5.3.&5.4. PCSR 08-23-2005
Item # 5.3. & 5.4.
MEMORANDUM
TO:
FROM:
Planning Commiss~
Michele McPherso~irector of Planning
DATE:
August 23, 2005
SUBJECT:
1) Consider Redevelopment Program for Redevelopment
District No.1, Sherburne County
2) Consider Project Plan for Target Technol'ogy Center,
Sherburne County
Request
The Planning Commission is asked to consider, on behalf of Sherburne County, the
redevelopment program for Redevelopment District No.1, and the project plan for Target
Technology Center.
Attachments
· August 8, 2005 Memo from Sherburne County Attorney Kathy Heaney
. Planning Commission Resolution
· Description, Redevelopment Program for Redevelopment District No.1
· Description, Project Plan for Target Technology Center
As the Commission is aware, Sherburne County purchased the 76-acre Elk Path Business
Center late in 2004. The County has entered into discussions with Target Corporation for
purchase of approximately 25 acres in order to construct a second Target Technology Center
on a portion of the property. Subdividing the property and reviewing the site plan for the
Technology Center are the following two items on this evening's agenda.
In order for Sherburne County to enter into a contract for the sale of the property to a
specific buyer, the land must be transferred to the Sherburne County HRA, who may then
approve a redevelopment program and project plan for sale of the land to a specific entity.
These actions will not create a tax increment financing district, but are the legal mechanism
within which the County can achieve its objectives of selling the site to a specific party.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Target Corporation/Sherburne County
August 23, 2005
Page 2
The Planning Commission is asked to find that the redevelopment plan and project are
consistent with the City's Comprehensive Plan Staff has analyzed this request and finds that
the requested redevelopment program and project plan are consistent with the City's plan.
Recommendation
Staff recommends that the Planning Commission ftnd that the redevelopment program and
project plan are consistent with the City's Comprehensive Plan and approve the attached
resolution.
S:\pLANNING\Case Files\2005\P 05-14 Elk Path Business Center 3rd\08 23 035 PC memo. doc
Sherburne County Attorney's Office
and
Victim Witness Services
Xatfifeen 1l. 1feaney, Sfier6urne County 1lttorney
DATE:
August 8, 2005
TO:
Michelle McPherson, Director of Planning
City of Elk River
FROM:
Kathleen A. Heaney, Sherburne County Attorney VAA
Sherburne County HRA Redevelopment Program
RE:
The City of Elk River Planning Commission and City Council will soon review the Sherburne
County HRA Redevelopment Program for Redevelopment District No.1, the Project Plan for
Target Technology Center, Elk Path Business Park Third Addition, Elk River, MN and the
associated CUP and plat. The City needs to review and approve the County HRA program and
Target project plans because the land is in the City.
Eventually, the County HRA will conduct a public hearing on the proposed land sale to Target.
After that public hearing, the County HRA can authorize the sale of the land to Target.
There are statutory procedures that the County HRA must follow before its public hearing.
There needs to be a redevelopment program for the property and a proposed project plan that
conforms with the redevelopment plan.
The City of Elk River must review and approve the redevelopment plan and project plan because
the property is in the City. The redevelopment plan and project plan must go before the City
Planning Commission and City Council.
Consequently, Before the County HRA can conduct the public hearing and authorize the sale of
the land to Target, the City Planning Commission and City Council need to do the following in
the following order at their respective hearing dates:
(1) Review and approve the Sherburne County HRA Redevelopment Program for
Redevelopment District No.1,
(2) Review and approve the Project Plan for Project Plan for Target Technology Center,
Elk Path Business Park Third Addition, Elk River, MN, and
(3) Review and approve the CUP and plat.
13880 Highway 10, Elk River, MN 55330-4601
(763) 241-2565. Fax (763) 241-2575. 1-800-433-5244
attorney@co.sherburne.mn.us
www.co.sherburne.mn.us
City of Elk River
August 8, 2005
Page 2
The procedure must be done in this order at their respective hearing dates.
Thank you very much for your consideration and cooperation in reviewing this matter. This
development has the potential to be a great investment for the future of the City of Elk River and
Sherburne County.
cc: Ryan Companies
Rebecca Kurtz, Ehlers & Associates, INe.
Brian Bensen, Sherburne County Administrator
Sherburne County Board of Commissioners
I
!
PLANNING COMMISSION
CITY OF ELK RIVER, MINNESOTA
RESOLUTION NO.
