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Home My WebLink About2013-11-06 PACKET 08.B.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 11 /06/13 • PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR *************�****��***********�**************** COUNCIL ACTION REQUEST Consider approving with conditions the preliminary plat to be known as PHS/Cottage Grove Inc. 2" Addition creating two commercial lots and one outlot. Consider approving with the final plat to be known as PHS/Cottage Grove Inc. 2" Addition creating two commercial lots and one outlot. STAFF RECOMMENDATION Adopt a resolution approving with conditions the preliminary plat to be known as PHS/Cottage Grove Inc. 2 Addition. Adopt a resolution approving the final plat to be known as PHS/Cottage Grove Inc. 2" Addition creating two commercial lots and one outlot. ADVISORY COMMISSION ACTION: DATE REVIEWED APPROVED DENIED � PLANNING 10/28/13 ❑ � ❑ SUPPORTING DOCUMENTS � MEMO/LETTER: Memo from John M. Burbank dated 10/31/13 � RESOLUTION: Draft 1 Preliminary plat Draft 2 Final Plat ❑ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Excerpt from unapproved 10/28/13 Planning Commission meeting 8X10 PLAN- Preliminary Plat 8X10 PLAN-Final Plat ADMINISTRATOR'S COMMENTS � z. r City Administrator Date *�********************************************** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage � Grove � Pride andPr�sperity Meet TO: Mayor and Members of the City Council Ryan Schroeder, City Administrator FROM: John M. Burbank, Senior Planner DATE: October 31, 2013 RE: PHS/Cottage Grove Inc. 2� Addition 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 1.641 acres in size. Below are the location map of the proposed plat, the existing condition detail, and the proposed preliminary plat. Location Map Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2� Addition PP13-032 November 6th, 2013 Page 2 of 11 wa��rr fv -� } �•'�� ii� �i .. � ar m:n ::�rt�•• � i \J / // ' '\ `;�;��'� � /� \ �/ � v � / iiu �� // �,� �� za :i �� J �/ ^jJr rJ � �/\ / \ i� \ Z `. �~ F:S :l^..56 `fi1 \ ' 0 d ,� ` ��6 ;1 ;- i ^ ,� : ' ',:, ��` �� o, n �� n ± '�� i .1 C .'. �X�� u��5 ,.r: �.�.��;� � � ' � Q 'f 0 • p � r ;i .• / j ` } G �}," 57 �� , fy /� t �� J� � j,:� ��° ;� �; , " a GN ,�•i` °1 - ;_ •�..�, . . � ti�� \ \ : Sti �� \\ t' �� — � �' . �� a , �� <' '' �4^ E+. �" \ �� :�i^ "�.�?, \ - . <S': q�.. \ , in ,. �`, �. "4;� � , ��,�:�, :::�,: •: � ; \ �, � ��,� •-ti, . �,-- � �., S QS'1/�ly! C) I 6t.�5 \ � �SY,, Ha.•�xsa•r\ 'b trria � � ( ��,- 4 S I'F6 'S i �'/� � \ t'� �. 0 a \� d� �� 4 i V �.�. �\� rs 1 � M 0 � \ , / �y�. \�,\ / �`�l7;� /� ��vti h�vi-,� vii iiv��.. � o\ / \ " it 4 � l: i. v .. ,y , /, v' ��,a ��' F�F1� � N � ,,,5 / S a� ,.��' L ..iut��.�.ie..e.M�. �� r�x:.1:iw:i.'.. v ��,'an. .c. n a .�` i".:"w..�::a:i� x.. pi. ON�f�1 M fY M; i1p��M+ �4+N i� � �;«SfY IMi'��lllM�i�i��lu�l.�� X4E 1 F]I � 1� RIT Preliminary Plat Planning Commission The Planning Commission reviewed the application at their regular meeting on October 28, 2013. No one spoke against the application. The Commission unanimously recommended (8 to 0) the approval of the Preliminary Plat. Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2" Addition PP13-032 November 6th, 2013 Page 3 of 11 Background Pending Applications The proposed application is related to Planning Case SP013-031, which is the site plan review for the new 12,500 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 made a recommendation on the preliminary plat and the site plan review, and the City Council be requested to 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. 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. PDO Master Plan Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2� Addition PP13-032 November 6th, 2013 Page 4 of 11 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. Proposed 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. Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2" Addition PP13-032 November 6th, 2013 Page 5 of 11 1 % �� a` •. . l .\ � �� t ii ..�� m , �� ► , �``�� P A �'� � : �, :;,;.\� O �4 ,. \ , 4 `\ i 4 = __—s � s �.... t � 6 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, the site design, and the access location and spacing to the intersection. No issues or level of service problems were identified. The detail below depicts one of the two required cross access easement areas for the two parcels in the plat. The Hadley Avenue detail is in the process of being drafted and will be recorded with the final plat. Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2� Addition PP13-032 November 6th, 2013 Page 6 of 11 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 a variety of streetscape features including colored concrete, ornamental benches, landscaping, banners, and City supplied light standards. The final plaza and streetscape design will be approved by the Community Development Department. 