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HomeMy WebLinkAbout2013-10-28 PACKET 06.1.STAFF REPORT CASE: PP13 -032 ITEM: 6.1 PUBLIC MEETING DATE: 10/28/13 TENTATIVE COUNCIL REVIEW DATE: 11/20/13 APPLICATION APPLICANT: PHS /Cottage Grove, Inc. REQUEST: A preliminary plat named PHS /Cottage Grove 2nd Addition, which creates two commercial lots and one outlot. SITE DATA LOCATION: ZONING: CONTIGUOUS LAND USE: NORTH EAST: SOUTH WEST: SIZE: DENSITY: Generally located south of 80th Street and west of Hadley Avenue B -2, Retail Business Commercial Park Residential Residential /Senior Housing RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825 or 0 burbank(@cottage- grove.org G: \CITYFILES \13 CITYFILES \032PP PHS Cottage Grove 2nd Addition 2013 -10 -28 \Planning \PP13 -032 PHS Cottage Grove 2nd Addition SR cover 2013-10 - 28.docx Preliminary Planning Staff Report PHS /Cottage Grove 2nd Addition Preliminary & Final Plats Planning Case No. PP2013 -032 and FP2013 -032 October 28, 2013 Proposal PHS /Cottage Grove, Inc. has applied for a preliminary plat creating two commercial lots and one outlot from a parcel of land that is approximately 7.7 acres in size at Norris Marketplace, which is generally located south of 80th Street and west of Hadley Avenue. A retail building is proposed to be constructed on Lot 1, which is 1.67 acres in size. Below are the location map of the proposed plat, the existing condition detail, and the proposed preliminary plat. Y i pF Y 9�� a •. .t y ` Existing Conditions PHS /Cottage Grove 2nd Addition Planning Staff Report — PP2013 -032 and FP2013 -033 October 28, 2013 Page 2 of 11 {/YLYNITY MAP tIt t / .IY 4 /t Ar +WNNN Sp1M1�� NwN // �• �• .WN i�µM C+ V rA�b. tii FW+14I nWh MKNk ` \ .` a VIf % ms,, to d 6 4 �.e:r• mew .� 1.) to ep 16th � r \ ats nnss - kro ne �nl/ ,Eg T7..7 i ..v p M \ vL / / vIiVVL nvv. q GO V yq � t .lb ,�'� It y o coca. I e ed� Ir m nA, Ym .nn n••� Im I••.mm n t isld.�� 6/ � m nn us eoaml, ms Iq 0 0 1 mine rYI..xNHle rNM =' nxmwm m mx nlmly n.nm x n.,u m n.l i]Y .pnlall Po .! Kt i. q.b I, el rr.IMa PY`/ fA(iMC W v1E. Pc. MM M GoIIrM G nm n � V , 'a4YC IeY7 N 3]YU'iY'N. lCNE I IVtn � t01EET Preliminary Plat Background Pending Applications The proposed application is related to Planning Case SP013 -031, which is the site plan review for the new 13,000 square foot G -Will Liquor store. The action of that case is dependent on the action for this application. The Planning Commission will only be asked to make recommenda- tions on the preliminary plat and the site plan review; the City Council will take action on those applications plus the final plat application. The EDA will be reviewing the items related to the development agreement amendment prior to Council review. PHS /Cottage Grove 2nd Addition Planning Staff Report — PP2013 -032 and FP2013 -033 October 28, 2013 Page 3 of 11 Site Conditions The site is currently vacant and has been since the redevelopment of the parent property for the Norris Square Senior Housing project in 2007. The parent parcel property is surrounded by commercial and single family land uses. With the exception of a few complaints about dust and weeds on the undeveloped parcel, the coexistence of the two different land uses is unre- markable. Planning Considerations Existing Planned Development Overlay Site Plan The site is part of an approved Planned Development Overlay (PDO). The approval includes approval for 33,600 square feet of retail and restaurant space and preliminary zoning approval of a 36,000 square foot two -story medical /office building and 4,600 square feet for a stand -alone restaurant. The approved Master Site Plan is shown below. Z a,� c POO Master Plan Proposed Development Plan Rademacher Companies is requesting site plan approval to construct a 13,000 square foot retail building on the northeast corner of the site (Planning Case SP2013 -031). This is the former location of the BP gas station and Goodyear automotive buildings. PHS /Cottage Grove 2nd Addition Planning Staff Report— PP2013 -032 and FP2013 -033 October 28, 2013 Page 4 of 11 SM STREET .r-?.. oHmoseu m�ana �' I kL g�ikf 4.: I 1. Z 1, i Site Plan Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this property with a commercial land use designation. The proposed plat is consistent with that designation. Zoning This parcel is currently zoned Retail Business District (B -2) with a Planned Development Over- lay (PDO). The proposed plat is consistent with that zoning designation. Ordinance Requirements City Code Title 10 establishes subdivision requirements within the City. The material submitted with the plat is in conformance with the required standards. Separation of ownership of the different components of the approved overlay plan requires the platting of the property for