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HomeMy WebLinkAbout2002-09-05 NAC Planning ReportUNIT BREAKDOWNS Phase 2 Approved concept independent Living Cooperative 90 units Assisted Living 54 units Duplexes 108 units TOTAL UNITS 252 units NORTHWEST ASSOCIATED CONSULTANTS, INC. vrr�rfrrrs. r.rr.•rr••. •'r rrrrr • f err{ ;sr�� 5775 Wayzata Boulevard, Suite 555, St Louis Park, MN 55416 Telephone: 9i2 .5 5.063 6 Facsimile: 92. 595. 7 piannersPnacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: September 5, 2002 eNCL RE: Oak Park Heights - Boutwel is Landing: McKean West PUD concept Plan Rezoning to PUD FILE NO: 798.02 -02.28 BACKGROUND Application. valley Senior Services Alliance (VSSA) has made application for rezoning to planned unit development and concept plan approval for that area south of Norwich Parkway and Nolan Avenue. The area consists of 36.79 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 plan is also different from the concept plan for this area submitted in April of 2002. That application was withdrawn. Previous Approvals. The concept plan for this area was approved in December 1998. The unit breakdowns approved at that time included the following: 6 Adjacent Uses. Uses adjacent to the subject site are listed below: • North of Site. Present zoning - P U D. Present use Autumn Hills Park, and existing twinhomes 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. Boutwells Landing. VSSA has proposed a revision to the concept plan and general plan of development approvals to allow eight units in four two family buildings along Nolan Avenue. The application for this development has been timed to coincide with the McKean West proposal. Potential Expansion to the East (McKean East). In April of 2002, VSSA proposed placing the independent living facility and nine single family units in the area that is now part of Baytown Township. That application was withdrawn. The current site plan for McKean West has included placement of Nolan Parkway on the far east edge of the property. The roadway could be utilized for future access to the east. The applicants are not seeking any consideration of the McKean East proposal at this time. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: ISSUES ANALYSIS Site Plan Revised Site Plan With Roadway Connection to West Existing Conditions Plan Approved 1998 Concept Plan Single/Duplex Unit Floor Plans Eight Plex Floor Plans Building Elevations for Duplexes and Apartment Buildings Building Elevations for Eight Plex Project Narrative Comprehensive 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 Iow density residential. A portion of the subject site, where open space and a portion of the 42 unit apartment building are proposed, is designated in the Land Use Plan map as high density residential. In that 2 PROPOSED UNIT BREAKDOWNS McKean West Buildings Units Single Units 17 17 Duplexes 21 42 Three Plexes 1 3 Eight Plexes 2 16 Ten Plex 1 10 Twelve P l ex 1 12 Apartment 1 42 TOTAL 44 142 the Comprehensive Plan anticipated the second phase of the Boutwells Landing project, the land use designations are compliant with the concept proposal and there are no issues with the plan. Zoning. The subject site is currently zoned 0, Open Space conservation. Consistent with the first phase of the Boutwells Landing development, the applicants have proposed a rezoning 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 approval 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 Boutwells Landing. Proposed Project. McKean West is proposed with the.following unit configurations: The total density of the proposed development is 3.86 dwelling units per acre. The single units, duplexes, three piexes, eight piexes, ten piex, and twelve piex would all be rental units, similar to the first phase twinhome units. The apartments would be for senior rental. The plan indicates a historic school and church that would be relocated from elsewhere. The buildings would be placed near the 42 unit apartment complex. The two facilities would be utilized as neighborhood gathering areas for meetings and other social events. The buildings would need to be improved to be compliant with Uniform Building Code standards and all accessibility requirements. Parking for the facilities would be shared with the guest parking of the apartment complex. Access through the site is provided by an extension of Nolan Avenue that would loop back to Norwich Parkway. The main access roadway would be referred to as Nolan Parkway. A loop road would extend off of Nolan Parkway. The plan has included a 3 future access road location from Nolan Avenue to the Environmental Learning Center, as indicated in Exhibit 2. The site is interconnected by a system of sidewalks along the roadways and a trail system through the center of the development. Some of the ponding systems within the development would be interconnected with a small stream. Nolan Parkway has been designed to provide possible future access to the east. The applicants have not indicated a timeline for development of McKean East. The project narrative indicates that the site plan has been designed for the existing natural environment of the area. Natural topography, existing trees, and designated wetlands have been preserved and incorporated with the building and roadway locations. The proposed plan provides the following: • Current site layout maintains all existing, surveyed oak trees with a planned 40 foot diameter "no build" zone. • Large stand of pines along the east property line being maintained. O Site layout preserves large tree and wetland area at the southern curve of Norwich Parkway directly across from existing park. • Providing 30 foot setback to delineated wetlands. 