RESOLUTION OF THE CITY OF ELK RIVER PLANNING
COMMISSION FINDING THAT THE SHERBURNE COUNTY
HOUSING AND REDEVELOPMENT AUTHORITY'S
REDEVELOPMENT PROGRAM FOR REDEVELOPMENT DISTRICT
NO. I AND PROJECT PLAN FOR THE TARGET TECHNOLOGY
CENTER CONFORM TO THE GENERAL PLANS FOR THE
DEVELOPMENT AND REDEVELOPMENT OF THE CITY OF ELK
RIVER.
WHEREf\S, the Housing and Redevelopment Authority for Sherburne County, Minnesota, (the
"HRA") has proposed to adopt a Redevelopment Program for Redevelopment District No.1 (the
"Redevelopment Program") and a Project Plan for the Target Technology Center (the "Project Plan")
therefor (the Redevelopment Program and the Project Plan are referred to collectively herein as the
"Program and Plan") and has submitted the Program and Plan to the Elk River City Planning
Commission (the "Commission") pursuant to Minnesota Statutes, Section 469.027 and 469.028
WHEREAS, the Commission has reviewed the Program and Plan to determine their conformity
with the general plans for the development and redevelopment of the City as described in the
comprehensive plan for the City and if they will afford the City maximum opportunity, consistent with
the needs of the City, for the development of the area by private enterprise.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Program and Plan
conforms to the general plans for the development and redevelopment of the City as a whole and
specifically the applicable findings required by Minnesota Statue 469.027 and 469.028 Subd 2.
Dated: August 23,2005
Chair
ATTEST:
Secretary
(D
REDEVELOPMENT PROGRAM
for
REDEVELOPMENT DISTRICT NO. 1
SHERBURNE COUNTY
STATE OF MINNESOTA
Sherburne County Public Hearing: _, 2005
Drafted by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
TABLE OF CONTENTS
(for reference purposes only)
SECTION 1 - REDEVELOPMENT PROGRAM FOR REDEVELOPMENT DISTRICT NO.1 ...............................1
SUBSECTION A. FORWARD........................................................................................................................... ..... 1
SUBSECTION B. STATUTORY AUTHORITY............................................................................................................ 1
SUBSECTION C. STATEMENT OF PUBLIC PURPOSE............... ...... ........................................................................1
SUBSECTION D. BOUNDARIES OF THE REDEVELOPMENT DISTRICT ......................................................................1
SUBSECTION E. LAND USE IN THE REDEVELOPMENT DISTRICT ............................................................................2
SUBSECTION F. STATEMENT OF OBJECTIVES......................................................................................................2
SUBSECTION G. STATEMENT OF AND FINDING OF PUBLIC PURPOSE ....................................................................3
SUBSECTION H. PUBLIC LAND.......................................................................................................................... ..4
SUBSECTION I. ENVIRONMENTAL CONTROLS......................................... ............................................................4
SUBSECTION J. ADMINISTRATION OF THE REDEVELOPMENT DISTRICT ............................ .......................................4
EXHIBIT A - MAP OF REDEVELOPMENT DISTRICT NO.1
SECTION I - REDEVELOPMENT PROGRAM
FOR REDEVELOPMENT DISTRICT NO. 1
Subsection A.
Forward
This document constitutes Sherburne County's Redevelopment Program for Redevelopment District No.
I as required in Minnesota Statutes 469.029, subd. I.
Subsection B.
Statutory Authority
The statutory authority empowering the County to establish the Redevelopment District is Minnesota
Statutes Chapter 472A, the Minnesota Municipal Redevelopment Districts Act. This Redevelopment
Program has been prepared in accordance with the applicable provisions of the Redevelopment Districts
Act.
Subsection C.
Statement of Public Purpose
The Sherburne County Board and the Housing and Redevelopment Authority of Sherburne County,
Minnesota, determine that it is necessary, desirable, and in the public interest to designate, establish,
develop, and administer a Redevelopment District in Sherburne County pursuant to the Redevelopment
Districts Act. The purpose of the Redevelopment District is to provide a means for financing public
improvements and facilities necessary if the County is to attract additional commercial and industrial
development and increase employment opportunities in those areas of the County designated for these
uses.
The Sherburne County Board and the Housing and Redevelopment Authority find that there is a demand
within the County for increased commercial, industrial, and residential development and, that the
Redevelopment District, as amended, includes area in the County designated for business and
development. However, extensive commercial, residential and industrial development in this area is not
possible absent the installation of certain public facilities, including improved water and sanitary sewer
service, additional streets and roads, and others. The high cost of constructing such facilities cannot be
met, and additional commercial, residential, and industrial development is therefore not possible without
public intervention. Therefore, the Redevelopment District is created by the County to make public
intervention and assistance possible, construction of the required public facilities possible, and to
encourage development of designated commercial and industrial areas of the County.
