HomeMy WebLinkAbout1998-03-17 Planning Report ^^ �-� 12
`' NORTHWEST ASSOCIA I-D CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM: Bob Kirmis / Scott Richards
DATE: 17 March 1998
RE: Oak Park Heights - Stillwater Ford: Rezoning and
Preliminary /Final Plat
FILE NO: 798.02 - 97.13
•
EXECUTIVE SUMMARY
Background
In response to a proposed realignment of 60th Street by the Minnesota Department of
Transportation, Mr. Dennis Hecker of Stillwater Ford is requesting simultaneous
preliminary and final plat approval of a three lot subdivision entitled "Jacob Addition ". The
proposed 60th Street (Neal Avenue) realignment will have the effect of splitting the existing
17.9 acre dealership property located south of Highway 36 and west of Norell Avenue into
eastern and western halves.
•
In addition to the requested preliminary /final plat approval, the applicant has also
requested the rezoning of a ± 35,500 square foot portion of Lot 1, Block 1 (eastern 83 feet)
from 0, Open Space to B -2, General Business. The + 35,500 square foot area in question
was recently purchased and combined with the dealership property but was never rezoned
to reflect its use.
Attached for reference:
Exhibit A: Site Location
Exhibit B: Detailed Site Location
Exhibit C: Preliminary Plat
,--. Exhibit D: Final Plat
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 6 1 2- 595 -9636 FAX 6 1 2- 595 -9837 E -MAIL NAC@ WINTERNET.COM
ISSUES
Rezoning
As mentioned previously, the eastern 83 feet of the subject site was recently purchased
and added to the dealership property. While such minor subdivision was processed and
approved in accordance with City subdivision regulations, the property was inadvertently
never rezoned to reflect its use. Thus, the rezoning of the property to a B -2, General
Business zoning designation is necessary.
Rezoning Evaluation Criteria. Section 401.16.A.5 of the Zoning Ordinance directs the
City Council to consider the possible adverse effects of proposed amendments
(rezonings). Their judgement must be based upon (but not limited to) the following factors:
1. Relationship to the municipal Comprehensive Plan.
2. The geographic area involved.
3. Whether such use will tend to or actually depreciate the area in which it is
proposed.
4. The character of the surrounding area.
5. The demonstrated need for such use.
In the Winter of 1995, the City approved a rezoning of Stillwater Ford from an 0, Open
Space Conservation zoning classification to a B -2, General Business designation. Such
rezoning was based on a finding that the preceding evaluation criteria had been satisfied.
The requested rezoning of the eastern 83 feet of the site in question is considered to be
somewhat of a "housekeeping" matter as the property is currently used for commercial
purposes (consistent with B -2 zoning) and is designated as such in the Comprehensive
Plan. As a result, our office recommends approval of the rezoning of the ± 83 feet of the
subject property from 0, Open Space Conservation to B -2, General Business.
Subdivision
Neal Avenue (Realigned 60th Street). In the City's 1995 consideration of the Stillwater
Ford rezoning request, it was stipulated that the property in question would need to be
subdivided at such time when the Minnesota Department of Transportation (MnDOT)
determined the desired alignment of the street. With the desired street alignment being
determined, formal subdivision of the property is now being requested (to accommodate
the Neal Avenue right -of -way).
2
As shown on attached Exhibit B (Street Plan), the proposed alignment of Neal Avenue is
consistent with the alignment depicted upon the submitted preliminary /final plat. In
Subdivision Ordinance re
accordance with City S requirements, an 80 foot wide right -of -way q
width has been provided for the street (applicable to collector streets).
Lots. Within B -2 Zoning Districts, a minimum lot size of 15,000 square feet and minimum
width of 100 feet is required. As shown below, all proposed lots significantly exceed
minimum B -2 District lot requirements.
Proposed Area Proposed Width
Lot 1, Block 1 340,260 square feet + 950 feet
Lot 1, Block 2 50,000 square feet + 270 feet
Lot 2, Block 2 158,027 square feet + 350 feet
Setbacks. As part of the consideration of the proposed subdivision, all attempts possible
should be made to avoid the creation of setback non - conformities. All existing structures
associated with the automobile dealership have been found to meet applicable B -2 District
setback requirements.
