HomeMy WebLinkAbout2015-12-10 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, December 10, 2015
7:00 P.M.
I. Call to Order
II. Approval of Agenda
III. Approve November 12, 2015 Planning Commission Meeting Minutes (1)
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. Walgreen's—6061 Osgood Ave. N.—Consider request for a Variance to
Parking Setback Requirements and Review of the Landscaping. (2)
B. Boutwell's Landing Historic Village—Valley Sr. Services Alliance—Consider
Planned Unit Development(PUD) General Plan to Allow Construction of a
Historic First Presbyterian Church and Gazebo as Part of Boutwell's Landing
Historic Village, located at Norwich Parkway, South of 5600 Norwich
Parkway. (3)
VII. New Business
VIII. Old Business
IX. Informational
A. Upcoming Meetings:
• Tuesday, December 8,2015 City Council 7:00 p.m./City Hall
• Tuesday,January 12, 2016 City Council 7:00 p.m./City Hall
• Thursday, January 14, 2016 Planning Commission 7:00 p.m./City Hall
• Tuesday, January 26, 2016 City Council 7:00 p.m./City Hall
B. Council Representative
• Tuesday, December 8, 2015—Commissioner Thurmes
• Tuesday, January 26, 2016—Commissioner Anthony
X. Adjourn.
OSURE
.3......
CITY OF OAK PARK HEIGHTS
;._ PLANNING COMMISSION MEETING MINUTES
Thursday,November 12, 2015—Oak Park Heights City Hall
Call to Order: Chair Kremer called the meeting to order at 7:01 p.m.
Present: Commissioners Nelson, Thurmes and Kremer; City Planner Richards, City
Administrator Johnson and Commission Liaison Runk. Absent: Commissioners Anthony and
Bye.
II. Approval of Agenda:
Commissioner Nelson, seconded by Commissioner Thurmes,moved to approve the Agenda
as presented. Carried 3 —0.
III. Approval of October 8, 2015 Meeting Minutes:
Commissioner Thurmes,seconded by Commissioner Nelson,moved to approve the Minutes as
presented. Carried 3 - 0.
IV. Department/Commission Liaison / Other Reports: City Administrator Johnson updated the
Commission as to City Council approvals and activity with regard to the School District
Expansion and Sign Ordinance amendment requests.
V. Visitors/Public Comment: None.
VI. Public Hearings:
A. MAACO—Consider request for Conditional Use Permit Amendment to allow open
and outside vehicle storage related to a MAACO retail sales office, located at 5956
Osgood Ave.N.
City Planner Richards reviewed and discussed the November 4, 2015 Planning
Report, noting that MAACO is seeking to locate a retail sales office at the Stillwater
Crossings retail center and as part of its business operations desires to allow cars to
be stored in the parking lot of the retail center for short periods of time before they
are taken to the MAACO facility in Little Canada.
Brief discussion ensued as to the storage parking location and duration of parking
permitted. Chair Kremer opened the hearing for public comment and invited the
applicant to address the Commission.
Richard Reeves of MAACO introduced himself as the applicant, discussed parking
areas for customer drop off/storage, noted that the location is anticipated to be open
Monday through Friday from 10 a.m. to 6 p.m. and if they choose to operate on the
weekend,the hours of 9 a.m. to 7 p.m. would likely be established on Saturday.
Planning Commission Minutes
November 12,2015
Page 2 of 4
Chair Kremer questioned the requirement of dumpster screening being attached to
the request of the tenant,when the burden of this should be placed upon the retail
center. City Planner Richards discussed the process followed for seeking site
compliance and similar activity to sites when an application is made to a part of it.
Eric Bjelland introduced himself as the managing partner for Stillwater Crossings
and discussed management's role in the requirements related to the request,
indicating that he had no issue with the requirements.
There being no other visitors to the public hearing, Chair Kremer closed the public
hearing and inquired if there was any additional comment from the Commission.
Commissioner Nelson, seconded by Commissioner Thurmes,moved to recommend
that the City Council approve the request, subject to the amended conditions of the
November 4, 2015 Planning Report; specifically that:
1. There shall be no repair or maintenance of vehicles on site.
2. The Building Management shall designate the location of the three(3) stalls
that will be reserved for MAACO's use and determine the loading area where
cars will be towed from.
