5.3. - 5.5. PCSR 06-12-2007~j
Elk
River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.3 - 5.5.
Agenda Section Meeting Date Prepared by
Plannin Items une 12, 2007 Sheila Cartn ,Senior Planner
Item Description Reviewed by
Preliminary and Final Plat, Conditional Use Permit, Zone erem Barnhart, Plannin Mana er
Change to PUD, for Sportech campus. Reviewed by
Action Requested
Staff is recommending the Planning Commission recommend approval of a Preliminary and Final Plat
(Ar-mon Commercial Park), Conditional Use Permit to allow a Planned Unit Development and a
Rezoning from I-1, Limited Industrial to Planned Development as shown on plans dated received April
30, 2007 with the conditions as follows:
1. All comments of the City Engineer's memo dated June 7, 2007 shall be addressed.
2. The development shall meet all applicable fire codes. The Fire Chief shall verify the location
of all fire hydrants, and may require additional hydrants necessary to preserve the health and
safety of the residents.
3. In addition to the easements shown on the preliminary plat, the following easements shall be
provided:
A. Trail easement of 10 feet along Jarvis Street
B. Cross access and parking easements between all four lots
C. Drainage and utility easements over the ponds
D. Cross access easements for shared septic and well
4. The applicant shall execute a Planned Unit Development Agreement outlining the terms and
conditions of approval for the Final Plat, uses, setbacks etc.
5. An association shall be developed to maintain the common elements of the development,
once the lots are sold.
6. All required subdivision 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.
7. This approval of the 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.
BackPround/Discussion
The subject property was platted in 1979 as part of Ar-mon Commercial Park, which is a 201ot
subdivision. The subject site is lot 1, Block 1, Ar-Mon Commercial Park, there are three existing
buildings onsite which were constructed in 1998. The site is zoned Industrial.
Case File: P 07-05
Page 2
Attachments
Location Map
• Memo from City Engineer dated June 7, 2007
• Applicant's Narrative
• Site Plan(s)
General Information
A licant Chris Carlson, Sportech
60 Day Rule The application has been deemed complete as of May 21, 2007.
The City must take action by Jul 20, 2007
Location and Size Approximately 8.56 acres Southwest of Burlington Northern
Santa Fe Railway.
Location Existing Use Land Use Plan Designation Current Zoning
Subject
Property Light
Manufacturing Light Industrial I-1
North Renner Well
business Light Industrial I-1
South Out of City limits Unknown Unknown
East Railroad NA NA
West Elk River Real
estate Light Industrial I-1
Overview
Sportech, Inc. currently operates three facilities upon 8.56 acres. The three buildings tota160,000
square feet in area and are on one lot. The applicant would like to split the property into four
individual lots with common access and parking; creating more of a campus layout for their current
operations. There is no new development 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 07-05 Ar-Mon Commercial 2nd\PC 0G.12.07.doc
Case File: P 07-05
Page 3
(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 ~ihysical 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 water supply, storm drainage, seawage
transportation, erosion control and all other services, facilities and improvements otherwise required in this
article.
(5) The proposed subdivision swill not cause substantial environmental damage.
(6) Theproposed subdivision swill 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) Theproposed subdivision is notpremature. A subdivision ispremature if any of the folloawing exists:
a. Lack of adequate stormavater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary leaver systems.
d. Lack of adequate off-site public improvements or support systems.
In the review of the standards for Final Plat as outlined, it appears that the request is consistent with
all of these standards.
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate
vicinity or the public health, safety, morals, comfort, convenience orgeneral avelfare of the neighborhood or the
city.
2. Will be consistent awith the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
4. Will be served adequately by and swill not adversely a~ect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, awater and leaver ystems, parks and schools; and
avill not, in particular, create tra~ic congestion or interference avith tra~c on adjacent and neighboring public
thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that aadll be
detrimental to any persons or property because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. Will fully comply avith all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the city.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
S:\PLANNING\Case Files\Plat\P 07-OS Ac-Mon Commercial 2nd\PC 0G.12.07.doc
Case File: P 07-05
Page 4
In the review of the standards for CUP as outlined, it appears that the request is consistent with all
of these standards.
Bed°nang
In revieaving a proposed amendment, consideration shall be given to existing conditions within the area directly and
indirectly affected by the proposal, the conservation of property values, the use to which the property a~ected is being
devoted at the time, and relevantprovisions, if any, in the land use plan.
Analysis
The purpose of the PUD district is to provide opportunities for creative development and design
flexibility by allowing modification of lot and building area, width, setback and other dimensional
requirements. A PUD shall be consistent with the intent and purpose of the city comprehensive
plan. This property is currently zoned I-1, Light Industrial and has a land use designation of light
industrial; the proposed uses are those that are permitted in the I-1 district. Three buildings are not
permitted on one lot in the Industrial zoning district.
This request is unique in the fact that three buildings already exist on the property; typically PUDs
are formed for undeveloped land. The concept for this PUD is to have a campus type environment
for Sportech; shared access, parking, signage, storm drainage, Lots 3 and 4 will share a well and all
lots will have their own septic system.
Along with the PUD application a subdivision is requested turning one lot into four lots. The
applicant proposes four lots to make the property more marketable to small businesses should
Sportech outgrow this location. Proposed Lots 2 and 4 will not have street frontage which is
required for all lots, the issuance of the PUD zoning would allow these lots without direct frontage.
