HomeMy WebLinkAbout2015-12-02 Planning Report TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303ENCLOSUREf
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.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 (L1of1)
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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