Subsection D.
Boundaries of the Redevelopment District
The geographic boundaries of Redevelopment District No. I are set forth on the map attached as Exhibit
A to this Redevelopment Program.
These boundaries have been selected to include those areas of the County which:
I. Are zoned and planned for office/telecommunications development but require that certain public
improvements be installed to make such development possible;
2. Have water and sanitary sewer service made available in the immediate area but require potential
water and sanitary sewer laterals, therefore, making development possible;
Sherburne County
page 1
Redevelopment Program for Redevelopment District No. 1
Subsection E.
land Use in the Redevelopment District
Present Land Use
The Redevelopment District includes the parcel as shown in Exhibit A. This parcel consists of an
undeveloped area of the County designated for business and industrial uses.
Future Land Use
The purpose of the Redevelopment District is to encourage increased business and commercial
development in this area of the County designated for these uses. It is anticipated that installation of
public improvements contemplated in and made possible by the amended Redevelopment Program will
make possible future land uses and development within the expanded Redevelopment District including
increased business and or commercial uses in the corporate campus in the Redevelopment District of the
County .
Subsection F.
Statement of Objectives
The Sherburne County Board seeks to achieve the following objectives through the creation of the
Redevelopment District and the implementation of this Redevelopment Program:
1. Provide impetus for office/telecommunications development by providing the public facilities
necessary to make such development possible;
2. Increase employment opportunities in the County by encouraging additional commercial and
industrial development;
3. Provide employment opportunities that provide wages higher than a living wage in the County;
4. Provide adequately serviced commercial and industrial areas of the County to accommodate
desirable users;
5. Preserve, enhance and diversifY the tax base ofthe County;
6. Foster development and growth of Minnesota businesses in the County;
7. Provide an impetus for a development whose traffic patterns and buildings will have minimal
impacts on the residents and surrounding properties;
8. Develop the land as a corporate campus setting with aesthetically pleasing buffers, building
quality and other amenities;
9. Facilitate a development that integrates with the existing Sherburne County Government Center,
including green space as well as a high building quality;
10. Facilitate a development that has minimal to low impact on the environment;
11. Foster development that maximizes the existing infrastructure, including water and sewer
utilities;
12. Preserve and enhance the quality oflife in the County; and
Sherburne County
page 2
Redevelopment Program for Redevelopment District No. 1
13. Provide maximum opportunity, consistent with the needs of the County for development by
private enterprise.
Subsection G.
Statement of and Finding of Public Purpose
In recent months, the County has been reviewing the future development of the community. This review
has defined several important roles for Sherburne County.
· Facilitating development activities that are compatible with overall community development
objectives of the County.
· Removing the physical and economic barriers to development.
· Providing the infrastructure needed to support development.
. Providing sites for future development.
The County intends to use the powers allowed under the Municipal Redevelopment District Act to fill
these roles, to promote development and redevelopment throughout the County, and to pool resources in
order to reduce financial barriers to providing development and redevelopment opportunities.
The County has found that there is a need for development and redevelopment within the Redevelopment
District based upon the following conditions:
1. The Redevelopment District requires active promotion, attraction, encouragement and
development of economically sound commerce through government action for the purpose of
preventing emergence and continuation of blight and the occurrence of conditions requiring
redevelopment.
2. The Redevelopment District contains vacant, unused, underused and inappropriately used land.
The land is currently is being farmed. However, the land is not irrigated, and due to the sandy,
loam soil, it does not produce a high production yield.
3. The property contiguous to the Redevelopment District is commercial, light industrial, and
government use on two sides and residential use on two sides. The underlying zoning of the
property is for commercial development.
4. The existing infrastructure in the Redevelopment District is inconsistent with the agricultural use.
A main water and sewer line exists north of the property and bi-sects the agricultural area. Roads
to service the Redevelopment District are in existence. Development of the property would
maximize the value of the infrastructure servicing the site.
5. The Redevelopment District contains tax exempt property, and therefore does not contribute to
funding the services to the property which are provided by the community.
6. A Phase I has been completed on the Redevelopment District. The property does not contain
wetlands, wells on site, items of archaeological or historical significance, or plants or animals that
are ecologically rare.
Sherbume County
page 3
Redevelopment Program for Redevelopment District No. 1
Subsection H.
Public Land
Acquisition of lands for the parks and trails system is to be through land dedications and purchase when
funds are available.
Subsection I.
