HomeMy WebLinkAbout20070305 - VIII-B-2VIII-B-2
Memo
To: Mayor Hicks and City Council
From: John Hinzman, Planning Director
Date: March 5, 2007
Subject: Crossroads Mall -Final Plat #2007-09-CROSSROADS CENTER
EAST - 225 West 33`d Street
REQUEST
Ed Rymer of Crossroads Mall, Inc seeks Final Plat approval of CROSSROADS CENTER
EAST a +/- 9.64 acre commercial subdivision consisting of one lot (Coborns Grocery Store)
and two outlots for future development located at 225 West 33rd Street, legally described as
Lot 1, Block 1, COUNTY CROSSROADS CENTER 3RD ADDITION.
RECOMMENDATION
The Planning Commission voted 7-0 to recommend approval of the Final Plat at the
February 12, 2007 meeting. No one from the public spoke for or against the project. The
Planning Commission discussed how to avoid excessive noise levels from the existing
building. A condition was added to the approval limiting noise levels to 60db at abutting
residential property lines. Please see the attached Planning Commission minutes for
further information.
ATTACHMENTS
• Resolution
• Location Map
• Final Plat
• Preliminary Plat
• Planning Commission Minutes ~ February 12, 2007 Meeting
• Application
Final Plat #2007-09 -Crossroads Center East
City Council Memo -March 5, 2007
Paae 2
PRELIMINARY PLAT APPROVAL
The City Council approved the Preliminary Plat for CROSSROADS CENTER EAST on
February 5, 2007. The Final Plat is consistent with Preliminary Plat approval.
BACKGROUND INFORMATION
Comprehensive Plan Classification
The 2020 Comprehensive Plan designates the property as C, Commercial. The approved
and proposed uses are consistent with the plan.
Zoning Classification
The subject property is zoned C-4, Regional Shopping Center. Retail, service, and office
uses are identified as "permitted uses"; automobile service stations are identified as
"special uses" in the C-4 District.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Existing Use Zoning Comp Plan
North SuperAmerica C-4 - Regional Shop. C-Commeraal
33`d Street
East Highway 316 -Redwing Blvd
Single Family Homes R-2 - Res. Med. Density U-II (4-8 units)
South Tiffany Drive
Townhomes R-3 - Med\High Density U-II (4-8 units)
West Crossroads Mall C-4 - Regional Shop. C-Commeraal
Existing Condition
The existing site contains a vacant Wal-Mart Building, parking lot and landscaping. The
City Council granted Site Plan and Special Use Permit approval to convert the building into
a Coborns Grocery Store with gas pumps on February 5, 2007.
Future Development and Expansion
A concept plan for ultimate development of the site has been submitted. The plan includes
development of Outlots A and B as a restaurant and office\retail building as well as
expansions to the existing vacant Wal-Mart\Coborns Building. Final Plat and Site Plan
approval would be necessary prior to expansion of the existing building or development of
Outlots A and B.
Finat Plat #2007-09 -Crossroads Center East
City Council Memo -March 5, 2007
Paae 3
The concept plan has been reviewed and the following comments passed onto the owner:
1) Parking appears adequate for the initial Coborns conversion and the
existing strip mall; however there is a parking deficit of approximately 8
spaces for the remaining planned County Crossroads East project
(restaurant, office, Coborns building expansion).
2) The configuration of the existing parking lot access road abutting the north
end of the parking lot has caused cross traffic movement through the
parking stalls as shown below. The proposed placement of the future
restaurant appears to resolve this problem.
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Concept plan review comments are not required to be resolved as part of the present
Final Plat application.
FINAL PLAT REVIEW
Streets
No new public streets are included as a part of this plat. All access drives would be
privately owned and maintained.
Final Plat #2007-09 -Crossroads Center East
City Council Memo -March 5, 2007
Page 4
Vehicular Access and Circulation
Vehicular access and circulation are is acceptable. Access would continue to be provided
from 33`d Street and Tiffany Drive. No new accesses are proposed. Direct access to Red
Wing Blvd is not proposed and is not allowed. Parking lot and drive aisle circulation
between the store and 33`d Street would not change. The addition of gas pumps to the east
side of the building extends the parking lot closer to Red Wing Blvd and modifies
circulation.
Pedestrian Access and Circulation
Pedestrian access is unchanged and provided via sidewalk connection to 33`d Street and
Tiffany Drive.
Grading, Drainage, Erosion Control, and Utility Plan
The City's consultant engineer has reviewed the Grading, Drainage, Erosion Control, and
Utility Plans. Additional easement areas must be delineated prior to City Council per
consultant engineer John Stewarts comments dated February 5, 2007 (attached).