Easements. As required by ordinance, ten foot wide utility easements have been placed
along lot lines. Additionally, a 30 foot wide NSP easement is shown to bisect the property
in an east/west fashion.
As a condition of preliminary/final plat approval, the City Engineer should provide comment
and recommendation in regard to easement acceptability and the need for any additional
easements.
Park Dedication. The proposed subdivision does not include any park land dedication.
According to the City's Subdivision Ordinance, the City may require cash donations in lieu
of park land dedication. Specifically, a donation of $1,750 per acre of buildable land is
required for commercial and industrial developments. Specific park dedication
requirements should be subject to the recommendation of the City Engineer (to determine
buildable land vs. stormwater area) and the Park Commission. Ultimate park dedication
requirements must be determined by the City Council
Grading and Drainage. The submitted preliminary plat (Exhibit C) illustrates grade
elevations and methods used to manage storm water runoff (i.e., storm water retention
ponds). The City Engineer should provide comment and recommendation in regard to site
grading and drainage issues.
3
Utilities. The City Engineer should provide comment and recommendation in regard to
property utility issues.
Development Agreement. The City Attorney should provide comment and
recommendation as to the need for the applicant to enter into a development agreement
with the City and any necessary security requirements.
RECOMMENDATION
The requested rezoning of the eastern ± 83 feet of the proposed subdivision is considered
a housekeeping matter as the property is in fact being used for commercial purposes (as
is part of the automobile dealership). As a result, our office recommends approval of the
requested rezoning of the land in question from 0, Open Space Conservation to B -2,
General Business.
Based on the preceding review, our office also recommends approval of the Jacob
Addition preliminary /final plat subject to the following conditions:
1. The City Engineer provide comment and recommendation in regard to easement
establishment acceptability.
2. The Park Commission provide recommendation and the City Council determine
appropriate park dedication requirements.
3. The City Engineer provide comment and recommendation in regard to drainage and
utility issues and buildable land area (eligible for park dedication).
4. The City Attorney provide recommendation as to the need for the applicant to enter
into a development agreement with the City and any necessary security
requirements.
5. Comments of other City staff.
pc: Mayor and City Council
Mark Vierling
Joe Anderlik
Dennis Hecker
4
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LEGEND: JACOB ADDITION
Orientation of this bearing system
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SHEET 2
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SURVEY OF:
PARCEL t Pr
rt t eliminary Plat for: JACOB ADDITION
!he east 350 00 feet of Ine ha,- S, 21 feet of the Noheas
- Ronde 29 ...rm., 1 cyan COte, V anesota
PARC, 2
:hat part a/ tne north 80 55 le, ot fee Northeast Quarter of OWNERS:
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,ho Northeast Guar.' ar Secron 5 - ow,,o 29. Bonge 20
er-shington Count, w 've, easte, ot the. center.,
EXCEPT thot port trweof as Pest,. as tot."
Yi that po ot the A.', I. za C.v." cl Seetten 6.
LOT SUMMARY: ,' 8
described as foilows Beqorn eg rt a oa, di tn. north n ,
line Ihereof sopa post oesq 4.:5 feel west al tne
L., 1 B.Ock 2 50.900 sorsre ,er :: :r., /
Roo, 23' C9C ss.ore fr, 1 3 6
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H.,—,. Nurrber 212: the har,easter, and easter, alone , •
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EXCFPTING erist, h■rlhe, , 9 , Of woY „
PORCEL 3
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MINIMUM LOT REQUIREMENTS
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LEGEND:
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unDOr P, Pla P se 52 „, .' . C.iNSERVATION OS I ft•C T Z•ITI /5 ' '.., D
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(ROBERT BRACKET) 'R'E ---- - - - 'a•''''''' :' i ------"------ . I OAPIOA'). ,N `1
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7., Denotes ars wet, — Denotes c.ra ' NOTES: \
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EXHIBIT D - FINAL PLAT
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