3. Vehicles shall be permitted to be stored for no more than 48 hours on site.
4. A plan and timeline for screening the dumpsters shall be submitted to and
subject to approval of City Staff.
5. All proposed signage shall require a sign permit and shall be in compliance
with Section 401.15.G. of the Zoning Ordinance.
6. A bike rack shall be installed in a convenient and visible location.
7. Signage shall be installed for the three(3)parkinstalls, specifying hours of
use for MAACO.
Carried 3 - 0.
B. Metropolitan Waste Control CUP—St. Croix Valley Wastewater Treatment
Plant: Consider request for Conditional Use Permit to allow proposed addition to an
existing vehicle storage building at the St. Croix Valley Wastewater Treatment Plant,
located at 6163 St. Croix Trail N.
City Planner Richards reviewed and discussed the November 4, 2015 Planning
Report, noting that applicant is seeking an exterior change conditional use permit to
the facility as required by the River Impact District, within which the facility is
located.
Planning Commission Minutes
November 12, 2015
Page 3 of 4
Chair Kremer opened the hearing for public comment and invited the applicant to
address the Commission.
Kyle Colvin of Metropolitan Council introduced himself and noted that there is not
any new lighting planned for the proposed addition. Mr. Colvin discussed the site
improvements overall as part of the approval requirements for activity before the
Commission and City Council earlier in the year, including those to lighting.
There being no other visitors to the public hearing, Chair Kremer closed the public
hearing and inquired if there was any Commission comment.
Commissioner Nelson, seconded by Commissioner Thurmes,moved to recommend
that City Council approve the request, subject to the conditions of the November 4,
2015 Planning Report; specifically that:
1. If any additional light fixtures are to be added as part of the building
expansion, they shall be installed compliant with the Zoning Ordinance
standards.
2. The Planning Commission was favorable to the building materials to be used
for the expansion.
3. The plans are subject to review and approval of the Department of Natural
Resources and any other state of federal regulating agency, if applicable.
Carried 3 - 0.
VII. New Business: None.
VIII. Old Business: None.
IX. Informational:
A. Upcoming Meetings:
• Tuesday, December 8, 2015 City Council 7:00 p.m./City Hall
• Thursday, December 10, 2015 Planning Commission 7:00 p.m./City Hall
• Tuesday, January 12, 2016 City Council 7:00 p.m./City Hall
• Thursday, January 14, 2016 Planning Commission 7:00 p.m./City Hall
B. Council Representative
• Tuesday, December 8, 2015—Commissioner Thurmes
• Tuesday, January 12, 2016—Commissioner Anthony
Planning Commission Minutes
November 12,2015
Page 4 of 4
X. Adjourn. Commissioner Thurmes, seconded by Commissioner Nelson,moved to
adjourn at 7:21 p.m. Carried 3 —0.
Respectfully submitted,
Julie Hultman
Planning& Code Enforcement
Approved by the Planning Commission:
TPC3601 Thurston Avenue N, Suite 100 „{)'' RE 2
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCQPIan n i ngCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: December 2, 2015
RE: Oak Park Heights —Walgreens — Variance for Parking Setback and
Landscape Plan Review— 6061 Osgood Avenue North
TPC FILE: 236.02 — 15.10
BACKGROUND
Dennis Russel on behalf of Holmen Office Associates has made application for a
parking setback variance from Osgood Avenue. The application consists of requests for
a setback variance from Osgood Avenue related to a property taking from the
Minnesota Department of Transportation and for a landscape plan review.
The Site Plan and Conditional Use Permit approvals for the Walgreens was approved in
March 2002 and amended July 2002. At that time, a 10 foot setback from Osgood
Avenue to the parking area was provided. This summer, the Minnesota Department of
Transportation (MnDOT) acquired, through condemnation, a strip of land from Holmen
Office Associates on the west side of their property as a result of improvements to
Highway 36. The acquisition eliminated most of the setback between Osgood Avenue
and the parking area on the west side of the property. Additionally, the Applicant
requests a review of the existing landscaping to determine if it meets City requirements.
The parcel is zoned B-2 General Business District.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative, October 22, 2015.
