5.3. SR 07-11-2005
Item # 5.3.
"'
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~ctor of Planning
DATE:
July II, 2005
SUBJECT:
Discuss Gateway Business Center
Attachments
· May 16, 2005 Development Schedule
· Property Owners Exhibit
· Aerial Photo
· Land Use - August 16, 2004
· Existing Zoning
· Concept Plan Option A
· Concept Plan Option B
At the May 16, 2005 City Council meeting staff presented a timeline for the development of
the City-owned Cargill land, now tentatively renamed the "Gateway Business Center", due to
its location and the fact that it is zoned both Light Industrial and Highway Commercial. At
that meeting the City Council indicated that staff could proceed with the proposed
development schedule.
Background
The area currendy being studied is bounded by 171 st Avenue on the north, the Burlington
Northern Sante Fe Railroad tracks on the east, 165th Avenue on the south, and Highway 10
on the west. Properties in this area are under ownership by ten property owners with the
City's approximately 60 acre property in the middle of the study area.
The land use and zoning designations are as diverse as the property owners. Land uses in
the area include Highway Business, Light Industrial, and Agricultural Research. The zoning
is Highway Commercial, Light Industrial, and Agricultural Research. The zoning does not
match the approved land use map at this time.
Gateway Business Center
July 11, 2005
Page 2
As can be observed on the aerial photo, there are some parcels that already have uses on
them. They include: Morrell Trucking, the John Weicht multi-tenant building at Ulysses and
171st Avenue, Ebner's Bait, a single family home along Highway 10, NRG's Refuse Derived
Fuel Plant, Hetland's Recycling Center, and the former Aqua Pure facility. In addition to the
existing uses, there are a number of wedand areas as illustrated on the two concept plans.
Concept Development
Concept development was constrained by the following factors:
. At 171st Avenue, the road must align with Ulysses Street
· Beyond the City Property, the road must follow the alignment established by the
agreement with Cargill
· Wedands must be avoided except for needed road crossings
· Road crossings of the Northern Natural Gas easement must occur as close to 90
degrees as possible
· Between Highway 10 and Ulysses Street, no full intersections will be allowed
As a result of the above constraints, only two concepts were developed. The significant
difference between Concept Option A and Concept Option B is the addition of a cul-de-sac
in the northwest comer of the site, and the lot configuration in the westerly loop. Option A
shows a large regional pond constructed between two wedand complexes, whereas Option B
indicates lots being created. Option A also indicates smaller lot sizes versus Option B's
significandy larger lots.
Discussion Points
Staff is seeking direction from the EDA and City Council on the following issues:
1. The types of uses envisioned for both the commercial and industrial portions of the area.
Light Industrial zoning allows for outdoor storage; is the City interested in small
buildings with significant outdoor storage, or would the vision of the City be better
served by rezoning this area to Business Park? Large commercial development will be
hampered by the presence of wetlands in this area.
2. The balance between Highway Commercial and Light Industrial property.
3. Does the City want to become a commercial developer, or is it preferable to sell the
commercial portion and use those funds to fund the infrastructure improvements?
4. The preference in lot size creation.
Staff's next action will be to invite the adjacent property owners in for a discussion of the
two concepts and request their input on suggested changes for development. It is
anticipated that this meeting will occur in August, with information from that meeting
brought back to the City Council in September.
S:\PLANNING\Case Files\2005\Gateway Business Center\0711 05 cc memo.doc
Gateway Business Center Development Schedule
May 16, 2005 - Council Direction to Move Ahead
May 2005
(Month #1)
2
July 2005
4
5
6
7-8
9
10
11
12
15
17
18
19
Discuss 'schedule with
Council, request permission
to roceed
Develo conce t 0 tions.
EDA & Planning review
concepts, land use and
trans ortation.
Meet with adjacent
property owners.
Revise concept based on
feedback.
Second property owner
meetin ; select 0 tion.
Update Council on selected
option, request permission
to prepare preliminary plat
and related lans.
Prepare plans for Planning
Commission review.
Application for preliminary
lat.
Planning Commission
considers relimin lat.
Council considers
preliminary plat
Council (4/ 5 vote) orders
feasibili stud.
Council receives feasibility
study, orders public hearing
Council holds PH and
orders improvements,
preparation of plans and
s ecs.
Council approves plans and
specs, advertises for bids.
Present bids to Council,
prepare assessment roll
Council holds assessment
hearing, adopts roll, awards
contract.
Construction starts
Submit request to
MNDoT for funds
MNDoT response to
re uest
Submit final plans to
MNDoT for
a roval
Receive MNDoT
comments, make
reVlSions
Receive MNDoT
a eement and
Southeast (Cargill) Industrial Park Development Schedule
May 16, 2005
Page 2
28
30
38
S:\PLANNING\Cargill Dev Sched 5 16 05.doc
Construction substantially
com lete.
Final paperwork with
MNDoT, receive
final a ent.
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