05-22-2002 Council Agenda - Laserfiche WebLink

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4OVTHWt3! A$SQCIATSO CONSULTA9NTS,, 4HC, 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: May 6, 2002 RE: Little Canada - Montanari Office Park Plat (Edgewater Office Park) FILE NO: 758.09 - 01.16 Montanari Homes has applied for a Preliminary and Final Plat to establish the individual unit lots for the "town- offices" between Rice Street and Park Street. The plat portion of the review has raised a discrepancy between the site plan and the right -of- way for Park Street. The applicant's proposal extends parking and landscape area into what is labeled as right -of -way on the County's haft-section map of the area. The applicant has indicated that their title work on the property did not identify this area as platted street. However, the plat would be time when the City would require any additional dedication to accommodate the development. Because the half- section map indicates right -of -way in this location, it is not clear what process is necessary to finalize the plat proposal. Since Park Street curves in this area, it would not appear that a full, straight right -of -way would be necessary. Instead, a right -of -way that follows the curve of the street would be typical. The southerly portion of Park Street has been dedicated at 50 feet of total right -of -way width. Using that concept, it could be possible to require a partial dedication of a triangular shaped parcel. What is not clear (subject to additional review of the status of Park Street dedication in this area) is whether the applicant needs to dedicate a portion of private property, or needs to seek a vacation of a portion of previously dedicated street. A sketch of this issue is included with this memorandum. The partial dedication and /or vacation would affect one parking space on the east end of the parking lot, which the applicant plans to relocate to another area of the project. The applicant has also submitted a revised landscaping plan that details the screening of the parking areas from views of the neighboring residential properties. Staff is Page 2