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4.4 PCSR 06-28-2016 El ,�., Request for Action River To Item Number Planning Commission 4.4 Agenda Section Meeting Date Prepared by Public Hearings June 28,2016 BrieAnna Simon,Planner Item Description Reviewed by Venture Pass Partners,LLC—ER Venture Pass Zack Carlton,Planning Manager Addition Reviewed by • Preliminary Plat approval,Case No. P 16-07 Action Requested Recommend,by motion,approval of the Preliminary Plat for ER Venture Pass Addition with the following conditions: 1. All comments in the Staff Comment Letter dated June 14,2016 shall be addressed. 2. A minimum of a 30 feet easement along the railroad along the south side of Outlot A shall be provided for future trail connections. Background/Discussion The applicant is requesting a preliminary plat approval for ER Venture Pass Addition. The property is zoned Highway Commercial (C-3),where the minimum lot size requirement is one (1) acre.The proposed preliminary plat consists of Lot 1 (2.75 acres),Lot 2 (2.77 acres),and a 4.63 acre outlot. The current proposal accompanying the Plat application is a retail operation,which is a permitted use in the zoning district and does not require Planning Commission or City Council approval.The preliminary site plan is attached for informational purposes. Analysis Transportation/Circulation The subject property runs between Zane St. and Highway 169. Driveway access will be limited to Zane St. Utilities The subject property is located in the Urban Service District. Although the plat does not require city services, all permitted and conditional uses in the commercial district will require city services,which will be required for future approvals. Park Dedication On June 8,2016,the Parks and Recreation Commission reviewed the preliminary plat and recommend that park dedication be satisfied in the form of cash. Additionally,staff recommends a 30 foot trail easement be provided on the south end of the property along the railroad in Outlot A. ITOIEREI 11 NATURE Applicable Regulation Approval of a Preliminary 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.zoning regulations(article l'I of this chapter)and con forms in all respects with all requirements of this Code, including the zoning regulations and this article. The property is zoned Highway Commercial (C-3). 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 specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. The proposed plat does not conflict with any city, county, or regional plans,including the Comprehensive Plan. (3) The plysical 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 proposed uses in the C-3 district. The applicant and city staff will work together to finalize grading, erosion control, and drainage plans as development occurs. (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 will connect to city sewer and water services. The applicant and city staff will work together to storm drains with associated stormwater treatment ponds. (5) The proposed subdivision will not cause substantial environmental damage. The development will not cause substantial environmental damage. (6) The proposed subdivision will not cof flict with easements of record or with easements established by judgment of a court. The plat 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 lands to the north and east have already been developed and include commercial development as part of the Elk River Crossing Planned Unit Development. The area south of the plat was included in the Elk River Business Park, while Highway 169 aligns the property to the west. (8) The proposed subdivision is not premature.A subdivision is premature if any of the lalowing exists: a. Lack o f adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer ystems. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-07 ER Ventures Addition\3-Planning Commission\P 16- 07 PC Venture Pass.docx d. Lack of adequate off-site public improvements or support systems. 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 appears be consistent will 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 for the plat 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 • Applicants Narrative • Preliminary Plat • Preliminary site plan \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-07 ER Ventures Addition\3-Planning Commission\P 16- 07 PC Venture Pass.docx PROPOSED PETSMART 18050 ZANE ST,ELK RIVER MN Venture Pass Partners, LLC is pleased to submit for review and approval,a proposed retail/commercial development on the currently un-developed property between Zane St and Hwy 169, immediately West of Walmart and Home Depot. On behalf of our Tenant,we are proposing to develop and construct a new 17,886 sf Petsmart retail facility along with all related site improvements. The proposed plat also includes future development opportunity on Lot 2 as well as an Outlot. This property abuts similar retail uses to the North and East, Highway 169 to the West,and commercial/industrial uses to the South. The proposed development is consistent with the applicable C3 Zoning District. Typical hours of operation for this facility will be 9 am to 9 pm Monday through Saturday,and 10 am to 6 pm Sunday. Total associate counts will be determined per the mix of part-time and full-time employees. We can provide additional information on employment assumptions. The lot 1 Petsmart site incorporates 90 parking stalls,or 5.03 stalls/1000 sf. This is consistent with requirements of both the Tenant and the city. The Elk River Crossing Design Standards have been incorporated into our proposed design, including the use of neutral earth tone colors,textured integrally colored concrete masonry units and stucco. The proposed building materials and colors are consistent with the neighboring buildings in the Elk River Crossing PUD development. Pilasters provide for articulation of facades over 100 feet in length so that no uninterrupted length exceeds 50 feet. Articulation of the facade as proposed with 24" projection exceeds the requirement for projection/recess depth to be minimum of 3%of the uninterrupted length. The main building entrance is clearly defined and visible,an design elements include recesses/projections,canopy,raised parapet and storefront glazing. Building wall signage(illuminated channel letters and logos) is proposed on three building elevations; North-over front entrance and facing parking field,West-facing Hwy 169, East-facing Zane St and adjacent retail. Signage as proposed is consistent with allowable signage areas. No outdoor storage is proposed with this development.