Approval of the Final Plat is subject to approval of the Grading, Drainage, Erosion Control
and Utility Plans by the Public Works Director, and reimbursement for any fees involved in
plan review.
Park Land Dedication
Cash in lieu of land was dedicated as part of CROSSROADS CENTER 3RD ADDITION, no
additional dedication is required at this time.
Interceptor Sewer Fee
Sewer interceptor fees were paid as part of the Wal-Mart building construction; no
additional fees are required at this time.
Joint Access and Parking Easements
Joint access and parking easements must be concurrently recorded with CROSSROADS
CENTER EAST to guarantee parking and access rights to all lots and outlots within
CROSSROADS CENTER EAST and COUNTY CROSSROADS CENTER 3RD ADDITION.
Vacation of Easement
The easement along the former 33`d Street alignment located across Outlots A and B
must be vacated prior to future development of the Outlot. The City Council is
scheduled to consider ordering a public hearing to consider the vacation on February
20, 2007.
Final Plat #2007-09 -Crossroads Center East
City Council Memo -March 5, 2007
Paae 5
Minnesota Department of Transportation Review
The plan has been sent to the Minnesota Department of Transportation (MNDOT) for
review and comment. Comments have not been received as of this time. The applicant
must satisfy any MNDOT concerns as a condition of approval.
HASTINGS CITY COUNCIL
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING
FINAL PLAT APPROVAL TO CROSSROADS CENTER EAST
Council member
moved its adoption:
introduced the following Resolution and
WHEREAS, Ed Rymer of Crossroads Mall, [nc. has petitioned for Final Plat approval of
CROSSROADS CENTER EAST, a commercial subdivision consisting of one lot and two outlots for
future development on generally located at 225 33`d Street West, legally described as Lot I, Block 1,
COUNTY CROSSROADS CF,NTER 3R° ADDITION, Dakota County, Minnesota; and
WHEREAS, on February 12, 2007 review was conducted before the Planning Commission
of the City of Hastings, as required by state law, city charter and city ordinance; and
WHEREAS, The Planning Commission recommended approval subject to the conditions of
this resolution; and
WHEREAS The City Council has reviewed the request and recommendation of the Planning
Commission.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF HASTINGS AS FOLLOWS:
That the City Council hereby approves the Final Plat as presented to the City Council subject to the
following conditions:
Conformance with the plans submitted with the City Council Staff Report dated March 5,
2007.
2. Adherence to the conditions of Preliminary Plat approval for CROSSROADS CENTF,R
EAST
3. Outlots A and B must be replatted as lots of record and secure site plan approval prior to
development.
4. All streets, drives and utilities within the plat of CROSSROADS CENTER EAST shall be
privately owned and maintained. The City of Hastings will not assume any ownership or
liability of infrastructure within the plat.
5. Joint access and parking easements must be concurrently recorded with the final plat of
CROSSROADS CENTER EAST to guarantee parking and access rights to all lots and
outlots within CROSSROADS CENTER EAST and COUNTY CROSSROADS CENTER
3RD ADDITION.
6. Satisfaction of any Minnesota Department of Transportation review comments.
7. Secure permission to allow mechanical equipment to be located directly south of the store on
Lot 2, Block 1, COUNTY CROSSROADS 3RD ADDITION.
8. All disturbed areas on this property shall be stabilized with rooting vegetative cover to
eliminate erosion problems.
9. The disturbed areas o f the site shall be maintained to the requirements of the City's property
maintenance ordinance.
10. Cash in lieu of land was dedicated as part of CROSSROADS CENTER 3RD ADDITION, no
additional dedication is required at this time.
11. Sewer interceptor fees were paid as part of the Wal-Mart building construction; no additional
fees are required at this time.
12. Final approval of the development grading and utility plans by the City of Hastings. The
applicant shall be liable for any costs involved in consultant review of the plans.
13. Execution of a development agreement to memorialize the conditions of the plat and to
establish any applicable escrow amounts to guarantee the completion of site plan activities
prior to issuance of any building permits.
14. Any uncompleted site work (including landscaping) must be escrowed for at 125 percent of
estimated valuation prior to issuance of a certificate of occupancy.
15. The Final Plat must be submitted for recording with Dakota County within one year of City
Council approval, or the approval is null and void.
16. Submission of an electronic copy of all plan sets (TIF, PDF, or similar format) prior to
recording of the Final Plat mylars.
17. Noise originating from Crossroads Center East shall not exceed 60 decibels as measured
from abutting residential properties for a sustained period of time.