2006 Draft Plaza Design 2013 Draft Plaza Design Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2� Addition PP13-032 November 6th, 2013 Page 7 of 11 The applicant will be installing the landscaping in the plaza and 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. oa�n.wevrn�r�n�mcs OR:1.�\IG\T.4L�L'\CIiSL'ATI\GAR[.1S �j�l�' � ��I"(• i I ()Il\A\IENf��LLI<illfl\•G 1 1 \C ' �';$ - $CA\[)Altf)SI\flfJIIIFVAIlI> ^ t � �" ALO\G TI IE S I'KEETS �.�( 1�. �''` :'.I .-- I STRCGTSCAPE CXAMPLG 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 1.641-acre parcel being created with these applications, and that the balance would be collected upon future development of the parent parcel. The park dedication fee of $21,444.59 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. Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2" Addition PP13-032 November 6th, 2013 Page 8 of 11 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. As a component of the PDO, the Owner of Lot 1 Block 1, PHS Cottage Grove Inc. will have the responsibility for maintaining the stormwater ponding and infrastructure off site of Lot 1 Block 1, PHS Cottage Grove. A private development agreement will address the details of this required action. 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. PDO Site Master Grading Plan Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2� Addition PP13-032 November 6th, 2013 Page 9 of 11 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 1.641 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. After discussions with the applicant, it was noted that the area charges, connection charges, park dedication and related development fees will be added to the building permit fee for Lot 1 Block 1, PHS Cottage Grove Inc. 2 Addition. Public Hearing Notices Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2" Addition PP13-032 November 6th, 2013 Page 10 of 11 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 on Outlot A, and a cash dedication amount of $21,444.59 which will be required at the time of the above grade building permit for Lot 1 Block 1, PHS Cottage Grove Inc. 2" Addition. G. A public access and trailway easement will be created recorded against Outlot A. H. As a component of the PDO and platting actions, the Applicant will be responsible for the installation of the landscaping, irrigation and other required improvements in Outlot A and the removal or redistribution of earthen material stockpiles on Lot 2 Block 1, PHS Cottage Grove Inc. 2 nd and the preparation of a site restoration and management plan for said lot. I. Additional park dedication and area charges will be required based,on the additional subdivi- sion or development of the parent parcel. J. The revised traffic study did not identify any negative impacts from the proposed plat or use. K. The revised traffic study did not identify any negative impacts from the proposed relocation of the drive entrance on Hadley Avenue. L. Private development agreements and easements will be required between the all properties within the PDO. M. To address some title work issues related to the plat, the applicant has requested that resolution #83-138 which approved a conditional use permit for the former gas station that used to be on the platting property be rescinded. The requested action involves a public hearing, and will require the City Council to take a separate action on this request. The public hearing for the request will be properly noticed and scheduled for the City Council's regular meeting on November 2ptn Honorable Mayor, City Council, and Ryan Schroeder PHS/Cottage Grove Inc. 2" Addition PP13-032 November 6th, 2013 Page 11 of 11 � - • 11 11 ' 1 ! - • l The Planning Commission recommended that the City Council take the two actions below. 1. Adopt a resolution approving with conditions the preliminary plat to be known as PHS/Cottage Grove Inc. 2� Addition. 2. Adopt a resolution approving the final plat to be known as PHS/Cottage Grove Inc. 2" Addition creating two commercial lots and one outlot. RESOLUTION NO. 2013-XXX RESOLUTION APPROVING THE PRELIMINARY PLAT NAMED PHS/COTTAGE GROVE INC 2ND ADDITION WHEREAS, PHS Cottage Grove, INC has applied for a preliminary plat for a subdivision to be known as PHS/Cottage Grove Inc. 2 Addition. The commercial subdivision which, will consist of 2 developable lots and 1 outlot would be located on property legally described as: Lot 2 Block1, PHS/Cottage Grove, INC. WHEREAS, PHS Cottage Grove, INC also applied for a final plat to be approved in conjunction with the preliminary plat; and WHEREAS, the plat is included in an approved Planned Development Overlay (PDO); and WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held the public hearing on this application on November 28, 2013; and WHEREAS, the public hearing was open for public testimony and testimony from the appli- cant and the public was received and entered into the public record; and WHEREAS, the Planning Commission by an 8-to-0 vote, recommended to the City Council the approval of the as PHS/Cottage Grove Inc. 2 Addition preliminary plat, subject to certain conditions. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the preliminary plat application filed by PHS Cottage Grove, INC for a preliminary plat for a subdivision to be known as PHS/Cottage Grove Inc. 2 Addition. The approval of this preliminary plat is subject to the following conditions: 1. The future submittal of the final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat. 2. The plat shall be modified to reflect any changes required by the City Council prior to release of the final plat for recording. 3. The final plat shall include any drainage and utility easements required by the City Engineer. 4. Upon Future subdivision or development of Lot 2 Block 1 PHS/Cottage Grove ItIC. 2nd Addition and the completion of all required as-built surveys in the PDO, the property Resolution No. 2013-XXX Page 2 of 3 owner of said lot shall dedicate public drainage and utility easements over and across all public and private utilities serving all lots in the PDO or as directed by the City Engineer. 5. The applicant shall prepare in a form acceptable by the City, all private development agreements and easements related to common or shared site components between the lots in the PDO detailed as items a-i below and have the document recorded with Washington County prior to the release of an above ground building permit for Lot 1 Block 1, PHS/Cottage Grove Inc. 2 nd Addition. a) b) c) d) e) fl 9) h) i) Stormwater conveyance and maintenance. Sanitary sewer Water mains Cross access to 80 Street and Hadley Avenue Cross access drive maintenance responsibilities Shared parking and maintenance responsibilities Landscaping Irrigation Snow storage 6. The applicant shall prepare an easement in a form acceptable by the City, for public access and trailway purposes over Outlot A and have it recorded with Washington County prior to the release of an above ground building permit for Lot 1 Block 1, PHS/Cottage Grove Inc. 2 nd Addition. 7. 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 an above grade building permit for the lot 1 block 1, PHS/Cottage Grove Inc. 2" addition 8. Installation of landscaping and plaza improvements related to the PDO for the site shall be completed by July 1, 2014 and be in conformance 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 required 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. 9. The installation, irrigation and maintenance of all landscaping and other approved infrastructure improvements in Outlot A shall be the responsibility of the owner of Lot 2 Block 1 PHS/Cottage Grove Inc. 2 nd Addition. 10. The maintenance of all stormwater ponding and related infrastructure benefiting Lot 1 Block 1 PHS/Cottage Grove Inc. 2 nd Addition shall be the responsibility of the owner of Lot 1 Block 1 PHS/Cottage Grove Inc. first Addition as a component of the common utilities approved within the PDO. 11.The applicant shall comply with the recommendations cited in the engineering memorandum dated September 19, 2013 from Ryan BurFeind unless waived in writing by the City's Community Development Director. Resolution No. 2013-XXX Page 3 of 3 12.The final plat shall be approved and recorded prior to an above grade building permit being issued for the property. 13. The area charges and related development fees and charges shall be paid to the City by the developer of Lot 1 Block 1, PHS/Cottage Grove Inc. 2 Addition prior to the release of an above �grade building permit being issued for the for Lot 2 Block 1 PHS/Cottage Grove Inc. 2 Addition. 14. The Applicant will be responsible for the installation of the landscaping, irrigation and other required improvements in Outlot A and the removal or redistribution of earthen material stockpiles on Lot 2 Block 1, PHS Cottage Grove Inc. 2 and the preparation of a site restoration and management plan for said lot. 15.The applicant shall install required erosion control devices around all areas of exposed soil on Lot 2, Block 1 PHS/Cottage Grove Inc. 2 Addition. 16.Vehicular parking from uses on the site shall be prohibited on 80 Street and Hadley Avenue. 17. The plat shall have been approved by Washington County for recording prior to the release of any above grade building permit for any of the lots within the subdivision. 18. Preconstruction meetings shall be held with the City prior to any construction activity occurring on Lots within the Subdivision. 19. Pylon signs are prohibited within the subdivision. 20.The Monument sign permitted In Outlot A shall be limited to the Common marketing name for the entire PDO unless modified and approved in writing by the City Community Development Director. 21.The applicant shall sign all minimum valuation agreements and other required development agreements with the City prior to December 10, 2013. Passed this 6 day of November 2013. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk RESOLUTION NO. 2013-XXX RESOLUTION APPROVING THE FINAL PLAT NAMED PHS/COTTAGE GROVE INC 2ND ADDITION WHEREAS, PHS Cottage Grove, INC has applied for a final plat for a subdivision to be known as PHS/Cottage Grove Inc. 2 nd Addition. The commercial subdivision which, will consist of 2 developable lots and 1 outlot would be located on property legally described as: Lot 2 Block1, PHS/Cottage Grove, INC. WHEREAS, PHS Cottage Grove, INC simultaneously applied for a preliminary plat to be known as PHS/Cottage Grove Inc 2" Addition which was approved by the City council on November 6 , 2013 based on the Planning Commission recommendation of approval; and WHEREAS, the preliminary and final plats are included in an approved Planned Development Overlay (PDO); and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the final plat application filed by PHS Cottage Grove, Inc for a preliminary plat for a subdivision to be known as PHS/Cottage Grove Inc. 2 nd Addition. The approval of this preliminary plat is subject to the following conditions: 1. The applicant shall complete the require conditions in the resolution of approval for preliminary plat to be known as PHS/Cottage Grove Inc 2" Addition. 2. The plat shall be modified to reflect any changes required by the City Council prior to release of the final plat for recording. 3. The final plat shall include any drainage and utility easements required by the City Engineer. 4. Upon Future subdivision or development of Lot 2 Block 1 PHS/Cottage Grove Inc. 2 nd Addition and the completion of all required as-built surveys in the PDO, the property owner of said lot shall dedicate public drainage and utility easements over and across all public and private utilities serving all lots in the PDO or as directed by the City Engineer. 5. The applicant shall prepare in a form acceptable by the City, all private development agreements and easements related to common or shared site components between the lots in the PDO detailed as items a-i below and have the document recorded with Washington County prior to the release of an above ground building permit for Lot 1 Block 1, PHS/Cottage Grove Inc. 2 nd Addition. a) Stormwater conveyance and maintenance. b) Sanitary sewer c) Water mains d) Cross access to 80 Street and Hadley Avenue Resolution No. 2013-XXX Page 2 of 3 e) Cross access drive maintenance responsibilities fl Shared parking and maintenance responsibilities g) Landscaping h) Irrigation i) Snow storage 6. The applicant shall prepare an easement in a form acceptable by the City, for public access and trailway purposes over Outlot A and have it recorded with Washington County prior to the release of an above ground building permit for Lot 1 Block 1, PHS/Cottage Grove Inc. 2" Addition. 7. The applicant shall submit the final design for the plaza and area streetscape plan, a construction schedule, and financial guarantee to the Community Development Department prior to the issuance of an above grade building permit for the lot 1 block 1, PHS/Cottage Grove Inc. 2" Addition 8. Installation of landscaping and plaza improvements related to the PDO for the site shall be completed by July 1, 2024 and be in conformance 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 required 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. 9. The Installation, irrigation and maintenance of all landscaping and other approved infrastructure improvements in Outlot A shall be the responsibility of the owner of Lot 2 Block 1 PHS/Cottage Grove Inc. 2� Addition. 10. The maintenance of all stormwater ponding and related infrastructure benefiting Lot 1 Block 1 PHS/Cottage Grove Inc. 2 Addition shall be the responsibility of the owner of Lot 1 Block 1 PHS/Cottage Grove Inc. first Addition as a component of the common utilities approved within the PDO. 11.The applicant shall comply with the recommendations cited in the engineering memorandum dated September 19, 2013 from Ryan BurFeind unless waived in writing by the City's Community Development Director. 12.The final plat shall be approved and recorded prior to an above grade building permit being issued for the property. 13. The area charges and related development fees and charges shall be paid to the City by the developer of Lot 1 Block 1, PHS/Cottage Grove Inc. 2� Addition prior to the release of an above grade building permit being issued for the for Lot 2 Block 1 PHS/Cottage Grove Inc. 2 Addition. 14. The Applicant will be responsible for the installation of the landscaping, irrigation and other required improvements in Outlot A and the removal or redistribution of earthen material stockpiles on Lot 2 Block 1, PHS Cottage Grove Inc. 2" Addition and the preparation of a site restoration and management plan for said lot. Resolution No. 2013-XXX Page 3 of 3 15. The applicant shall install required erosion control devices around all areas of exposed soil on Lot 2, Block 1 PHS/Cottage Grove Inc. 2 nd Addition. 16. Vehicular parking from uses on the site shall be prohibited on 80 Street and Hadley Avenue. 