Environmental Controls
All development within the Redevelopment District will be subject to existing environmental controls
established by state and federal law and the Elk River Code of Ordinances, including but not limited to
the following:
1. The National Environmental Protection Act, and related regulations;
2. The Minnesota Environmental Protection Act, and related regulations;
3. The Minnesota Environmental Rights Act;
4. The Minnesota Critical Areas Act, and related regulations;
5. The Elk River Flood Plain Management Ordinance;
6. The Elk River Shoreland and Wild and Scenic River Management Ordinance;
7. The Elk River Subdivision Ordinance;
8. The Elk River Zoning Ordinance;
9. Sections 1300 and 1302 ofthe Elk River Code of Ordinances regulating sanitary sewage disposal;
10. National Pollutant Discharge Elimination System permit, and related regulations.
No additional environmental controls are proposed.
Subsection J.
Administration of the Redevelopment District
Administration of the Redevelopment District is the responsibility of the County Administrator, under the
supervision of the County Board. Public streets, parklands, and other public property are the
responsibility of the local unit of governments and shall be maintained in the same manner as all other
public property in the County.
Private property owners will be responsible for the maintenance oftheir parcels following development.
Sherburne County
page 4
Redevelopment Program for Redevelopment District No. 1
EXHIBIT A - MAPS OF REDEVELOPMENT DISTRICT NO.1
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PROJECT PLAN
for
TARGET TECHNOLOGY CENTER
Elk Path Business Park Third Addition
Elk River, Minnesota
SHERBURNE COUNTY
STATE OF MINNESOTA
Sherburne County Public Hearing: _, 2005
Drafted by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
TABLE OF CONTENTS
(for reference purposes only)
SECTION 1- PROJECT PLAN FOR TARGET TECHNOLOGY CENTER...........................................................1
SUBSECTION A. FORWARD...................................................................... ............................................................. 1
SUBSECTION B. STATUTORY AUTHORITY.............................................................................................................. 1
SUBSECTION C. PROJECT DESCRiPTION............................................................................................................... 1
SUBSECTION D. PROPERTY OWNERSHiP.............................................................................................................. 1
SUBSECTION E. EXISTING CONDITIONS................................................................................................................ 2
SUBSECTION F . ApPLICATION PROCESS........................................................................ .......................................2
SUBSECTION G. OPERATIONS.............................................................. ... ............................................................. 3
SUBSECTION H. SITE DESiGN.............................................................................................................................. .4
SUBSECTION I. GRADING, DRAINAGE AND EROSION CONTROL...... .......................................................................6
SUBSECTION J. UTILITY DESiGN.......................................................................................................................... 6
SUBSECTION K. LANDSCAPE DESiGN.................................................................................................................... 8
SUBSECTION L. ARCHITECTURAL DESiGN.............................. ............................................................................... 8
SUBSECTION M. OFF-SITE IMPROVEMENTS........................................................................................................... 8
SUBSECTION N. SCHEDULE....................................................................................................................... ...........9
SUBSECTION O. ADMINISTRATION OF THE PROJECT PLAN..................................................................................... 9
EXHIBIT A - MAPS
EXHIBIT B - SCHEDULE
SECTION 1- PROJECT PLAN FOR TARGET TECHNOLOGY CENTER
Subsection A.
Forward
This document constitutes Sherburne County's Project for the proposed Target Technology Center to be
located within Redevelopment District No.1.
Subsection B.
Statutory Authority
The statutory authority empowering the County to establish the Redevelopment District is Minnesota
Statutes Chapter 472A, the Minnesota Municipal Redevelopment Districts Act. This Redevelopment
Program has been prepared in accordance with the applicable provisions of the Redevelopment Districts
Act.
Subsection C.
Project Description
Target Corporation has proposed construction of a technology center for Target Corporation in Elk
River, Minnesota. The facility is sited immediately northeast of the intersection of County Road 30
and Waco Street within the existing Elk Path Business Center Second Addition plat.
The building will be constructed on a 28.5 acre lot. The proposed hard surface covers only a
fraction of the total lot area. The building itself is a minimum of 250-feet from the nearest
boundary. Large berms, landscaping, and a 10-foot minimum high security wall provide excellent
screening. Superior building finishes, integrated storm water ponding, and the absence of
commercial signage provide a park-like appearance that is unique for a business park development.
The Target Technology Center is a 159,400 SF facility constructed with the primary purpose of
housing computers that are used to store and process data. The proposed facility is a heavy user of
municipal water to cool the facility, and generates high wastewater flows that generally require
relatively low treatment. The facility also has high electric power demands. These demands will
generate a steady revenue stream for a growing City that is looking to expand its infrastructure.