Exhibit 2: Existing Conditions (1 of 2)
Exhibit 3: Existing Landscape (2 of 2)
PROJECT DESCRIPTION
Please find an excerpt of the project narrative as follows. The narrative also contains a
review of the variance criteria which can be found in its entirety as Exhibit 1.
We, Holmen Office Associates own the building in the northeast quadrant of Osgood
Avenue and State Trunk Highway (STH) No. 36. The site is occupied by a Walgreens
Drug store. As a result of the updating of STH No. 36 the Minnesota Department of
Transportation acquired, in condemnation, a strip of land from out site along its western
side. That parcel taken is known as Parcel 93 as shown on the MnDOT Right of Way
Plat No. 82-120. Prior to the taking the site contained 59,251 square feet or 1.36 acres.
After that taking the parcel contains 57,661 square feet or 1.32 acres. The parcel is
currently zoned B-2, General Business.
In order to portray the conditions existing on the site after MnDOT's acquisition a Partial
Existing Conditions survey was performed by Loucks dated October 20 & 23, 2015.
This survey shows the existing conditions west and southwest of the existing building.
Loucks has also prepared a Partial Existing Landscape Conditions plan, dated October
20, 2015 showing the existing landscape features along the west and southwest
boundaries.
This request is being made as a result of impact on the site of that acquisition of Parcel
93. This request has two parts:
1. Variance Request
The first part of this request is for the granting of a variance form the required 10 foot
setback from the west property line for parking curb. As a result of the acquisition by
MnDOT of Parcel 93 the curb along the west boundary of the site does not meet the
10.00 foot setback required by City Ordinance Section 401.15.C(1)(d). The resulting
setbacks to the curb range from one-tenth of a foot to 6.4 feet and are shown on the
Loucks' `Partial Existing Conditions"plan submitted with this request.
The resultant effect of this acquisition is that the curb on the west side of the site does
not meet the required setback. Typically a variance is requested prior to the condition
requiring the variance taking place. On this case the variance is being requested after
the fact for the following reason: the Ordinances of the City of Oak Park Heights do not
contain the provision that automatically grandfather's-in parcels that become non-
conforming due to the action of a condemnation. For that reason we are asking that the
parcel is a legal non-conforming use subsequent to the impact of the condemnation.
Variance condition review— see Exhibit 1.
11. Landscape Features Request
2
The second part of the request relates to the status of the remaining, existing landscape
features along the west side of the site. As a result of the MnDOT acquisition of Parcel
93, the reconstruction of Osgood Avenue adjacent to the site, changes were made to
the street, sidewalk and other features on the site and in Osgood Avenue adjoining the
site to the west. We are requesting that the City of Oak Park Heights examine the
"Partial Existing Landscape Conditions"plan submitted with this request and determine
if the remaining landscape features, following the condemnation of Parcel 93, meet the
City's landscape requirements for the site.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map of the Comprehensive Plan. The use of the building for a retail
pharmacy is compatible with this land use designation.
Zoning. The property is zoned B-2 General Business District. The Walgreens is a
permitted use in the District. A variance is required in that the City, in Section
401.15.F.4.h.17 of the Zoning Ordinance, requires that the curb barrier of the parking lot
be no closer than ten feet to any lot line or right of way line. As a result of the MnDOT
acquisition, the resulting setbacks to the curb range from one-tenth of a foot to 6.4 feet.
Some of the landscaping that was previously on the Walgreen's lot is now part of the
right of way.
A review of the variance criteria for the setback is found as follows:
Setback Variance. Variance criteria are provided in Section 401.04 of the Oak Park
Heights Zoning Ordinance. The Planning Commission and the City Council should
review the following criteria and conditions to determine if the variance is justified.
Review Criteria. The Planning Commission and City Council should make a finding of fact that the
proposed action will not:
a. Impair an adequate supply of light and air to adjacent property.
b. Unreasonably increase the congestion in the public street.
c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood
protection than the flood protection elevation for the particular area or permit standards which are
lower than those required by State law.
d. Increase the danger of fire or endanger the public safety.
e. Unreasonably diminish or impair established property values within the neighborhood, or in any
way be contrary to the intent of this Ordinance.
f. Violate the intent and purpose of the Comprehensive Plan.
g. Violate any of the terms or conditions of Item 5, below.
Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can
be demonstrated that:
a. Undue hardship will result if the variance is denied due to the existence of special conditions and
circumstances which are peculiar to the land, structure, or building involved and which are not
applicable to other lands, structures or buildings in the same district.
1) Special cases may include exceptional topographic or water conditions or, in the case of an
existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the
property.
3
2) Undue hardship caused by the special conditions and circumstances may not be solely
economic in nature, if a reasonable use of the property exists under the terms of this Title.
3) Special conditions and circumstances causing undue hardship shall not be a result of lot size
or building location when the lot qualifies as a buildable parcel.
b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights
commonly enjoyed by other properties in the same district under the terms of this ordinance or
deny the applicant the ability to put the property in question to a reasonable use.
c. The special conditions and circumstances causing the undue hardship do not result from the
actions of the applicant.
d. Granting the variance requested will not confer on the applicant any special privilege that is
denied by this Ordinance to other lands, structure or buildings n the same district under the same
conditions.
e. The request is not a result of non-conforming lands, structures or buildings in the same district.
f. The request is not a use variance.
g. The variance requested is the minimum variance necessary to accomplish the intended purpose
of the applicant.
h. The request does not create an inconvenience to neighboring properties and uses.
The Applicants have requested the variance in that the acquisition by MnDOT has
created a nonconforming setback between the right of way line and the parking lot curb.
When installed, the curb was conforming to the required 10 foot setback. The narrow
setback will not have an impact on neighboring properties; increase the congestion on
the adjacent street, impact public safety, affect property values or conflict with the
Comprehensive Plan. The Applicant did not create this situation; it was by the actions
of MnDOT that the variance is now requested.
Due to the fact that the additional right of way was necessary for the improvements to
Highway 36, and the Applicant did not create the need for the variance, City Staff has
no issues with approving the variance as requested.
Landscaping. The Applicant has provided the existing landscape conditions on the
west and south side of the subject site. Some of the landscape materials on the west
side are now part of the MnDOT right of way. The Applicant is asking if this affects the
conformity with the landscape requirements of the Zoning Ordinance. In that most of
the landscape plantings are still on the Applicants parcel, City Staff does not have an
issue with the current plan. A condition will be added that the Applicant shall be
required to maintain the landscape materials that are currently on the MnDOT right of
way.
Freestanding Sign. The plan indicates that a portion of the existing freestanding sign
is now extending over the right of way line into MnDOT right of way. Section
401.15.G.5.m. requires a five foot setback from the property line for signs. With the
MnDOT acquisition, the sign extends over the line approximately two feet. City Staff
has concluded that the sign can remain as a nonconformity until such time that MnDot
may require it to be removed.
4
CONCLUSION / RECOMMENDATION
Upon review of the request for a setback variance from Osgood Avenue related to a
property taking from the Minnesota Department of Transportation and for a landscape
plan review, City Staff would recommend the project with the conditions as follows:
1. The Planning Commission should discuss the request and determine
whether the request for the setback variance is justifiable.
2. The Applicant shall be required to maintain the landscape materials that
were previously on the subject site but are currently on the MnDOT right of
way.
3. The freestanding sign can remain as a nonconformity until such time that
MnDOT requires it to be removed. If the sign is replaced, it shall be
constructed to comply with City Zoning standards.
pc: Julie Hultman
5
EXHIBIT 1
Holmen Office Associates
6061 Osgood Ave., Oak Park Heights, MN
PID No. 33.030.20.44.0020
Narrative of Request to the City of Oak Park Heights
October 22, 2015
We, Holmen Office Associates own the building in the northeast quadrant of Osgood
Avenue and State Trunk Highway (S.T.H.) No. 36. The site is occupied by a Walgreens
Drug store. As a result of the updating of S.T.H. No. 36 the Minnesota Department of
Transportation acquired, in condemnation, a strip of land from our site along its
western side. That parcel taken is known as Parcel 93 as shown on the MnDOT Right
of Way Plat No. 82-120. Prior to the taking the site contained 59,251 square feet or
1.36 acres. After that taking the parcel contains 57,661 square feet or 1.32 acres. The
parcel is currently zoned B-2, General Business.
