HomeMy WebLinkAbout2002-09-24 CC Meeting Packet EnclosureOak Park Heights
Request for Council Action
Meeting Date September 24, 2002
Agenda Item Title
FILE COPY
Valley Senior Services Alliance: PUD Concept and
General Plan
Time Required 6 Minutes
Agenda Placement New Business
Originating Depariment/Requestor Plannirig Commission/Community Development
Requester's Signature Krts Da41,1224cfni
Action Requested Approval with Planning Commission Recommendations
B ck round stification: •
Please be advised that the Planning Commission recommended approval of this project at their meeting
of 9/12/02. Please refer to the enclosed Planner's memo and contact me with any questions you have
at 439-4439.
S:\SHARBD\Farms\COUNCIL ACTION R13QUEST,doc
�.
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY VALLEY SENIOR SERVICES ALLIANCE (VSSA)
FOR AN AMENDED PLANNED UNT DEVELOPMENT
CONCEPT PLAN /GENERAL PLAN OF DEVELOPMENT REVIEW,
REZONING TO PUD AND SUBDIVISION TO ALLOW EIGHT
HOUSING UNITS ON NOLAN AVENUE WITHIN
McKEAN WEST OF BOUTWELLS LANDING
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from VSSA for
an amended planned unit development concept plan/general plan of development, rezoning to
PUD and subdivision to allow eight housing units on Nolan Avenue within McKean West of
Boutwells Landing; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights recommended that the application be approved with
conditions. The City Council of the City of Oak Park Heights makes the following findings of
fact:
follows, to wit:
and
and
RESOLUTION NO: 0 — — 5
OF THE
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
1. The real property affected by said application is legally described as
SEE ATTACHMENT A
'2. The applicant has submitted an application and supporting
docuin entation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
3. The property currently zoned 0, Open Space is to be rezoned PUD,
Planned Unit Development to allow for the housing development; and
4. The amended planned unit development concept plan/general plan is
required to amend the existing planned unit development approval to allow for additional
buildings with a total of eight dwelling units; and
5. , Preliminary and final plat approval is required to replat the area included
in Outlot B of Boutwells Landing to Lot 1, Block One, Lot 1, Block Two, and Outlot B of
McKean West; and
6. City staffprepared a planning report dated September 5, 2002 reviewing
the request; and
7. The Planning Commission held a public hearing at their September 12,
2002 meeting, took comments from the applicants and public, closed the public hearing, and
recommended - that the application be approved subject to conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE
CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The applications submitted by VSSA for an amended planned unit development concept
plan/general. plan of development, rezoning to PUD and subdivision to allow eight
housing units on Nolan Avenue within McKean West of Boutwells Landing and affecting
the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City council of the City of Oak Park Heights subject
• to the following conditions: •
1. A preliminary/final plat to include the area designated for development be submitted to
the Planning Commission and City Council for review and approval.
2. 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.
3. 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.
10 ' 'he site plan be revised to address changes suggested by the applicant and recommended
by the Planning Commission. The site plan shall be revised for City Council review and
consideration.
2002.
ATTEST:
Approved by the City Council of the City of Oak Park Heights this 24 day of September
pp y � �
Kimberly Kamper, Acting City Administrator
David Beaudet, Mayor
3
Attachment A
Lot One, Block One, Boutwell's Landing
For:
Planned Unit Development: General Plan
6
1
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets/20 11X17 Sets)
• Mailing List from Washington County (350)
• Proof of Ownership or Authorization to Proceed (All Owners)
• Property Tax Statement
Information Requirements. The General Plan of Development should depict
and outline the proposed implementations of the General Concept Plan stage for
the PUD Information from the General Concept may be included for background
and to provide a basis for the submitted plan. The General Plan of Development
submissions shall include but not be limited to:
a. Present and possible new zoning classifications required for development
stage submission and any other public decisions necessary for
implementation of the proposed plan.
b. Ten (10) sets of preliminary plans, drawn to a scale of not less than one
(1) inch equals one hundred (100) feet (or scale requested by the City
Administrator) containing at least the following information:
1) Proposed name of the development (which shall not duplicate nor
be similar in pronunciation to the name of any plat in Oak Park
Heights).
2) Property boundary lines and dimensions of the property and any
significant topographical or physical features of the property.
3) The location, size, use and arrangement, including height in stories
and feet and total square feet of ground area coverage and floor
area, of proposed buildings, including model homes, and existing
4
5
buildings which will remain, if any. Also all required setback lines
shall be depicted.
