9.4 SR 07-20-2020Request for Action
To
Item Number
Mavor and Citv Council
9.4
Agenda Section
Meeting Date
Prepared by
Work Session
July 20, 2020
Zack Carlton, Planning Manager
Item Description
Reviewed by
Copart Land Swap
Cal Portner, City Administrator
Reviewed by
Action Requested
Review the proposed plans and provide informal, non -binding feedback.
Background/Discussion
Copart submitted civil and plat drawings on June 23, 2020, for staff
review prior to discussions with the Planning Commission and City
Council. Staff reviewed these plans during the site plan meeting on
July 6, 2020 and sent the applicant a comment letter on July 9, 2020.
r` u
The letter included a comment regarding useable space of both
parcels after the swap and called for increasing the parcel size that
would be transferred to the city. The change in parcel size ensures the
city has approximately the same useable acreage post swap and keeps
the useable space of the Copart parcel close to what has already been
approved. The swap still improves the functionality for both parties
by removing corners that may be difficult to design and use.
The Park and Recreation Commission also reviewed the original
proposal on July 15, 2020. Some Commissioners expressed concerns
regarding the proposed swap, and two requests for more information
were made during the meeting. The motions were:
Moved by Commissioner Niziolek and seconded by Commissioner
Anderson to table meeting until August. Motion failed 4-3.
Move by Commissioner Anderson to deny land swap with Copart
until we get more information. No second. The motion failed
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The Commission did not make a formal motion for or against the proposed land swap. Staff will review the
submitted plans and updated plat documents during the meeting — updated plans are expected on July 17, 2020.
Staff has also attached graphics of the field spaces as they lay out before and after the updated parcel swap.
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p o w E A E u e T
service, and community engagement that encourages and inspires prosperity g /� URE
Financial Impact
Potential costs will be determined as part of an ongoing discussion.
Attachments
■ Civil Plans submitted June 23, 2020
■ Preliminary/Final Plats submitted June 23, 2020
■ Staff Comment Letter dated July 9, 2020
■ YACC field layout exhibits
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July 9, 2020
John Blenker, PE via email: John.Blenker@westwoodps.com
Westwood mason.laycock@copart.com
370 12Ih St. N, Suite 206
St. Cloud, MN 56303
Re: Staff Comments for Copart's Salvage Yard Application
City staff reviewed the updated Copart Salvage Yard applications on Monday July 6, 2020, and has the
following comments. Please provide a response letter and updated plans prior to July 20, 2020.
1. Remove the proposed cul-de-sac extension of Buchanan Street NW and provide dedicated R/W
around the existing cul-de-sac for 1621id Ave NW.
2. Update the R/W vacation request to include all rights -of -way outside of the proposed cul-de-sac
for 161" Ave NW and the required R/W around the 162nd Ave cul-d-sac.
3. Update the final plat to include the city as a property owner and appropriate signature lines. The
signature line for the Elk River City Attorney can also be removed.
4. Relocate the property line between what will be the city's parcel, oudot B, and Copart's parcel,
Lot 1, Block 1, approximately 78 feet further south. The current parcel line reduces the useable
area of the city owned lot from approximately 29.06 acres under the existing configuration to
approximately 25.94 acres.
a. This change keeps the useable portion of the city lot similar to the existing useable area
and increases Copart's useable area from —23.74 acres to —23.85 acres.
b. The resulting swap would be — 15.25 acres from Copart to the City and — 12.5 acres from
the city to Copart.
5. Site plans identify an 8 foot tall opaque green fence around the perimeter of the storage area.
6. The grading plan places the highest point of the car storage area approximately 15 to 20 feet
above the city owned parcel to the north. Can site grading be adjusted to reduce visual impacts?
7. Landscape standards are met, and a vegetative buffer is placed along the railroad tracks.
8. Engineering and stormwater continue to review the site plans, additional comments will follow
when their review is complete.
13065 Orono Parkway
Elk River, MN 55330
763.635.1000
ElkRiverMN.gov
Additionally, the Planning Commission will review the Preliminary Plat and CUP on July 28, 2020, and,
with their recommendation, the City Council will review the Pre/Final Plats, CUP, and Easement
Vacation on August 3, 2020.
Please contact me to discuss any of these comments.
Sincerely,
Zack Carlton, AICP
Planning Manager
763.635.1035
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Park Dedication
Update
Background
■ Council adopted an updated Park Dedication fee in 2016 in
response to changes to state statute.
■ Based on density, HH size, park goals, and land values.
■ Residential
Low Density (<4 DU/ac.) $1,425.93/dwelling unit
Medium Density (4 to <7 DU/ac.)$1,075.79/dwelling unit
High Density (>7 DU/ac.) $4,897.04/dwelling unit
■ Previous residential rate was $3,712/du regardless of density
Background
Land Dedication Required
HH Size
Park Land/ Res.
low density
2.82
x
0.03 =
0.0846
acres of land per residential unit
med density
1.80
x
0.03 =
0.054
acres of land per residential unit
high density
1.58
x
0.03
=
0.0474
acres of land per residential unit
Cash Dedication
Required
Ac./Unit
Avg. Value/Ac.
low density
0.0846
x
$ 16,855.00 =
$1,425.93
cash dedication per residential unit
med density
0.0540
x
$ 19,922.00 =
$1,075.79
cash dedication per residential unit
high density
0.0474
x
$ 103,313.00 =
$4,897.04
cash dedication per residential unit
Fee Update - Appraisal Study
Land Dedication Required
HH Size
low density 2.82
med density 1.80
high density 1.58
Park Land/ Res.
x 0.03 =
x 0.03 =
x 0.03 =
0.0846 acres of land per residential unit
0.054 acres of land per residential unit
0.0474 acres of land per residential unit
Cash Dedication Required -+
Ac./Unit Avg. Value/Ac.
low density 0.0846 x $ 41,164.00 = $ 3,482.47
med density 0.0540 x $ 64,750.00 = $3,496.50
high density 0.0474 x $ 156, 640.00 = $ 7, 424.74
cash dedication per residential unit
cash dedication per residential unit
cash dedication per residential unit
High Density
■ Concerns with high density residential rates spurred study
■ Separate high density sales to those appropriate to ER
■ Council goal to incentivize development of apartment
buildings?
■ Use a flat rate park dedication fee rather than tiered
■ Choose lowest per/unit rate and apply to all types?
■ $3482.47/DU
■ Alternative tiered system for high density uses.
City Comparison
Residential Cash Dedication Requirement
Base cash dedication rate $3,500/unit
exceed 12+ units/acre
exceed 20+ units/acre
fee for all densities
fee for all densities
Min. fee or 10% land value
% of land value (appraisal)
fee for all densities
fee for all densities
Cit,
Eli
River
$2,775/unit
$2,550/unit
$3,500/unit
$1,968/unit
$2,500/unit
11%
$31200/unit
$3,156/unit
Copart Land Swap Site Plan Update–
Background Swap ~15.25 Copart to city and ~12.5 city to Copart. Copart moved line per staff comments Maintain the same useable space for the park ~29 acres. between city/Copart lotStaff
has been working with Copart to move the boundary no recommendation for more information–proposed swap Some Commissioners expressed concerns regarding the on July 15, 2020. The Park
and Recreation Commission discussed the land swap