In spite of its size and utility demand, the building generates low traffic volume for minimal impact
on the existing roadway system. The building generally has less than a dozen employees on site at a
given time, and only 30 parking stalls are proposed.
Target Corporation has evaluated several sites in the Twin Cities metropolitan area to determine the
appropriate location for this new facility. Generally speaking, the existing infrastructure provides
ample capacity, and the site location provides the secure environment that Target is seeking given
the proximity to the law enforcement center.
Subsection D.
Property Ownership
The existing Elk Path Business Center, Second Addition, is owned by Hoyt Partners. Sherburne
County has purchased the property on a contract-for-deed. In order to sell the property to Target,
the County must subdivide the portion of the property that is to be sold, and transfer ownership to
Sherburne County Project Plan for Target Technology Center
page I
the County Housing and Redevelopment Authority (HRA).
According to the terms of their ownership, the HRA must also adopt a Redevelopment Plan and a
Project Plan. Both these processes require a public hearing process and are subject to a public
comment period. They can, however, be processed simultaneously.
Once the land is platted, the HRA assumes ownership of the property, and the Redevelopment Plan
and Project Plans are adopted, the HRA can sell the property to Target. Hoyt Partners is aware of
the pending subdivision and land sale and has indicated its cooperation. Target Corporation will
own and maintain the facility.
Subsection E.
Existing Conditions
The proposed Target site is undeveloped rolling topography. There are no trees on site with the
exception of the westerly edge of a tree stand that extends approximately 30 to 40 feet into the
easterly site boundary. The majority of the site is presently tilled, with the exception of a golf driving
range that fronts on Waco Street that measures approximately 10 acres.
Geotechnical investigation has shown that on-site soils are well-drained sands and gravels that will
support high bearing pressures, and will infIltrate stormwater.
Subsection F.
Application Process
The application process includes a Preliminary Plat and Final Plat application to accomplish the
subdivision of property described above; a Conditional Use Permits for: "Loading areas/overhead
doors when located in front yards" and "above ground storage tanks"; and Site Plan Approval.
Preliminary Plat
The proposed preliminary plat of the Elk Path Business Center Third Addition proposes to
subdivide the existing 76.4 acre Outlot A of the Second Addition into:
o 28.5 acre Lot 1, Block 1
o 0.6 acre extension of 182nd Street
o The remaining 47.3 acres of undeveloped property will be re-platted as Outlot A, Elk Path
Business Park Third Addition.
The plat also proposes perimeter drainage & utility easements per City ordinance. Utility easements
are proposed over the public watermain that makes up public fIre loop around the perimeter of
building and for the hydrant leads.
A drainage & utility easement is proposed over the on-site pond and over the portion of the storm
sewer that conveys storm stormwater through the site from the public right-of-ways in Waco Street
and 182nd Street.
Final Plat
The proposed fInal plat application memorializes the preliminary plat in a recordable document.
Sherburne County
page 2
Project Plan for Target Technology Center
This document will be f1led with Sherburne County upon approval.
Conditional Use Permits
City Ordinance Section 30-1294, (d), (1), states that a proposed use within the BP-Business Park
requires a Conditional Use Permit if loading areas or overhead doors are located in front yards. The
proposed lot has public frontage on the north, west, and south boundaries.
The applicant will request approval of a conditional use to allow proposed seven (7) overhead doors
and a loading dock area on the south side of the building. Target believes the conditional use should
be approved in part because the true "front" yard(s) for this building are on the west side (since the
front door is proposed on the west building face), and the north side (since the main parking lot is
located on the north side of the building).
The proposed conditional use permit is requested based on the fact that Target will provide
screening elements that exceed standard ordinance requirements. The proposed site plan provides a
10-ft minimum height screening wall along the south boundary of the service yard, as well as berm
with a maximum height of7-ft.
Also, City Ordinance Section 30-1294, (d), (1) states that a proposed use within the Business Park
requires a Conditional Use Permit for above ground storage tanks. Our proposed site plan includes
six (6) cooling towers, and one (1) above-ground water storage tank. Target seeks a conditional use
approval for these above ground tanks on the basis of the screening provided, as well as an
agreement to paint the tanks with an earthtone color that will match the color of the building face.
Site Plan Approval
Target seeks Site Plan Approval for our proposed site based on its proposed design meeting or
exceeding all performance standards for the BP-Business Park zoned property. The proposed site
design will provide a park-like setting that will be a good neighbor for the existing adjacent land-
uses, and would also be a good fit for any institutional uses that Sherburne County may propose in
the future on the remaining 47.3 acres within the Business Park.
