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HomeMy WebLinkAbout1998-03-17 NAC Planning Report�'. NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH III I .. I . . - tg TO: Tom Melena FROM: Bob Kirmis / Scott Richards DATE: 17 March 1998 RE: oak Park Heights - Stillwater Ford: Rezoning and Preliminary /Final Plat FILE N0: 798.02 a 97-13 Background In response to a proposed realignment of Both 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 80th Street (Neal Avenue) realignment will have the effect of splitting the existing 17.9 acre dealership property located south of Highway 30 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 ± �-5,50o 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 5 5 4 1 6 !eV••n�.w�= .+a�+...y.w -�...= .�.- �.��ra�wk �MYA1. �' r++ia _- _ _ �...... -... :....'= Jy++�.a.M� -Y � - -__— _ ��'v ^K�C+w^�sM+sr. -doL� — .-- _ ___ ____ __....._�_ ��'r- . —... a5 - PHONE 6 1 2- 595 -9636 FAX 6 1 2- 595 -9837 E -MAIL. NAC@ WINTERNET.COM Rezonin 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 o, open Space Conservation zoning classification to a B--2, General Business designation. such rezonin g 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 P oses Plan. As a result, our office recommends approval of the rezoning of the ± 83 feet of the subject property from o, opep space Conservation to B -2, General Business. I. 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). 6 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 accordance with City Subdivision Ordinance requirements, an 80 foot wide right -of -way 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 'loo 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 p art 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 BW2 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 P reliminary /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. Accordin g Y to the City's subdivision Ordinance, the city may require cash donations in lieu of ark land dedication. specifically, a donation of $1,750 per acre of buildable land is P .,. 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. f` The requested rezoning of the eastern + 88 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 o, 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 S1 ci s -55, v LL 01 I)NO ....... 65 oD I i i� E 1. , ' ^K � _ f `i _ � r r f � ! r' YI r r ! [ � t � �. kk 41 WJ Li I rk I L f t ,.I' E � � � 1 , .: � � � •+ � �. --�y 1-71 z 0 0 LLI U) I� t � t -:-tea I �� t f E l K LL111 I Q Ilk S L-, 's V) LLI z z w V) T 0 LU . . . . . .... .... EXHIBIT A -SITE LOCATION- SITE KEAN -em 2k 0- S74LO 6CH '--- ' EXHIBIT B-DETAILED SITELOCAT> 0 C7 `a1' 1 1 1 � i I 1 1 1 I 1 ' ir+ � ! 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