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Home My WebLink About2002-09-05 NAC Planning ReportPLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: September 5, 2002 RE: Oak Park Heights — Boutwells Landing: Eight Unit Planned Unit Development, Amended Concept Plan/General Plan of Development Review, Rezoning to PUD, Subdivision FILE NO: 798.02 — 02.29 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.596.9636 Facsimile: 962.595.9837 plannersPnacplanning.com PNCLOSURE 7 Valley Senior Services Alliance (VSSA) has made application for an amended concept plan and general plan of development review for a portion of the McKean West development of Boutwells Landing. The area under consideration is south of Norwich Parkway on Nolan Avenue. The proposal is to add four buildings with a total of eight units on the existing roadway. Nolan Avenue is currently constructed with 10 two family unit buildings. A cul-de-sac was added to the end of Nolan Avenue to allow a temporary turnaround area. The most current concept plan for the remaining portions of McKean West indicates that Nolan Avenue will not be extended in order to preserve an existing wetland to the south. The access road (Nolan Parkway) for the remaining area of McKean West will extend from the southeast side of Nolan Avenue. The concept plan for this area must be amended in that the approved plan did not include development south of the temporary turnaround cul-de-sac. Additionally, the extension of Nolan Avenue is proposed to continue through the cul-de-sac to the southwest. The planned unit development zoning classification must also be extended into the 0, Open Space Conservation area to reflect the current plan. VSSA would like to begin construction of the eight units this Fall. All of the units are to be rental under the same provisions as the other phases of the Boutwells Landing project. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: ISSUES ANALYSIS Site Plan Revised Area Plan With Roadway Connection to West Existing Conditions Plan Approved 1998 Concept Plan Building Floor Plans Building Elevations Building Elevations Proposed Grading Plan Proposed Utility Plan Landscape Plan Boutwells Landing Plat Project Narrative Comprehensive Plan. The Land Use Plan Map of the Comprehensive Plan designates this area for the Boutwells Landing development that anticipated low density residential development for the subject area. The development proposal is compliant with the plan. Zoning. The subject site is partially zoned PUD and partially 0, Open Space Conservation. It is proposed to rezone the subject site as well as the entire McKean West area to PUD with the R-3, Multiple Family Residential District as the underlying basis for zoning standards. Subdivision. The Boutwells Landing plat for the area will need to be extended to address the area of the additional development. A preliminary/final plat will need to be submitted to the Planning Commission/City Council as part of this development review, Streets. The cul-de-sac at the end of Nolan Avenue was constructed as a temporary turnaround. As part of this project, the cui-de-sac would be constructed to the same standards as the existing cul-de-sac on Nolan Avenue. Sidewalks would be constructed to surround the cul-de-sac and provide connection with the existing sidewalks. Staff has raised issue with the future road intersection (Nolan Parkway) that will extend from Nolan Avenue. It is recommended that Nolan Parkway be realigned as to provide a 90 degree intersection. The applicants have indicated that the change could be made by moving one of the buildings to the north. The revised area plan (Exhibit 2) indicates a future roadway extension from the end of Nolan Avenue to the Environmental Learning Center of the Stillwater Area High School. This roadway extension has been an important aspect of the concept planning for the area. Building Layout. The proposed building design has changed from the existing two family units constructed along Nolan Avenue. Four of the units will be designed so that the garage faces the avenue. The other four units will extend from shared driveways. The buildings will be set back from the sidewalk so as to allow for at least 20 feet to accommodate vehicle parking in front of the garage stalls. All of the garages provide two stalls each and are in compliance with the dimensional requirements of the Zoning Ordinance. Building separation will be at least 20 feet from all existing and proposed structures. The buildings are also oriented to provide adequate setbacks to the wetland to the south. Park Dedication. Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The and and cash that has been dedicated to the City for Boutwel is Landing includes the area proposed as McKean West. That dedication was based upon significantly more units that what is currently proposed. Additionally, the formula for park dedication changed as part of the amendments to the Subdivision Ordinance approved in April of 1999. The Park Commission and City Council should comment on the park dedication for this development. Grading and Drainage. A grading plan has been submitted for this development. The plans indicate that the existing wetland to the south will remain. The grading and drainage plan is subject to City Engineer review and approval. Utilities. A utility plan has been submitted for this development The utility plan is subject to review and approval of the City Engineer. Architectural Appearance. Elevations and floor plans have been submitted for the proposed buildings. The buildings show a high level of design with significant detailing and a variety of building materials. Single and two family units are not subject to Design Guidelines requirements. The PUD process allows for the City to comment on and make suggestions related to building design. staff has no issues with the two family dwelling building design as proposed, Building Height. The proposed buildings will be at 20 feet or lower in measured building height. The building height limit is 35 feet. All of the buildings are compliant. Lighting. Street lights currently exist for Nolan Avenue and the cul -de -sacs. If any of the lights are to be moved, a plan would need to be submitted subject to City Engineer/ Public Works Director approval. The buildings w i l l be provided with porch lights consistent with other phases of this development. The lights have been compliant with all Zoning Ordinance standards, Signage. No additional signage is proposed for this development. 3 Landscaping. A landscape plan has been submitted subject to City Arborist review and approval. Tree preservation plans /protection plans will need to be provided subject to City Arborist review and approval. Development Contract. The applicant will be required to enter into an amended development contract to address any issues with the necessary street/sidewalks improvements or required change to street lights. The contract will also address any project or area charges and park dedication requirements. CONCLUSION 1 RECOMMENDATION Based upon the preceding review, staff recommends that the request for the planned unit development, amended concept plan /general plan of development, rezoning to PUD, and subdivision for the construction of eight housing units on Nolan Avenue in McKean West be approved subject to the following conditions: A preliminary /final plat to include the area designated for development be submitted to the Planning Commission and City Council for review and approval. The cul -de -sac street and sidewalk shall be constructed to the same standards as what exists on Nolan Avenue subject to review and approval of the City Engineer. a The applicants shall redesign the intersection of Nolan Avenue and Nolan Parkway to provide a 90 degree intersection subject to review and approval of the City Engineer. 4 The City Attorney, Parks Commission, and City Council should comment on the park dedication requirements for this development. 5. The grading and drainage plan is subject to City Engineer review and approval. 6. The utility plan is subject to review and approval of the City Engineer. 7. If street light locations are to be moved, a plan will be submitted by the applicant subject to City Engineer /Public Works Director approval. 8. The landscape plans, tree preservation, and tree protection plans are subject to City Arborist review and approval. 9 An amended development contract shall be entered into between the City and the applicant. pc: Kris Danielson 4 11 1 w 1 0 • 111 9.1N3W3`SIIK?311 75I! .9'1 .534 -! 133!c s• 111 Tim - 941 - n a - ray ALL W1S 3.1.E I 'I fi] r, £4."9C �aiCA�Cd'7 G'T•i3TEiilOs3 4D fl 1011.110 C.111C.11.9 =.Ti11.Ti:3 1 SV E...11 CRWE 1.117 107 .9. 11340 3�1Rti •RS TY71St L 7 ?G[ S•kr t vlai 171 flL 1331 C 1��3i RC 3'1Crv'711 LdC' 10H wino 413•9 - sum LSL § ' Ntort /'I Sa TI3t1LISID�7 II Q'i7'[IIQ9'1S 9NLlZ2i3QH'I g7 E. 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O The new homes will be compatible with the existing homes on the street in color, materials, and design proportions. • Many of the garages have been modified to provide side entries in place of garage entries all facing directly on the street. M xawa.Y t . � 3 `1 ; 3 y } a � � f % EXHIBIT 12 2845 North Hamline Ave. •* Suite 100 Roseville, Minnesota 55113 + www.seniorpartners.com b.-0 (651) 631 -6300 + Fax (651) 631 -6301 800 - 891 -9126