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HomeMy WebLinkAbout2016-03-28 PACKET 06.2.STAFF REPORT CASE: PP2016-021 ITEM: 6.2 PUBLIC MEETING DATE: 3/28/16 TENTATIVE COUNCIL REVIEW DATE: 4/6/16 APPLICATION APPLICANT: Mike Rygh REQUEST: A preliminary plat to re -plat Outlot A in Summerhill Crossing 3rd Addition. The proposed Summerhill Crossing 4th Addition preliminary plat subdivides Outlot A in Summerhill Crossing 3rd Addition into two lots and two outlots. SITE DATA LOCATION: ZONING: GUIDED LAND USE Northwest corner of 70th Street South (CSAH 22) and Hinton Avenue (CSAH 13) PUD, Planned Unit Development Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Commercial EAST: Residential SOUTH: Residential WEST: Residential SIZE: DENSITY: 3.0 acres NIA RECOMMENDATION GUIDED Commercial Residential Residential Residential Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION Gove dere vnae aoeerosvedw neve Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; Imccool(aa)cottage-grove. org Application Accepted:, 2/29/16 60 -Day Review Deadline: 4/29/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Summerhill Crossing 4th Addition — Preliminary Plat Planning Case No. PP2O16-021 March 28, 2016 Proposal Mike Rygh has filed a preliminary plat application to re -plat Outlot A in Summerhill Crossing 3rd Addition. The proposed Summerhill Crossing 4th Addition preliminary plat subdivides Outlot A in Summerhill Crossing 3rd Addition into two lots and two outlots. The total gross land area for the proposed Summerhill 4th Addition is 3.0 acres. The proposed subdivision is located at the northwest corner of 70th Street (CSAH 22) and Hinton Avenue (CSAH 13). Location Map Review Process Application Received: February 29, 2016 Acceptance of Completed Application: February 29, 2016 Tentative City Council Date: April 6, 2016 Planning Staff Report— Planning Case No. PP2016-021 Summerhill Crossing 4th Addition March 28, 2016 Page 2 of 6 Background In 2002, the City approved various planning applications for a commercial development located at the northwest corner of Hinton Avenue (CSAH 13) and 70th Street (CSAH 22). The project at that time included rezoning the subject property from R-2.5, Residential District, to Planned Unit Development (PUD) [Ord. No. 707], PUD Master Plan [Res. No. 02-019], Comprehensive Plan amendment changing the land use from low density residential to high density residential [Res. No. 02-022], conditional use permit for a gas station [Res. No. 02-020], and a conditional use permit for a daycare center [Res. No. 02-021]. In 2004, an amendment to the Planned Unit Development (PUD) Master Plan was approved by the City [Res. No. 04-030]. This amendment also included the approval of the Summerhill Cross- ing 2nd Addition preliminary plat and site plan for mixed land uses. Resolution No. 04-029 was adopted for the approval of a senior housing project that was proposed on the current medical office building site. Later in 2004, the Master Plan was again amended [Res. No. 04-2041 to allow the PUD to have not more than 40,900 square feet of commercial uses within the PUD and allow the Holiday gas station to be located at the northeast corner of the commercial site. The Summerhill Crossing final plat was approved on December 15, 2004 [Res. No. 04-221]. On June 7, 2006, the City approved a comprehensive plan amendment that changed the high density residential land use for a portion of the Summerhill Crossing project to a commercial land use designation [Res. No. 06-101]. The site plan review for a medical office building was approved on June 7, 2006 [Res. No. 06-102]. On November 1, 2006, the Summerhill Crossing 3rd Addition was approved by the City for the construction of a 10,184 square foot multi -tenant office building in the southwest corner of the commercial site [Res. 06-224]. In 2013, a concept plan was approved for a 66 -unit senior housing project in the southeast corner of the site [Res. No. 2013-068]. A site plan review application was never filed with the City for this project and the proposed project was never constructed. Planning Considerations Site Characteristics The property proposed to be re -platted is legally described as Outlot A (PIN 05.027.21.43.0081) in Summerhill Crossing 3rd Addition. Outlot A is a vacant lot and is approximately 3.0 acres in total area. An aerial