4.2A PCSR 06-28-2016 ht f°(1 --.'* ..,
.0.4..„ Request for Action
River
To Item Number
Planning Commission 4.2a
Agenda Section Meeting Date Prepared by
Public Hearings June 28,2016 Chris Leeseberg, Senior Planner
Item Description Reviewed by
ERX Tech Shops—21591 U.S. Highway 169 NW Zack Carlton,Planning Manager
• Preliminary Plat approval,Aggregate Reviewed by
Commercial Fourth Addition, Case No. P 16-
09
Action Requested
Recommend,by motion,approval of the Preliminary Plat for Aggregate Commercial Fourth Addition
with the following conditions:
1. All comments in the Environmental Memo dated June 14,2016 shall be addressed.
2. All comments in the Stormwater Coordinator Memo dated June 8,2016 shall be addressed.
3. Failure of the subdivider to submit the final plat within one year,unless a written request for
extension has been submitted and for good cause granted by the council, shall cause the
preliminary plat to become null and void. However,the subdivider may continue to final plat a
phase of the approved preliminary plat within one year of each phase in order to extend valid
approval of the preliminary plat.
Background/Discussion
The property is zoned Commercial Reserve Transition (CR1). The applicant is requesting preliminary
plat approval for Aggregate Commercial Fourth Addition. The subject property is Outlot B and C as well
as part of Oudot A of Aggregate Commercial Second Addition and is 7.59 acres in size.
By ordinance, oudots are not allowed to be developed. In order for the applicant to build their proposed
Active Use Storage (CU 16-18), the property needs to be platted.
Transportation/Circulation
The subject property has access to Highway 169 at approximately the 215th Avenue alignment. With the
exception of the southern 25 feet and northern 55 feet,the entire western property line will have limited
access to Highway 169 as noted on the preliminary plat.
Long term transportation plans identify a frontage road adjacent to TH 169 along the length of this plat.
At the time this staff report was drafted, staff has not received comments from MnDOT as it relates to
the proposed changes in usage of the access point to this site.
The Fire Department indicated that future access could be a concern according to the submitted site plan.
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Utilities
The subject property is not located in the Urban Service District. Although the current project does not
require city services, some of the proposed permitted and conditional uses in the XCR district will require
city services and this will have to be addressed in the future. This area, as shown in the Comprehensive
Plan,is not anticipated to have city services until beyond 20 years.
Environmental
See the attached memo,dated June 14, 2016, from the Environmental Technician as it pertains to
wetland delineation lines and storage of parts,waste, and other materials.
Stormwater
See the attached memo,dated June 8, 2016, from the Stormwater Coordinator as it pertains to
stormwater,maintenance, and permits.
Park Dedication
The Parks and Recreation Commission recommended that park dedication be satisfied in the form of
cash.
Applicable Regulations
Approval of a plat may only be ordered if the following findings have been made,as outlined in Section
30-375:
(1) The proposed subdivision is consistent with the toning regulations(article VI of this chapter)and conforms in
all respects with all requirements of this Code, including the zoning regulations and this article.
The property is zoned XCR and the proposed subdivision is consistent with the zoning
regulations outlined in the city code and approved plans.
(2) The proposed subdivision is consistent with all applicable general and specialised city, county, and regional
plans, including but not limited to, the city's comprehensive development plan.
The proposed subdivision does not conflict with any city, county, or regional plans,including
the Comprehensive 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.
The site is suitable for the proposed development.
(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.
The subdivision has adequate provision for all of these facilities.
(5) The proposed subdivision will not cause substantial environmental damage.
The area was the subject of an EAW and will not cause substantial environmental damage.
N:\Departments\Community Development\Planning\Case Files\P\P 16-09 Aggregate Commercial 4th\4-City Council\conditions from PC
memo.docx
(6) The proposed subdivision will not conflict with easements of record or with easements established by judgment of
a court.
The subdivision will not conflict with easements of record.
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of
neighboring land.
The property to the north and east are owned by the applicant and the property to the south
is a commercial auto repair facility. Highway 169 is west of the subject property. 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 ifanj 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 ystems.
All of the above services or improvements will be connected or constructed as part of the
development. The area is within the municipal service area and existing facilities can
handle the additional capacity.
The project is consistent with all required findings for approval of the Preliminary Plat.
If denial of the plat should occur,it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-375.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 120 day review period ends on September 28,2016.
Council Meeting
If acted on, this item will go to the July 18,2016, City Council meeting.
Attachments
• Location Map
• Preliminary Plat
N:\Departments\Community Development\Planning\Case Files\P\P 16-09 Aggregate Commercial 4th\4-City Council\conditions from PC
memo.docx
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i + \\\ \\, \\\W.', / f I / _\ .��1}�.t / 'T\ �� Outlot B and C,AGGREGATE COMMERCIAL SECOND ADDITION,according to the recorded plat thereof.
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' 't ' i /'- /' / I - \' 1■1\\ I \` �\ ` /1 Commencing of the northeast corner of soid Outlot C:thence South 89 degrees 46 minutes 19 seconds °
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,1/ I f/ _ / / / 2 SOIL BORINGS FOR THIS PRELIMINARY PLAT APPLICATION ARE IN PROGRESS AND WILL BE FORWARDED•
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a \ \ \\ 1 3 PROPERTY LIES WITHIN SECTION 10,TOWNSHIP 33,RANGE 26,SHERBOURNE COUNTY.
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