Council member _
vote adopted by
Ayes: _
Nays: _
Absent:
ATTEST:
present.
moved a second to this resolution and upon being put to a
Paul J. Hicks, Mayor
Melanie Mesko Lee
City Clerk
I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and
adopted by the City of Hastings, County of Dakota, Minnesota, on the S`~ day of March, 2007, as
disclosed by the records of the City of Hastings on file and of record in the office.
Melanie Mesko Lee
City Clerk (SEAL)
This instrument drafted by:
City of Hastings (JWH)
101 4th St. East
Hastings, MN SS033
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City of Hastings
Planning Commission Minutes -February hj, 2007 Page 1 of 4
Hastings Planning Commission
February 12, 2007
Regular Meeting
7:00 p.m.
Chair Truax called the meeting to order at 7:00 p.m.
1. Roll Call
Commissioners Present: Hiedeman, McInnis, Peine, Truax, Schmitt, Stevens, Zeyen
Commissioners Absent: None
Staff Present: Planning Director Hinzman
Associate Planner Kari Barker
2. Approval of Minutes -January 22, 2007
Motion by Schmitt to approve the January 22, 2007, meeting minutes. Seconded by
Hiedeman; motion passed unanimously.
Public Hearings
3. T-Mobile -Special Use Permit #2007-OS -Monopole Cell Tower at Hastings Middle
School -1000 11`" Street W.
Associate Planner Kari Barker gave the staff report.
Chair Truax opened the Public Hearing at 7:04.
Steve Carlson, a representative of T-Mobile, gave an overview for the necessity of the
project. He stated that the communication tower would provide improved coverage of
services in residential areas.
The Public Hearing was closed at 7:06.
Commissioner Schmitt inquired about the possibility of vertical extension of the tower.
Carlson stated that the proposed foundation would not support vertical extension. Thus,
any extension would be below the current tower height.
Commissioner Schmitt inquired if the chain link fencing would have any slats on it.
Carlson stated that it was planned as chain link fencing. He further stated that screening
the fence would make it easier for activities with ill intent to occur. Director Hinzman
stated that there is enough distance from residentia} properties that staff did not feel the
need for additional screening.
City of Hastings
Planning Commission Minutes -February 13, 2007 Page 2 of 4
Commissioner Hiedeman inquired about T-Mobile's experiences with vandalism.
Carlson stated that the towers only have pegs up to twelve feet. Thus, the vandalism on
towers is no greater than on transmitters.
Commissioner Stevens asked if the equipment cabinets were sturdy and locked. Carlson
confirmed they were. Commissioner Stevens asked about the voltage amounts. Carlson
stated it was 120.
McInnis motioned, seconded by Stevens.
Schmitt asked to add a requirement for underground electric service.
Action by Planning Commission:
Motion by Mcinnis to approve the Special Use Permit for T-Mobile with the fifth
requirement. Seconded by Stevens; motion passed unanimously.
Upon vote taken, Ayes 7, Nays 0. Motion passed unanimously with the following
conditions:
1) The tower must be completed with one year, including any structures accompanying
the tower.
2) The tower owner and successor owners shall allow the shared use of the owner, if an
additional user agrees in writing to meet reasonable terms and conditions for shared
use and so long as there is no negative structural impact upon the tower, and there is
no disruption to the service provided.
3) The property owner shall enter into an agreement with Independent School District
200 which holds itself and its successor s responsible for the tower on their property.
The property owner shall further agree to be asses for any expenses related to the
removal of the tower and its associated facilities.
4) The tower and its facilities must be fully fenced in with an eight-foot tall chain linked
fence that is secured.
5) Underground electrical service must be provided.
Other Actions
4. Crossroads Mall -Final Plat #2007-09 -Crossroads Center East - 225 West 33'd Street.
Staff Report by John Hinzman.
Planning Director Hinzman gave the staff report.
City of Hastings
Planning Commission Minutes -February 13, 2007 Page 3 of 4
Commissioner Stevens asked where the mechanical equipment was going to be located.
Planning Director Hinzman indicated it would be located behind the building.
Commissioners Truax requested that a requirement be placed that if the noise level from
the mechanical units exceed the decibel levels for road noise, that additional shielding
will be required.
Commissioner Schmitt stated the requirement was a good idea. He pointed out that the
mechanicals are normal mechanicals that are normally placed on a roof.
Action by Planning Commission:
Motion by Schmitt to approve the Final Plat for Crossroads Center East. Seconded by
Zeyen; motion passed unanimously.
Upon vote taken, Ayes 7, Nays 0. Motion passed unanimously with the following
conditions:
I. Conformance with the plans submitted with the Planning Commission Staff
Report dated February 12, 2007.
2. Adherence to the conditions of Preliminary Plat approval for CROSSROADS
CENTER EAST
3. Outlots A and B must be replatted as lots of record and secure site plan approval
prior to development.