Some of the highlights of this proposed development are as follows:
o Low-impact development (impervious less than 50%)
o Well-screened loading dock/service areas
o Attractive building materials
o Low traffic volumes
o No rooftop equipment/Minimal exterior equipment
o No commercial signage - Address signing only
o High-security environment
Subsection G.
Operations
Target has an existing Technology Center in Brooklyn Park, MN that was constructed approximately
four years ago. As that facility is forecasted to reach its capacity, Target is looking to have a new
facility completed that will provide additional capacity.
The primary purpose of the Technology Center is to store and operate thousands of computers and
Sherburne County
page 3
Project Plan for Target Technology Center
keep these computers linked to every distribution center and every store across the country. The
data storage computers are only located on the second floor, which measures approximately 50,000
SF. The entire purpose of the remaining 110,000 SF on the lower level is to maintain a stable
environment, and security for the equipment on the second floor.
The first floor includes an office area with a reception area, offices for the maintenance staff, and
some data processing is done. There are also break rooms, storage rooms, entire rooms dedicated to
control panels, generators, and rooms with electrical equipment to assure power loads are consistent.
There is also a loading dock where computers come in, as well as other supplies used to run the
facility.
Municipal water comes into the building and is routed through a series of cooling pipes through the
computer area to prevent over-heating. Water is treated and run though the cooling towers and re-
circulated until it is eventually blown off into the sanitary sewer system.
In addition to the constant flow, there is also an emergency water tank that is located outside the
building. This is the large cylindrical tank that stands next to the six cooling towers. This tank
maintains an on~site back-up supply of water that could be used to feed the cooling system while the
municipal connection is restored.
The electrical power to the computers is generally drawn from the municipal system, but periodically
the Technology Center runs off of the generators for a short period of time. This is done to
constantly assure that the generators are ready to run when they are called upon.
The facility is high-security and accepts no visitors unless they are cleared through the corporate
Target office, and identification is provided.
Subsection H.
Site Design
Due to the critical nature of the equipment that will be housed in this facility, special attention is
taken to maximize security and minimize the threat from natural disasters. The proposed building
has been sited in the central portion of the lot maximizing setbacks from each of the property lines.
In addition to providing screening, the substantial berms are also provided to provide wind shelter
and to hide the mass of the building, making it inconspicuous to passers-by. The 10-ft screening
walls are provided for similar reasons, as well as to provide security.
Retaining walls, stairs, and handicap ramps are intentionally designed to provide grade separation
from the roadways and parking lot and the first floor elevation. This is to prevent a vehicle from
being rammed into the side of the building, and to assure that the building is well above any
localized flooding.
Building Coverage
The building footprint is 105,900 SF, which represents a GFAR of 8.5%. The maximum allowable
building coverage in the BP-Business Park is 40%. The second floor measures 53,500 SF, for a total
finished building area of 159,400. The FAR is 12.8%.
Sherburne County
page 4
Project Plan for Target Technology Center
Parking
Typically, twelve to twenty employees may be in the building at any given time. Visitors are
infrequent, hence the need for paved parking stalls is minimal. The Land Uses used to determine
the required parking counts from Section 30.903, are as follows:
Office: 17 stalls (based on 5,000 SF of office at 1 space per 300 SF)
Warehouse: 10 stalls (based on one for each two employees (20) on the major shift) or
77 stalls (based on 154,400 SF of warehouse at 1 space per 2,000 SF)
TOTAL REQUIRED STALLS: 94 stalls (17 stalls + 77 stalls)
Site Plan proposes 30 parking stalls, which is based on the parking demand typically experienced at
the existing Target Data Center in Brooklyn Park. The remaining 64 stalls are proposed as proof-of-
parking.
The parking stalls are proposed to be 10-feet wide by 20-feet long. Dimensions are increased from
the City's standard required 9 foot width to provide additional room for visitors that may be loading
or unloading equipment from their vehicles.
Impervious Coverage
The total proposed impervious coverage on the site is 5.39 acres, which represents 18.9% of the
total site area. This number includes the proof-of-parking stalls and the gravel pavement in the
service yard, but excludes the proposed fire lane along the north side of the building. The fire lane is
proposed to be constructed with pervious pavement.
Setbacks
The following table compares the proposed Parking Lot Setbacks to the minimum parking setback
requirements listed under Section 30-895, (3).
