5.6.PCSR 07-26-2005
Item # 5.6.
MEMORANDUM
FROM:
Planning Commission
Michele MCPherso~ctor of Planning
TO:
DATE:
July 26, 2005
SUBJECT:
Case No. P 05-12
Request by the Elk River Economic Development Authority for
Preliminary Plat of Northstar Business Park
Request
The Elk River Economic Development Authority requests consideration of a preliminary
plat for Northstar Business Park.
location
West of Twin Lakes Road at 17 5th Avenue, south of Elk River Business Park
Zoningl land Use
BP Business Park/LI Light Industrial
Attachments
. Location Map
. Preliminary Plat
. Preliminary Grading Plan
Background
As part of the Twin Lakes Road right-of-way acquisition and implementation of the Strategic
Industrial Marketing Plan, the Economic Development Authority of Elk River purchased, in
conjunction with the City of Elk River, 90 acres of property lying west of the Twin Lakes
Road alignment. Located on the property was a single family home and a pole barn. The
single family home has since been removed as a result of the road construction, and the pole
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Northstar Business Park/P 05-12
July 26, 2005
Page 2
single family home has since been removed as a result of the road construction, and the pole
barn has been utilized by the City for the storage of miscellaneous materials and equipment.
The City has been waiting to develop this business park until the market was ready.
Analysis
The subject property has a number of site constraints which will make development of the
site complicated. The site is crossed in several directions by utility easements; one for
overhead electric lines; another for underground natural gas. The westerly one-half of the
site is comprised of wedand and detention pond, resulting in approximately 45 developable
acres. In conjunction with this plat, the Planning Commission will be asked to consider
changes to the Business Park parking and building setbacks to "even the playing field"
between business park and industrial standards and to address these site constraints.
The preliminary plat is comprised of six buildable lots and an oudot which will contain the
wedand area. One road will be constructed with a full access at the intersection of 175th
Avenue and Twin Lakes Road, and with a right-in right-out intersection north of 175th
Avenue.
The lots, as proposed, are from 2.39 to 13.11 acres which exceed the minimum lot area
requirements of the Business Park district. The City has been working with three industrial
prospects that have identified three of the six lots as potential development sites.
Grading and Drainage
The City Engineer has prepared a preliminary grading plan which complies with the City's
drainage standards. No wedand impacts will result as development of the site. A surface
water management fee will be paid at the time of final plat recording.
Park Dedication
The Parks and Recreation Commission recommended cash for the developable acres at
$2,000 per acre. They also requested an easement for trail purposes over Oudot A to allow
construction of trails for multi-purposes.
Recommendation
Staff recommends that the Planning Commission recommend approval of the preliminary
plat for Northstar Business Park with the following conditions:
1. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
2. CASH SHALL BE PAID FOR PARK DEDICATION FOR THE DEVELOPABLE
ACRES.
S:\PLANNING\Case Files\2005\P 05-12 Northstar Business Park\07 26 05 PC memo. doc
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I HOlES'r CERnf'r 'THA T 'THIS PLAN
SPEC/FICA nON, OR REPoRT WAS '
PREPARED 8'r ME OR UNDER My DIRECT
SUPER",S/ON AND 'THA T I AM A DUL'r
LICENSED PROF'E:SSlONAL ENGINEER UNOER
TliE LAWS OF' 'THE: STArt OF' MINNESOTA.
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Rf.\I1SIONS
No. DATE:
BY DESCFI/PTION
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