidance only and shall not be considered binding upon the City regarding any future, formal application. Overview The applicant, Anderson Engineering, requests concept plan review of their 4 lot single family subdivision. The subject property is owned by Janet Griffing and located south of Oak Ridge Golf Course, north of Highway 7, west of the Oak Ridge condominium building and east of the Eisenhower Community Center. The site is currently guided and zoned for high density residential development similar to the adjacent Oak Ridge Place building and received approval for a 4-story 27 unit building in 2007. According to the applicant, development of the site under the 2007 approvals is complicated by its relatively small size, rectangular shape, topography, limited access and location abutting a wetland. Generally, staff is supportive of the concept plan subject to the comments listed below, approval from the Minnehaha Creek Watershed District and participation in a planned unit development agreement. Based on the concept plan, the applicant will need flexibility from nearly all of the lot and building standards of the R-1D district. In exchange for the flexibility offered by the planned unit development, the applicant must detail how they intend to provide a higher quality development or meet other City goals. The applicant has yet to address what this proposal will offer the City in exchange for the PUD. Primary Issues to Consider • Planning & Zoning Commission Action • Concept Plan Summary • Existing Conditions • Subdivision Design • Land Use and Zoning Standards • Approval Process • Planned Unit Development • Engineering Comments Supporting Documents • Applicant’s Narrative • Concept Plans • Engineering Comments _____________________ Jason Lindahl, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________ Related Documents (CIP, ERP, etc.): _________________________________________ City Council Report 2018-044 Page 2 Notes: Primary Issues to Consider Planning & Zoning Commission Action. The Planning & Zoning Commission held a public hearing to review Planning Application 2018-04 during their regular meeting on March 27, 2018. During the meeting, the Commission heard a summary presentation from staff as well as comments from the applicant and neighbors. Comments from the neighbors came from Evelyn Emerson and Betty Clark with the Oak Ridge Condominium Associations. They had questions about density, access, traffic construction noise and guest parking. The applicant stated they need a minimum of four units to make the project economically viable, but would work on their design to address the other concerns. The Commission generally supported the design but agreed with the neighbors’ concerns. The Commission directed the applicant to revise the concept plan to address the neighbors’ concerns and the issues raised by staff. Concept Plan Summary. The concept plan would subdivide the existing 1.19 acre property into four single family lots. According to the applicant, the lots would likely contain single level homes with walkout basements marketed to empty nesters. The proposed use and many of the dimensional standards would not comply with the current High Density Residential future land use designation or R-5, High Density Multiple Family zoning classification and require both a comprehensive plan amendment and rezoning. Access to the site would come through a shared access easement across Oak Ridge Place, which is a private road. Individual access from the three northern properties would come from a shared driveway while the site furthest south would have its own driveway. The proposed design would also require reclassification of the adjacent wetland to allow a reduce wetland buffer. The applicant has approached the Minnehaha Creek Watershed District on this issue and has received initial support pending a full wetland review and delineation (see wetland section below). The site design is further complicated by an existing water line, which is not located in the adjacent easement. This water line must be relocated within the easement in such a way as to minimize the loss of adjacent trees. Existing Conditions. The subject property is currently vacant land. Development of the site is complicated by its relatively small size, rectangular shape, topography, limited access and location abutting a wetland. It is bordered by the Oak Ridge Golf Course to the north, Highway 7 to the south, multifamily residential to the east and the Eisenhower Community Center to the west. In 2005, the property received development approvals to allow construction of a 16 unit multiple family condominium building. In 2007, those approvals were revised to allow a 4-story 27 unit multiple family condominium building. In each case, the approvals included a variance to allow a lot without frontage on a public right-of-way and was subject to approval