7.2.C. SR 06-19-2017 ��i
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lk — - Request for Action
River
To Item Number
Mayor and City Council 7.2C
Agenda Section Meeting Date Prepared by
Public Hearings June 19, 2017 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Preliminary and Final Plat for New Resources Zack Carlton,Planning Manager
Addition Reviewed by
Tina Allard, City Clerk
Action Requested
1. If the City Council does not believe the Preliminary Plat is consistent with the Comprehensive Plan,
or the Zone Change has been denied, staff recommends denial, by resolution, of the preliminary and
final plat for New Resources.
2. If the City Council believes the Preliminary Plat is consistent with the Comprehensive Plan, and the
Zone Change has been approved staff recommends:
A. Approval, by motion, of the Preliminary Plat as the following findings have been made,as
outlined in Section 30-375:
1) The property is zoned I-2 and the proposed subdivision is consistent with the zoning
regulations.
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.
B. Adoption of a resolution for the Final Plat of New Resources Addition with the following
conditions:
1) Surface Water Management Fee be paid in the amount required by the city prior to
releasing the Final Plat for recording. (currently$1,326/acre)
2) The authorized Final Plat shall not be recorded until the aforementioned conditions have
been completed.
3) No permits shall be issued until the Final Plat is recorded.
4) 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
P 0 W I R I 1 6r
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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.
The applicant may also extend,in writing, the review of their application to August 22, 2017, to allow
further development of the master plan required for compliance with the Comprehensive Plan.
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 (.05 acres) is also being platted
for County Road 1/Proctor.
Analysis
Comprehensive Plan
The property has a land use designation of Mississippi Connections (Plan). The Plan states:Proctor and
,Quinn Avenue area is a relativeysmall area with a variety of incompatible land uses including both residential and beavy
industrial. Highway 10 improvements will include Proctor Drive intersecting with Hi
bway 10 via an overpass. This
overpass will extend to the north, over the railroad tracks. Thin long elevated road will create a unique opportunity for the
property in the area, altering visibility and access. Due to the area's proximity to the train tracks and Higbway 10 traffic,
the Plan suggests business park uses and employment centers.
Strategies of the Plan are:
1. ilork witb the development community to identiand explore market opportunities and the feasibility of redeveloping
the area as a wbole.
2. ilork witb interested property owners in the development of a master plan prior to re.Zoning the parcels.
3. Establish opportunities to construct community directional signage andgateway signage along Proctor Avenue.
Parks and Recreation
The Parks and Recreation Commission did not review this application as no additional lots are being
created.
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 honing regulations (article VI of tbir cbapter) and conforms in
all respects with all requirements of this Code, including the honing regulations and this article.
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2c si.docx
The property is inconsistent with the zoning regulations outlined in the city code and
approved plans. Without an approved zone change the properties do not comply with the
zoning regulations described in the city code.
(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 comprehensive development plan.
The proposed subdivision conflicts with the Comprehensive Plan. A master plan for the area,
as outlined in the Mississippi Connections Plan,has not been fully implemented to facilitate
redevelopment of the area as a whole.
(3) The physical characteristics of the site, ' din 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
Without implementation of a master plan, as described in the comprehensive plan,the
proposed subdivision may have undue and adverse impacts on the reasonable development of
neighboring land. Creating a functional street system to serve this area of the city may be
hindered.
(8) The proposed subdivision is notpremature.A subdivision is premature if any 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.
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2c si.docx
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.
Planning Commission Meeting Summary
No one spoke for or against the request and staff has not received any comments since the Planning
Commission meeting.
During the Planning Commission meeting, staff reviewed the master plan and discussed the progress
being made towards implementing the plan. The Planning Commission,with the understanding that
discussions on implementation of the master plan would continue,unanimously recommended approval
of the request.
Additional information
Since the Planning Commission meeting on April 25, 2017, staff has had discussions with legal counsel
regarding the master plan language in the Plan. It has been affirmed,the Plan identifies the need for a
master plan prior to rezoning. Based on this information, staff is recommending the preliminary plat
request be denied.
Staff has a strong desire to continue working with the applicant to facilitate the master plan,assemble the
required properties, and demolish the required structures. Staff believes this can be accomplished within
a timeframe that allows the applicant to maintain their desired construction start date of October 1, 2017,
as well as provide for the orderly development of the area,benefiting the community as a whole.
Staff has included three action items for the current preliminary plat request,which are described below.
1) Deny the current plat applications. This option will provide the city with additional time to
facilitate development of the master plan. Implementation of the master plan,which includes
shifting the project to the north, still requires rezoning, approval of a CUP, and approval of the
plat applications. Land use application could be submitted in July.
2) Approve the current plat applications. The current application isolates residential uses between
industrial operations, does not create a plan for efficient development of the remaining parcels
within the block, extends the timeline for implementation of the quiet zone (potentially costing
additional taxpayer dollars), and does not allow for the county preferred location of a replacement
for 6th Street as part of future improvements to Proctor Ave NW.
3) The applicant may extend,in writing, their application to allow further work to be completed on
the implementation of the master plan.
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
■ Final Plat
■ Resolution—Approval of the Final Plat
N:\Public Bodies\Agenda Packets\06-19-2017\Final\7.2c si.docx
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Resolution 17-
A Resolution of the City of Elk River Granting Final Plat Approval for New
Resources, Case No. P 17-03
WHEREAS, application has been made for final plat approval,pursuant to Section 30-374
of the Elk River City Code of Ordinances, of the property legally described on attached
Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, the proposed final plat complies with each of the conditions set forth by the
City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED
1. It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with the Chapter of 30 of the City
Code of Ordinances and conforms with all of its requirements.
B. 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 Plan.
C. 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.
D. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services,
facilities and improvements otherwise required herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
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3. The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with,to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
5. This final plat approval shall expire two years from the date of this resolution if the
final plat is not recorded within that time.
Passed and adopted this 19"'day of June,2017.
John J. Dietz,Mayor
ATTEST:
Tina Allard, City Clerk
UREJ
EXHIBIT A
LEGAL DESCRIPTION
Lots 4, 5 and 6,Block 7,W.H. HOULTON'S ADDITION TO THE VILLAGE OF ELK
RIVER,
AND Lots 1 and 2,AUDITORS SUBDIVISION OF LOT 6 OF AUDITORS
SUBDIVISION NO. 3 OF THE VILLAGE OF ELK RIVER.
Sherburne County,Minnesota
p 0 w I R 1 0 0Y
UREJ
EXHIBIT B
CONDITIONS OF APPROVAL
1. Surface Water Management Fee be paid in the amount required by the city prior to
releasing the Final Plat for recording. (currently$1,326/acre)
2. The authorized Final Plat shall not be recorded until the aforementioned conditions have
been completed.
3. No permits shall be issued until the Final Plat is recorded.
4. 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.
UREJ