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HomeMy WebLinkAbout2002-10-03 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 5776 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 plannersenacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Daniel Licht DATE: 3 October 2002 RE: Oak Park Heights — Boutwells Landing; 8-Unit Preliminary and Final Plat FILE NO: 798.02 — 02.29 BACKGROUND Valley Senior Services Alliance (VSSA) has made application for preliminary and final plat approval for construction of eight town home units within four duplex buildings. The area under consideration is south of Norwich Parkway on Nolan Avenue. On 24 September 2002, the City Council approved an amendment of the Boutwells Landing Concept/General Plan of Development and rezoned the area to PUD District. This approval was conditioned upon submission of a preliminary and final plat that is subject to review and approval of the Planning Commission and City Council. Exhibits: 1. Site Plan 2. Preliminary/Final Plat 3. Revised Area Plan ANALYSIS Comprehensive Plan. The Land Use Plan Map of the Comprehensive Plan designates this area for the Boutwells Landing development for anticipated low density residential development. The development proposal is consistent with the plan. Zoning. The subject site is zoned PUD District with the R-3, Multiple Family Residential District as the underlying basis for zoning standards. Lots /Blocks. The preliminary and final plat includes two lot/blocks, each with two of the duplex building s. The lot and block designs are consistent with the approved p amendment of the Concept Plan /General Plan. Rights-of-Way. The cul -de -sac at the end of Nolan Avenue was constructed as a temporary turnaround. As part of this project, the cul -de -sac would be reconstructed 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. The revised area plan (Exhibit 3) 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. Necessary right -of -way or easement should be dedicated as for this future road through Lot 1, Block 2. A determination of the timing of construction, cost responsibility for the future road, including possible wetland mitigation should be resolved as part of the amended development contract. Park Dedication® Park dedication is based upon the specifications of Section 402.08 of the Subdivision Ordinance. The land and cash that has been dedicated to the City for Boutwells 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 previously 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 previously submitted for this development. The utility plan is subject to review and approval of the City Engineer. Easements. The preliminary /final plat illustrates perimeter drainage and utility easements around each of the lots /blocks. These easements or any other necessary easements are subject to review and approval of the City Engineer. Development Contract. 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