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HomeMy WebLinkAbout2003-02-07 NAC Planning ReportPLAN RE: FILE NO: BACKGR UND Attached for reference: Exhibit I : Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com 1NG 'EPORT TO: Judy Hoist FROM: Scott Richards DATE: February 7, 2003 Oak Park Heights — McKean Square: Planned Unit Development — General Plan, Rezoning to PUD, and Subdivision 798.02 — 02.28 Existing Conditions Site Plan Grading Plan Utility Plan Roadway Signing and Traffic Flow Plan McKean Square Plat Valley Senior Services Alliance (VSSA) has made application for consideration of planned unit development (PUD) approvals for General Plan of Development, rezoning to PUD, and subdivision for the development of McKean Square. The area under consideration is south of Norwich Parkway and Nolan Avenue North. This area is the continuation of development within approximately 40 acres of property that had been envisioned for low, medium and higher density residential development when the Boutwells Landing project was first presented. The project received concept plan approvals at the November 26, 2002 City Council meeting This project is separate from the eight unit Boutwells development on Nolan Avenue that received final approvals from the City Council in January 2003. The applicants have provided submittal information suitable to City staff to review the McKean Square project. McKean Square PUD Planning Report Page 1 Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: ISSUES ANALYSIS Comsrehensive Plan. The 1998 Comprehensive Plan designated the subject area for the Boutwells Landing development. The Proposed Land Use Plan Map indicates that most of the 37 acres has been designated as low density residential. A portion of the subject site, where open space and part of the 46 unit brownstone unit is proposed, is designated in the Land Use Plan Map as high density residential. The Comprehensive Plan anticipated the second phase of the Boutwells Landing project, and the land use designations are compliant with the general plan proposal. Zoning. The subject site is currently zoned 0, Open Space Conservation. Consistent with the other phases of the Boutwells Landing development, the applicants have proposed a rezoning to PUD. The Planning Commission shall make a recommendation and the City Council consider the rezoning to PUD part of the general plan review. Subdivisi n. A plat of McKean Square has been presented for consideration as part of the general plan review. The plat designates each of the blocks within the project as outiots. The Subdivision Ordinance requires that areas of development must be platted as lots and blocks. The applicants have agreed to this requirement and will make the revision to the plat. Sign Plan Lighting Plan Duplex, Three Rex, Five Plex, 12 Unit Brownstone, 20 Unit Brownstone, 46 Unit Brownstone Elevations and Floor Plans Landscape Plans Comments of City Arborist The right-of-way for Nolan Parkway is directly adjacent to the east property line that adjoins Baytown Township. City staff recommends that the right-of-way for the development be dedicated to the City. The plat combines both the preliminary and final platting stages anticipated within the Subdivision Ordinance. Approval of a plat revised to the requirements of the Subdivision Ordinance and City staff recommendations would be processed as part of general plan review, roposed Project. The unit configurations proposed as part of general plan have not changed significantly from what is approved by the City Council for concept plan review. The total number of units approved by the City Council in the concept plan was 152, in a variety of unit styles. The numbers of each type of unit has been shifted slightly, but 151 units is now proposed for general plan approval. The current proposal includes the following: McKean Square PUD Planning Report Page 2 Coach Homes McKean Square Buildings Units Single Units 10 10 Duplexes 26 52 Three Piex 2 Five Piex Brownstone C 1 12 Brownstone B 1 20 Brownstone A 1 46 TOTAL 42 151 Proposed Unit Breakdowns 6 5 Additionally, the submittals provide the following details related to the building types: BUILDING DATA Townhome Units — 73 Total 3 bedroom, 2,500 square feet 2 car garage, 1% story at street, all units are lookout or walkout at back tkitiy_pA — 29 units 2 bedroom, 1,780 square feet 2 car garage, 1 story at street, 17 units are lookout or walkout at back 2 bedroom, 1,610 square feet 2 car garage, 1 story at street, 5 units are lookout or walkout at back Di_p l9 units 2 bedroom, 1,780 square feet 2 car garage, 1 story at street, 11 units are lookout or walkout at back 1-12 Unit Building 2 story with underground garage 2 bedroom, 1,320 square feet — 1,420 square feet 25 garage stalls, 2 cars per unit, 3 stalls are disability accessible 2 story with underground garage 2 bedroom, 1,320 square feet — 1,420 square feet 41 garage stalls, 2 cars per unit, 4 stalls are disability