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HomeMy WebLinkAbout02 - Final Plat Narrative Revised 5-6-19     12445 55th Street North, Lake Elmo, Minnesota 55042 * Phone: 651-439-8833 * Website: FFSurveying.com Bruce A. Folz, LS Timothy J. Freeman, LS 1939 – 2001 Principal May 6, 2019 FOUR CORNERS 2ND ADDITION FINAL PLAT NARRATIVE This project is a multi-phase PUD development. It consists of an 80-acre property that has a garage building in the southwest corner that has had several tenants over the years. This parcel was platted in the original FOUR CORNERS plat as Lot 1, Block 1. This Lot 1 was rezoned and has since been sold to the Stillwater Area School District to be used as their bus garage and terminal. This is in accordance with the permitted use approved by the City of Lake Elmo. The original plat created the Lot 1, Block 1 along with Outlots A, B and C to be replatted later as well as a new alignment of Hudson Boulevard as required by the City of Lake Elmo and Washington County. This realigned roadway is to facilitate a possible upgraded intersection and traffic control that align with the road east of Manning Avenue North, and north of the Holiday Station in West Lakeland Township. This roadway was part of the MN DOT Right of Way prior to being turned over to local control, to the City of Lake Elmo. The remaining Outlots and vacated right of way will now be developed as a commercial and highway business project for various uses. The property owner is EN Properties LLC. The Surveyor for the project is Timothy J. Freeman of Folz Freeman Surveying LLC. The Civil Engineer for the project is Matt Woodruff of Larson Engineering, Inc. Lot 1, Block 1 430 Wide 600 deep 5.66 acres 246806 sq ft Outlot A Irregular shape parcel 36.4 acres 1585421 sq ft Outlot B Irregular shape parcel 7.92 acres 345110 sq ft Outlot C Irregular shape parcel 2.42 acres 105592 sq ft New R/W Irregular shape parcel 4.15 acres 180900 sq ft There are not existing wetlands on site All items that are conditions of the preliminary plat have been addressed with all of the entities that are applicable. There were no neighboring properties who raised any issues. A concept plan for this project was previously approved showing the re-aligned roadway with several lots for a few different uses. This project will require several plats to ultimately build out the parcels approved with the initial concept plan. The Preliminary Plat has also been approved. The next phase is to plat the right of way and build the new road for this proposed realignment of Hudson Boulevard (frontage road to I94). This plat (FOUR CORNERS 2nd ADDITION) is being platted to dedicate the new right of way. One of the steps required is to vacate the existing right of way for Hudson Boulevard North. The City of Lake Elmo and MN Dept of Transportation will have to vacate the unused right of way of the old alignment for development. They will vacate the right of way, reserving a temporary easement while the existing roadway is still being used during construction. There is a map that shows the portion of right of way to be vacated… along with legal descriptions for each vacation portion.     5/6/2019  Final Plat Narrative  Page 2 of 3      The next phase is to plat the right of way and build the new road for this proposed realignment of Hudson Boulevard (frontage road to I94). This plat (FOUR CORNERS 2nd ADDITION) is being platted to dedicate the new right of way. One of the steps required is to vacate the existing right of way for Hudson Boulevard North. The City of Lake Elmo and MN Dept of Transportation will have to vacate the unused right of way of the old alignment for development. They will vacate the right of way, reserving a temporary easement while the existing roadway is still being used during construction. The Preliminary Plat had a map that shows the portion of right of way to be vacated… along with legal descriptions for each vacation portion. The other item shown on that map is which entities have jurisdiction of the existing and new right of way. Essentially, the City of Lake Elmo received the right of way that contains the Hudson Boulevard North (frontage road), and MN Dot has the balance of the right of way where the Interstate Highway 94 and its ramps… as well as the portion of Manning that crosses the Interstate 94. The vacation step is critical for the realignment of the roadway process that the City of Lake Elmo and Washington County are requiring. The alignment for the new Hudson Boulevard has been in the planning stages for years now. The consultant engineering company used by the City of Lake Elmo was hired to design the new alignment, to facilitate the needs of the City of Lake Elmo. Our planning/platting efforts utilized this alignment for Hudson Boulevard North as shown on the Preliminary Plat and Final Plat. This plat contains the 3 Outlots from the original plat, along with the proposed vacated right of way from the old alignment of the frontage road and the MN Dot strip that now contains a drainage ditch. This Final Plat contains a Lot 1, Block 1 for the proposed Metro Transit Park and Ride project as well as the Outlots to the north of it and south of the realigned roadway right of way for future uses. The southerly Outlot C was approved for a regional ponding facility for the area that takes the place of the previous drainage ditch. More detailed information on the potential users and their proposed development plans for Outlots A and B will be submitted at the time they have potential users. It is impossible to provide all of the detailed information required by the City Code for preliminary and final plat on these Outlots without the user of the parcels identified. We anticipate that the two Outlots will be replatted in the future phases, as the individual users come along. The users will understand that the zoning requires only potential uses that are allowed in the code for their appropriate zoning district. Lot 1, Block 1 of this phase is being rezoned to allow the Park and Ride facility as a part of this request. The remaining outlots will be rezoned when they are developed and replatted. The Comprehensive Plan is consistent with the uses being proposed. The outlots in this phase also includes the requirement of uses that develop impervious/greenspace at a ratio of 80/20 percent, as well as parking for 5 cars per 1000 square feet of usable building square footage. The proposed construction schedule is to begin the sewer, water and storm sewer as soon as the Final Plat is approved and recorded… unless we can begin prior to recording with the development agreement and deposits with the City of Lake Elmo. Street construction would follow the utilities as soon as they are complete. It is the goal of the project to be complete in this construction season 2019. The City Engineer review items are completed… pending approval by City Engineer. The Storm Water Management plan is completed and pending review by City Engineer, Watershed District and MN Dot.     5/6/2019  Final Plat Narrative  Page 3 of 3      The easements for offsite roadway, utilities, streets and ponding areas have been verbally approved by the owners of neighboring properties. The attorney is finalizing the documents to be reviewed and signed by the parties and then submitted to the City of Lake Elmo.