In order to portray the conditions existing on the site after MnDOT's acquisition a
Partial Existing Conditions survey was performed by Loucks dated October 20 & 23,
2015. This survey shows the existing conditions west and southwest of the existing
building.
Loucks has also prepared a Partial Existing Landscape Conditions plan, dated October
20, 2015 showing the existing landscape features along the west and southwest
boundaries.
This request is being made as a result of impact on the site of that acquisition of Parcel
93. This request has two parts:
I. Variance Request
The first part of this request is for the granting of a variance from the required 10
foot setback from the west property line for parking curb. As a result of the
acquisition by MnDOT of Parcel 93 the curb along the west boundary of the site
does not meet the 10.00 foot setback required by City Ordinance Section
401.15.C(1)(d). The resulting setbacks to the curb range from one-tenth of a foot to
6.4 feet and are shown on the Loucks' "Partial Existing Conditions" plan submitted
with this request.
The resultant effect of this acquisition is that the curb on the west side of the site
does not meet the required setback. Typically a variance is requested prior to the
condition requiring the variance taking place. In this case the variance is being
requested after the fact for the following reason: the ordinances of the City of Oak
Park Heights do not contain the provision that automatically grandfather's-in
parcels that become non-conforming due the action of a condemnation. For that
reason we are asking the City for the grant of a variance to the setback in order to
confirm that the parcel is a legal non-conforming use subsequent to the impact of
the condemnation.
Following are the justifications, as we see them, for the granting of the variance,
listed here in correlation with the variance conditions listed in City Ordinance No.
401.04.A (5). (Italics represent wording from the city ordinance; bold represents our
response):
a. Undue hardship will result if the variance is denied due to the existence of
special conditions and circumstances which are peculiar to the land, structure, or
building involved and which are not applicable to other lands, structures or
buildings in the same district. The unique condition here is that Parcel 93 was
taken by MnDOT after approval and development of the property, causing the
non-conforming setbacks.
1)Special conditions may include exceptional topographic or water conditions
or, in the case of an existing lot or parcel of record, narrowness, shallowness,
insufficient area or shape of the property. The special condition here is the
change in the parcel boundary due to the MnDOT taking.
2) Undue hardship caused by the special conditions and circumstances may not
be solely economic in nature, if a reasonable use of the property exists under
the terms of this Title. The variance is being requested in order to affirm that
the reasonable use of the property will be allowed to continue.
3)Special conditions and circumstances causing undue hardship shall not be a
result of lot size or building location when the lot qualifies as a buildable parcel.
This request is not related to lot size or building location.
b. Literal interpretation of the provisions of this Ordinance would deprive the
applicant of rights commonly enjoyed by other properties in the same district
under the terms of this Ordinance or deny the applicant the ability to put the
property in question to a reasonable use. Denial of the variance request would
make the parking non-conforming and possibly impede future use or sale of the
property.
c. The special conditions and circumstances causing the undue hardship do not
result from the actions of the applicant. The cause of the insufficient parking
setbacks was completely out of the control of the applicant and was due solely
to the unavoidable condemnation by MnDOT.
d. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this Ordinance to other lands, structures or buildings in
the same district under the same conditions. This condition is unique to this
parcel due to the condemnation which took place after the site development
was approved and constructed.
e. The request is not a result of non-conforming lands, structures or buildings in the
same district. No other lands are involved in this condition. It exists solely
between this parcel and the public right-of-way of Osgood Avenue.
f The request is not a use variance. This request does not involve a use variance.
It is solely a parking setback variance.
g. The variance requested is the minimum variance necessary to accomplish the
intended purpose of the applicant. The variance dimensions here represent the
only dimensional request that can be made. The resulting setbacks represent
the condition created by the MnDOT taking which moved the west property
line and its relation to the existing, already constructed parking stalls.
h. The request does not create an inconvenience to neighboring properties and
uses. This variance request will not affect any other properties. The physical
conditions that necessitate this variance are already in existence and are
functioning, in regard to the pedestrian and vehicular traffic in and adjacent to
Osgood Avenue.
