HomeMy WebLinkAbout2000-12-07 NAC Planning ReportCONSULTANTS, 'NORTHWEST ASSOCIATED
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 5541
Telephone: 952.595.9636 Facsimile: 952.695.9837 nae ao internet.cor
TO: Tom Melena
FROM: Jason Lindahl l Scott Richards
DATE: December 7, 2000
RE: oak Park Heights -- Jacob 2nd Addition Preliminary and Final Plat
FILE: 798.02 - 00.15
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The applicant, Jacob Holdings of Stillwater, LLC, is requesting preliminary and final plat
approval for the property known as Lot 2, Block 2, Jacob Addition. This property was
originally platted in 1998 as Jacob Addition. In 1999, the owner obtained adjacent
parcels from the Minnesota Department of Transportation. The applicant wishes to
create Jacob 2nd Addition with two lots for commercial development.
The subdivision of this site is complicated by an existing Northern States Power
easement and a drainage pond easement. No structure may be built within the
easements. As a result, development is limited to the northern half of the property.
This limitation necessitates that Lot 2 have a long access from Neal Avenue North to
the development footprint in the rear of the lot.
Attached for Reference:
Exhibit A: Preliminary & Final Plat Dated October 18, 2000
ANALYSIS
The subject property's guided land use designation and zoning are consistent for
commercial development. The City's Comprehensive Plan guides the property for
commercial use. In addition, the site is surrounded by land uses which are compatible
with commercial activity. The property in question is surrounded by commercial uses to
the north, south, and east and Highway 5 to the west. Finally, the subject property is
zoned B -2, General Business District. This district allows both permitted and conditional
use commercial activity.
Conformance with Design and Layout Principals. Both Lots 1 and 2, as proposed,
are in conformance with the Area and Building Size regulations for properties in the B -2
District as outlined in Section 401.15.0.2 of the zoning ordinance. These
requirements, along with the standards for the proposed lots, are illustrated in the chart
below.
Area and Building Regulations for Properties in the B -2 District
Categor y
standard
Lot 1
Lot 2
Status
Lot Area
1 5,000 Sq. Ft.
59, 313
( 1.36 Acres )
174,793 Sq . Ft.
(4.01 Acres
Compliant
Lot Width
100 Feet
245 Feet
100 Feet
Compliant
Build Height
35 Feet
NIA
NIA
NIA
Despite the conformity of these lots, the applicant should make two revisions to the plat.
First, the applicant should shift the side lot line of Lot Two at least 2.53 feet to the south
at the street right -of -way to allow Lot 1 to have 250 feet of frontage on Neal Avenue
North. This will allow Lot 1 the frontage required for two potential access points.
Second, the applicant should plat Outlot A, which consists entirely of a drainage and
easement, as part of Lot 2. According to the City Attorney, this will protect the City
from the possibility that outlot A could revert to City ownership. The applicant has
agreed to these revisions.
Easements. The applicant has indicated the need to adjust the existing drainage and
utility easement on outlot A. The applicant has requested that the existing easement
be vacated and replaced with the new easement shown on the preliminary plat. The
new easement along with outlot A will become part of Lot 2, Block 2, Jacob 2nd
Addition.
Access. Both lots will have access and utilities from Neal Avenue North. The access
to Lot 2 will be located directly opposite the northern access to the Oak Park Ponds
shopping center. The applicant envisions two access points for Lot 1. These curbs cut
must be at least 40 feet from one another. The position of the accesses and the
installation of all utilities shall be subject to the review and approval of the City Engineer.
Parr Dedication. subdivision of this property does not require park dedication. The
applicable park dedication fee was paid as part of the previous plat.
2
Staff recommends approval of the preliminary and final plat of Jacob 2nd Addition. This
recommendation is based on the findings contained in this report and subject to the
conditions listed below.
1. The applicant shall shift the side lot line of Lot 2 to the south at the street right -of-
way to allow Lot 1 to have at least 250 feet of frontage on Neal Avenue North.
2. The applicant should plat outlot A as part of Lot 2.
3. The drainage and utility easement of Jacobs Addition be vacated and replaced
with the easement indicated on the preliminary plat.
4. All access points and utilities shall be subject to the review and approval of the
City Engineer.
PC: Kris Danielson
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