6.5b PCSR 03-28-2017E lls
River
Request for Action
To
Item Number
Planning Commission
6.5b
Agenda Section
Meeting Date
Prepared by
Public Hearing
March 28, 2017
Chris Leeseberg, Senior Planner
Item Description
Reviewed by
Beaudry Oil /Truck Shop — 620, 634 Quinn Ave. &
Zack Carlton, Planning Manager
623 & 633 Proctor Ave.
Reviewed by
■ Preliminary Plat review of New Resources
Addition, Case No. P 17 -03
Action Requested
Recommend, by motion, approval of the Preliminary Plat as the following findings have been made, as
outlined in Section 30 -375:
1. The property is zoned I -1 and the proposed subdivision is consistent with the zoning regulations
outlined in the city code and approved plans.
2. The proposed subdivision does not conflict with any city, county, or regional plans, including
the Comprehensive Plan.
3. The site is suitable for the proposed development.
4. The subdivision has adequate provision for all of these facilities.
5. The proposed subdivision will not cause substantial environmental damage.
6. 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.
8. 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.
Background /Discussion
Case No. P 17 -03
The property is zoned I -2 (Medium Industrial) and C -4 (Community Commercial) and the applicant is
seeking preliminary plat approval to operate a bus, truck and implement storage, maintenance and repair
facility. The proposed project is comprised of four parcels. The northern two parcels are currently
zoned I -2 (proper zoning for the proposed project) and the southern two parcels are zoned C -4
(improper zoning for the proposed project). The applicant is also requesting a zone change for the two
C -4 parcels (ZC 17 -03).
The minimum size for lots in the I -1 district is one acre, with a minimum lot width of 100 feet. The
proposed plat is 1.51 acres and meets these requirements. Right -of -way (.51 acres) is also being platted
for County Road 1 /Proctor.
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Analysis
Parks and Recreation
The Parks and Recreation Commission did not review this application as no additional lots are being
crated.
Applicable Regulation
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 -oning regulations (article VI of this chapter) and conforms in
all re pects with all requirements of this Code, including the honing regulations and this article.
The property is zoned I1 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 speciali .Zed city, county, and regional
plans, including but not limited to, the city's cotzprebensive development plan.
The proposed subdivision does not conflict with any city, county, or regional plans, including
the Comprehensive Plan.
Staff has been, and continues to, work with the applicant on draft master plans for the block,
but no agreement has been reached. The southernmost five parcels eventually lose direct
access to Proctor Avenue and will only be accessible from the west via a cul -de -sac.
(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 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
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 proposed subdivision will not have an undue and adverse impact on the reasonable
development of neighboring land.
M \Departments \Community Development \Planning \Case Files \P \P 17 -03 New Resources Addition \4 - Planning Commission \P 17 -03 sr PC 3-28 -
17.docx
(8) The proposed subdivision is notpremature. A subdivision 1.spremature if any of the folloaving 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.
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.
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 June 27, 2017.
Attachments
• Location Map
• Preliminary Plat
N: \Departments \Community Development \Planning \Case Files \P \P 17 -03 New Resources Addition \4 - Planning Commission \P 17 -03 sr PC 3-28 -
17.docx
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