Location, dimensions of all driveways, entrances, curb cuts, parking
stalls, loading spaces and access aisles, and all other circulation
elements including bike and pedestrian; and the total site coverage
of all circulation elements.
Location, designation and total area of all common private open
space and facilities.
6) Location, designation and total area proposed to be conveyed or
dedicated for public open space, including parks, playgrounds,
school sites and recreational facilities.
7) Proposed lots and blocks, if any, and numbering system.
8) The location, use and size of structures and other land uses on
adjacent properties.
9) A detailed, drawn to scale, landscape plan and planting
specifications showing the areas to be sodded and the location,
size and species of all trees and shrubbery to be planted.
rY p
10) General grading and drainage plans for the developed PUD.
g p p
11) .A detailed plan illuminating size, location and structural
specifications for exterior signing and lighting.
12) Any other information that may have been required by the
City staff, Planning Commission, or City Council in conjunction with
the approval of the General Concept Plan.
* Amended Ord. No. 98-401-01, 28 April 1998
c. An accurate legal description of the entire area within the PUD for
which final development plan approval is sought.
d. Where applicable, a tabulation indicating the number of residential
dwellings units by number of bedrooms and expected
population /housing profile.
e. Where applicable, a tabulation indicating the gross square footage,
if any, of commercial and industrial floor space by type of activity
(e.g. drug store, dry cleaning, supermarket).
f. Preliminary architectural "typical" plans indicating use, floor plan,
elevations and exterior wall finishes of proposed building, including
model homes.
g
A detailed site plan, suitable for recording, showing the physical
layout, design and purpose of all streets, easements, rights -of -way,
utility lines and facilities, lots, block, public and common private
open space, general landscaping plan, structure, including model
homes, and uses.
h. A traffic flow plan and analysis.
i. A solid waste disposal procedures and provisions.
k. A preliminary plat prepared in accordance with the Oak Park
Heights Subdivision Regulations.
Preliminary grading and site alteration plan illustrating changes to
existing topography and natural site vegetation. The plan should
clearly reflect the site treatment and its conformance with the
approved Concept Plan.
An environmental impact analysis and soil erosion control plan
acceptable to the Watershed District, Department of Natural
Resources, Soil Conservation Service, or any other agency with
review authority clearly illustrating erosion control measures to be
used during construction and as permanent measures.
m. A statement summarizing all changes, which have been made in
any document, plan data or information previously submitted,
together with revised copies of such document, plan or data.*
**
n. Such other and further information as the City staff, Planning
Commission, or Council shall find necessary to a full consideration
of the entire proposed PUD or any stage thereof.
0. - The Planning Commission and City Council may excuse an
applicant from submitting any specific item of information or
document required in this Section which it finds to be unnecessary
to the consideration of the specific proposal for PUD approval.
p. AU such information shall be provided to be accompanied by
three (3) large scale copies and twenty (20) reduced scale (11" x
17 ") copies of detailed written and graphic materials as identified
above, fully explaining the proposed changes, development or use,
together with a mailing list provided by the applicant from the
records of the Washington County Assessors Office for all homes,
businesses and properties located within three hundred fifty (350)
feet of the subject property.
Required Approvals:
City Council: Simple Majority
Required Approvals:
Planning Commission
City Council 4/5
Planned Unit Development: Concept Plan
For: _ l\/ - "LC , I S L#;w4i 1
Application Materials
• Application Form
• Fees
• Flan Sets S3 Large Scale Sets /20 11X17 Sets)
• Written and Graphic Materials Fully Explaining Proposal /Consistency with City's
Comprehensive Plan
• Mailing List from Washington County (350/150)
• Proof of Ownership or Authorization to Proceed (All Owners)
• Property Tax Statement
Conference With City staff Upon Application Submittal
� oz�
Limitation on General Concept Plan Approval
Unless a General Plan of Development covering the area designated in the General
Concept Plan as the first stage of the PUD has been filed within twelve (12) months
from the date Council grants General Concept Plan approval, or in any case where the
applicant fails to file General Plan of Development State and Final Plans and to proceed
with development in accordance with the provisions of this Ordinance and of an
approved General Concept Plan, the approval may be revoked by Council action.
