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4.4 PCSR 01-14-2014 ./ cite of Elk 4...,.- Request for Action River To Item Number Planning Commission 4.4 Agenda Section Meeting Date Prepared by Planning Items January 14,2014 Chris Leeseberg,Park Planner-Planner Item Description Reviewed by Request by BWB Holdings,LLC/ERX Properties, Jeremy Barnhart,Deputy Director, CODD LLC for Preliminary/Final Plat Approval Reviewed by Case No. P 13-04 Action Requested Recommend,by motion,approval of the Conditional Use Permit (CUP) with the following conditions: 1. Access control shall be dedicated from Lot 1, Block 1. 2. No increase in storm water onto MnDOT right of way 3. Any access to Highway 169 shall be approved by MnDOT. 4. Highway 169 access to and from the plat shall be limited to Outlot C. 5. A variance (V13-10)will need to be recorded prior to the plat being recorded. 6. The development shall meet all applicable fire codes. 7. 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. 8. Wetland boundaries shall be posted in a manner acceptable to the City. 9. A 25-foot easement adjacent to the outside edge of delineated wetlands to note,preserve and protect the required no-touch buffer. 10. A NPDES permit is required prior to final approval of construction drawings. 11. 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. 12. 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. 13. Surface water management fee in the amount required by the city at the time of final plat release be paid prior to releasing the plat for recording. Current 2009 rate would be $1,112/acre. 14. The necessary drainage and utility easements be dedicated on the plat as required by the city. 15. Grading and erosion control plan and development plan be submitted and approved by the city engineer prior to the issuance of building permits. 16. Park dedication shall be provided in the following manner: a. In the form of cash for 12.75-acres (the undeveloped portion of the new ERX site) at the rate applicable at the time of Final Plat approval. P O F R E D OE NATURE Background/Discussion The applicant is proposing platting parcels from the existing"Aggregate Commercial"plat into a new plat (Aggregate Commercial 2nd) containing one lot and three outlots. The new plat will be a combination of the existing plat,with rearranged property lines, and additional property. The request for the platting of the parcels is to address a number of ongoing challenges with area properties which have complicated the sale of these parcels. Additionally, the proposed plat and internal access agreements responds to access and circulation requirements of the property owners, City, and MnDOT. MnDOT installed improvements at the 215th alignment (Outlot C) to serve the area. Aggregate Commercial (existing plat) The existing plat consists of three outlots,none of which are buildable. Aggregate Commercial 2nd (proposed plat) The proposed plat consists of one buildable lot and three outlots. The current ERX facility will be located on Lot 1 Block 1,which would become larger than the current ERX site. The three outlots are not being proposed for any uses at this time. Future mining activities could happen on Outlot A. The ERX interim use permit will expire at the recording of the final plat. Outlot C is the area designated for temporary access to all of the properties in the area. Outlot C is located where MnDOT wants the access and where they installed improvements in 2012. Lot Dimensions Two of the proposed lots (Outlots B&C) do not meet the minimum lot size requirements or the required frontage for the zoning district (Commercial Reserve District-CRT). A variance (V 13-10) is being considered to allow these lots to be less than the zoning requirements. If the variance is not approved,it is appropriate to deny the plat as the lots do not meet the minimum required lot size. Wetlands/easements Outlot A includes a number of wetlands. Because outlot A is not buildable, and formal platting would need to occur prior to construction, the wetlands will be delineated on the plat at that time. No wetlands or easements are indicated on the proposed lot 1,block 1; a condition is recommended to amend the plat to reflect these features. Park Dedication Park dedication is not required for the developed portion of the lot 1,block 1, the existing ERX site. Park dedication for the `undeveloped'portion of the new ERX site will require park dedication. The three outlots will be subject to park dedication fees in the future. Financial Impact None Attachments • Location Map • Applicants Narrative • Aggregate Commercial (existing plat) • Aggregate Commercial 2nd (proposed preliminag and final plat) N:\Departments\Community Development\Planning\Case Files\P\P 13-04 Aggregate Commercial 2nd\P 13-04 sr Agg Comm 2nd 1-14-14.docx ■ .