5.6. PCSR 08-14-2007.^~/
City of
Elk -.--~
River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.8
Agenda Section Meeting Date Prepared by
Planning Items August 14, 2007 Sheila Cartney, Senior Planner
Item Description Reviewed by
Preliminary and Final Plat, Gemstone Elk River second addition, erem Barnhart, Plannin Mana er
Case# P07-09 Public Hearing Reviewed by
Action Requested
The Planning Commission only makes recommendations for Preliminary Plats, even though the
application is for Preliminary and Final plat.
Staff recommends that the Planning Commission recommend approval of the Preliminary Subdivision,
Gemstone of Elk River 2"`' Addition, with the following conditions:
1. Park dedication shall be provided in the following manner:
a. In the form of cash for 10.5 acres at the rate applicable at the time of Final
Plat approval, the current fee is $2,205.00 an acre.
2. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
3. This approval of the Preliminary Plat shall expire after 1 year, unless the property owner
or owner's agent has submitted a Final Plat or letter of request for extension.
Background/Discussion
In 2005 the applicant received a Conditional Use Permit (CUP) to operate aready-mix plant on the
subject property. In 2006 the applicant was granted an additional CUP to expand the operations of the
plant and allow for crushing and storing of recycled concrete, into the subject property.
Attachments
Location Map
Plat
Case File: P 07-09
Page 2
General Information
Plat
Gemstone
A lieant Gemstone Products Company
60 Day Rule The City must take action by September 8, 2007
Re nested Action Approval of Preliminary and Final Plat
Location and Size Approximately 59 acres west of TH 169.
Location Existing Use Land Use Plan Designation Current Zoning
SUbjeet
Property Ready mix plant Minir>g Medium Industrial
North Mining Mining Medium Industrial
SOUth Mining Mining Medium Industrial
East Residential Commercial Reserve A1, Agriculture
West Mining Mining A1, Agriculture
Overview/Analysis
The site is currently part of a sand and gravel operation. The site has been previously mined and is
without topsoil or trees. The CUP approved last year was to allow left over concrete to be stored
and crushed onsite.
The hours of operation will be the same as the plant: 6 am to 6 pm Monday through Saturday.
Crushing will occur on site at one time of the year. The applicant has indicated that it will take up to
four continuous weeks, once a year, to crush the concrete. There will be no increase in employees.
As part of the CUP proposal in 2006 the concrete is to be stored on a separate lot. The current
application for Preliminary and Final Plat is creating that lot. No development is proposed at this
time.
Applicable Regulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(7) The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and
conforms in all respects with all requirements of this Code, including the honing regulations and this article.
S:\PLANNING\Case Files\Plat\P 07-09 Gemstone\PC 07-09 reportdoc
Casc Pilc: P 07-09
Page 3
Plat
Gemstone
(2) The proposed subdivision is consistent with all applicable general and specialised city, county, and
regional plans, including but not limited to, the city's comprehensive development plan.
(3) 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.
(4) The proposed subdivision makes adequate provision for zwater supply, storm drainage, selvage
transportation, erosion control and all other services, facilities and improvements otherwise required in this
article.
(5) The proposed subdivision avill not cause substantial environmental damage.
(6) Theproposed subdivision will not conflict with easements of record or avith easements established by
judgment of a court.
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of
neighboring land.
(8) The proposed subdivision is not premature. A subdivision is premature if any of the folloaving exists:
a. Lack of adequate stormavater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sezwer ystems.
d. Lack of adequate off-site public improvements or support ystems.
In the review of the standards for Final Plat as outlined, it appears that the request is consistent with
all of these standards.
Comprehensive Plan
The comprehensive plan allows for mining operations within the subject site and the proposed
request is consistent with the existing uses and those allowed in the zoning district.
Lots -Proposed Lot 1 is 10.5 acres, Lot 2 is 48.5 acres.
Parks
Park Plan -The Comprehensive Park Plan does not indicate any park target area nor trail corridor in
the wider area.
Given the Comprehensive Park Plan, staff recommends that park dedication be paid in the form
cash for one 10.5 acre lot at the rate applicable at the time of Final Plat release.
Transportation
Streets -Access to and from the site will be maintained as what is currently on site. Currently the
applicant hauls the concrete to be recycled off-site to property just west of the subject site via
County Road 77. With the request, this traffic will be removed from the County Road.
S:APLANNING\Casc Files\Plat\P 07-09 Gemstone\PC 07-09 ceport.doc
Case File: P 07-09
Page 4
Grading/Drainage
No new grading is proposed at this time.
Landscaping
Landscaping is not proposed with this subdivision.
Recommendation
flat
Gemstone
Staff recommends the Planning Commission recommend approval of the Preliminary Plat and Final
Plat of Gemstone of Elk River 2"d Addition subject to the following conditions:
1. Park dedication shall be provided in the following manner:
a) In the form of cash for 10.5 acres at the rate applicable at the time of Final
Plat approval, currently $2,205.00 per acre.
2. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
3. This approval of the Preliminary Plat shall expire after 1 year, unless the property
owner or owner's agent has submitted a Final Plat or letter of request for extension.
Respectfully Submitted
,,~~,,~_
Sheila Z;artney
Senior Planner
Action Motion by Second by Vote
Follow Up
S:\PLANNING\Case Files\Plat\P 07-09 Gemstone\PC 07-09 report.doc
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