photo of the properties proposed to be platted is shown below: Planning Staff Report— Planning Case No. PP2016-021 Summerhill Crossing 4th Addition March 28, 2016 Page 3 of 6 Preliminary and Final Plat The proposed Summerhill Crossing 4th Addition is a re -plat of Outlot A in the Summerhill Crossing 3rd Addition. The dedication of land for public right-of-way was granted at the time the original Summerhill Crossing plat was recorded at Washington County in August 2004. No additional right- of-way is needed. The proposed preliminary and final plat provides drainage and utility easements that are neces- sary to adequately serve current and future development in this area. As part of the for the Summerhill Crossing Planned Unit Development (PUD) Master Plan, the minimum side yard setbacks for landscaping and parking will not be applicable along all common boundary lines. The two parcels proposed within the Summerhill Crossing 4th Addition will share parking spaces, access drives, and landscaping along the common boundary lines. Variances to the minimum off-street parking, parking setbacks, and landscaped area regulations will not be required since the proposed revised PUD Master Plan would share these site amenities. Devel- opment plans for each remaining vacant lot must still be filed with the City for review and approval. Planning Staff Report — Planning Case No. PP2016-021 Summerhill Crossing 4th Addition March 28, 2016 Page 4 of 6 The land area for each of the four parcels proposed are: Outlot A 4,004 square feet Outlot B 6,065 square feet Lot 1 1.05 acres Lot 2 1.68 acres The preliminary/final plat for Summerhill Crossing 4th Addition is shown below: JiteU'a 1 �e%O, / ry4 a'1 4ti cnassllns I NO AUDITION •n •! I ii Pi .. _ .. _ 7 .. _ .. _ .. _ .. ?7.. : ?=Ti?:if T SOUTHIi:.:E.k.t?. No. 221._..TH _,._,.—.,�.._...a..r.. .—..__—... WAut;11'I13Ti7N COUNTY rfliii7V AY RIGHT OjP WAY PLAT NO. 81 I - Final Plat for Summerhill Crossing 4th Addition Utilities The subject properties are within the Metropolitan Urban Service Area (MUSA). All city utilities in this vicinity provide the necessary capacities to serve these parcels. City sanitary sewer and water service stubs are extended to the front property boundary line for all three lots. The City Engineer is requiring a 20 -foot wide public drainage and utility easement to be shown on the final plat for that segment of stormwater sewer located near the south boundary line for Outlot A, Summerhill Crossing 3rd Addition. Below is an illustration showing this stormwater sewer pipe and the required drainage and utility easement. Planning Staff Report— Planning Case No. PP2016-021 Summerhill Crossing 4th Addition March 28, 2016 Page 5 of 6 I f i l �A Lo Block 1 6932PL1e »„ g t .i�„ Y I Arbor Drive Required Public Drainage and „ Utility Easement Proposed Drainage and Utility Easement Area Charges and Park Fee The area charges for this PUD Master Plan as originally platted in the Summerhill Crossing sub- division were paid in December 2004. The calculations of these area charges were based on a 12.0 gross land area. A park fee in lieu of land dedication amounted to $84,000 along with an $8,400 recreation fee were paid to the City on June 7, 2004. The calculation of this park fee in lieu of land dedication was four percent of the fair market value of the land before any public and private improvements were made for the Summerhill Crossing subdivision. Development on Lots 1 or 2, Block 1 in Summerhill Crossing 4th Addition will not require payment of area charges or a park fee in lieu land dedication since these fees were paid in 2004. Public Hearing Notices Public hearing notices were mailed on March 16, 2016, to 90 property owners who are within 500 feet of the site. In addition, the public hearing notice was published in the South Washington Bulletin on March 16, 2016. City Department Review Representatives from various City Departments reviewed the preliminary plat application. No for- mal recommendations or comments were submitted to the Planning Division. No comments or recommendations were received from other City advisory commissions. Planning Staff Report— Planning Case No. PP2016-021 Summerhill Crossing 4th Addition March 28, 2016 Page 6 of 6 Recommendation That the Planning Commission recommends to the City Council approval of the Summerhill Cross- ing 4th Addition preliminary plat. Approval of this preliminary plat is subject to the conditions listed below. The Planning Commission can modify any of the draft recommendations. Concrete aprons for all private access drives shall be constructed per City requirements. Drainage and utility easements as required by the City Engineer and Public Works Department must be shown on the final plat. Presently, a 20 -foot wide drainage and utility easement is required to be centered over the existing stormwater pipe along the south and north sides of the Summerhill Crossing 4th Addition. 