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~~~~~EAST LINE OF GOVERNMENT LOT 7, SECTION 36, T121 N, R24W
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- -- S 36 T
~ ~ ~ ~ ~ ~ ~ WEST LINE OF GOVERNMENT LOT 6, ECTION 121 N, R24W
- - - - - - - - - - - - - - - -t- - - - - - -
~~~.. WEST LINE OF THE TOWNSITE OF HAMBURG
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• ~ NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Larry Kruse
FROM: Kimberly Holien /Alan Brixius
DATE: January 3, 2007
RE: Albertville -Field Plaza 2"d Addition- Preliminary and Final Plat
NAC FILE: 163.06 - 06.38
BACKGROUND
• Blaine Rentals is requesting preliminary and final plat approval for a minor subdivision
to be known as Field Plaza 2"d Addition. The site is currently platted as Lot 1, Block 1 of
Field Plaza. The applicant is proposing a lot split resulting in two lots. The site is
zoned B-3, Highway Commercial, and is 2.6 acres in size.
Attached for Reference:
Exhibit A Preliminary Plat
Exhibit B Final Plat
Exhibit C Easement Drawing
Exhibit D Cross Easement Agreement
ANALYSIS
The proposed lot split would result in two lots, Lot 1 and Lot 2 of Field Plaza 2"d
Addition. Lot 2 currently contains the Space Aliens restaurant. The applicant is
proposing the lot split to create a second buildable lot to the west of the Space Aliens
site. The site is bordered by Interstate 94 to the north, CSAH 37 to the east, 60t" Street
to the south, and a park and ride lot to the west. The Comprehensive Plan designates
the site for commercial land uses.
•
7
Lot Requirements and Setbacks. As a result of the subdivision, both lots must meet
the minimum requirements for the B-3 District. The B-3 District does not contain a •
minimum lot area requirement. As proposed, the size of each lot is as follows:
Lot 1: 30,627 square feet
Lot 2: 83,817 square feet
The required lot width in the B-3, Highway Business District is 100 feet. The proposed
lot widths for the site are as follows:
Lot 1: 335.85 feet
Lot 2: 308 feet
No site and building plans have been presented with the subdivision application. As
such, setback information is not available. However, any building constructed on the
site shall be required to meet the applicable setbacks of the B-3 District and will be
evaluated during site and building plan review. Required setbacks are as follows:
• Front Yard: 35 feet
• Side Yard: 20 feet, except not less than 35 feet when abutting an R District.
• Rear Yard: 20 feet, except not less than 35 feet when abutting an R District.
stormwater. Currently, the westernmost portion of Lot 1 is covered by a drainage and
utility easement to allow for stormwater ponding. The portion of the lot covered by •
easement is approximately 9,500 square feet, therefore limiting the available buildable
area for the site.
It should be noted that the applicant may be pursuing the acquisition of the adjacent
park and ride lot in order to shift the stormwater ponding to the west and create a larger
buildable area for Lot 1. In order to accommodate this request, the park and ride lot
would need to be relocated to an alternate site within the City. The applicant would in
turn purchase the property from the City. The City shall determine if such an
arrangement would be feasible, and any change in lot size will be evaluated when the
situation presents itself.
Drainage and Utilities. As stated above, Lot 1, Block 1 contains a large drainage and
utility easement on the west portion of the site. The perimeter of the site contains 10-
foot easements as required by the Subdivision Ordinance, with a 15-foot easement
along the north property line. An additional 10-foot utility easement runs through the
center of the lot.
Due to the required easements, the buildable area on the site is quite limited. It is
expected that, upon development, the applicant may wish to construct a building or
parking lot on the ten foot utility easement extending through the center of the property.
Any disruption of private structures due to work within the easement would be at the
expense of the property owner. Staff recommends that the City explore the option of •
shifting this easement to the south, to run along the property line as opposed to running
8
• it through the center of Lot 1. Altering the location of this easement would greatly
increase the buildable area on Lot 1.
The location of the water utility for Lot 1 has not been identified on the plat. Staff
recommends that the applicant adjust the plat to illustrate the extension of this utility.
Site and Building Plan. Upon any construction on the newly created lot, the applicant
shall be required to submit site and building plans for review. All site and building plans
for all commercial construction shall be subject to review by the planning commission
and approval by the council. A grading plan will also be required upon development of
the site.