Side Yard
Rear Yard
Proposed
121.7' (182nd)
186.0' (Waco)
266.8' (Co. Rd. 30)
N/A
454.8'
Required
25.0'
25.0'
25.0'
Front Yard
20.0'
20.0'
Building Setbacks (Section 30-1211)
Side Yard
Rear Yard
Proposed
225.3' (182nd)
305.2' (Waco)
418.3' (Co. Rd. 30)
N/A
545.7'
Required
35.0'
35.0'
35.0'
Front Yard
20.0'
30.0'
Screening
The site plan provides for berming around the west and south sides of the site, as well as a 10-foot
high security wall around the entire perimeter of the service area. This exceeds screening
Sherburne County
page 5
Project Plan for Target Technology Center
requirements for parking/loading areas abutting residential zoned property. No berming is provided
on the north and east sides of the site as these face internal parcels within the Business Park where
screening is not required.
Trash Enclosures
The site plan proposes to store a compactor and dumpster in one loading dock berth within the
service area. The service area will not be visible from outside the security wall.
Above Ground Tanks
The plan proposes six cooling towers arranged in a grid pattern two units wide by 3 units deep.
Details for the cooling towers are provided in the plan set, and the cooling towers are shown on the
proposed building elevations as well as the perspective drawings. These towers will be set on
pedestals approximately 7-feet off the ground for a total height of approximately 31-feet..
The plan also proposes a water cooling tank that will be approximately 40 feet in diameter and stand
approximately 45 feet tall. Both the cooling towers and the water tank will be located within the
service yard area behind the 10-ft high screening wall.
Subsection I.
Grading, Drainage and Erosion Control
The on-site soils are superb for construction, and given the extensive greenspace with which to
work, as well as the ability to expand the size of the pond, or increase the volume of the berms, we
are confident that we will be able to reach an on-site earthwork balance.
Parking lot slopes are all within 1.0% minimum and 3.0% maximum. Earthen slopes are designed to
be 4:1 or flatter, and will be sodded or seeded to minimize any erosion potential. The swale along
the east side of the site will be anchored with temporary wood mulch fiber blanket, and bio-roll
check dams will be used to control temporary erosion while seed is taking.
Roof drainage will be directed through scuppers and downspouts on the exterior of the building wall
to a subterranean storm sewer system. There will be no internal roof drain system. This is done to
prevent any natural disaster associated with rooftop flooding that could result from clogged roof
drains.
The stormwater pond on-site will be designed to handle the 100-year back-to-back storm event, and
will retain all stormwater on site. Soils are excellent for infiltration, and therefore the pond may not
hold a permanent pool under dry conditions.
The pond is proposed to be over-sized to provide capacity for stormwater from the City's proposed
off-site improvements to Waco Street and the extension of 182ud Street east of Waco Street. Target
is proposing to over-size this pond in exchange for reduced stormwater trunk fees.
Subsection J.
Utility Design
Due to the high electric power loads to power the computers, the high demand for circulated
cooling water to keep the facility from over-heating, and the sanitary sewer loading from the blow-
Sherburne County
page 6
Project Plan for Target Technology Center
off- of the cooling towers, the utility demands of this facility are substantial.
Electric Service
Target will requite that a total service load of 8,884 Kw/10,452KV A, 0.85 power factor be provided
to the site by August 2006 for commissions of the Technology Center.
Upon completion in fall of 2007, The facility will requite two feeds of 15KV nominal service to a
disconnect location on site. Conduit from the disconnect location to the facility will be provided by
the owner.
In addition to the main power feeds, Elk River Municipal Utilities will also run a feed for temporary
power to be used for construction activities. This power source will be maintained indefInitely to
power the life safety circuits within the building.
Elk River Municipal Utilities is in process of determining whether they can meet the temporary
service demand for commissioning with their existing infrastructure. They have determined that in
order to meet the ultimate demands, they will have to add a new electrical substation. This is a
substation that they have been recently considering, and the revenue from the Target facility (along
with existing demand) is expected to generate adequate revenue to support such a facility.
Water Main
The Technology Center has a total demand (excluding irrigation) of 137,000 gallons per day. This
includes a peak flow demand is 142 GPM (204,480 gallons per day), or average flow of 95 GPM
(136,800 gallons per day) to the cooling towers.
The domestic use for occupants will require a peak flow of 60 GPM (86,400 gallons per day) and an
average flow of 900 gallons per day. Target's fIre flow requirements are 1270 GPM peak flow with
activation of a dry sprinkler system and a hose to extinguish a fIre.
There is an existing 10" Water Main that runs east west just north of the proposed north property
line of the Target site that was recently constructed. Hydrant flow tests recently taken indicate that
the flow demands can be met by the municipal system, but a private fIre pump on the interior of the
building will be required to meet the required pressures.
