2003-12-04 Final Plat Review
.
N O. R T H W; EST AS. $ Q. C I; AT E. D C Q. N. $. U 1..14 Ni T $, INC..
5775 Wayzata Boulevard, Suite 555. St. louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Albertville Planning Commission
FROM: Michael Darrow / Alan Brixus
DATE: December 4, 2003
RE: Albertville - The Shoppes at Towne Lakes 1- Final Plat
NAC FILE: 163.06 - 03.21
BACKGROUND
Contractors Property Developers Company (CPDC) is requesting final plat approval for
The Shoppes at Towne Lake 1. The expressed intention of these applications would be
for the commercial build out of Lot 1, Block 1 and Outlot E, located between County
Road 19 and Langford Drive within the Towne Lakes subdivision.
The Shoppes at Towne Lake 1 was granted PUD preliminary plat approval on
November 4th, 2003. Review of the final plat is based on the PUD preliminary plat and
the City's subdivision and zoning standards.
Attachments:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E.
Exhibit F:
Exhibit G:
Exhibit H:
PUD Preliminary Plat Map
Final Plat Map
Final Grading Plan
Final Sanitary Sewer and Watermain Plan
Final Storm Sewer Plan
Street Construction Plan
Profiles/Details
Final Landscaping Plan
RECOMMENDATION
After receiving confirmation from the developer regarding the status of specific portions
of the submitted plans, staff recommends approval of the final plat for The Shoppes at
Towne Lake 1. This recommendation is based on the findings made in this report and
review of the attached plans. The final plat is consistent with the approved preliminary
plat and therefore, staff recommends approval of the final plat subject to the following
conditions:
1. Developer enter into a development contract with the City that addresses the
conditions outlined in this report and those identified in the findings approved on
November 4, 2003.
2. Subject to the comments of the City Engineer.
FINAL PLAT ANALYSIS
Performance Standards. The lot, block, and street design illustrated on the proposed
final plat are consistent with the PUD preliminary plat submission, which was approved
on November 4,2003. The proposal is consistent with performance standards for
properties established as part of PUD zoning and site plans.
Lots and Blocks. The overall plan consists of 6 lots. The overall lot design is intended
to be an integrated shopping area that will provide shared parking and access
arrangements. As part of final approval, the developer shifted the access of Lot 1
further south to align with the access drive to Lot 2. Additionally, Outlot A of the
preliminary plat was eliminated and combined with adjoining Lot 1. Lot 3 and 4 have
been adjusted to align with each other.
Streets. Access between the public streets of Lake Town Drive, Linwood Drive, and
Langford Drive are intended to be provided through a system of private streets that will
serve the commercial areas. A private street system is allowed through the
establishment of a planned unit development. All private streets shall be 28 feet in
width.
As part of Preliminary Plat approval, access from the Outlets of Albertville must be
designed in a manner that will insure one-way north-bound traffic entering the site from
the Outlets of Albertville. Preliminary plat approval was granted and all conditions have
been met with regards to street width and right-of-way however, the drive proposed to
be named Langford Drive must be changed to Linwood Drive. Additionally, the
applicant must address with truck maneuvering templates, how truck circulation for
delivery of goods will occur for Lots 1,2,3, and 4.
Landscaping. CPDC submitted a preliminary landscape and lighting plan. The plan
illustrated a fairly generous landscape plan with CPDC responsibility being the tree
planting within the street boulevards. The preliminary plat indicated 63 over story
plantings. The final landscaping plan identifies 62 over story plantings and include
Imperial Honeylocust, Autumn Blaze Maple, and Fallgold Ash. These trees are
intended to be 2.5 to 4 inches balled and burlapped. The tree list is consistent with the
tree list established in the City's Zoning Ordinance.
,.
The applicant has also provided an illustrative landscape plan for the individual lots,
however, as claimed on their landscape plan, all plantings and street lighting shown as
screened or gray lines are for illustrative purposes only and are subject to change as
the site plans for individual buildings are developed.
The development agreement must identify the timing for full installation of all
landscaping.
Grading and Drainage. The final grading and drainage plans are subject to the review
of the City Engineer.
Easements. All easements are subject to the review of the City Engineer related to
location and size. The easements identified on the final plat appear to be consistent
with the preliminary plat and Albertville Subdivision Ordinance.
Development Agreement. The applicant shall enter into a development agreement
associated with the final plat approval.
CONCLUSION
After review of the applicant's submittal, staff recommends approval of the final plat for
The Shoppes at Towne Lakes 1. This recommendation is based on the findings made
in this report, subject to the conditions herein, and to the comments made by the City
Engineer.
pc: Jon Sutherland
Mike Couri
Mike Waldo
Dave Hempel
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