accessible McKean Square PUD Planning Report Page 3 Brownstone Fiats 1-46 Unit Buildin_g 2 story with underground garage 44 - 2 bedroom, 1,200 square feet — 1,420 square feet — 1 bedroom, 890 square feet 95 garage stalls, 2 cars per unit, 3 stalls are disability accessible Consistent with the previous phase, all of the units would be rental. VSSA will maintain ownership of the complete development and be responsible for all maintenance except for the City streets. The concept plan included approvals for a historic church and school off of Norwich Parkway. The applicants have pulled consideration of this aspect of the plan from general plan review. VSSA has indicated that additiona research will be required to develop plans to replicate and restore the buildings. As such, a general plan application will be submitted separately for this aspect of the overall plan. Access through the site is provided by an extension of Nolan Avenue that would loop back to Norwich Parkway. That roadway would be named Nolan Parkway North. A loop roadway within the development is referred to as Nolan Lane. The plan has included a future access road location from Nolan Avenue to the Environmental Learning Center. That roadway was dedicated as part of the McKean West plat that was previously approved by the City Council A second access point at the Environmental Learning Center is not planned as part of the current development proposal. The Planning Commission and City Council should comment whether an additional access roadway would be required at this time. Str ets. All of the roadways within the development are proposed to be public. The site plans indicate that the streets would be 28 feet in width with a 50 foot right-of-way. In addition, 10 foot utility easements will be placed on either side of the roadway. Consistent with the concept plan approvals, the right-of-way and roadway design is acceptable to the City Engineer and the Public Works Director. The plans indicate that Nolan Parkway would be set 10 feet off of the east property line adjacent to Baytown Township as recommended by staff and consistent with the approved concept plan. The intersection of Nolan Avenue and Nolan Parkway has been redesigned to a 90 degree intersection, as recommended by the City Engineer. Staff has suggested that the landscape island within Nolan Parkway in the southwest corner of the site be removed. The island interferes with access for two driveways and would result in one-way traffic on either side of the barrier. The applicants have agreed to remove the island and lessen the width of the roadway at this corner. Set arks. The plan indicates that the buildings maintain at least a 20 foot separation from the curb line of the street network. Additionally, the building to building separation is maintained at 20 feet. The plan also reflects a 20 foot setback between the sidewalks McKean Square PUD Planning Report Page 4 and the front of the garages. This will allow vehicles to be parked in front of the garage doors without blocking the sidewalks. All of the single and duplex townhorne units maintain at least a 50 foot setback to the property lines which is also the boundary of Baytown Township. The grouping of five townhomes in the southeast corner of the development maintains a 35 foot separation to the property/boundary line. The 12 unit brownstone flat north of Nolan Parkway has been moved so that it maintains a 20 foot separation to the sidewalk and is 30 feet to the curb line. All of the parking areas are set back at least 10 feet from the property line and 20 feet from the curb line. Adequate setbacks have also been provided to the wetland areas within the development. The revisions to the site plans satisfactorily address the setback issues raised during the concept plan review. The development has achieved adequate setbacks while maintaining as many of the natural features and tree resources of the site as possible. Trails/Sidewalks. The plans indicate sidewalks on one side of Nolan Parkway and the connecting loop roadway. This is consistent with the concept plan. Additionally, trail connections are provided between the roadways and the major wetlands of the development. The sidewalks and trails are shown at a five foot width. As part of the development agreement, the City Attorney has suggested that VSSA take over maintenance responsibilities for all of the trail systems and the sidewalks along Nolan Parkway and Nolan Lane in this development, as well as the first phase. The City does not have the equipment or the personnel to adequately maintain the trails and sidewalks, especially snow clearing. The plans do not indicate a sidewalk/trail connection on the east side of the development to Norwich Parkway. The plans should be revised to include this connection either along Nolan Parkway or on the east side of the parking lot. The Parks Commission and City Council should comment on the specific trail and sidewalk locations within the development. Park (tedication. As part of the development agreement for the first phase, all of the park dedication requirements were satisfied by VSSA for the area south of 58 Street, Although the overall densities of this development have decreased from previous concept plan approvals, it is recommended by the City Attorney and City staff that the park dedication not be recalculated for this development. Grading and Drainage. Grading and drainage plans, as well as drainage calculations have been submitted to the City Engineer for review. The City Engineer has not indicated any major issues with the drainage plans as submitted. The plans include a stream feature and preserving the existing wetland areas. The City will not take an easement over the stream for maintenance purposes, but will take easements and provide maintenance over the wetlands and ponds. McKean Square PUD Planning Report Page 5 All grading and drainage plans are subject to review and approval of the City Engineer and the applicable watershed authority. Utilities. A utility plan has been submitted. The utility plan is subject to review and approval by the City Engineer. Parking. Each of the townhome units are provided with a two stall garage and the site plan allows for parking at least two cars in front of each garage. The 12 unit coach home building provides an underground garage with 25 stalls, or more than two per unit. Three disability accessible stalls are provided of the 25 stalls. Five guest stalls are provided near the building. All of the roadways are designed to accommodate parking on one side of the street. The 20 unit coach home building has 41 underground garage stalls or more than two per unit. Four of the stalls are disability accessible. Nineteen guest stalls are provided near this building. The 46 unit brownstone flat building is provided with 95 underground stalls, three of which are disability accessible. The building provides more than two stalls per unit underground. Seventeen guest stalls are provided near this building. The development will exceed all parking requirements of the Zoning Ordinance and is compliant with Minnesota State Council on Disability requirements. Architectural Appearance. Elevations have been submitted for all of the proposed unit types. The townhomes, coach homes and brownstone flats all feature lap siding with stone accents and asphalt shingles. The multi unit structures feature significant architectural detailing including dormers and tower elements. Many of the single and duplex units have been designed so that the garage doors do not face the street. The design will provide variety in building appearance along Nolan Parkway. The development is not subject to Design Standards requirements. The applicant shall provide building material samples at the Planning Commission meeting. uilding Height., All of the structures proposed within the development comply with the 35 foot building height requirement specified in Section 401.06.B.16 (planned unit development section) of the Zoning Ordinance. Lighting. A lighting plan has been submitted that includes locations of all the fixtures along the roadways and adjacent to buiidings. The plans do not provide details on fixture style, although representatives of VSSA have indicated that they will be identical in appearance to the fixtures within the first phase. Consistent with first phase approvals, the PUD will allow the fixtures to not be full cut off. The applicants will need to provide lighting details, including pole/fixture heights and examples of the fixture style. Additionally, the plans do not indicate lighting that will McKean Square PUD Planning Report Page 6 be attached to the buildings. Lighting fixture location on buildings and types will need to be presented for review. All fixtures attached to the buildings will be required to meet Zoning Ordinance lighting requirements. Al! lighting fixtures shall be no more than 25 feet in height. City staff has suggested that VSSA take over operation and maintenance costs for all lighting fixtures in this development as well as the first phase. The new development agreement will need to reflect this change of policy. Additionally, the existing development agreement will need to be amended. Signage. A signage plan has been submitted indicating monument signs for the entrance to the development and for the brownstone flats and coach homes. The applicant should provide material samples for the signs and indicate if/how they MP be lit. The signs are compliant with the sign requirements of the Zoning Ordinance, Landscaping. Landscape plans, a tree inventory, and tree preservation plan have been submitted for the development. The City Arborist has reviewed these plans and has meet with the project engineer, The Arborist has indicated that no additional tree replacement will be required and the plan is acceptable as to species, sizes, and placement of plant materials. Develo,sment Contract. The City will be required to enter