HomeMy WebLinkAbout2005-12-13 McKean West LLC CUP . .
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____________________4_o________
NOTICE OF CERTIFICATION pov-h,),(c
_____________
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I,the undersigned,being duly qualified and acting as City Administrator for the City of Oak
Park Heights,Minnesota DO HEREBY CERTIFY that I have compared the attached document:
Conditional Use Permit:Historic School Move-In
For
Valley Senior Services Alliance/McKean West LLC-Boutwells Landing.
(NAC File No. 798.02-05.15&City File No.2005-12-30)
ofthe Cityof Oak Park Heights,and that the same is a
with the original thereof on file at the offices
full, true and complete copy,which can be viewed at the city offices,of said document within the
files of the City of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights,this 13th day of January,
2006.
All
Eric Jo ,on
City • %....strator
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
FOR
VALLEY SENIOR SERVICES ALLIANCE
MCIEAN WEST LLC
File No,:798.02-05.15 Date Issued:December 13,2005
Legal Description:McKean Square,Lot 001,Block 001
(P11)#0502920310011)
Owner:Valley Senior Services Alliance
McKean West LLC
Address: 2845 Haniline Ave No.#100
Roseville,MN 55113
Site Address: Boutwell's Landing
OAK PARK HEIGHTS,MN 55082
Present Zoning District: PUD
I. CONDITIONAL USE PERMIT: Pursuant to ordinance 401.14 J. to allow an existing schoolhouse
building to be moved onto the Boutwell's Landing Site for dovotement of a historic village on the site.
All uses chail be subject to the following conditions and/or restrictions imposed by Resolution of the City
Council of the City of Oak Park Heights as follows:
1. The General Plan of Development as approved for the Historic Village Site on the Boutwell's
Landing Campus
2. Upon relocation the building shall comply with the applicable requirements of the Uniform
Building Code subject to the approval of the City's Building Inspector.
3. A performance security is provided the City as specified in Section 401.08 of the Ordinance.
4. The relocated structure is ready for occupancy within eight months from the date of location on the
site or as required by the City Council
5. Approval of the grading plan by the City Engineer
6. Submittal of a transportation plan showing the route for moving the structure and a permit from
Washington County for movement on county roads.
7. Review and approval from Xcel Energy concerning clearance for movement beneath power lines
8. Submittal of a plan for building movement through Oak Park Heights to the site that addresses
clearance or other issues presented within the right of way.
III, Reference Attachment:
The report of the City Planner dated November 30,2005 is annexed hereto by reference.
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
CITY OF r • `v•i,;,;4 '' JGHTS
r
iit(---
Date: By `
David Beaudet
yor
Date: 12,-21-0) By
Eric Johnson
City Administrator
VALL Y SENIOR SERVICES ALLIANCE
Date: ".- .1-9.°'� By f �
-----P,
Its i„..„....„
REFERENCE EXHIBITS
PLANNERS REPORT AND SITE PLAN
MAC: r NORTHWEST ASSOCIATED C P SULTANT . INC,
fi{ 4800 Olson Memoriat Highway. Suite 202. Golden Valley. MN 66422
Telephone: 763.231.2666 Facsimile: 783.231.2681 plannere@nacplanning.corn
•
PLANNING REPORT
TO:
Eric Johnson
FROM: Scott Richards
DATE: November 30, 2005
RE: Oak Park Heights—VSSA Conditional Use Permit to Move a
Schoolhouse to the Historic Village Site,at Boutwells Landing
FILE NO: 798.02—05.15 .
BACKGROUND
VSSA has made application for a conditional use permit to move a schoolhouse
structure to the Historic Village site on the Boutwells Landing campus. Representatives
of VSSA have indicated that it is important to place the structure on a permanent
foundation as soon as possible to protect the integrity of the structure.
The City Council, at its November 22, 2005 meeting, voted to approve the PUD concept
plan for improvements at Boutwells Landing that would include the Historic Village site
and school. It is expected that VSSA will apply for a general plan of development
approval in the coming months for the care center and the Historic Village.
While it is expected that the City will approve the general plan, there are no guarantees
for VSSA in that the approval process is not complete. The City does recognize the
importance of preservation of the school and staff supports moving the structure before
it deteriorates beyond repair.