IL Landscape Features Request
The second part of the request relates to the status of the remaining, existing
landscape features along the west side of the site. As a result of the MnDOT
acquisition of Parcel 93, and the reconstruction of Osgood Avenue adjacent to the
site, changes were made to the street, sidewalk and other features on the site and
in Osgood Avenue adjoining the site to the west. We are requesting that the City
of Oak Park Heights examine the "Partial Existing Landscape Conditions" plan
submitted with this request and determine if the remaining landscape features,
following the condemnation of Parcel 93, meet the City's landscape requirements
for the site.
Respectfully Submitted,
Holmen Office Associates
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TPC 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303 +L'O`SU
Phone: 763.231.5840
Facsimile: 763.427.0520
RE
TPCQPIan n i ngCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: December 2, 2015
RE: Oak Park Heights — Boutwells Landing Village Green
Improvements— Planned Unit Development— General Plan
TPC FILE: 236.02 — 15.09
BACKGROUND
Kirk Velett of Insite Architects, on behalf of Valley Senior Services Alliance, has filed an
application for a Planned Unit Development, General Plan approval for improvements to
the Boutwells Landing Village Green at 5600 Norwich Parkway. The improvements
include the construction of a historic church structure and gazebo adjacent to the
existing school house. Other improvements include an expansion of an existing nearby
parking lot and additional landscaping.
The plans for the historic Village Green were conceptually approved by the City Council
in November of 2005. Those plans included the school, church and the gazebo. The
General Plan for the historic school was approved in May of 2008. Those plans did not
include approvals for the remaining portions of the Village Green.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Subject Site Survey
Exhibit 3: Site Plan on Aerial
Exhibit 4: Site/Grading Plan
Exhibit 5: Landscape Plan (L1 of1)
Exhibit 6: Utility Plan
Exhibit 7: Building Plans/Elevations
PROJECT DESCRIPTION
The Project Narrative from Kirk Velett, found as Exhibit 1, describes the project. The
narrative is as follows:
The Boutwells Landing Village Green will serve as a visual icon and as an attractive,
functional space to be used in a variety of ways that complement the warm, small-town,
values-based symbolism it represents.
A Historic Symbol of Goodness and Values
Boutwells Landing has been built with a design that intentionally honors the historical
significance of the area. Photos, design elements, and various displays throughout the
campus help tell the story of the birthplace of Minnesota and the decades that followed.
A natural extension of the historical theme of Boutwells Landing was the history of small
towns in the Midwest where so many Boutwells residents were raised. Just the sight of
a town square - comprised of a one-room schoolhouse, a gazebo, and a small church -
could evoke in the minds of residents and guests a warm remembrance of their
childhood and the values with which they were raised: honesty, integrity, doing one's
best, goodness, kindness, and the golden rule. This gave rise to the Village Green
concept of Boutwells Landing that blended the town square concept with local historical
landmarks: the one-room McKean Schoolhouse (built in 1860) and the First
Presbyterian Church of Stillwater(built in 1857).
One-room Schoolhouse
The McKean School was restored in large part by Boutwells Landing residents who
volunteered to repair, restore, and furnish the school to the way it looked in the early
1900's. Shortly after its re-dedication in 2008 the schoolhouse was used for a unique,
lively, week-long summer camp for 6-12 year-olds who wanted to experience what it
was like attending a one-room schoolhouse. Open house tours, field trips for local
schools, and experiential learning collaborations with local schools are all activities that
are expected to develop and grow once restrooms become available in the neighboring
historic church.
Historic First Presbyterian Church
Lacking a local historic church to move to Boutwells Landing, the ideal solution for the
Village Green was to use pictures of the historic First Presbyterian Church of Stillwater
to create an architectural replica. Reverend William Boutwell, after whom Boutwells
Landing is named, was instrumental in starting and leading the congregation in its early
days. It was a natural choice for a replica addition to the Village Green. The interior
design will be open and flexible. Stacking chairs and folding tables will be used to
accommodate various types of meetings and events, creating a multi-functional space.