Access. Access to Lot 1 will ultimately be directed by the development of the site.
However, any curb cut proposed for Lot 1 must be a minimum of 40 feet to the west of
the existing curb cuts for Lot 2.
The applicant has provided a Cross Easement Agreement that would provide cross
access and cross parking easements between Lot 1 and Lot 2. The provided
easements can be expected to limit the number of curb cuts for Lot 1, and ease traffic
circulation between the two sites. Across parking arrangement may also allow the
applicant to reduce the site coverage for Lot 1 by providing fewer parking stalls on this
site.
• CONCLUSION/RECOMMENDATION
Blaine Rentals is requesting preliminary and final plat approval for a minor subdivision,
resulting in two lots. Lot 2 currently contains the Space Aliens restaurant, and the
creation of Lot 1 would result is a second buildable lot for the site.
Upon review of the proposed plat, staff finds that it is consistent with the performance
requirements for the B-3, Highway Commercial district. The applicant is proposing
cross access and cross parking easements to coordinate development between Lots 1
and 2 and all lot requirements are met.
No building has been sited on Lot 1 and therefore, further evaluation must occur as part
of a future site and building plan review. In the future, the City must also determine the
feasibility of relocating the park and ride lot and allow the'applicant to purchase the
current site to create a larger parcel. However, approval of the plat is not dependent on
these factors. Any relocation of the Park and Ride lot would result in a need to adjust
the preliminary plat. Both resulting lots are consistent with the requirements for the
district and as such, staff recommends approval of the preliminary and final plat subject
to the condition that the water utility extension to Lot 1 is illustrated on the plat.
cc. Bridget Miller
• Mike Couri
Adam Nafstad
Tom O'Brien, Blaine Rentals LLC., P.O. Box 284, St. Cloud, MN 56302
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CROSS EASEMENT AGREEMENT
This declaration of Cross Easements Agreement, dated
2006, is made by Blaine Rentals, LLC ("Blaine") a Minnesota limited liability company.
The following statements are a material part of this Cross Easement Agreement.
RECITALS
A. Blaine is the owner of Lots 1 and 2, Block One, Field Plaza Second Addition
(collectively referred to as "Lots") located in the City of Albertville, Wright County, Minnesota
with a legal description as follows: Lot 1 and Lot 2, Block One, Field Plaza Second Addition,
according to the plot and survey on record in the office of the County Recorder, Wright County,
. Minnesota.
B. Lots 1 and 2, Block One, Field Plaza Second Addition are adjoining parcels of real
estate which are in the process of being developed and /or sold by Blaine.
C. Blaine wishes to establish certain easement rights over, upon and across Lots 1
and 2, Block One, Field Plaza Second Addition, setting forth the rights and obligations of the
owners of the lots with respect to these cross easements.
THEREFORE, in consideration of good and valuable consideration, the receipt and
sufficiency of that are acknowledged, the following grants, agreements, covenants and
restrictions are made:
Blaine hereby declares that the following Lots shall be subject to perpetual, non-exclusive
cross easements to and from Lots 1 and 2, Block One, Field Plaza Second Addition subject to the
terms and conditions of this agreement. This agreement may be amended by a written
amendment signed by the owners of the Lots and recorded in the office of the County Recorder
for Wright County, Minnesota.
1. EASEMENT FOR PARKING AND INGRESS AND EGRESS
Blaine grants and conveys to each Lot and its owner, their successors and assigns,
• anon-exclusive easement for vehicular and pedestrian ingress and egress to and from
Lots 1 and 2, Block One, Field Plaza Second Addition over, upon and across the parking
13 EXHIBIT D
areas and spaces, driveways and access ways, sidewalks and walkways, exists and
entrances, and other common areas of Lots 1 and 2, Block One, Field Plaza Second
Addition as these areas may, from time to time be constructed, altered or modified.
However, at no time shall employees of establishments located on Lots 1 and 2,
Block One, Field Plaza Second Addition park their vehicles, while they are working, on a
lot not owned by the establishment that they work for without prior written consent from
the property owner were they wish to park. Such consent can be withheld without cause.