`�r 4 a fi peg ...e •tom r" - _ Y A 4 co <. _ y L^ RS. r E' -. 4itt., 4.,= ' ,A. :,,,, -:# A , C •0 _ .. .� V P _ 0 N 4 �-- J A i ,, / 691 �dMH0IH S CI 0 a M 2k ti 1 C e' p ,+4, xa-' x f .'*p yy d e... ' i‘\ '''''''' I "iiii.C7°4 To : The City of Elk River—City Council Members & Planning Commission Attn: Jeremy Barnhart Jan. 3, 2014 RE: Aggregate Commercial 2nd Add. Plat „oT17:„ Over the past 3 years BWB, ERX, MnDOT, &the City have been discussing solutions for the collection of parcels on the east side of Hwy. 169 near the existing 217th Avenue. We are pleased to present i. the plat before you and believe it represents an opportunity to solve a number of ongoing challenges which ultimately lay the basis for good — •1 long-term planning of the area. Existing Conditions&The Plat: The parcels are zoned commercial reserve/transition and are within the aggregate mining overlay district. The plat includes 4 existing parcels which are proposed to be replatted into 1 lot &3 outlots. Two of the outlots (Outlot B & C) relate to the preferred MnDOT connection at the future 215th Ave. Parcel - Existing Access to Hwy. 169: Parcel 2 The properties currently access Hwy. 169 via 2 unimproved points— Outlot A 2th 17 (gravel right-in/right-out) and a pre-existing driveway at 215th. Parcel MnDOT Improvements&Access: Much of the driving force behind this plat relates to MnDOT's preferred access location for the area (the future 215th Ave. as shown C as Outlot C on the plat). In the past, MnDOT has allowed B limited restricted use of 217th, but has not supported / pported commercial use '' avuunn nany at this location due to sight-lines & elevations. In 2012 based on AGGREGATE COMMERCIAL.2ND ADDITION discussions with the applicants &the City, MnDOT installed partial improvements to the intersection at the future 215th Ave. in anticipation this connection point would be utilized as a primary access point for parcels in the area. • Outlot C would connect to an existing North-South easement. �%` n ..,' • Necessity& Benefits of the Variances: 1. 4 The variances being requested are for Outlot C and Outlot B. The »' existing parcel is approx. 5.5 acres. Outlot C is the proposed access point &future right of way area at new 215th Ave. Outlot B is approx. 3 acres. The area of the existing parcel north of outlot C would be g P � •t. � incorporated into Lot 1. `"' Based on discussions with MnDOT&the City,we believe approval of this plat is an opportunity to solve a number of ongoing challenges which ultimately lay the basis for good long-term planning of the area: 1. The necessity of Hwy. 169 access at the future 215th Ave.was determined by MnDOT as preferred location. They've installed improvements in support of this future connection. Concurrently,they modified the existing 217th Ave.to a right-in/right-out access. 2. The existing underlying parcel related to Outlots B&C is currently a non-conforming lot due to size. While outlot B&C do not meet existing size/frontage zoning,they do not impede future development. The variances related to these outlots are an important 1st step in laying the foundation for future access planning of the area. Additionally,Outlot C provides a connection to the existing 100'wide North-South easement. 3. The plat contains 4 existing parcels. The number of parcels proposed by the plat remains the same at 4 parcels (1 Lot&3 Outlots). We are pleased to present the plat before you and appreciate your support. Brent Hislop Synergy Land Company (612)590-0811 brent.hislop@SynergyLandCompany.com i i 1 1 I I I I 1 1 1 i 1 1 I 0. 1 1 I i 1 I3,11:R" 8 al oa 0-1 th o 5,-,...N • o Z 1 - , -6.- t, ------ - - <1 ' 6 a ""kr,---- jim,:s•f--:9-91int47'1:691:7176-9'°1L:ff'ZI7:78-1 ----_•:G)132:-R"----1::=1631:14rir29-7:8338'5---"37----AI --------------- . . cE•et? % c., ° ------- ----— Gl iki'''';, ' ''\''' ------- Va \ \ o pa r•-1,a ,•*.• CSP 1--.'' xi 1-4 / co y 1.4%.5%17 0,65.1,00,vo )..q1 QO :A"'"' J -- 0 • I ulo SA0 nara...., aa -t I g co 0 R 8 3 3 §8 a a ..- al i3JPA al 1, ---1 r ,,---z 4 CO •"kr,'-.. ' ri, ' 1 00, — dwa; rto 0 PIC- M*" g -1 a 9 , TO T: r— f's7.' rii a - - x a r zrzoo j -.4: ra I EA; Va 1 --,.....,„, !.. i m- . cur':0 1 1,4 Z.i.1 V V 1 I , EAST L ME 121-.. 11,14 OF NW 1/4, . 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