HomeMy WebLinkAbout2002-03-07 NAC Planning Report !E L s` R mw
11 NORTHWEST ASSOCIATED CONSULTANTS, I N C
: 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 5541
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Telephone: 962.596.9636 Facsimile.
952.595.9837 p arlrl sc r�a la r�ir� .cc�r
PLANNING REPORT
TO: Kimberly Damper
FROM: Scott Richards
DATE: March 7, 2002
RE: Oak Park Heights — Boutwells Landing: Mclean Square 'west PUD
Concept Plan Review, Rezoning to PUD
FILE NO: 798.02 — 02.05
BACKGROUND
Application. valley Senior Services Alliance (VSSA) has made application for a
rezoning to Planned Unit Development and concept Plan approval for that area south of
Norwich Parkway and Nolan Avenue. The area consists of 30.70 acres and was
included as part of the Boutwells Landing Concept Plan approvals in 1998. VSSA has
proposed a significantly different Concept Plan requiring new review and approvals.
The area is currently zoned O, Open Space conservation.
Previous Approvals. The concept Plan for this area was approved in December
1998. The unit breakdowns approved at that time included the following:
9
UNIT BREAKDOWNS
Phase 2 A __ pproved Concept
Independent Living Cooperative 90 units
Assisted Living 54 units
Du faxes 108 units
TOTAL UNITS 252 units
Adjacent Uses. Uses adjacent to the subject site are listed below:
• North of Site. Present zoning PUD. Present use Autumn Hills Park, and
existing twin homes on Nolan Avenue.
® South of site. Not in City — Baytown Township. Present use large lot single
family.
West of site. Present zoning 0, open space. Present use Environmental
Learning Center for High School.
East of site. Not in City — Baytown Township. Present use large lot single
family.
Proposed Expansion to the East (McKean square East). As part of a separate
project, referred to as McKean square East, VSSA has proposed placing the
independent living facility and nine single family units in the area that is now part of
Baytown Township. The additional property would also consist of large open areas,
trails, and gardens within the existing natural areas. Potential annexation and/or
provision of utilities to the area is a matter for the city Council to determine. The City
Council will review a proposed Joint Powers Agreement with Baytown Township for the
property at their March 12, 2002 meeting. Representatives of VSSA have indicated that
the current proposal for McKean square West would be revised if the Joint Powers
Agreement is not acceptable to the City Council.
Attached for reference:
Exhibit 1: Vicinity Information Plan
Exhibit 2: Existing Conditions Plan
Exhibit 3: Overall Area Plan
Exhibit 4: Approved 1998 Concept Plan
Exhibit 5: Conceptual Master Plan
Exhibit 6: Land use and staging Plan
Exhibit 7: Conceptual Grading and Drainage Plan
Exhibit 8: site Lighting Plan
Exhibit 9: Sign Plan
Exhibit 10: Building Elevations
Exhibit 11: Conceptual Landscape Plans
ISSUES ANALYSIS
Comprehensive Plan. The subject site is currently designated for the Boutwells
Landing development, as approved in the 1998 Comprehensive Plan. The Land Use
Plan Map indicates that most of the 37 acres has been designated as low density
residential. A portion of the site, where the three 16- plexes are shown, is designated as
high density residential. In that the Comprehensive Plan anticipated the second phase
of the Boutwells Landing project, and the land use designations are compliant with the
concept proposal, there are no issues with the Comprehensive Plan.
McKean Square West PUD Concept Plan
Planning Report
Page 2
Zoning. The subject site is currently zoned O, Open Space conservation. It is
proposed to rezone the site to PUD with the R -3, Multiple Family Residential District as
the underlying basis for zoning standards. Due to the variety of densities, the PUD
zoning and approvals will allow for a comprehensive approach to evaluating and
addressing the application proposal. It will also allow for a coordinated approach for
review and approval of a phased development.
Subdivision. As part of the General Plan of Development approval process, a
preliminary plat will be presented for review. The subject site is currently designated as
Outlot B of Eoutwells Landing.
Proposed Project. McKean Square vilest is proposed with the following unit
configurations:
PROPOSED UNIT BREAKDOWNS
McKean Square west Proposed
One Plex 38
Two Plex 20 x 2 units = 40
Three Plex 4 x 3 units= 1 2
Sixteen Plex 3 x 16 units - 48
TOTAL UNITS 138
The total density of McKean Square west is 3.75 units per acre. The plans indicate a
"Signature Site" that would relocate a historic church and school near the intersection of
Nolan Avenue and Norwich Parkway. The two facilities would be utilized as
neighborhood gathering areas for meetings and other social events. The buildings
would need to be brought up to Uniform Building code standards and all accessibility
requirements.
Access through the site is provided by an extension of Nolan Avenue that would loop
back to Norwich Parkway. Private streets would extend off of Nolan Avenue to provide
dwelling unit access. A future access road location is provided from Nolan Avenue to
the Environmental Learning Center which is consistent with previous plans. The site is
interconnected by a system of pedestrian trails. The ponding systems within the
development would be interconnected with a system of small streams.
A portion of the site is reserved for the development to the east known as McKean
Square East. The easterly private street cul -de -sac, proposed as part of McKean
Square vilest, would serve the dwelling units in the easterly phase.