2. EASEMENT FOR SURFACE DRAINAGE
Blaine grants and conveys to each Lot, anon-exclusive easement, appurtenant to
Lots 1 and 2, Block One, Field Plaza Second Addition for the purpose of surface draining
any and all surface water runoff from Lots 1 and 2, Block One, Field Plaza Second
Addition over, upon and across the parking areas and spaces, driveways and access ways,
exits, entrances and holding ponds as they may exist from time to time upon the Lots. The
owner of each Lot agrees that no change of grade elevation or excavation shall be made to
the easement areas without the other Lot owners' consent, which consent shall not be
unreasonably withheld.
The owners of each Lot mutually promise to maintain the surface drainage areas
located on their respective Lots in good condition and repair.
3. EASEMENT FOR UTILITIES
Blaine grants and conveys to each Lot, anon-exclusive easement, appurtenant to •
Lots 1 and 2, Block One, Field Plaza Second Addition for the purpose of placing and
maintaining utilities for the benefit of Lots 1 and 2, Block One, Field Plaza Second
Addition as follows:
Blaine grants and conveys to each Lot a Sanitary Sewer easement legally
described in Exhibit A attached, for the purpose of placing and maintaining a sanitary
sewer line.
Blaine grants and conveys to each Lot a Storm Sewer easement legally described
in Exhibit B attached, for the purpose of placing and maintaining a storm sewer line.
The utility placement and maintenance shall not interfere with the enjoyment and
use of the particular Lot over with such utility is placed.
4. MAINTENANCE
The parties mutually covenant and agree to maintain in good condition and repair,
or cause to be maintained and kept in repair, the parking, driveways, signs, sanitary sewer
laterals and other common areas situated on their respective properties. The obligation of
the parties to maintain, repair and keep in repair the parking, driveways, signs, common
sanitary sewer, storm sewer and other common areas shall, without limiting the generality
thereof, include the following: •
14
r
• A. Maintaining the surfaces at such grades and levels that they may be used
and enjoyed as contiguous and homogeneous common areas and
maintaining the surfaces in a level, smooth and evenly-covered condition
with the type of surfacing material originally installed or of similar quality,
use and durability; and
B. Removing all papers, debris, snow, ice, filth and refuse and thoroughly
sweeping the areas to the extent reasonably necessary to keep these areas
in a neat, clean and orderly condition; and
C. Placing, keeping in repair, and replacing any necessary appropriate
directional signs, stripping markers and lines; and operating, keeping in
repair and replacing, when necessary, artificial lighting facilities as shall
be reasonably required; and
D. Maintaining any perimeter walls in good condition and state of repair; and
E. Maintaining all landscaped areas, making such replacements of shrubs and
other landscaping as is necessary, and keeping these areas at all times
adequately weeded fertilized and watered.
• 5. BARRIERS
Lots 1 and 2, Block One, Field Plaza Second Addition may erect curbs, fences and
landscaping between their parcels in order to define Lots 1 and 2, Block One, Field Plaza
Second Addition so long as said curbs, fences and landscaping do not detract from the
mutual and common parking and access rights of the other Lots or prevent, hinder or
interfere in any way with the drainage flow or with the free flow and passage of vehicular
and pedestrian traffic and parking over, to, from and between Lots 1 and 2, Block One,
Field Plaza Second Addition.
6. COMPLIANCE WITH LAWS AND REGULATIONS -INDEMNIFICATION
Lots 1 and 2, Block One, Field Plaza Second Addition covenant and agree, with
respect to their own properties, to comply with all laws, rules, regulations and
requirements of all public authorities, and to indemnify, defend and hold each other
harmless against all claims, demands, losses, damages, liabilities and expenses and all
suits, actions and judgments (including, but not limited to, costs and reasonable attorney's
fees) arising out of, or in any way related to, each Lot's failure to maintain their
respective properties in a safe condition. Lots 1 and 2, Block One, Field Plaza Second
Addition shall give prompt and timely notice of any claim made, or suit or action
commenced, against the other party which would in any way result in indemnification
under this Cross Easement Agreement.
7. MAINTENANCE EXPENSES
• Lots 1 and 2, Block One, Field Plaza Second Addition further covenant and agree
15
to pay the expense of maintaining and repairing the parking, ingress, egress and other
common areas situated on their respective parcels, including the payment of all real estate •
taxes and assessments, subject only to the right to defer payment in a manner provided by
law and/or in connection with a bonafide contest of such taxes or assessments, so long as
the rights of the other party shall not be jeopardized by the deferring of payment.