1 Roads designed to follow contours as much as possible and minimize mass grading and retaining walls. 6 Multiple building designs to fit different areas of the site. Two story, 42 unit building in existing, large open area; two story, 8-12 unit buildings to fit between existing oak trees and step down the natural topography; townhomes in single, duplex, and triplex building designs. Streets. The existing portion of Nolan Avenue was constructed with a 34 foot street width and 55 foot right -of -way. The proposed site plan indicates a 25 foot roadway for Nolan Parkway. VSSA has proposed that the new roadways would be public. City staff has indicated that the Nolan Parkway roadway would need to be at least 28 feet in width with adequate right -of -way and easements for utilities. The Planning Commission and City Council should comment on the roadway width and right -of -way. The applicant has indicated that the narrower roadway could help to slow down traffic, provide more green space, create more of a neighborhood feel to the community, and result in less maintenance. No on- street parking would be allowed on a 25 foot street, parking could be allowed on one side of a 28 foot street if approved by the City Engineer. The Public Works Director has indicated that the portion of Nolan Parkway adjacent to the east property line should be pulled back at least 10 feet from the line to allow for snow storage. The City Engineer has also recommended that the intersection of Nolan 4 Avenue and Nolan Parkway be redesigned to a 90 degree intersection. VSSA representatives have indicated that these changes can be accommodated on the plan. Setbacks. Within a PUD, the base district setback requirements are applied only to the perimeter of the project. All of the buildings have maintained at least a 45 foot setback to the property line; most are 50 feet to 60 feet from the line. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line for roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building that one -half the sum of the building heights of the two buildings. All the buildings are at least 20 feet from the curb line of the primary roadways. Most of the buildings have at least a 20 foot separation, although some of the single /duplex units are closer, with a minimum of 15 feet separation. While the units may meet the Zoning Ordinance separation requirement, previous concept plans for this area indicated a 20 foot building separation. The front driveways for many of the single and duplex units are only 20 feet from the garage door to the curb. The sidewalks would be blocked if a vehicle were parked in the driveway making pedestrian /bicycle access impossible and hazardous. The buildings should be set back so that the distance from the sidewalk to the front of the garage is at least 20 feet. The Planning Commission and City Council should review the plans and comment on the proposed setbacks for the development. 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 l3outwells Landing included the area proposed as McKean West. That dedication was based on 90 units of independent living, 54 units of assisted living, and 108 units of duplexes. Additionally, the formula for park dedication changed as part of the amendments to the Subdivision Ordinance approved in April of 1999. If McKean West is approved with the same number of units as currently proposed, the City may have received too much park dedication. The Park Commission and City Council should comment on the park dedication for this development. Grading and Drainage. Grading and drainage plans have not been submitted for this proposal. The plans specify preservation of the existing low areas and wetlands with a stream. The City Engineer has questioned how the water will be controlled on the site and where storm water will flow from the property. Submittal of drainage plans /calculations are critical to the project design and approvals. Utilities. A utility plan has not been submitted. A utility plan shall be subject to review and approval of the City Engineer. Trails /Sidewalks. The site plan indicates that sidewalks would be placed only on one side of the Nolan Parkway and the connecting loop roadway. Nolan Avenue and the S two attached cul -de -sacs have sidewalks on both sides of the roadway. If the buildings are placed only 20 feet from the curb, the sidewalks may not be useable if vehicles are parked in front of the garage door. The sidewalk/building setbacks issue must be addressed by the applicant. The trails and sidewalks will be constructed to the same width and standards of the Phase 1 development. The Parks Commission and City Council should comment on the specific trails and sidewalks for this project, as well as for the overall housing complex. Architectural Appearance. Elevations have been submitted for the duplexes, apartment and eight plex. The buildings show a high level of design with significant detailing and variety of building materials. Many of the single and duplex units have been designed so that the garage doors do not face the street. The design will break up the appearance of only garage doors facing the street in certain areas of the development. The concept plan review does not usually address dwelling unit design. Specific elevation drawings and more details on building materials will be required for general plan review. 