from the Watershed District. According to the applicant, the complications noted above make development of the site under its current approvals too costly. Subdivision Design. The applicant proposes to subdivide the existing 1.19 acre property into four single family lots and two outlots. Subdivision of this property would require approval of both a preliminary and final plat. As mentioned in the Engineering comments below, the applicant must provide information about how these outlots will be incorporated into the proposed development. The characteristics of the single family lots are detailed in the table below. City Council Report 2018-044 Page 3 Sanctuary at Oak Ridge Lot Details Lot Size Buildable Area Width Depth 1 10,083 2,790 116’ 90’* 2 9,693 3,670 60’ 161’* 3 12,926 4,240 60’ 215’* 4 19,194 5,950 61’* 233’* *indicates average lot width or depth The lots range in size from 9,693 to 19,194 square feet. The dimension of the proposed lots range from 60’ to 116’ in width and from 90’ to 233’ in depth. This design would reduce the project’s density from 22.7 units per acre approved in 2007 to 3 units per acre as proposed in the concept plan. However, this density is still higher than the 2 units per acre allowed under the R- 1D zoning. Land Use and Zoning Standards. The proposed use and many of the dimensional standards would not comply with the current High Density Residential future land use designation or R-5, High Density Multiple Family zoning classification and require comprehensive plan amendment, rezoning and planned unit development approvals. Comprehensive Plan policies that would align with this concept proposal include: • Protect residential neighborhoods • Maintain appropriate transitions between land uses • Retain and enhance detached single-family homes • Encourage the development of owner-occupied housing • Continue to strive for a mix of housing that accommodates a balance of all housing needs The proposed single family residential use is inconsistent with the property’s future land use and zoning classifications. However, the comprehensive plan goals listed above would support re- guiding and rezoning the subject property to allow the concept plan. Should the City consider these changes, staff recommends re-guiding to Low Density Residential and rezoning to R-1D. These changes would still necessitate a Planned Unit Development approval but the zoning would be consistent with the zoning for the adjacent golf course and other single family properties to the north and east. Lot & Building Standards Comparison for the R-1D and R-5 Districts Standard Current R-5 District Proposed R-1D District Status of Proposed Design Front Setback 15’ or ½ Building Height 35’ Non-Conforming Side Setback 15’ or ½ Building Height 10’ – 14’ Non-Conforming Rear Setback 25’ or ½ Building Height 40’ Non-Conforming Maximum Height 4-Stories 35’ Conforming Minimum Lot Area 600 Sq. Ft. 20,000 Sq. Ft. Non-Conforming Minimum Lot Width 1,000’ 100’ Non-Conforming Density 72 Units/Acre 2 Units/Acre Non-Conforming Building Coverage 30% 35% Unknown The table above illustrates the concept plan would likely only comply with the maximum height City Council Report 2018-044 Page 4 standards for the proposed R-1D district. Staff recommends using a planned unit development to addresses the differences between the R-1D zoning standards and the concept plan design (see PUD section below). Each of the more specific zoning standards for this development are detailed below. Exterior Building Materials. The Zoning Ordinance requires exterior materials to be compatible with adjacent and neighboring structures and uses. In this case, the exterior materials of the adjacent multifamily residential and institutional building are primarily brick while the single family dwellings in the R-1D district are an even mix of brick and siding. Staff recommends that the PUD require exterior materials compatible with adjacent and neighboring structures and uses. Access and Parking. The concept plan proposes access to the site would come from Oak Ridge Place through an existing shared access easement across this private road. Individual access to the three northern properties would come from a shared driveway while the site furthest south would have its own driveway. This design would require the residents of the new single family dwelling to enter into a shared maintenance agreement with Oak Ridge Condominium association. Off-street parking for each unit could likely be provided in an attached garage. Each unit must have a minimum two stall garage with a minimum 20’ setback to provided adequate access and maneuvering area. The applicant shall revise the concept plan to provide adequate guest parking. Pedestrian and Bicycle Access. Neither the existing conditions nor proposed concept plan provide pedestrian and bicycle facilities. The applicant shall revise the concept