Lots 1 and 2, Block One, Field Plaza Second Addition further covenant and agree
to mutually pay each one half of the expense of maintaining and repairing the common
sanitary laterals, water mains, water hydrants and storm sewer laterals. The parties agree
that if upon maintaining or repairing the lines or equipment, it is found one of the party
was responsible for the damage or clogging of the line or equipment because of the type
of its discharge into the line, or any other reason, the party responsible for the damage or
clogging shall then pay 100% of the costs for such repair or maintenance.
Lots 1 and 2, Block One, Field Plaza Second Addition covenant and agree to each
pay one-half of the cost to repair the water retainage pond located on Lot 1. However Lot
1 shall be responsible to pay all the costs of regular maintenance of the pond i.e., mowing
grass, and picking up garbage.
8. DEFAULT
If there is a failure by the parties to perform, fulfill or observe any agreement
contained within this Cross Easement Agreement, to be performed, fulfilled or observed
by it, continuing for thirty (30) days, or in situations involving potential danger to the
health or safety of persons in, on or about or substantial deterioration of Lots 1 or 2, •
Block One, Field Plaza Second Addition or any portion or any part thereof, in each case
after written notice, the other party may, at its election, cure such failure or breach on
behalf of the defaulting party. Any amount which the party so electing shall expend for
such purpose, or which shall otherwise be due by either party to the other, shall be paid to
the party to whom due, on demand, without contest, upon delivery of its invoice, together
with interest at the lower of (1) the rate of twelve percent (12%) per annum, or (2) the
maximum rate permissible from time to time under applicable law, from the date of the
expenditure or the date when it shall have become due to the date of payment in full.
The provisions of this paragraph shall be in all respects subject and subordinate to the lien
of any mortgages or deeds of trust at any time or from time to time on the land of the
defaulting party and the rights of the holder or holders of any mortgages or deeds of trust.
9. COVENANTS RUNNING WITH LAND
The rights contained within this Cross Easement and Purchase Agreement shall
run with the land and inure to, and be for the benefit of, Blaine, Lots 1 and 2, Block One,
Field Plaza Second Addition their successors and assigns, and the tenants, sub-tenants,
licensees, concessionaires, mortgagees in possession, customers and business invitees of
such parties.
10. CONSTRUCTION
The rule of strict construction does not apply to this grant. This grant shall be •
16
given a reasonable construction so that the intention of the parties to convey a
• commercially usable right of enjoyment to the parties is carried out.
11. COVENANTS OF TITLE AND QUIET ENJOYMENT
Blaine warrants that it has good and indefeasible fee simple title to the easement
premises; that it has the full right and lawful authority to grant these easements and that
the Lots shall and may peaceably have, hold, and enjoy the easements.
12. NOTICE
Blaine's address is Blaine Rentals, LLC, 2511 County Road 74, St. Cloud,
Minnesota 56301.
Any party may provide written notice of a change of address. All notices shall be sent by
certified mail, return receipt requested, to the addresses provided for in this paragraph
and shall be deemed given when placed in the mail.
To indicate their consent to this Cross Easement Agreement, Blaine, or its' authorized
representatives or officers, have signed this document on the date first above written.
BLAINE RENTALS, LLC:
By
Its: Chief Manager
STATE OF MINNESOTA
COUNTY OF Stearns
On this day of , 2006, before me a Notary Public within and for said
County, personally appeared Thomas O'Brien to me known, who being by me duly sworn, did
say that he/she is the Chief Manager of BLAINE RENTALS, LLC., the limited liability company
named in the foregoing Cross Easement and Purchase Agreement instrument, and that said
instrument was signed on behalf of said company by authority of its Board of Governors and
said Thomas O'Brien acknowledged said instrument to be the free act and deed of said
company.
Notary Public
This instrument drafted by;
• Thomas O'Brien, Chief Manager
Box 284, St Cloud MN 56302
17
r
EXHIBIT "A"
LEGAL DESCRIPTIONS:
EASEMENT A (SANITARY SEWER)•
A 10.00 foot easement for utility purposes over, under and across the following described
property:
That part of Lots 1 and 2, Block One, FIELD PLAZA SECOND ADDITION, according to the
recorded plot and survey on record in the Office of the County Recorder, Wright County,
Minnesota. The center line of said easement is described as follows: Commencing at the most
southeasterly corner of said Lot 2; thence North 61 degrees 34 minutes 57 seconds West,
recorded bearing, along the South Line of said Lot 2, a distance of 124.49 feet, to the point of
beginning of a line hereinafter described as "Line A"; thence North 28 degrees 25 minutes 03
seconds East, along said "Line A", a distance of 15.44 feet to the beginning of the center line to
be described; thence North 61 degrees Ol minutes 44 seconds West, a distance of 241.46 feet;
thence North 38 degrees 21 minutes 26 seconds West, a distance of 24.45 feet, to a line
hereinafter described as "Line B", and said center line there terminating.