The utility plan proposes an 8" public water main loop around the perimeter of the building with
public fIre hydrants within a 20' wide public drainage and utility easement. The building services will
be private and will not be within easements.
Sanitary Sewer
The sanitary sewer requirements for the facility are 114 GPM peak flow, or 78,660 gal/day average.
The 12" PVC Sanitary Trunk Main that runs east west just north of the proposed north property
line of the Target site provides more than adequate capacity for this loading. The City Engineering
Department has said that the treatment plant can easily handle this flow, and the flow will actually
help justify a recently constructed lift station near the Business Park that is currently running under
capacity.
Storm Sewer
Sherburne County
page 7
Project Plan for Target Technology Center
The Target Technology Center development proposes to construct a network of manholes and
concrete reinforced storm sewer pipes to collect on-site stormwater runoff. The storm sewer and
the on-site pond are also proposed to be sized to handle runoff from the proposed public
improvements to expand Waco Street from the south end of its current urban section to County
Road 30.
The plan proposes a drainage and utility easement over the segments of pipe through which this
public stormwater is conveyed. As indicated earlier, Target is proposing to do so in exchange for an
equivalent reduction in the stormwater fees that would normally be assessed to this development.
Natural Gas
It is not anticipated that natural gas service will be required to serve this building.
Diesel Gas/Emergency Power
The project proposes to install two 10,000 gallon underground fuel tanks to store diesel fuel that will
be used to operate the emergency power generators. Target and Ryan Companies will design the
tanks in full compliance with all MPCA and EP A requirements, and keep updated maintenance
records for the tanks. Detailed drawings will be submitted with the building permit plans.
Telephone/Fiber Optics
Target construction personnel have been coordinating telephone and fiber optic service with local
providers. They are convinced that they will be able to receive service capacity that will be required
to serve this facility. Locations of these services will be added to the construction plans.
Subsection K.
Landscape Design
The proposed landscaping for the site meets the City Ordinance requirements, and includes a variety
of species including 51 deciduous trees of seven different species, 31 ornamental trees of four
species, 38 coniferous trees of three species, and 54 shrubs of five species.
Landscaping is well-dispersed across the west portion of the site, specifically concentrating tree
masses along berms and near the intersections of Waco Street and 182nd, as well as Waco Street and
County Road 30. Ornamental trees and shrubs are also grouped near the building entrance.
Turf seed will be used in the yard areas outside the limits of the bituminous, and sod will generally
be used within the paved areas. The Landscape Plan will meet or exceed all ordinance requirements.
Subsection L.
Architectural Design
Information to be added at a later date.
Subsection M.
Off-Site Improvements
City staff has indicated that they will be looking to this development to finance their portion of the
construction cost to extend the improvements to Waco Street from the south end of the existing
urban section down to County Road 30. It is also likely that the City would install sewer and water
Sherburne County
page 8
Project Plan for Target Technology Center
with this improvement.
Target Corporation will benefit from the water main extension as it will provide a vital segment of
the fire loop. However, the City will have to evaluate whether or not sanitary sewer needs to be
extended with this project since the Target site can be served by the existing sanitary sewer line that
runs along the north boundary of the site.
City staff also indicated that they would prefer to have 182ml Street extended into the Elk Path
Business Park north of the Target site, and to have Target take their access from 182nd as opposed to
coming directly off of Waco with a private driveway.
Target will petition to have the Waco Street and 182nd Street roadway improvement project
implemented simultaneously with their project so that the utilities and roadways will be in-place for
the Technology Center project as it is completed.
Target may elect to waive the public assessment hearing if the price of the project is reasonable.
They would then expect to pay their portion of the cost of the road through Chapter 429
assessment.
Subsection N.
Schedule
Maintaining the following schedule is critical to the viability of this project. In order for Target to
have this facility operational in time to accept the forecasted capacity, Target must close on the
property and begin construction in fall of 2005.
See Appendix B.
Subsection O.
Administration of the Project Plan
Administration of the Project Area is the responsibility of the County Administrator, under the
supervision of the County Board. Public streets, parklands, and other public property are the
responsibility of the local unit of government and shall be maintained in the same manner as all other
public property in the County.
Private property owners will be responsible for the maintenance of their parcels following development.
Sherburne County
page 9
Project Plan for Target Technology Center
EXHIBIT A - MAPS OF PROJECT AREA FOR TARGET TECHNOLOGY CENTER
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EXHIBIT B - SCHEDULE