con- veyance purposes. Traffic /Access The plat includes public frontage and access connections to 80th Street and Hadley Avenue. The existing traffic study for the PDO was reviewed and updated based on the proposed use, PHS /Cottage Grove 2nd Addition Planning Staff Report— PP2013 -032 and FP2013 -033 October 28, 2013 Page 5 of 11 the site design, and the access location and spacing to the intersection. No issues or level of service problems were identified. Description Sketch for: RADEMACI-IER COMPANIES 0 4 a 0 n 9°' (� Is a n v r r S r ,a� r n G r Cross Access Easement Detail Park Dedication /Open Space As a component of the original PDO approval, park dedication was approched in two ways. The first portion included the creation of a privately owned public open space area on the corner of 80th Street and Hadley Avenue to serve the needs of the general public and the residents, tenants, customers, and visitors to the site. A copy of the 2006 draft plaza design and the latest 2013 design are shown below. The plaza will be improved with streetscape features including colored concrete, ornamental benches, landscaping, banners, and City supplied light standards (applicant purchase). The final plaza and streetscape design will be approved by the Community Development Department. PHS /Cottage Grove 2nd Addition Planning Staff Report — PP2013 -032 and FP2013 -033 October 28, 2013 Page 6 of 11 2006 Draft Plaza Design LAWN OPEN SPACE PHSICottage Grove 2nd Addition Planning Staff Report— PP2013 -032 and FP2013 -033 October 28, 2013 Page 7 of 11 The applicant will be installing the landscaping in the plaza and the streetscape along 80th Street and Hadley Avenues adjacent to the plat. A temporary irrigation and maintenance arrangement is being made with the new G -Will owners, until such time as the balance of the site develops further. STREETSCAPE EXAMPLE The second portion of the approval was the requirement of cash in lieu of land dedication in the amount of 4 percent of the 7.7 -acre undeveloped land value. It is recommended that the dedica- tion calculation be based on the 1.67 -acre parcel being created with these applications, and that the balance would be collected upon future development of the parent parcel. The park dedica- tion fee of $22 dollars related to the subdivision will be required to be paid prior to the release of the plat for recording. The plaza outlot will be dedicated to the City or included under a public access and trailway easement. Grading Based on the previous redevelopment on the site, minimal grading is required. The final grading will be required to be in conformance with the site's master grading plan, which is attached. .................. rr.:a•....�: _'— ._ 1 � A 1 r l : qq , 1 , Grading Plan PHS /Cottage Grove 2nd Addition Planning Staff Report — PP2013 -032 and FP2013 -033 October 28, 2013 Page 8 of 11 Y M1 ti�.. Yrl r. +1 tt J 5, '1 �Jr � S �.::yf�•:.. -.. _ $ ��..._ PDQ Site master Grading Plan Surface Water Management No outlots will be required to be platted for public stormwater ponding purposes. The City Engi- neer has confirmed that the ponding created on the PDO site as a component of the initial site development was adequately designed to accommodate the water volume, rate, and quality management required for this project. Runoff is handled through a series of ponds and rain gar- den infiltration basins on the south side of the site. A benefit of the redevelopment accomplished through this PDO was that it increased the overall green space on the site compared to the old Cottage Square Shopping Center, and the management of the storm water runoff from the site was drastically improved from previous levels. PHS /Cottage Grove 2nd Addition Planning Staff Report— PP2013 -032 and FP2013 -033 October 28, 2013 Page 9 of 11 Utilities The subject property is within the Metropolitan Urban Service Area (MUSA). The current sani- tary sewer and water services are served from City utility lines located north of the site in 80th Street. Easements are required over all public utilities. Below is the proposed utility plan. Ix 607H SWMT VE : ' — r MEW i ��"45Cb rx<w:m eeur�a Wes I / Utility Plan Area Charges The subdivision or development of commercial properties within the community triggers the re- quirement for payment of area charges. For the 1.67 -acre portion of the subdivision, the required area charges are detailed in the table below. The area charges on the balance of the property will be required at the time of additional subdivision or development of the property. AREA CHARGE ACREAGE RATE /ACRE CALCULATED FEE Water 1.67 $2,996.00 $5,000.32 Sanitary 1.67 $1,905 $3,181.00 Storm 1.67 $9,143 $15,268.81 Total $23,4 50.13 PHS /Cottage Grove 2nd Addition Planning Staff Report— PP2013 -032 and FP2013 -033 October 