Streets. Nolan Avenue is proposed as a 55 foot right -of -way with a 28 foot street
width. The existing portion of Nolan Avenue was constructed with a 34 foot street width.
City staff have indicated that Nolan Avenue will need to be constructed to the same
standards as the existing roadway. The proposed plan has a more extensive system of
private roadways than the previous approved Concept Plan. city staff, the Planning
McKean Square west PUD concept Plan
Planning Report
Page 3
Commission, and City Council should comment on the private roadways and make the
determination if they should be public or private. subdivision requirements specify a
maximum cul -de -sac length of 500 feet, except in those areas approved by the City
Council. The two westerly private streets comply with this standard, the easterly does
not. That street is over 000 feet long, which is not highly desirable from a design
perspective. Additionally, the right -of -way extends over the City limit line into Baytown
Township. The street is proposed to be built directly on the line. The location of this
right -of -way and street will need to be determined pending City Council direction on
McKean square East.
Setbacks. Within a PUD, the base district setback requirements are applied only to
the perimeter of the project. Two units, on the far east side of the project, are each
within a few feet of the property line /City limit line. These units should be pulled away
from the line pending direction on McKean square East. Previous concept plan
approvals for Boutwells Landing specify a 20 foot separation between buildings. The
current plan specifies a minimum of 15 foot separation of buildings. PUD requirements
of the Zoning Ordinance indicate that building separation should be one -half the sum of
the two building heights. The Planning Commission and City Council should review the
plans and determine an appropriate setback for buildings.
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 included that area of Phase 2 now referred to as McKean square
West. That dedication was based upon 90 units of independent living, 54 units of
assisted living, and 108 units included in duplexes. Additionally, the formula for park
dedication changed as part of amendments to the subdivision Ordinance approved in
April of 1999. If the McKean square West project is completed as proposed, the City
would have received too much park dedication. The Park Commission and City Council
should comment on the park dedication for this and other proposed projects.
Grading and Drainage. Conceptual grading and drainage plans have been submitted
for this project. The plans specify a system of ponds and interconnecting streams. An
area of wetland mitigation has also been proposed on the west side of the subject site.
Detailed drainage plans and calculations will need to be submitted for review and
approval of the City Engineer and review by the applicable watershed authority.
Utilities. A utility plan has not been submitted. A utility plan shall be subject to review
and approval of the City Engineer.
Trails /Sidewalks. Although the plan indicates an extensive system of trails through
the development, sidewalks are not shown along Nolan Avenue or the private streets.
Sidewalks, consistent with the constructed parts of the development, will be required on
both sides of Nolan Avenue and along at least one side of each of the private streets.
The trails and sidewalks will be constructed to the same width and standards of the
preceding phase. The Parks Commission should comment on the specific trails and
sidewalks for this project, as well as for the overall housing complex.
McKean Square vilest PUD Concept Plan
Planning Report
Page 4
Lighting. A site lighting plan has been submitted as part of the application. The
lighting plan consideration would be part of the General Plan of Development review
and approval.
signage. Signage plans were submitted as part of the application. The signage plans
would be part of General Plan of Development reviews and approvals.
Landscaping. The city Arborist has made preliminary comments on the landscaping
plans for the Boutwells Landing project. of particular importance is the need for a Free
Inventory and Tree Preservation Plan for the subject property. These will need to be
submitted before the Arborist can complete a review.
Architectural Appearance. Preliminary elevations have been submitted for the units
proposed as part of this development. The two -plea units are similar to what has been
constructed in the previous phase of this project. Staff had suggested that the second
phase should feature units with less of an emphasis on a garage forward design. The
single, two and three family units proposed for Phase 2 are all garage forward design. It
is suggested that the applicant look at alternative dwelling unit designs that provide
more emphasis on the living space and less emphasis on the garage door. The 1 6 -plex
units, with underground parking, is an example of units currently being constructed in
the Twin cities that features a more urban and pedestrian design as opposed to an
automobile oriented dwelling design.
The concept Plan review does not usually include specific recommendations for
dwelling unit design, although as design of the units impacts the site plan, it must be
taken into account. The applicant should review other design examples and suggest
alternatives to what has been presented.
Building Height. The building elevations presented to date do not provide enough
detail to adequately address building height. The building height limit would be 35 feet.
It appears as though none of the building styles presented would exceed the height
maximum.
Development Contract. The applicant will be required to enter into a development
contract with the city should approval of the concept Plan and General Plan of
Development be granted. As part of the contract, the provisions for street and utility
construction, as well as payment for area charges, would be included. The contract will
specify conditions of approval and the issues related to phasing the development.
McKean square West PUD Concept Plan
Planning Report
Page 5
RECOMMENDATIONS AND CONCLUSION
Due to the issues addressed in this report, primarily the issue of McKean Square East,
the issue of private streets, the dwelling unit separation, and need for additional
information, it is recommended that the Planning Commission hold on any
recommendation at this time. At their March meeting, the Planning Commission should
review the concept plans, address the issues with the information available, and make
suggestions to the applicant on the overall design. That would allow the applicant to
make changes and provide adequate information for a thorough Concept Plan review in
April.
PC: Kris Danielson
McKean Square West PUD Concept Plan
Planning Report
Page 6
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