Comprehensive Plan
According to the Comprehensive Plan "industrial uses are lower in intensity of activity. These uses
limit the potential for adverse impacts on adjacent land uses due to factors such as noise and odor."
The proposed subdivision and zoning change are consistent with the Comprehensive Plan.
Lots - As proposed the lot size break down is as follows: lot 1, 2.12 acres, Lot 2, 1.90 acres, Lot 3,
1.89 acres and Lot 4, 2.65 acres all meeting the minimum lot size of 1 acre for the I-1 district.
Parks
Park Plan -The Comprehensive Park Plan does indicate a trail corridor in this area. A 10 foot trail
easement along Jarvis should be provided. Park dedication is sarisfied for this development.
Transportation
Streets -There are two access points along Jarvis Street, no additional access will be granted, the
plat should show restricted access along Jarvis Street with the exception of the existing driveways.
Cross access agreements for all four lots are necessary.
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Case File: P 07-OS
Page 5
Utilities
Water/sanitation -The subject lot is not within the urban service area; therefore each of these
buildings would need an on-site sewer system and private well. Currently Lots 1 and 2 will have
their own well and Lots 3 and 4 share a well. Each lot will have their own septic systems. Cross
access agreements are necessary for the shared systems.
Storm Sewer/water -There are two drainage ponds constructed for the four lots. It may be
necessary to expand the ponding if Lot 2 is developed. Drainage and utility easements should be
placed on the ponds.
Respectfully Submitted
3
Sheila Cartney
Senior Planner
Action Motion by Second by Vote
Follow Up
S:\PLANNING\Case Files\Plat\P 07-05 Ar-Mon Commercial 2nd\PC 06.12.07.doc
I
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Location Map
SPORT TECH
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mover
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Terry Maurer, City Engineer.~~,r
DATE: June 7, 2007
SUBJECT: Sportech Site Replat File #226-173P
As requested, we have reviewed the proposed replat of the Sportech site located o$ of Jarvis
Street in the southeast corner of the city. As you are aware, Sportech has constructed three
buildings on one site to contain their operations over the years. They are now proposing to
replat the property into four lots, three of them containing existing buildings and one vacant.
Based on our review, we would offer the following comments:
1. It is our understanding that they are requesting a zone change to PUD because two
of the four lots will not have any frontage on a public street. The four proposed lots
range in size from the smallest of 1.89 acres up to 2.65 acres.
2. There are two existing access points onto Jarvis Street. No additional access points
should be allowed. In fact, the plat should contain a restricted access symbol along
the frontage of Jarvis Street with the exception of the two driveways. It will be
necessary for there to be cross access agreements between all four lots. This should
be a condition of the plat.
3. There are two drainage ponds currently constructed on the four lots. A small one
falls in Lot 2 and a larger one falls in Lot 4. These drainage ponds are necessary for
the development currently on all four lots. It may be necessary to expand the
ponding even further if Lot 2 has a building constructed on it. It is also important
that the appropriate drainage and utility easements be put in place to protect the
current ponds and the flow of water from one lotto the other, ultimately getting to
the ponds.
4. This is outside of the city's urban service area; therefore, each of these buildings
would need an on-site sewer system and private well. The current location of the
on-site sewer systems should be noted on the plan and an area should be designated
in Lot 2 to be preserved for a future on-site system. It is unclear from the plan
whether or not each of the three existing buildings has their own on-site system and
well, or are jointly served. If they are jointly served, it will be necessary, again for
cross access agreements to provide for the multiple lots utilizing the same on-site
sewer and/or well.
5. I am not aware whether or not the owners are proposing an association to deal with
snow removal, parking lot maintenance, sanitary sewer, water and storm sewer
issues. If they are not, it maybe advisable that an association be put in place prior to
the selling of any of these lots to clarify and define how these issues will be dealt
with.
If you have any questions about any of these comments, please contact me.
S:\PLANNING\Case Files\Plat\P 07-05 Ar-Mon Commercial 2nd\06 07 07 Engr's comments.doc Page 2
April 27, 2007
RE: 15703 & 15777 Jarvis Street NW, Elk River, MN
We respectfully request the properties at 15703 and 15777 Jarvis Street NW, Elk
River, MN be re-zoned from Light Industrial to Planned Unit Development.
The purpose of the re-zoning request is to divide the current lot into four
individual lots with common access to the property. Converting the property into
four lots will make the property more marketable and attractive to small
businesses. The intention is to prepare the property for re-sale or leasing when
the current layout of the property is no longer conducive to efficient business
operations for Sportech, Inc. At that time, the company will move operations
into one large, all-inclusive facility within the city limits of Elk River. We feel
fortunate to operate within the City of Elk River and look forward to keeping our
operations here. However, we also realize that our current property and three-
building facility lay-out would be virtually impossible to sell to one buyer.
It is also crucial for all to know that the reason we have 60,000 square feet
under three separate buildings is because of the sprinkling restrictions placed
upon us by the Elk River Fire Inspector. We have complied with all City codes
and requirements through each of our expansions; we would greatly appreciate
the City's understanding at this time as we plan for continued growth.
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