and
and
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMIVIISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY VALLEY SENIOR SERVICES ALLIANCE (VSSA)
FOR AN AMENDED PLANNED UNIT DEVELOPMENT
CONCEPT PLAN /GENERAL PLAN OF DEVELOPMENT REVIEW,
REZONING TO PUD AND SUBDIVISION TO ALLOW EIGHT
HOUSING UNITS ON NOLAN AVENUE WJTJJJT
McKEAN WEST OF BOUTWELLS LANDING
SHOULD BE APPROVED WITH CONDITIONS
AREAS, the City of Oak Park Heights has received a request from VSSA for
an =ended planned unit development concept plan/general plan of development, rezoning to
PUD and subdivision to allow eight housing units on Nolan Avenue within McKean West of
Boutwells Landing; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights makes the following findings of fact:
follows, to wit:
1. The real property affected by said application is legally described as
SEE ATTACHMENT A '
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the foliowing items:
SEE ATTACHMENT B
3. The property currently zoned 0, Open Space is to be rezoned PUD,
Planned Unit Development to allow for the housing development; and
4. The amended planned unit development concept plan/general plan is
required to amend the existing n laun.ed unit development approval to allow for additional
g p p
buildings with a total of eight dwelling units; and
5. Preliminary and final plat approval is required to replat the area included
n�u
' Outlot B of Boutwells Landin g to Lot 1', Block One, Lot 1, Block Two, and Outlot B of
in
McKean West; and
6. City staff prepared a planning report dated September 5, 2002 reviewing
the request; and
7. The Planning Commission held a public hearing at their September 12,
2002 meeting, took comments from the applicants and public, closed the public hearing, and
made the following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION
FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION
RECOMMENDS THE FOLLOWING:
A.
The applications submitted by VS SA. for an amended planned unit development concept
plan/general plan of development, rezoning to pIM and subdivision to allow eight
housing units on Nolan Avenue within. McKean West of Boutwells Landing and affecting
the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval subject to the following conditions:
L A preliminary /final plat to include the area designated for development be submitted to
the Planning Commission and City Council for review and approval.
2. 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.
3. 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 Tight 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.
2
1 oa The site plan be revised to address changes suggested by the applicant and recommended
by the planning Commission. The site plan shall be revised for City Council review and
consideration.
Recommended by Planning the Pla nin Commission of the City of Oak Park Heights this 12 day
of September 2002.
ATTEST:
Kimberly K.amper, Acting City Administrator
George Vogt, Chair
3
Attachment A
Lot One, Block One, Boutwell's Landing
For:
Planned Unit Development: General Plan
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets /20 11,X17 Sets)
• Mailing List from Washington County (350)
• Proof of Ownership or Authorization to Proceed (All Owners)
• Property Tax Statement
Information Requirements. The General Plan of Development should depict
and outline the proposed implementations of the General Concept Plan stage for
the PUD. Information from the General Concept may be included for background
and to provide a basis for the submitted plan. The General Plan of Development
submissions shall include but not be limited to:
a. Present and possible new zoning classifications required for development
stage submission and any other 'public decisions necessary for
implementation of the proposed plan. ..
b. Ten (10) sets of preliminary plans, drawn to a scale of not less than one
(1) inch equals one hundred (100) feet (or scale requested by the City
Administrator) containing at least the following information:
1) Proposed name of the development (which shall not duplicate nor
be similar in pronunciation to the name of any plat in Oak Park
Heights).
2) Property boundary lines and dimensions of the properly and any
significant topographical or physical features of the property.
3) The location, size, use and arrangement, including height in stories
and feet and total square feet of ground area coverage and floor
area, of proposed buildings, including model homes, and existing
4
buildings which will remain, if any. Also all required setback lines
shall be depicted.
Location, dimensions of all driveways, entrances, curb cuts, parking
stalls, loading spaces and access aisles, and all other circulation
elements including bike and pedestrian; and the total site coverage
of all circulation elements.
5) Location, designation and total area of all common private open
space and facilities.
6) Location, designation and total area proposed to be conveyed or
including for public open space, ncluding parks, playgrounds,
school site and recreational facilities.
7) Proposed lots and blocks, if any, and numbering system.
8) The location, use and size of structures and other land uses on
adjacent properties.
9) A detailed, drawn to scale, landscape plan and planting
g
specifications showing the areas to be sodded and the location,
size and species of all trees and shrubbery to be planted.
1 0) • General grading and drainage plans for the developed PUD.
g p p
11) A detailed plan illuminating size, location and structural
specifications for exterior signing and lighting.
