4.7 PCSR 06-12-2012REQUEST FOR ACTION
TO ITEM NUMBER
Plannin Commission 4.7
AGENDA SECTION MEETING DATE PREPARED BY
Plannin une 12, 2012 erem Barnhart, Plannin Mana er
ITEM DESCRIPTION REVIEWED B)/
Request by Elk River EDA for Preliminary Plat Approval for erem Barnhart, Plannin Mana er
Natures Edge Business Park, Case No. P 12-02 -Public REVIEWED BY
Hearing
ACTION REQUESTED
Staff recommends approval of the preliminary plat request, as illustrated on drawings dated Apri111,
2012, with the following conditions:
1. Access control shall be deeded to MnDOT from Outlot B.
2. The development shall meet all. applicable fire codes. The Fire Chief shall verify the location
of all fire hydrants, and may require additional hydrants necessary to preserve the health and
.safety of the residents.
3. A wetland buffer of 25 feet applies to all wetlands and a structure setback of 20 feet from the
buffer applies. An exhibit shall be prepared and included in the literature provided to
potential buyers.
4. Wetland boundaries shall be posted. in a manner acceptable. to the environmental
administrator.
5. In addition to the easements shown on .the preliminary plat, the following easements shall be
provided:
a) A 25-foot easement adjacent to the outside edge of delineated wetlands to note,
preserve and protect the required no-touch buffer.
b) A 20-foot pedestrian easement adjacent to the 25-foot easement on the outside edge of
the delineated wetlands to provide for the future construction of a pedestrian
amenity.
6. A NPDES permit is required prior to final approval of construction drawings.
7. Park dedication shall be provided in the following manner:
a) In the form of cash for 19.12 acres lots at the rate applicable at the time of Final Plat
approval. (Currently $2,485 per acre)
8. All required subdivision/park information shall be provided in an electronic format (.dwg
file) as required by the City Ordinance and Land Use Application prior to recording of the
plat.
9. This approval of the Preliminary Plat shall expire after 1 year, unless the property owner or
owner's agent has submitted a Final Plat or letter of request for extension.
Applicant Elk River Economic Development Authority
Location/ Address South of 171`t, East of Ulysses
Case Filc: P12-02
Page 2
Natures Edge Business Paxk
Preliminary Plat
OVERVIEW
The Elk River EDA is requesting prelimuiary plat approval of the 15t phase of Natures Edge Business
Park, the first development of the Focused Area Study.
The plat will include three buildable lots, two out-lots, the extension of Twin Lakes Road right-of--way,
and a new east/west road - 170t" Lane. Lot area will range in size between 4.08 and 10.36 acres.
BACKGROUND/PRECEDENT
The subject area was the key focus of the Focused Area Study, completed in 2010. That study outlined
broad land use and development pattern changes, triggered by the evolution of Highway 10 in the area to
a freeway with limited access. The subject parcel is the only city-owned land within the area. The
development of this plat is expected to solidify the implementation of the FAST Study; private
investment will follow public investment.
Streets
Plat improvements will include grading, utility and street improvements to serve the three lots and future
lots to the south. Twin Lakes Road is planned for a boulevard section, with around-a-bout south of 171St
Avenue alignment. Although the right of way is preserved, the round-a-bout and the western half of
Twin Lakes Road will be built at a later date.
GENERAL INFORMATION
Location Existing Use Comprehensive Plan Current Zoning
Designation
Subject Agriculture Light Industrial/.Highway I-1/ C-3
Property Business
North LeFebvre Light Industrial PUD
Trucking.
South RDF Plant Light Industrial/ Highway I-1 / C-3
Business
East Morrell Trucking, Light Industrial/ Agricultural PUD/ AR
Agricultural Research
West Auto repair, Highway Business C-3
Highway
Businesses
APPLICABLE REGULATIONS
Subdivision
These findings are necessary for City Council approval of the preliminary plat and the final plat:
N:\Departments\Community Development\Planning\Case Files\Plat\P 12-U2 Elk River EDA-Natures Edge\P12-2 Naters Edge Business Center
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Case File: P12-02
Page 3
Natures Edge Business Park
Preliminary Plat
1. The proposed subdivision is consistent with the zoning regulations (article VI of this chapter
and conforms in all respects with all requirements of this Code, including the zoning
regulations and this article.
2. The proposed subdivision is consistent with all applicable general and specialized city, county,
and regional plans, including, but not limited to, the city's comprehensive development plan.
3. The physical characteristics of the site, including but not limited to topography, soils, vegetation,
susceptibility to erosion and siltation, susceptibility to f boding, and drainage are suitable for the
type and density of development and uses contemplated.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage
transportation, erosion control and all other services, facilities and improvements otherwise
required in this article.
5. The proposed subdivision will not cause substantial environmental damage.
6. The proposed subdivision will not conflict with easements of record or with easements
established by judgment of a court.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable
.development of neighboring land.