17. The plat shall have been approved by Washington County for recording prior to the release of any above grade building permit for any of the lots within the subdivision. 18. Preconstruction meetings shall be held with the City prior to any construction activity occurring on Lots within the Subdivision. 19. Pylon signs are prohibited within the subdivision. 20.The Monument sign permitted In Outlot A shall be limited to the Common marketing name for the entire PDO unless modified and approved in writing by the City Community Development Director. 21.The applicant shall sign all minimum valuation agreements and other required development agreements with the City prior to December 10, 2013. Passed this 6 th day of November 2013. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk 6.1 PHS/Cottage Grove 2nd Addition — Case PP13-032 PHS/CG Center LLC has applied for a preliminary plat named PHS/Cottage Grove 2nd Addition, which creates two commercial lots and one outlot, to be located at 8200 Hadley Avenue South, which is west of Hadley Avenue and south of 80th Street. Burbank summarized the staff report and recommended approval, based on the findings of fact and subject to the conditions stipulated in the stafF report. The Applicant, John Mehrkens, of Presbyterian Homes, 2845 Hamline Avenue, Roseville, Minnesota, spoke and stated they were excited about the project and he was there to answer any questions the Commissioners might have. Brittain commented with expansion of the park area it seemed like that was going to reduce the amount of usable area for commercial, as it was originally intended. He asked what went into the changes there. Burbank replied that in the 2006 master plan, that there were two different seating areas that would be associated with any outdoor seating for a future restaurant pad, coffee shop, etc. In 2006, the outlot was 10,000 square feet and now it's up to just over 15,000 square feet; most of that increase was if you went south on Hadley Avenue .The two pads in the original PDO got combined into one and the square footage is about equivalent but iYs just not broken into two. Brittain said it seemed a little odd to expand the open space area as he wasn't sure how much utilization that was going to get, as it's a prime commercial-type setting, without maintaining a spot for a business to come on the Hadley side. Burbank stated that was an accurate assessment and deferred to the Applicant for their decisions on that. Mehrkens stated as it related to the ability for them to identify and bring forward potential Applicants when the Rademacher family came to them with this particular site plan, their criteria was a two-access point, one point off of Hadley and one off of 80th Street, and this was a means to accommodate that entry at the furthest, northernmost location, which left kind of a small area that either could have been incorporated into the park or was likely not to be utilized at all for commercial purposes so it was around the site planning for this specific buyer of the property. Brittain asked if there was a ghost plat on what the rest of it might look like and how it was going to change from the original intent. Mehrkens stated it would largely depend on the Applicants coming forward or the people who were interested in developing that for commercial use; their challenge to date had been finding people who were interested in being in that location on that side of the highway. Mehrkens stated he honestly didn't believe they were going to see a resurgence of that interest any time in the near future so they were leaving that as kind of a pending discussion as to the best use going forward. If they got commercial applicants, they would definitely bring those forward but if another use makes more sense down the road, they would also explore that with the Commission. Rostad then asked if it would be accurate to say that the access off of Hadley Avenue was moved north; Mehrkens stated that was correct but they had eliminated one entry point and moved it to the north. Rostad asked if there was potentially room for a larger building in the commercial space in the southeast corner and Mehrkens stated that was correct. Johnson asked if G-Will Liquors was just moving across the street and Mehrkens stated that was correct. Johnson asked why they were moving. Mehrkens deferred to Glen Rademacher, the Operations Manager of Rademacher Companies, to answer that question. Rademacher stated they didn't own the current G-Will Liquors building and they were at the end of their lease. Johnson asked if that would create a problem with where G-Will Liquors was now and asked if there were any plans on what was going to happen with the development on that side of the street. Johnson stated G-Will Liquors was like an anchor in that shopping mall. Burbank stated they'd had that discussion, but the property owner had several things they were looking to do, as one of their major tenants was now relocating, and they were having those discussions. Reese asked where the outlot on the PDO fit. Burbank