Attached for reference:
Exhibit 1: Approved Concept Plan
Exhibit 2: Enlarged Site Plan
Exhibit 3: Historic Photo- School Structure
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan has designated this area within the
Boutwells campus as a mixture of high, medium, and low density housing and
associated facilities. The current approved concept plan that includes the Historic
Village is in conformance with this plan.
Zoning. The area has been zoned PUD District. The Boutwells Landing project and
the approved concept plan that includes the Historic Village is in conformance with this
PUD District.
Conditional Use Permit. The Zoning Ordinance, Section 401.14.J, requires that the
relocation of any building or structure over 120 square feet onto a lot within the City be
• subject.to review and approval of a conditional use permit. In evaluating the requested
conditional use permit, Section 401.03.A of the Zoning Ordinance directs the Planning
Commission and City Council to consider the possible adverse effects of the proposed
use, with their judgment based upon, but not limited to, the following factors:
a. Relationship to the specific policies and provisions of the municipal
Comprehensive Plan.
b. The conformity with present and future land uses of the area.
c. The environmental issues and geographic area involved.
d. The impact on character of the surrounding area.
e. The demonstrated need for such use.
f. Traffic generation by the use in relation to the capabilities of streets serving the
property.
g. The impact upon existing public services and facilities including parks, schools,
streets, utilities, and the City's service capacity.
Comment: Moving the historic structure onto the Boutwells Landing should not have
any impact on the above criteria, although there would be a one-time impact on the
public roadways and possibly utilities when the structure is moved. The conditions of
approval will address the actual move of the structure.
Performance Standards. Additional comments and criteria for review of a conditional
use permit specific to the relocation of a structure as specified in Section 401.15.) of the
Zoning Ordinance are as follows:
a. Upon relocation, the building shall comply with the applicable requirements of the
Uniform Building Code in effect in Oak Park Heights.
Comment: The building plans are subject to review and approval of the City's
Building Official.
b. The proposed relocated building shall comply with the character of the
neighborhood in which it is being relocated as determined by the City Council.
2
Comment: The historic school structure will become part of a Historic Village at
Boutwells Landing that will also include a chapel designed to resemble the first
Presbyterian Church in the Stillwater area and a traditional band shell structure.
c. The relocated structure will not result in a depreciation of neighborhood or adjacent
property values.
Comment: The restored school and Historic Village will enhance the Boutwells
campus and provide an area for small events and educational outings.
d. The relocated structure shall be similar to the market valuation of adjacent principal
• structures as determined by the City Assessor.
Comment: Not applicable. The school, chapel, and band shell would be unique
structures within the Boutwells Landing campus.
Occupancy. The relocated structure shall be ready for occupancy within eight months
from the date of location on the site.
Comment: The applicant will be required to complete the project within eight months or
as agreed to by the City Council in that the structure will be moved in December.
Performance Security. A performance security shall be provided to the City as
specified in Section 401.08 of the Ordinance.
Comment: The applicant will be required to provide a specified security.
CONCLUSIONS/RECOMMENDATION
The relocated structure shall be an attractive addition to the Boutwells campus when it
is completed with the other aspects of the Historic Village. Moving the structure enables
preservation of a historic Washington County schoolhouse.
Staff recommends approval of the conditional use permit•to relocate the school and
place it on a permanent foundation before approval of the general plan of development
with the following conditions:
1. The general plan of development is approved for the Historic Village site on the
Boutwells Landing campus.
2. Upon relocation, the building shall comply with the applicable requirements of the
Uniform Building Code subject to approval of the City's Building Inspector.
3. A performance security is provided to the City as specified in Section 401.08 of
the Ordinance.
3 •
4. The relocated structure is ready for occupancy within eight months from the date
of location on the site or as required by the City Council. •
5. Approval of a grading plan by the City Engineer.
6. Submittal of a transportation plan showing the route for moving the structure and
a permit from Washington County for movement on County roads.
7. Review and approval from Xcel Energy concerning clearance for movement
beneath power lines.
8. Submittal of a plan for house movement through Oak Park Heights to the site
that addresses clearance or other issues within the right-of-way.
9. Other conditions as required by the Planning Commission, City Council and City
staff.
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