4. All streets, drives and utilities within the plat of CROSSROADS CENTER EAST
shall be privately owned and maintained. The City of Hastings will not assume
any ownership or liability of infrastructure within the plat.
5. Joint access and parking easements must be concurrently recorded with the final
plat of CROSSROADS CENTER EAST to guarantee parking and access rights to
all lots and outlots within CROSSROADS CENTER EAST and COUNTY
CROSSROADS CENTER 3RD ADDITION.
6. Satisfaction of any Minnesota Department of Transportation review comments.
7. Secure permission to allow mechanical equipment to be located directly south of
the store on Lot 2, Block 1, COUNTY CROSSROADS 3RD ADDITION.
8. All disturbed areas on this property shall be stabilized with rooting vegetative
cover to eliminate erosion problems.
9. "The disturbed areas of the site shall be maintained to the requirements of the
City's property maintenance ordinance.
City of Hastings
Planning Commission Minutes -February 13, 2007 Page 4 of 4
10. Cash in lieu of land was dedicated as part of CROSSROADS CENTER 3RD
ADDITION, no additional dedication is required at this time.
l 1. Sewer interceptor fees were paid as part of the Wal-Mart building construction;
no additional fees are required at this time.
12. Final approval of the development grading and utility plans by the City of
Hastings. The applicant shall be liable for any costs involved in consultant review
of the plans.
13. Execution of a development agreement to memorialize the conditions of the plat
and to establish any applicable escrow amounts to guarantee the completion of
site plan activities prior to issuance of any building permits.
14. Any uncompleted site work (including landscaping) must be escrowed for at 125
percent of estimated valuation prior to issuance of a certificate of occupancy.
15. The Final Plat must be submitted for recording with Dakota County within one
year of City Council approval, or the approval is null and void.
16. Submission of an electronic copy of all plan sets (TIF, PDF, or similar format)
prior to recording of the Final Plat mylars.
17. If the noise level from the mechanical units exceed the decibel levels for road
noise, that additional shielding will be required.
5. Other Business
Planning Director Hinzman updated the Commission on previous Council activities and
upcoming agenda items.
6. Adjourn
Commissioner Hiedeman motioned and Commissioner Stevens seconded. Motion passed
unanimously.
The meeting was adjourned at 7:26 p.m.
Respectfully submitted,
Kari Barker,
Associate Planner
~a~o~-d~
LAND USE APPLICATION
CITY OF HASTfNGS -PLANNING DEPARTMENT
701 4th Street East, Hastings, MN 55033 Phone: 651.480.2350 Fax: 651.4
Address of Property: 225 33rd Street West, Hastings, MN 55C33
_egal Descrip;ion of Property: Loi ' , Bixk 1. Ccunty Crossroads Gen;er 3 c Addition
P1D 19-18402-010-01 Dakoia County, lfrnnesola
Applrcant:
.Name Ed Rymer, Crassroads A9ali Inc
Address 3U Vai zY Lane
Hastings, MN 55C33
Phcn~ 651-??_6-7833 _
Fax _
Email ~mer(a}aoi rom
Ormer (if different from App icant)
'Name _
Address
Phone
Fax
Ema'~
Qescription of Request (indude site plan, survey, and/or plat .f applicable):
Final Plat
Cfieck applicable box(esj: dote: All fees and escrow amounts due at time of apps
Finaf Plat $600 Administrative Lot Split
Minor Sub. 550D Comp Plan Amendment
liezone $500 House Move
Spec. Ilse $50G Lot line Adjustment
Variance 5250 vacate ROWlEasement
Annexation 5500 plus legal expenses
EAW $500 plus $1000 escrav
PreNm Plat $500 plus escrow.
- Under 10 acres. $3000 (SSCO Ptanrrrg + 5250 Eng~neenng}
-Over 10 acres 36000 (51000 Planning + $5000 Engineering]
Site Plan X500 plus escrow.
- 0 - 5,000 s f $'.500 (E~gineecng}
- 5,000 - 10,000 s.f.: $2500 ($503 Planning + $2000 Engireanr
• 10,000 - 50,000 s.f $3250 ($750 Planning + $2500 Engineer
- 50,000 s f. + S4000 {$1000 darning + g300D =ngmeering)
TOTAL:
Signature of applicant Gate Signatt~>' ~frOwnel~ Date
Applicant Name and Title - Pisase Print Owner Name -Please Print
Ec Rymer Ed Rymer
pif~cra! Use Onry
=lie ii ~(,~ Re;;d 3y. ~! /1 L~vr~- Gate Recd___~.2,`~J