Loading...
2000-02-16 Planning Report Final PlatNORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: Albertville Mayor and City Council FROM: Deb Garross DATE:. 16 February 2000 RE: Albertville -Mooney Addition Final Plat FILE NO: 163.06 - 00.03 BACKGR4UN© The application ..before the City Council is to consider the final plat of Mooney Addition submitted by Mooney Development Corporation. The preliminary plat of Mooney Addition was approved by the Gity Council on December 6, 1999. The final plat of Mooney Addition -will .result in the creation of two commercial lots located at the northwest corner of the County Road 19 (LaBeaux Avenue) and Gounty Road 37 {65tH Street) intersection. A Conditional Use Permit (CUP) and Building Site Plans have already been approved for a Holiday Station Store/car wash. to be located on Lot 1. The City. has also received a GUP and Site Plan application for a Burger King fast food franchise to be located on Lot 2. Attachments: Exhibit A -Site Location Map Exhibit B -.Draft Findings of Fact and Decision Exhibit C -Final Plat EXECUTfVE SUMRIIARY The applicant requests. approval for the final plat of Mooney Addition. The requested approval requires that the City Council consider the application in relation to established Subdivision Ordinance review criteria and the approved preliminary .plat. The decision to approve or deny the requested final plat is viewed as a policy decision to be made by the City Council. In the event. that the plans are found to be acceptable by the City Council, it is recommended that the following conditions be imposed. 1. All grading; drainage, and uti{ity plans are subject to review and approval o€ the City Engineer. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 6 1 2-595-9636 FAX 6 1 2-595-9537 E-MAIL NAC@ WINTERNET.COM 2. The NSP overhead utility lines shall be relocated prior to a building permit being issued for either Lot 1 or Lot 2. 3. The applicant enters into a development agreement with the City, indicating that the lot owner is responsible for parking lot restoration in the event the parking lot is disturbed as a result of utility improvements, maintenance, or repair. This agreement shall be subject to the review and approval of the City Attorney and shall be recorded with the property. 4. All requirements of the City Engineer regarding easement location, configuration and size, grading and drainage and utility plans are satisfied. 5. Park dedication requirements are satisfied and a required (10) foot trail is accommodated via construction within the right-of-way of CSAH 19, pursuant to approval of the City Engineer and Wright County. The bituminous trail shall be constructed to City standards and installed at the time the final layer of asphalt is laid over other parking/site areas. Any remaining park dedication is to be paid to the City as a cash dedication. 6. The developer shall submit a cost estimate for instaNation of the trail. Information consisting of a current appraisal or recent se{ling price of the subject site shall be submitted to the City for the purpose of determining the fair market value of the land and to calculate the park dedication fees for Mooney Addition. 7. All required driveway, utility, trail and other permits required by Wright County shall be obtained by the applicant. 8. The appropriate shared access (ingress/egress} agreements andfor easements are provided subject to review and acceptance by the City Attorney. 9. The final plat is amended to show the location of the 66-foot, public utility easement that exists in the right-of-way area of former 65th Street. 8. A current title opinion or commitment of title insurance shall be submitted acceptable to the City Attorney. 9. The developer shall provide the City with a reproducible copy of the recorded final plat, either chronoflex or its equivalent, and two (2) prints prior to issuance of a building permit for either lot. 10. Alf fees associated with this project shall be paid prior to the release of the final plat mylars to the applicant. 11. The developer shalt provide financial security for all applicable site improvements, acceptable to the City Engineer and City Attorney. 2 12. The final plat, developer's agreement and all pertinent documents must be filed with Wright County within 120 days from the date of City Council approval of the final plat. Failure to record the documents by June 21, 2000 will render the final plat null and void. 13. Any other conditions of the Planning Commission, City Council, City Attorney, City Engineer and/or other applicable agencies. Final Plat The final plat has been reviewed according to the requirements of the Subdivision Ordinance and the approved preliminary plat. The primary issues associated with the final plat concern drainage and utility easements. One of the conditions of preliminary plat was that the developer be responsible for relocating the overhead powerline located in the northern part of Lot 2. To assure that this condition is satisfied and to provide for the building envelope on Lot 2, this item has been identifred as a condition to be satisf"red prior to issuance of a building permit for either lot. A second issue concerning drainage and utility easements concerns the utilities located in the right-of-way area of farmer 65t" Street. At the time the re-alignment of CSAH 37 was negotiated through the Qarkenwald property, the City vacated 65t" Street but retained an easement for utility purposes. The City is in the process of completing the documentation with Wright County associated with the utility easement. As a condition of final plat, the easement area is recommended to be shown on the final plat. A third drainage and utility issue concems the drainage plan over Lot 2. The preliminary plat of Mooney Addition was approved with a concept plan for a fast food restaurant on Lot 2 and the drainage and utility easements were shown based upon the conceptual layout. Since the time of preliminary plat approval, Burger King has submitted a specific site plan that contemplates a different building footprint and parking lot-drive thru arrangement. The drainage and utility easements shown on Lot 2 have been revised from the preliminary plat to address the Burger King site plan. A secondary issue is that the future development of Lot 2 will likely show part of the parking lot extending within the City's drainage and utility easement. Buildings may not be constructed within utility easements, however, driveways and parking lots may extend into easements. It is important that there be an established agreement for Lot 2 indicating that improvements within drainage and utility easements are at risk of the property owner. In the event the parking lot is disturbed as a result of utility improvements, maintenance, or repair, the restoration of the parking lot and any other improvements will be the responsibility of the landowner. As a condition of final plat approval, it is recommended that an agreement concerning improvements within the City drainage and utility easement be incorporated into the development agreement and recorded with the property. Park Dedication: The final plat shows a 10-foot trail to be constructed within the right- of-way of CSAH 19. It is recommended that the developer install the trail at the same 3 time as the final layer of asphalt is installed for the site parking lots}, The cost of the trail will be credited against the park dedication requirement (10°l0 of fair market value of the land}. It is recommended that the remaining park dedication be taken in the form of a cash dedication. RECOMMENDATfON The final plat of Mooney Addition is in substantial compliance with the approved preliminary plat and as such is recommended for approval subject to the conditions outlined herein and in the draft Findings of Fact and Decision attached as Exhibit B. ACTION REQUESTED: A motion to approve, deny or conditionally approve the final plat. In the event that the City Council approves the final plat with conditions other than those identified herein, Staff should be directed to amend the Findings of Fact and Decision accordingly. pc Linda Goeb Pete Carlson Mike Couri Denise Johnson Alan Nations Mark Mooney 4 ,. OFFICIAL ZONING MAP ^ ^ A-1, Agricultural Rural ~ R-6, Residential High Density ® B-W, Business V`/arehouse ^ A-2, Agricultural Transitional ~ R-7, Special Purpose High Density ^ I-1, Light IndusUal ^ R-1A, Low Density Single Family ^ R-8, Mixed Housing ~ I-1A, Limited Industrial ® R-1, Single Family ® R-MH, Manufactured Housing Residential^ I-2, General Industrial ® R-2, Single & Two Family ^ B-1, Neighbofiood Business ^ PUD, Planned Unit Development ® R-3, Single ~ Two-Family ^ B-2, Limited Business ^ P/I, Publidlnstitutional ^ R-4, Low Density Multiple Family ^ B-3, Highway Commercial ^ S, Shoreland Overlay R-5, Medium Density Multiple Family ^ B-4, General Business ^ VV, Wetland Overlay °~-oo~; SCALE IN FEET EXHIBIT A CITY OF ALBERTVILLE - WRIGHT COUNTY -MINNESOTA