The side lines of said easement are to be prolonged or shortened to terminate at said "Line A"
and said "Line B".
C
"Line A" is described as commencing at the most southeasterly corner of Lot 2, Block One,
FIELD PLAZA SECOND ADDITION, according to the recorded plot and survey on record in
the Office of the County Recorder, Wright County, Minnesota; thence North 61 degrees 34
minutes 57 seconds West, recorded bearing, along the South Line of said Lot 2, a distance of
124.49 feet, to the beginning of said "Line A"; thence North 28 degrees 25 minutes 03 seconds
East, a distance of 20.44 feet, and said Line A" there terminating.
"Line B" is described as commencing at the most southeasterly corner of Lot 2, Block One,
FIELD PLAZA SECOND ADDITION, according to the recorded plot and survey on record in
the Office of the County Recorder, Wright County, Minnesota: thence North 61 degrees 34
minutes 57 seconds West, recorded bearing, along the South Line of said Lot Two, a distance of
388.40 feet, to the beginning of said "Line B"; thence North 28 degrees 25 minutes 03 seconds
East, a distance of 32.86 feet, and said "Line B" there terminating.
•
18
• EXHIBIT "B"
LEGAL DESCRIPTIONS:
EASEMENT B (STORM SEWER:
A 10.00 foot easement for utility purposes over, under and across the following described
property:
That part of Lot 1, Block One, FIELD PLAZA SECOND ADDITION, according to the recorded
plot and survey on record in the Office of the County Recorder, Wright County, Minnesota. The
center line of said easement is described as follows: Commencing at the most southeasterly
corner of Lot 2 Block One, FIELD PLAZA SECOND ADDITION, according to the recorded
plot and survey on record in the Office of the County Recorder, Wright County, Minnesota;
thence North 61 degrees 34 minutes 57 seconds West, recorded bearing, along the South Line of
said Lot 2, a distance of 456.87 feet; .thence North 28 degrees 25 minutes 03 seconds East, a
distance of 10.00 feet to the beginning of the center line to be described; thence North 43 degrees
49 minutes 17 seconds West, a distance of 109.80 feet; thence North 69 degrees 06 minutes Ol
seconds West, a distance of 8.05 feet, to a line hereinafter described as "Line C", and said center
line there terminating.
The side lines of said easement are to be prolonged or shortened to terminate at said "Line C"
and at a line which lies 10.00 feet northeasterly of, as measured at a right angle to, parallel with
and contiguous to, the South Line of said Lot l .
• "Line C" is described as commencing at the most southeasterly corner of Lot 2, Block One,
FIELD PLAZA SECOND ADDITION, according to the recorded plot and survey on record in
the Office of the County Recorder, Wright County, Minnesota; thence North 61 degrees 34
minutes 57 seconds West, recorded bearing, along the South Line of said Lot 2, a distance of
559.81 feet, to the beginning of said "Line C'; thence North 15 degrees 39 minutes .37 seconds
East, a distance of 48.54 feet, and said "Line C there terminating.
•
19
City of Albertville
Notice of Public Hearing •
Preliminary Plat, Final Plat
NOTICE IS HEREBY GIVEN that the Albertville Planning & Zoning Commission will
hold a public hearing at 7:00 p.m. on Tuesday, January 9, 2007 at the Albertville City Hall
located at 5959 Main Avenue N.E. to take public comment concerning the proposed Case
No. 2006-22 known as Field Plaza for Preliminary Plat and Final Plat review as follows:
Legal Description: Lot 2, Block 1-Field Plaza Addition
Property Identification Number: 101-108-001020
Property Address: to be determined
All interested persons are invited to attend the meeting and will be afforded the
opportunity to voice an opinion during the public hearing.
Bridget Miller
Albertville City Clerk
•
•
C:~naclClients~Albertville~PC Packet Tan O'7~PH -Preliminary Plat -Final Plat (Field Plaza - 2).doc
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