7.7. SR 06-18-2012`~"`Y°` REQUEST FOR ACTION
~1.
River
TO ITEM NUMBER
Ma or and Ci Council 7.7
AGENDA SECTION MEETING DATE PREPARED BY
Public Hearin s une 18, 2012 erem Barnhart, Plannin Mana er
ITEM DESCRIPTION REVIEWED By
Request by Elk River Economic Development Authority for Cal Portner, Ci Administrator
Preliminary Plat Approval for Natures Edge Business Park, Case REVIEWED BY
No. P 12-02
ACTION REQUESTED
Staff and the Planning Commission recommend approval of the preliminary plat request, as illustrated on
drawings dated April 11, 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. 34 shade trees shall be added along the trail on the east side of Twin Lakes Road.
8. 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)
9. 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.
10. This approval of the preliminary plat shall expire after one year, unless the property
owner or owner's agent has submitted a final plat or letter of request for extension.
!'~IIk~F~ BT
N:\Public Bodies\City Council\Council RCA\Agenda Packet\U6-18-2012\P12-02 Natures Edge SR to CC 6-18-12 (1).docx ~~
BACKGROUND/DISCUSSION
The Economic Development Authority is seeking to subdivide the former Gateway Business Park plat to
be consistent with the recently approved Focused Area Study, as Natures Edge Business Park.
The plat would create three buildable lots, two outlots, and the right-of--way for the extension of Twin
Lakes Road and a new road, 170s' Lane. The buildable lots range in size from 4.08 acres to 10.36 acres.
The outlots range in size from 2.91 acres to 46.16 acres. Twin Lakes Road will eventually be a boulevard
and the intersection of 1715` and Twin Lakes Road will be governed by a round-a-bout. The western half
of Twin Lakes Road and the round-a-bout will be constructed at a latex date.
Construction of the public improvements is expected to start shortly.
Next steps
Following approval of a preliminary plat, the City Council will review a number of related applications,
including the final plat, rezoning, and easement and right-of--way vacation. These applications are
expected in July.
Planning Commission Comments
The Planning Commission held their public hearing on June 12, 2012, and had no comments.
Public Comments
No comments for or against the proposal.
FINANCIAL IMPACT
Platting the property will include recording and final plat fees. These funds will be paid via the EDA
Development Fund.
ATTACHMENTS
^ Planning Commission packet dated June 12, 2012.
Action Motion by Second by Vote
Follow Up
N:\Public Bodies\Ciry Council\Council RCA\Agenda Packet\06-18-2012\P12-02 Natures Edge SR to CC G-18-12 (1).docx
~~,
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Elk -~-~
River
REQUEST FOR ACTION
QOp~
TO ITEM (NUMBER
Plannin Commission 4.7
AGENDA SECTION MEETING DATE PREPARED BY
Plannin une 12, 2012 Jerem Barnhart, Plannin Mana er
ITEM DESCRIPTION REVIEWED B~/
Request by Elk River EDA for Preliminary Plat Approval for Jerem Barnhart, Plannin Mana er
Natures Edge Business Park, Case No. P 12-02 -Public REVIEWED BY
Hearing
ACTION REQUESTED
Staff recommends approval of the preliuiiuary plat request, as illustrated on drawings dated April 11,
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", East of Ulysses
Case File: P12-02
Page 2
Natures Edge Business Park
Preliminary Plat
OVERVIEW
The Elk River EDA is requesting preliminary plat approval of the 1" 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 - 170x'' 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 aligmnent. 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 preliliunary plat and the final plat:
N:\Departments\Communiry Development\Planning\Case Files\Plat\P 12-02 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 flooding, 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 proposed subdivision is not premature. A subdivision is premature if any of the following ,
exasts:
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. Wllile 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:\Depaztments\Community Development\Planning\Case Files\Plat\P 12-02 Elk River EDA-Natures Edge\P12-2 Naten Edge Business Center
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Case File: P12-02
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 2011, 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
$2,485.00 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 170`"
Lane will eventually loop to the north, and intersect with 171ST 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
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Case File: P12-02 Natures Edge Business Pazk
Page 5 Preliminary Plat
Street Trees - No street trees are proposed, in part because much of the grades along the roads axe
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 vas 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
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\Plat\P 12-02 Elk Ricer EDA-Natures Edge\Pi2-2 Naters Edge Business Center
SR to PC G-12-12.docs
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or report was prepared by me or under my oJUh9v er egP
direct supervision and that I am a duly
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