Resident meetings and various Boutwells presentations and events will be the most
prevalent use of the church's indoor space. As with other spaces at Boutwells, people
or groups from the community at-large will be welcome to use the space for a modest
fee. The church is expected to be used by residents for religious purposes, though not
as a congregation or a place used exclusively for worship. Semi-regular use is expected
by residents for prayer groups, bible study, and spiritual life activities. An occasional
2
wedding of a couple who are residents or a resident's family member is possible.
Likewise, a memorial service for a resident may take place, though most of them are
expected to be held in the existing chapel.
Gazebo
The third structure for the Village Green will complete the town square appearance.
While acting as a visual anchor to create the town square image, an occasional
performance by a small ensemble may occur. Another use may be as a stage for a
speaker at an occasional outdoor event held at Boutwells Landing. An employee picnic,
a Boutwells neighborhood social, or a presentation to residents are examples of events
where a speaker may step up to the gazebo to be seen or heard.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as High Density on the Proposed
Land Use Map of the Comprehensive Plan. The historic Village Green, as planned, is
part of the overall Boutwells Landing development and consistent with the land use
plan.
Zoning. The site is zoned PUD, Residential PUD District in which the historic Village
Green is a permitted use with PUD approvals. In that the principal use is a mixture of
residential and business use, the underlying zoning has been designated as R-B
Residential Business Transitional District. The overall historic Village Green has
received Concept Plan approval, and the School has received General Plan approval.
The current application is for General Plan approval for the church, gazebo, parking lot
expansion and final landscaping.
Setbacks. The Zoning Ordinance under the R-B District requires 30 foot front and rear
yards and 10 foot side yard setbacks. The school, chapel and gazebo are all setback at
least 30 feet from the Norwich Parkway right-of-way and the chapel will be 10 feet from
the east property line.
Parking. The Boutwells Landing Campus has been constructed with 483 parking stalls,
which includes the parking lot north of 58th Street. The campus requires 377 parking
spaces.
The school building would accommodate 30 persons, and the chapel 49 persons. At
three persons per parking stall, the school would require 10 parking spaces and 16
spaces for the chapel. The parking lot to the east of the historic Village Green will be
expanded by 12 parking spaces. The Boutwells Landing Campus has adequate stalls
to meet the parking requirements. With the significant on-street parking adjacent to the
site and the parking lot to the east that will have 26 spaces (after the addition of the 12),
there is adequate parking close to the historic Village Green. The parking lot is
connected to the historic Village Green by the sidewalk on the south side of Norwich
Parkway.
3
Restrooms. In order to accommodate the restroom requirements for the two buildings,
the chapel will be constructed with male and female disability facilities. The design of
the building allows for a separate entrance to the restrooms, even if the chapel is not
being used.
Curb Cuts/Disability Parking. The plans indicate a drop off curb realignment in front
of the historic Village Green. The drop off will be subject to review of the City Engineer.
To facilitate access, City Staff suggests that one disability space be signed on Norwich
Parkway adjacent to the drop off area.
Landscaping. The landscape plans indicate the trees that will be removed to
accommodate the chapel structure and gazebo. Additional landscaping will be added to
the site. The submitted landscape plan is subject to City Arborist review and approval.
Lighting. The Project Architect has indicated that there are no exterior lights, poles or
bollards proposed as part of the application. If any new fixtures are to be added, they
shall comply with the Zoning Ordinance requirements.
Mechanical Screening. If any mechanical equipment is ground or roof mounted it
shall be consistent with Section 401.15.E.10.e. of the Zoning Ordinance as it relates to
screening.
Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion
control, and utility plans are subject to review and approval by the City Engineer.
Signage. No signage has been proposed. If any additional signage is proposed, it
shall comply with Section 401.15.G.
Design Guidelines. The buildings are subject to Design Guideline review. The chapel
building will be wood construction with Hardi-Plank lap siding with an asphalt shingle.
The gazebo will be also constructed of wood. Both structures will be white to match the
existing school. The Planning Commission and City Council will need to discuss this
deviation from the Design Guidelines which specify that structures are not to be clad
totally in lap siding. Due to the historical character of the structures, and the fact they
were originally constructed with lap siding, a deviation seems justified. A material
sample board will be provided for review at the Planning Commission meeting
CONCLUSION / RECOMMENDATION
Upon review of the application for a Planned Unit Development, General Plan approval
for improvements to the Boutwells Landing Village Green at 5600 Norwich Parkway,
City Staff would recommend the project with the conditions as follows:
1. The drop off curb realignment in front of the historic village green will be
subject to review of the City Engineer.