28, 2013 Page 10 of 11 The area charges, connection charges, park dedication and related development fees and charges will be added to the building permit fee for the developing parcel. Public Hearing Notices A public hearing notice was published in the South Washington County Bulletin on October 16, 2013. Public meeting notices were mailed to the 69 property owners who are within 500 feet of the property on October 16, 2013. Summary A. The proposed use is compliant with the City's Comprehensive Plan. B. The proposed use is permitted under the current zoning classification and overlay for the property. C. The proposed development can be served by public utilities. D. The surface water management for the project meets State, Watershed District, and City performance standards. E. The proposed plat is in compliance with the approved site master plan for the PDO. F. The parkland dedication requirements triggered by the subdivision will be met via the dedica- tion of an easement for public access to the common plaza related to the plat, and a cash dedication amount of $22,551. G. Additional park dedication and area charges will be required based on the additional subdivi- sion or development of the parent parcel. H. The revised traffic study did not identify any negative impacts from the proposed plat or use. I. The revised traffic study did not identify any negative impacts from the proposed relocation of the drive entrance on Hadley Avenue. Recommendation That the Planning Commission recommend that the City Council approve the preliminary plat creating two commercial lots and one outlot from a parcel of land that is approximately 7.7 acres in size at Norris Marketplace, which is generally located south of 80th Street and west of Hadley Avenue. Approval of the plat is subject to the following conditions: 1. The plat shall be modified to reflect any changes required by the City Council prior to release of the plat for recording. 2. The final plat shall include any drainage and utility easements required by the City Engineer. PHS /Cottage Grove 2nd Addition Planning Staff Report— PP2013 -032 and FP2013 -033 October 28, 2013 Page 11 of 11 3. The applicant is required to comply with the recommendations cited in the engineering memorandum dated September 19, 2013 from Ryan Burfeind. 4. The applicant shall submit the final design for the plaza and area streetscape plan, a con- struction schedule, and financial guarantee to the Community Development Department prior to the issuance of a building permit for the site. 5. Installation of landscaping and plaza improvements related to the PDO for the site shall occur in a timely fashion and be consistent with the approved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as re- quired by City ordinance. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 6. An easement for public access and trailway purposes over the Plaza outlot shall be recorded by the Applicant. 7. All cross access, parking, landscaping, irrigation, and snow storage easementslagree- ments between the parent parcel and the development parcel shall be recorded with Washington County prior to the release of any building permit in the plat. 8. The final plat shall be approved and recorded prior to any building permit being issued for the property. 9. The area charges and related development fees and charges shall be paid to the City prior to the release of the plat for recording with Washington County. Prepared by: John M Burbank, AICP Senior Planner PHS / COTTAGE GROVE 2ND ADE P �m no sc OTA \s y, 58 \ 0 y / / /,�,'° a ad msn �. pJ SdN Foe — \ \ J y/� ~/ ` ` fir " lam• ,nF` u e ' \ �' ° �v - - ��or o� r �r; 1 � e Ooy'E 3 4 4 .1 g 3 Q F „e s/6 mm 1,y r6o.l, � 1 N69'n5J /'W /8116 _ \ SdH Rad U\ qn \ \ me C> N84 3B'52T \ N36 33 gg'� 25.00 s4 �7 / v\� /\ vL vl \ v v L_ 1, v \\ \ so\ / U No L. t_ v :> r � CD � 0 0enoles 1/2 Inch by 16 Inch Iron pipe With plastic cap inscribed RLS 15460, which hos been set ar w111 be set In accordance with MIS 505.021. Subd. IG, unless otherwise noted. • Genolas found 1/2 Inch Iran pipe, unless oth.l.e noted. WlentallM of this bc.dn, system Is b.sed on the southerly line of Lot 2, block I, of recorded PHIS/ COTTAGE GROVE, INC., whfah N assumed to have a bearing of S52 °45'29 "W. / lV T _ Z % C`l `u.rnar`\ E 1 °Qy ol N� C7 at .,f AQy d C7 C7 \ 60 0 60 120 SCALE IN FEET SCALE' I INCH = 60 FEET CD � 0 0enoles 1/2 Inch by 16 Inch Iron pipe With plastic cap inscribed RLS 15460, which hos been set ar w111 be set In accordance with MIS 505.021. Subd. IG, unless otherwise noted. • Genolas found 1/2 Inch Iran pipe, unless oth.l.e noted. WlentallM of this bc.dn, system Is b.sed on the southerly line of Lot 2, block I, of recorded PHIS/ COTTAGE GROVE, INC., whfah N assumed to have a bearing of S52 °45'29 "W.