showed the current approved master plan and stated those were outdoor seating areas for future restaurants. He stated there was green space along those areas and it would be privately owned so in the future if there were going to be restaurants, etc. the owners would have the ability to approach the City and to change those plans and modify the plaza design to fit any future users. Brittain asked if future owners could say they didn't want to have the park space there now; Burbank replied that no, what he was referring to was the original approval had the outdoor seating areas as a part of the conceptual approval for that, so if the use was to change, that was part of the original design so they'd have to bring it before the Commission and the Council as a proposed modification to the site. With that, there would be some other changes that would be required as a result of that, so either additional landscaping or some other site amenities. Part of the approval was that they would have to have it landscaped and irrigated. Reese asked if you followed along Hadley, past the outlot, there could still be a restaurant pad put in there based on the proposed outlot. Burbank said the access would be eliminated so as part of any additional development, they would redo the site plan to get to that area. That access was no longer part of the approval based on the modification that was being made. So, most likely the pad would shift down and they'd reconfigure the parking areas. It would depend on the building configuration and size and it could go a couple different ways. Brittain commented it said traffic access included connections to 80th Street and Hadley Avenue.. Burbank stated that in the next application on the agenda, that along the property line there was the potential for future curb cuts to get access to that additional site but right now they're going to have full curb along that area. Burbank stated right now they were trying to get the development in the door and deal with the situation they had at hand and identify those issues. The traffic study indicated that the relocation was appropriate so any subsequent redevelopment would entail redoing the site plan. Reese asked if a restaurant chose to come in and ended up farther down, if they would do an access ofF of Hadley if they would have to then re-plat that area. Burbank stated the site would shift south and any lot that was created as part of the sale of that property for development would require cross access and cross parking easements to service all those properties. Reese asked if G-Will Liquors moved in, if they got another development further down and wanted to add an access off of Hadley Avenue, if they would have to rip up their parking area to reconfigure it. Burbank stated they'd have to say no on the access to Hadley. Brittan stated there would probably be an L-shaped building in the southeast corner or something along those lines. Burbank said there would be a building and the access would come in, the same shared access. Brittan asked instead of the restaurant on the north of that access if it would shift to the south. Burbank replied affirmatively. Rostad opened the public hearing. No one spoke. Rostad closed the public hearing. Brittain made a motion to approve. Ventura seconded. Reese asked where storm water would go directly from this piece. Burbank stated surFace water management was handled by the existing depressions that were created with the first phase of the development. Since that time, there'd been additional changes in the and those will be met Motion passed unanimously (8-to-0 vote). � .0 ' I DECCRIPTION OP PROPERTY ��V YED ........ �a � � �1III � - _� — � J (Pa fla ��ant d b�5aptem uv Apmi fw Flmt Ammican Tltla Inwran<a Componv, Cammitmmit Na TI] 2y � � � ,� I i �''''. W � �oe r.e <s)� eio�k ae 0� PNS/corTn¢ cxov�, ma� «�a.ama m tna .«omea oia� maam o� m. ana ot rade i� ma m' r �. o afliw a( Ma PphVat o( Itlaa In mE fa� Na CauntY ef Wa�hin9bn anA Stob ol MNnaaata. ` I a� \`\ o � \ .� � � � � °' PLAT RECOROING INFORMATION ' � .o, ~ . I _ \ \ � �/. 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KNOW .LLL BY iHESE PNESENTS: Thot PHS/CG Lmts, LLC a Nlnnawto LYnItaG LbpAty ComOe�Y. 1aa omar, af Ne Id�e�b�4 davlhad pmpcly slWalaL b fhc Gunty of WaehlnB�m, Stota al Nlmmeta te �IL lot T, 81or1� 1, PNS / COITAGE CPOVE� ING, accaMlnO « N� ncvEeE p'af �hm�of. ro.m. caninmia or n�e xo, easea na. cau..a ua .ame �o ea .arwna a�a qau.a cv PHS / fATTACE WOVE, ING ]Ii0 AD01110N. i n MNan �M1emol wiE PHS/CG Canter� LLC, a Mlmawto Wnitet LlaEllty Lampany, �a� cweaC Wvse pra�mts ic pa elqnaE Ey ts popn a}Iiw Nle � dcy ol 200� PHS/CG CENTER, LLC waM r. u.rr, aier n�e�am Ma,aa.� StA1E OF NINN60TA COUNtt OF Th� fanqtlnq Y��Irvmmt wa� ocMnwl�EyW b�fan m� tAl� <cy of ]00�� by Yv4 T. N�rr e� ChN! Flnantlal Manaqr of PHS/CG Gnler, LLC, n N�nnaoM Llm�ted Uahl[y Campany, m Eeha�l ef N� wmpony. uy'c,�mmi ao .�— uaa s. 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