into a development contract with the City should approval of the general plan be granted. The contract will specify conditions of approval, provisions for street to utility connections, and payment of area charges, as required. RECOMMEN TION 1 CONCLUSION Based upon the preceding review, we find that the applicants' request for General Plan of Development approval, rezoning to PUD, and the McKean Square preliminary/final plat are generally acceptable and consistent with the City's Comprehensive Plan and development ordinances. The recommendation for General Plan of Development approval, rezoning from 0, Open Space Conservation to PUD, and preliminary/final plat approval of McKean Square is subject to the following conditions: 1. The applicants shall revise the McKean Square plat to label areas as blocks and lots. The McKean Square plat shall be subject to review and approval of the City Engineer and City Attorney. All street, utility, and drainage easements dedicated for the project shall be subject to review and approval of the City Engineer, 9. The general plan approvals do not include consideration of the area identified for a historic church and school. The plat and site plans reflect that area to be excluded from general plan approval. McKean Square PUD Planning Report Page 7 a The Planning Commission and City Council should comment on whether the plans should reflect two potential access locations to the Stillwater High School Environmental Learning Center. 4. The landscape island within Nolan Parkway shall be removed and the curb lines be reconfigured subject to review and approval of the City Engineer. VSSA shall accept maintenance responsibilities for all trail systems in the development and the sidewalks within the Nolan Parkway and Nolan Lane right- of-way. The City shall work with VSSA to revise the existing development agreement to require maintenance of all sidewalks and trails in the entire Boutweils Landing development A sidewalk trail connection shall be provided on the east side of the development to Norwich Parkway, The Parks Commission and City Council should comment and recommend the specific trail and sidewalk locations within the development Grading and drainage plans shall be subject to review and approval of the City Engineer and review of the applicable watershed authority. 9, Utility plans shall be subject to review and approval of the City Engineer. 10. The applicants shall provide building material samples for Planning Commission and City Council review and approval. 1 I , The applicants shall provide lighting details including pole/fixture heights and examples of fixture style. Plans for all lighting attached to the buildings shall be submitted to the City. Alt final lighting plans shall be consistent with Zoning Ordinance lighting standards and subject to review and approval of City staff, 12. VSSA shall accept maintenance and operational responsibilities for all lighting fixtures in the development. The City shall work with VSSA to revise the existing development agreement to require VSSA to accept operation and maintenance expense for all lighting fixtures in the Boutwells Landing development. 13. The applicant shall provide material samples for the signs and plans if/how they will be Ht subject to review and approval of City staff. 14. The final landscape plans, tree inventory, and tree preservation plans are subject to review and approval of the City Arborist. 15. The applicant shall enter into a development agreement with the City specifying conditions of approval subject to review and approval of the City Attorney and City Council. McKean Square PUD Planning Report Page 8 16 Any other conditions of City staff, Planning Commission, Parks Commission, and City Council. McKean Square PUD Planning Report Page 9 Es-0 - -G 11011,80.0 W.,. ' ' , 7 4122,23, NOV.. CK2°L 3sri.n 4.1*444 I _ LYG .0 . LO 1. ,1 7 .D, L •,,, ,,,-,,./ ., ., „, i s. •' c 1 : ' , I i; ; ...: / \ .„. s ' ‘ , 1. , i'• , ” .. • ., I v , • ,. , , , , ; '.\\,, ,... , 6, ._, • , • ., ._ . , --.7 , , , '.7.7 ,,V ' ,....!, i ' 1 ,,,,.., ,,,,-, , , ,,,..„ , .„, „. \\- \ ..-, z ,y.001 . .S.17.1.1 f/00 c. P ....--, . " - ,...,.„... ,. •-•' „.., - , .. \ • , ' '--•,, ,_.,_.,,..----•• ., ''.. ‘ \\ '.. 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PE,..V.V,Z .0 OO 4 , }ott Richards From: <kdwidin c attbi.com> To: "Scott Richards" <srichards a©nacplanning.com> Sent: Tuesday, February 04, 2003 9 :19 PM Subject: McKean Square Scott I met with Todd Erickson on Fri. 1/31 regarding the plans for McKean Square. I have reviewed the tree removal and tree protection plans with him. The calculation of tree replacement amounts is offset by the amount of estimated landscape planting, so, at this tinge, no additional tree replacement will be required. The proposed landscape plan is acceptable as to species, sizes and placement of plant :material. Kathy Widin Municipal Arb on st City of Oak Park Heights EXHIBIT 11 Page 1 of 1 2/6/2003