8. The proposedsubdivision is not premature. A.subdivision is premature if any of the following
exists:
a. Lack of adequate stormwater drainage.
b. Lack. of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
In the review of the standards for preliminary plat as outlined, it appears that the request is consistent
with all of these standards.
ANALYSIS
As noted above, this project represents the initial stage of development of the larger FAST plan,
approved by the City Council on June 21, 2010. The platted property is the only city-owned land within
the plan area; the balance of the plan will be developed and redeveloped by the private sector, likely over
the next few decades. While the plan will take decades to come to fruition, the initial phases establish the
tone of the development..
A key component of the FAST plan is the development of the Twin Lakes Road extension, south to
Highway 10 and a future intersection in this area. With the evolution of Highway 10 to a freeway,
businesses in the area will lose their local accesses they currently enjoy. Twin Lakes Road is being built to
serve as the spine in the east Elk River area. Ultimately, businesses will get their customers, clients,
employees, and contractors from Twin Lakes Road. The FAST plan envisioned that Twin Lakes Road
could serve as the front door to the businesses in the area, with appropriate levels of landscaping and
walking amenities located along it
Comprehensive Plan
The project is consistent with the comprehensive plan in terms of planned use, traffic and utility
capacities.
N:\Departments\Community Development\Planning\Case Files\Plat\P 12-02 F.lk River EDA-Natures Edge\P12-2 Naters Edge Business Center
SR to PC G-12-12.docx
Case File: 1'12-02
Page 4
Natures Edge Business Park
Preliminary Plat
Natural Resources
As part of the development of the parcel, an Alternative Urban Area-wide Review (AUAR) was
conducted. This was completed in 201.1, and indicated that the current systems (traffic, sanitary, water)
could handle the expected increases of development of the city property.
Wetlands -The northern portion of the platted area includes a number of wetlands. Wetland
impacts were kept to a minimum, though some impact is proposed, primarily via the extension of
Twin Lakes Road.
Lot 1, Block 1 is heavily encumbered by the wetland; this drastically reduces the buildable area of the
lot.
Wetlands are intended to bean asset for the job growth in the area, as employers frequently seek
locations where the outdoor amenities are an important factor. Staff is recommending an easement
for future trail connections alongside the wetlands (within the established wetland setback areas) so
that the wetland feature could be used as an asset as envisioned by the FAST study.
Parks
Park Plan -The Comprehensive Park Plan does not indicate any park target area nor trail corridor in
the wider -area.
.Park and Recreation Commission Recommendation -Given. the Comprehensive Park Plan, staff is
recommending that the Parks'and Recreation Commission support park dedication be paid in the
form cash for the .three lots at the rate applicable at the time of .final plat approval (currently
$2,4$5.00 per acre x 19.12 acres =.$47,513.20).
Transportation/ Circulation
Streets -New streets in the plat include a new 170`'' Lane and the. extension of Twin. Lakes Road.. In
the future, additional local streets will be included, including a future connection to 165t" Ave via
Cargill property.
170`" will terminate in temporary cul-de-sacs on the east and west ends. The western leg of 170t"
Lane will eventually loop to the north, and intersect with 1715` Avenue.
Trails - A trail is located on the east side of Twin Lakes.
Landscaping
Due to grading and the future extension of Twin Lakes Road, about 1.6 acres of existing trees in the
northeast corner of the site will be removed.
Buffer - No buffers are proposed.
Lot Trees -Upon the development of the lots, the property owner would comply with lot
landscaping requirements.
N:\Departments\Community Development\Planning\Case Files\Plat\P 12-02 Elk River EDA-Natures Edge\P12-2 Naters Edge Business Center
SR to PC 6-12-12.docx
Case File: P12-02 Natures Edge Business Park
Page 5 Preliminary Plat
Street Trees - No street trees are proposed, in part because much of the grades along the roads are
not finalized. Staff recommends that trees be planted adjacent to the trail along Twin Lakes Road at
a rate of one tree per 40 feet. This would add approximately 34 trees.
Previous Plat
The subject parcel was once the subject of the Gateway Plat. Gateway was platted prior to completion of
the FAST study, which suggested the road alignments now being adopted. With the changes to the road
and lot alignments, some of the existing easements will need to be vacated. This will be accomplished by
a public hearing in July.
ATTACHMENTS
^ Location Map
^ Plat drawings dated April 11, 2012
ACtloll Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\Plat\P 12-02 Elk River EDA-Natures Edge\P12-2 Naters Edge Business Centex
SR to PC 6-12-12.docx
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Preliminary Plat
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I hereby certify that this survey, plan
or report was prepOrcd by me or under my DATE REVISION ~~~ ~ enrv
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direct supervision and that I dm a duly ~~~ ~
NATURE'S EDGE BUSINESS CENTER Anderson = °e'aws of theslStateLof Mlnn g~r U"der eoarr
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THE CITY OF ELK RIVER 3601 Thurston Avdlue. Andes. Minnesota 56303
763-a27-S66D FAX 763-a27-0620
______ ,__ ___ Charles R. Christophen7on
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Date ~ ~ Lic. No. Gi17F Pa/„/,1
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