3. Vehicle access connecting to 70th Street (CSAH 22), Pine Arbor Lane, or Hinton Avenue (CSAH 13) is prohibited. 4. The dimensions for each lot shall be verified and a list containing the square foot or acreage for each lot shall be provided to the City. The final plat must be recorded at the Washington County Recorder's Office prior to the City issuing a building permit for any lot within the plat. 6. The existing six-foot wide concrete sidewalk along Pine Arbor Drive must be protected from any damage during construction activities. The landowner of a particular lot within the Summerhill Crossing 4th Addition is responsible for the repair and costs of any damage caused to the existing sidewalk. 7. Developer is responsible for the costs to modify the concrete driveway apron(s). Prepared by: John McCool, AICP Senior Planner Attachments: Preliminary Plat Ryan Burfeind Memo — March 23, 2016 IT W$ 'iJalo �e' � �"� Go, u ➢;n4tl 61 �63�r i M•BL;p{epp5 SP'LL2 '......_........ -- --- - -j I F g g �i 1j11 b I s pppp,{pN 09'61 - � M.p].O]•fpN 602! M I I / _ I I \1 L LU VJ _ 1. I -- --- - -j I F g g �i 1j11 b I s pppp,{pN 09'61 - � M.p].O]•fpN 602! M I I / _ I I Cottage J Grove here Pride...Pr059erity Meet To: Jennifer Levitt, PE, Community Development Director/City Engineer John McCool, Senior Planner From: Ryan Burfeind, PE, Project Engineer Date: March 23, 2016 Re: Junction 70 Grille Engineering Review Comments This memo summarizes the review of the Junction 70 Grille civil site plans. This review is based upon documents prepared by Larson Engineering, Inc. dated 2/23/16. General 1. All City of Cottage Grove standard detail plates referenced can be found on the City website at www.cottage-grove.org, under Engineering Department, and shall be included in the plans. 2. Grading and utility record plans containing surveyed as -built information shall be submitted to the City upon completion of the project, in both PDF and DWG format. 3. An NPDES construction stormwater permit shall be required for the project. Street/Sidewalk 4. A stop sign is required at the entrance onto Pine Arbor Drive. 5. A drive connection to the parcel to the east should be reviewed in the southeast corner of the parking lot. 6. Condition of the northern existing concrete driveway apron will need to be verified prior to construction. Any cracked or damaged panels will require replacement during construction per detail plates STR-18 and STR-22. 7. Any cracked/damaged sidewalk panels located along the property adjacent to Pine Arbor Drive will require replacement during construction per detail plate STRA 0. Water Main 8. Water line shall be rodded both vertically and horizontally under the building. 9. Water main shall be DIP. 10. Insulation of the water service crossing under the 12 -inch storm sewer pipe should be considered. 11. Onsite fire hydrants shall be required per the Fire Marshall. If a fire hydrant is required onsite. it shall have a Storz connection. Sanitary Sewer 12. Please note the existing depth of the sanitary sewer service is higher than the proposed basement. 13. A cleanout in the sanitary sewer service should be considered at the bend, per detail plate SER -10. Junction 70 Grille Engineering Review Comments March 24, 2016 Page 2 Storm Sewer 14. Catch basins shall conform to detail plates STO-5 through STO-8, as applicable. 15. Storm sewer manholes shall conform to detail plates STO-1 through STO-3, as applicable 16. Pipe bedding shall conform to detail plate BED -2. 17. Storm sewer pipe shall be RCP. Erosion Control 18. Catch basin inlet protection shall be required for catch basins on Pine Arbor Drive near the site entrance. 1 g. Rock construction entrance shall conform to detail plate ERO-12. 20. Silt fence shall conform to detail plate ERO-3.