4
2. To facilitate access, one disability space be signed on Norwich Parkway
adjacent to the drop off area.
3. All tree removal and landscape plans shall be subject to review and
approval of the City Arborist.
4. All lighting proposed for the site shall be in compliance with Section
401.15.B.7 of the Zoning Ordinance.
5. Any mechanical equipment installed outside of the building shall be
screened in accordance with Section 401.15.E.10.e of the Zoning
Ordinance.
6. Any signage proposed for the site shall be in compliance with Section
401.15.G of the Zoning Ordinance and will require a sign permit.
7. The grading and drainage plans shall be subject to review of the City
Engineer and the applicable watershed district.
8. All utility plans shall be subject to the review and approval of the City
Engineer.
9. The Planning Commission and City Council shall comment on the
deviation from the Design Guidelines as it relates to the lap siding exterior.
10. Any other conditions of City staff, the Planning Commission and the City
Council.
Pc: Julie Hultman
5
BOUTWELLS LANDING VILLAGE GREEN
Description and Uses EXHIBIT
The Boutwells Landing Village Green will serve as a visual icon and as an attractive, functional
space to be used in a variety of ways that complement the warm, small-town, values-based
symbolism it represents.
A Historic Symbol of Goodness and Values
Boutwells Landing has been built with a design that intentionally honors the historical
significance of the area. Photos, design elements, and various displays throughout the campus
help tell the story of the birthplace of Minnesota and the decades that followed.
A natural extension of the historical theme of Boutwells Landing was the history of small towns
in the Midwest where so many Boutwells residents were raised. Just the sight of a town square -
comprised of a one-room schoolhouse, a gazebo, and a small church- could evoke in the minds
of residents and guests a warm remembrance of their childhood and the values with which they
were raised: honesty, integrity, doing one's best, goodness, kindness, and the golden rule. This
gave rise to the Village Green concept of Boutwells Landing that blended the town square
concept with local historical landmarks: the one-room McKean Schoolhouse (built in 1860) and
the First Presbyterian Church of Stillwater (built in 1857).
One-room Schoolhouse
The McKean School was restored in large part by Boutwells Landing residents who volunteered
to repair,restore, and furnish the school to the way it looked in the early 1900's. Shortly after its
re-dedication in 2008 the schoolhouse was used for a unique, lively, week-long summer camp for
6-12 year-olds who wanted to experience what it was like attending a one-room schoolhouse.
Open house tours, field trips for local schools, and experiential learning collaborations with local
schools are all activities that are expected to develop and grow once restrooms become available
in the neighboring historic church.
Historic First Presbyterian Church
Lacking a local historic church to move to Boutwells Landing, the ideal solution for the Village
Green was to use pictures of the historic First Presbyterian Church of Stillwater to create an
architectural replica. Reverend William Boutwell, after whom Boutwells Landing is named, was
instrumental in starting and leading the congregation in its early days. It was a natural choice for
a replica addition to the Village Green. The interior design will be open and flexible. Stacking
chairs and folding tables will be used to accommodate various types of meetings and events,
creating a multi-functional space. Resident meetings and various Boutwells presentations and
events will be the most prevalent use of the church's indoor space. As with other spaces at
Boutwells, people or groups from the community at-large will be welcome to use the space for a
modest fee. The church is expected to be used by residents for religious purposes, though not as
a congregation or a place used exclusively for worship. Semi-regular use is expected by residents
for prayer groups, bible study, and spiritual life activities. An occasional wedding of a couple
who are residents, or a resident's family member is possible. Likewise, a memorial service for a
resident may take place, though most of them are expected to be held in the existing chapel.
Gazebo
The third structure for the Village Green will complete the town square appearance. While acting
as a visual anchor to create the town square image, an occasional performance by a small
ensemble may occur. Another use may be as a stage for a speaker at an occasional outdoor event
held at Boutwells Landing. An employee picnic, a Boutwells neighborhood social, or a
presentation to residents are examples of events where a speaker may step up to the gazebo to be
seen or heard.
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