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. Lighting, Signage, Landscaping. Detailed plans have not been submitted to date for lighting, signage, or landscaping. These plans would be submitted and considered as part of the general plan review. 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 issues related to phasing the development. RECOMMENDATION C CONCLUSION Based upon the preceding review, it is recommended that the Planning Commission hold on a recommendation related to concept plan approvals for this development. Specifically, the applicant should redesign the plan to address issues with roadways, sidewalks, and setbacks. Additionally, schematic plans for storm water, drainage, and utilities should be submitted for staff, Planning Commission, and City Council review. The Planning Commission /City Council should comment on the roadway issue and the adequacy of a 28 foot public roadway for this area. pc: Kris Danielson 6 x cl7 ti7 Z W 111 66L__uoq 4E' [r) 3 J d O ,=01 1 1 a EXHIBIT 1 4.1.33.4.gat Iff,../470 3 1 cttr! 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BLE 54340 trei a c,41,,RIVATE RCA:* AM DRIVE. b MD PARK. ARl=AB c:crT I-NPJ t f ,4YM9 1 LAND use are. PLAN Rsaumeicti-r5 t=g m w (atiotart AA -44a IMP ; N Fir* fi►'�K + •�Ns� � ?►` 1:11 - . �' : • • • ' r . • + ■ AR1 • • , ` . R • • y iotok .,( 1 : . : • g-• : • 0 J° 2 Pols .A six inqz .001 i• .1 ./.4 ZOOZ/12/20.Itst -0 210-Z0; "111• dir vraimiesamommom illt-nrin ,ampmeawasow. OHNION MaT Y14001,147AY 1 7 :11 4 :7 ": 27r S3 I 1V1 a'r" 3OSSV MANS Ntrid SNOL1ICINO3 01111SIXA ..LSRAik nvnos Nvapini @Nl1NV1 S113A111110t3 1.....11.1%.0#4311tiCIVIC r r 1 1 1 1 1 f 1 r [ SATO f 1 f r d 1 OUT1cT A % � L ....� L EXHIBIT 4 ,..\ L L l ri i 0 0 w 0 0 4n• 0 . t t 1 i 1 GI 0 E. co r od 0 s e+ Innovations in Senior Living Communities SENIOR HOUSING PARTNERS L 1 ! F t Concept Plan Review N 1 fli . West at Boutwells Landing���ea Oak Park Heights, MN { This is a synopsis of the proposed McKean West Concept Site plan for the Boutwells Landing planned development As part of this concept review we are requesting several variations to requirements that were established for the ex .sting Boutwells Landing. Below we have listed the requirements that are not changed, and following that the variations requested and the reasons we believe these modifications enhance the overall site plan. General Concept The overall site plan has been designed with the natural environment as the guide. Natural topography, existing trees, and designated wetly - n ds have been designed into and around for building and road locations. • Current site layout maintains all. existing, surveyed oak trees with a planned 40' diameter "no build" zone. O Large stand of pines along the east property line being maintained. • Site layout preserves urge tree and wetland area at the southern curve of Norwich Parkway directly across from existing park 9 Providing 30' setback to delineated wetlands • Roads designed to follow contours as much as possible and minimize mass grading and retaining walls • Multiple building designs to fit different areas of the site. 2 story, 42 unit building in existing, large open area; 2 story, 8-12 unit buildings ings to fit between existing oak trees and step down the natural topography; Townhomes in single, duplex, and triplex building designs The attached plans meet these existing requfrerments for the conditional use permit: . • 30' rear set b O 60' buffer setback at exterior property lines • 20' distance between buildings • each dwelling n-nit has 2 enclosed parking spaces and 2 surface spaces in front of the garage Requirement variations and reasons for request: • 25' wide road (reduction from 34' width) -- will help slow down traffic; provide more green space; create more neighborhood community; less rao in tenance ly e ` ��.. 1 fd if 1 AUG 2 3 2002 EX1IIBIT 9 2845 North Hamline Ave.:- Suite 100 Roseville, Minnesota 55113 •± www.seniorpartners.com (651) 631 -6300 :• Fax (651) 631-6301 :• 800 - 891 -9126 • 20' setback to road (reduction from 30') — creates 1 rger masses of green space instead of smaller, linear spaces; with many side entry garages the building to street relationship has been softened and provides more area of landscape that use to be driveway; creates more community O sidewalk on one side of street (both sides currently) — less hard surface; sidewalk provided for the "outer" ring of homes, trail provided on interior of site; minimal traffic so crossing to sidewalk side safe (and slower traffic if narrower road).