12) Any other information that may have been required by the
City staff, Planning Commission, or City Council in conjunction with
the approval of the General Concept Plan.
* Amended Ord. No. 98- 401 -01, 28 April 1998
cti An accurate legal description of the entire area within the PUD for
which final development plan approval is sought.
d. Where applicable, a tabulation indicating the number of residential
dwellings units by number of bedrooms and expected
population /housing profile.
e. Where applicable, a tabulation indicating the gross square footage,
if any, of commercial and industrial floor space by type of activity
(e.g. drug store, dry cleaning, supermarket).
fb Preliminary architectural "typical" plans indicating use, floor plan,
elevations and exterior wall finishes of proposed building, including
model homes.
g. A detailed site plan, suitable for recording, showing the physical
layout, design and purpose of all streets, easements, rights -of -way,
utility lines and facilities, lots, block, public and common private
open space, general landscaping plan, structure, including model
homes, and uses.
h. A traffic flow plan and analysis.
i. A solid waste disposal procedures and provisions.
Preliminary grading and site alteration plan illustrating changes to
existing topography and natural site vegetation. The plan should
clearly reflect the site treatment and its conformance with the
approved Concept Plan.
k. A preliminary plat prepared in accordance with the Oak Park
Heights Subdivision Regulations.
An environmental impact analysis and soil erosion control plan
acceptable to the Watershed District, Department of Natural
Resources, Soil Conservation Service, or any other agency with
review authority clearly illustrating erosion control measures to be
used during construction and as permanent measures.
m. A statement summarizing all changes, which have been made in
any document, plan data or information previously submitted,
together with revised copies of such document, plan or data.*
**
n. Such other and further information as the City staff, Planning
Commission, or Council shall find necessary to a full consideration
of the entire proposed pup or any stage thereof.
oQ The Planning Commission and City Council may excuse an
applicant from submitting any specific item of information or
document required in this Section which it finds to be unnecessary
to the consideration of the specific proposal for PUD approval.
p. . All such information shall be provided to be accompanied by
three (3) large scale copies and twenty (20) reduced scale (11" x
17) copies of detailed written and graphic materials as identified
above, fully explaining the proposed changes, development or use,
together with a mailing list provided by the applicant from the
records of the Washington County Assessors Office for all homes,.
businesses and properties located within three hundred fifty (350)
feet of the subject property.
Required Approvals:
City Council: Simple Majority
For:
Planned Unit Development: Concept Plan
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets/20 11X17 Sets)
• . Written and Graphic Materials Fully Explaining Proposal/Consistency with City's
Comprehensive Plan
• Mailing List from Washington County (350/150)
• Proof of Ownership or Authorization to Proceed (All Owners)
• Property Tax Statement
Conference With City Staff Upon Application Submittal
Required Approvals:
Planning Commission
City Council 4/5
qoz-
Limitation on General Concept Plan Approval
Unless a General Plan of Development covering the area designated in the General
Concept Plan as the first stage of the PUD has been filed within twelve (12) months
from the date Council grants General Concept Plan approval, or in any case where the
applicant fails to file General Plan of Development State and Final Plans and to proceed
with development in accordance with the provisions of this Ordinance and of an
approved General Concept Plan, the approval may be revoked by Council action.
NORTHWEST ASSOCIATED CONSULTANTS., IN
57 76 Wayzata Boulevard, wits St. Louis Park, MN 56416
Telephone: JS2.595.9638 Facsimile 952.505.9837 ptanners@nacplanrsirsg,cnrn
PLANNING REPORT
PNcLosula
TO: Kimberly Kamper
FROM: Scott Richards
DATE: September 5, 2002
Oak Park Heights — Boutwells Landing: Eight Unit Planned Unit
Development, Amended Concept Plan /General Plan of
Development Review, Rezoning to P U D, Subdivision
FILE NO: 798.02 -02.29
BACKGROUND
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 it 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
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
Boufinrells Landing Plat
Project Narrative
ISSUES ANALYSIS
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 cul -de -sac would be constructed to the same
standards as the existing cut-de -sac on Nolen 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 (Notan 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.
2
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 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 mare 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 proppsed.
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 will 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 J 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
pCD, 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.
2. The cut -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. .
3. 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.
g. An amended development contract shall be 'entered into between the City and
the applicant.
pc: Kris Danielson
4
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