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Home My WebLink About2005-11-30 NAC Planning ReportN WEST ASSOCIATED CONSULTANTS, INC. 48-00 CAqlon- Mc-,xvnorial HighW-JaY, Guftc--} 020-2, (301dfM- Valkv MN 63',542,2 TbMephon.e., 763-231.2555 F)acsirnllo: 763-2:31.2561. < rin 3 o g , c m TO: Eric Johnson FROM: Scott Richards DATE: November 30, 2005 RE: Oak Park Hei — VSSA Conditional Use Permit to Move a Schoolhouse to the Historic Villa Site at Boutwells Landin FILE NO: 798.02 — 05.15 I .- Or A. AM - i � VSSA has made application for a conditional use permit to move a schoolhouse structure to the Historic Villa site on the Boutwells. Landin 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 inte of the structure. The Cit Council, at its November 22, 2005 meetin voted to approve the PUD concept plan for improvements at Boutwells Landin that would include the Historic Villa site and school. It is expected that VSSA will appl for a g eneral plan of development approval in the comin months for the care center and the Historic Villa While it is expected that the Cit will approve the g eneral plan, there are no g uarantees for VSSA in that the approval process is not complete. The Cit does reco the importance of preservation of the school and staff supports movin the structure before it deteriorates be repair. Attached for reference: Exhibit 1: Approved Concept Plan Exhibit 2: Enlar Site Plan Exhibit 3: Historic Photo -- School Structure 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 P U D 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.J 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 o fficia 1. 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. 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. 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