plan to provide pedestrian and bicycle facilities that connect the development to the existing trail along the Highway 7 frontage road. These improvements are not part of the typical park dedication requirements reviewed below. Park Dedication. With any subdivision, the City has the ability to collect park dedication in the form of land or a fee. The standard park dedication fee for single family residential subdivisions is $1,000 per unit. Park dedication is not part of the typical pedestrian and bicycle improvements reviewed above. Wetland Review. The subject property includes a wetland. The Minnehaha Creek Watershed District (MCWD) is the Local Government Unit (LGU) and administers all wetland regulations. The existing wetland is currently identified as a Preserve Management Class and would require a 75’ buffer setback. The applicant has submitted an updated Minnesota Routine Assessment (MnRAM) to the Watershed which identifies the wetland as Manage 2 that would require a 30’ buffer setback. The MCWD is currently reviewing the MnRAM submittal which is contingent on full wetland review and delineation that cannot occur until spring. Approval Process. Based on the applicant’s concept plan, staff anticipates the following approval process: • Approvals from the Minnehaha Creek Watershed District • Comprehensive plan amendment from High Density Residential to Low Density Residential • Subdivision approval of both preliminary and final plats City Council Report 2018-044 Page 5 • Rezoning from R-5, High Density Residential to R-1D, Single Family Low Density with a Planned Unit Development (PUD) • Execution of a Planned Unit Development Agreement Planned Unit Development. The purpose of a planned unit development is to allow flexibility from traditional development standards in return for a higher quality development. Typically, the City looks for a developer to exceed other zoning standards, building code requirements or meet other goals of the Comprehensive Plan. A list of items to consider when evaluating the use of a planned unit development for this site could include, but is not limited to, the items listed below. • Architectural design and building materials • Natural resource protection and storm water management • Pedestrian and bicycle facilities • Energy conservation and renewable energy • Open space and public art • Buffering and landscaping Based on the concept plan, the applicant will need flexibility from nearly all of the lot and building standards of the R-1D district. In exchange for the flexibility offered by the planned unit development, the applicant must detail how they intend to provide a higher quality development or meet other City goals Engineering Comments. The Engineering Department has completed review of the concept plan dated February 23, 2018 and sketch plan dated January 23, 2018, both by Anderson Engineering and have the following comments: • The existing water line extending westward out of the City Well House is shown to be relocated. Placement of the new line should be by trenchless means to minimize tree loss along the northern part of the property. • The new sewer and water main extension to serve the lots will be private. • More information and explanation is needed on Outlot B. • A looped access for the Well House is preferred. • Access to the Well House and driveway should be covered by a public access easement. • Storm water treatment and wetland protection shall be required per the Minnehaha Creek Watershed District. Staff requests the Commission consider the concept plan detailed above and provide feedback to the applicant. 116 ft209 ft 257 ft AVG. LOT DEPTH: 233 ft. AVG. LOT WIDTH: 61 ft.* *Determined by: (81.06+41.06) / 2 AVG. LOT DEPTH: 215 ft. LOT WIDTH: 60 ft.50 ft90 ft AVG. LOT DEPTH: 161 ft. LOT WIDTH: 60 ft. AVG. LOT DEPTH: 90 ft. LOT WIDTH: 116 ft.MCWD "Manage 2" 25 ft Hopkins Public Works Department Memorandum TO: Jason Lindahl, City Planner COPY: Steve Stadler, Public Works Director FROM: Nate Stanley, City Engineer DATE: March 15, 2018 SUBJECT: Initial Comments – Sanctuary at Oak Ridge Concept Plan The Engineering Department has completed review of the concept plan dated February 23, 2018 and sketch plan dated January 23, 2018, both by Anderson Engineering and have the following comments:  The existing water line extending westward out of the City Well House is shown to be relocated. Placement of the new line should be by trenchless means to minimize tree loss along the northern part of the property.  The new sewer and water main extension to serve the lots will be private.  More information and explanation is needed on Outlot B.  A looped access for the Well House is preferred.  Access to the Well House and driveway should be covered by a public access easement.  Storm water treatment and wetland protection shall be required per the Minnehaha Creek Watershed District.