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Home My WebLink About10B1 - Deerfield Park 3rd Addn. CITY COUNCIL AGENDA REPORT 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 MEETING DATE: AGENDA #: PREPARED BY: OCTOBER 18, 2004 10 B1 DANETTE M. MOORE, PLANNING COORDINATOR AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A PRELIMINARY PLAT TO BE KNOWN AS DEERFIELD 3RD ADDITION DISCUSSION: History: In August of 2004, the City Council adopted Resolution 04-125 approving the final plat for the Deerfield Industrial Park located east of Fish Point Road, on the south side of Cottonwood Lane and Adelman Street. The plat consisted of 60.93 acres that were subdivided into 60utlots. In the case of a phased project, if the proposed final plat conforms to the approved preliminary plat, the applicant is not required to resubmit for a preliminary plat with each phase. However, the proposed Deerfield Industrial Park Third Addition plat has the inclusion of a cuI de sac that was not previously platted. Phvsical Site Characteristics: Area: The site consists of 14.52 acres of the 60 acre Deerfield Industrial Park. Topoeraphv: Most of the site drains towards a wetland on the west side of the site. A small portion of the site drains towards the wetland along the east boundary. Veeetation: This property is primarily vacant pasture. There are existing trees located on the north side of the site. Wetlands: The site is subject to the provisions of the State Wetland Conservation Act. A specific delineation will be required as part of any development application. Access: Access to the Deerfield Industrial Park comes from CSAH 87 along the east property line. Adelman Street extends approximately 2,700 feet from CSAH 87 and along the southern boundary of the proposed plat. L:\04 FILES\04 SUBDIVISIONS\04 PREMM1'1l(,t\tp~1C1kad:9mk 3rd\CC report.doc Phone 952.447.4230 / Fax 952.447.4245 PROPOSED PLAN: Zonine: The site is presently in the C-5 (Business Park) Zoning District. The sites zoning designation is consistent with the Comprehensive Land Use designation. Lots: The preliminary plat consists of 14.52 acres to be subdivided into 11 lots. The lots are zoned C-5, Business Park and are intended for commercial use. The proposed lot areas range from 1-3 acres. All of the lots exceed the minimum lot area requirements for the Zoning Districts. However, Lot 11 will need to be reconfigured to provide adequate frontage for access to the lot. Streets: This plan proposes two streets. The preliminary plat shows Lots 1-8 taking access from the Industrial Circle cuI de sac. The Industrial Circle cuI de sac will need to be renamed to avoid duplication with an existing Industrial Circle. The second street, shown on the plat as Industrial Lane, will provide access for Lots 9-11 and serve as a connection between Adelman Street and the property in the northeast comer of this site. The Deerfield Industrial Park Addition Development Contract states that utilities must be extended and the street improved when either Outlot B and Outlot C are 50% developed, or the outlot areas on each side of Deerfield lane are platted. The plat for Deerfield Industrial Park 2nd Addition plats Outlot C adjacent to Industrial Lane. Therefore, the improvements to Industrial Lane may be required upon the approval of the proposed plat. The improvements shall include utility and street improvements. No building permits shall be issued for lots adj acent to Industrial Lane until the roadway and utility improvements have been constructed. In addition, Lot 11 will need to have a temporary turn around or an easement onto the adjacent property. SidewalkslTrails: There are no sidewalks or trails proposed as part of this development. Parks: There are no parks identified within this site. Parkland dedication requirements for this site will be satisfied by a cash dedication in lieu of land. The amount of cash dedication is based on the gross acreage multiplied by $5,000.00 per acre. The parkland dedication for the 14.52 acres will be determined on a per unit basis at the time of development. Storm Sewer: This plan is designed to direct stormwater runoff to a series of NURP ponds throughout the development. L:\04 FILES\04 SUBDIVISIONS\04 PRELIM PLAT\Deerfield Ind Park 3rd\CC report.doc 2 ANALYSIS: CONCLUSION: FISCAL IMPACTS: ALTERNATIVES: Tree Replacement: The Tree Preservation Plan was approved as part of the original Deerfield Industrial Park plat. Landscape Plan: The Subdivision Ordinance requires two subdivision trees per lot. As the lots are developed, additional landscaping may be required to meet other provisions of the Zoning Ordinance. These plans will be required at the building permit stage. Preliminarv Plat: The applicant proposes to subdivide the property into 11 lots. All of the proposed lots conform to the C-5 minimum lot area requirements. The overall layout of the plat appears appropriate. However, there are three remaining issues with the proposal: 1. Lot 11 will need to be reconfigured to provide adequate frontage for access to the lot. 2. Industrial Circle cuI de sac will need to be renamed in order to avoid duplication. 3. No building permits shall be issued for lots adjacent to Industrial Lane until the roadway and utility improvements have been constructed. The preliminary plat application will comply with relevant ordinance provisions and City standards, provided all the conditions of approval are met. The Planning Commission held a public hearing on October 11, 2004. The Commission recommended approval of the preliminary plat, with the conditions outlined in this staff report. Bud1!et Imoact: There is no budget impact as a result of this action. Approval of the project will facilitate the development of the area and increase the City tax base. The City Council has three alternatives for action on the application: 1. Adopt a resolution approving the Preliminary Plat for this development subject to the listed conditions, with the finding that the preliminary plat is consistent with the intent and purpose of the Zoning and Subdivision Ordinances. L:\04 FILES\04 SUBDIVISIONS\04 PRELIM PLAT\Deerfield Ind Park 3rd\CC report.doc 3 RECOMMENDED MOTION: EXHIBITS: REVIEWED BY: 2. Deny the Preliminary Plat on the basis that it is inconsistent with the purpose and intent of the Zoning and Subdivision Ordinances and/or the Comprehensive Plan. In this case, the Council should direct the staff to prepare a resolution with findings of fact based in the record for the denial of these requests. 3. Defer consideration of this item and provide staff with specific direction. The staff recommends Alternative # 1. This action requires the following motion: . A motion and second adopting a resolution approving a Preliminary Plat to be known as Deerfield Industrial Park 3rd Addition, subject to the listed conditions. 1. The applicant shall enter into a development contract with the City. 2. The applicant shall rename the proposed Industrial Circle cui de sac. 3. No building permits shall be issued for lots adjacent to Industrial Lane until the roadway and utility improvements have been constructed. 4. At the time of final platting, Lot 11 shall have a temporary turn around or an easement onto the adjacent property. 5. All signage shall require a sign permit. 6. The final plat shall be submitted within 12 months of City Council approval. 1. Preliminary Plat Resolution 04- XX 2. Location Map 3. Preliminary Plat L:\04 FILES\04 SUBDIVISIONS\04 PRELIM PLAT\Deerfield Ind Park 3rd\CC report.doc 4 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 04.XX RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE PRELIMINARY PLAT OF "DEERFIELD INDUSTRIAL THIRD ADDITION" SUBJECT TO THE CONDITIONS OUTLINED HEREIN. MOTION BY: SECOND BY: WHEREAS: The Prior Lake Planning Commission conducted a public hearing on October 11, 2004, 2004, to consider an application from Eagle Creek Development for the preliminary plat of Deerfield Industrial Third Addition; and WHEREAS: Notice of the public hearing on said preliminary plat has been duly published and posted in accordance with the applicable Minnesota Statutes and Prior Lake Ordinances; and WHEREAS: All persons interested in this issue were afforded the opportunity to present their views and objections related to the preliminary plat of Deerfield Industrial Third Addition for the record at the public hearing conducted by the Planning Commission; and WHEREAS: The Planning Commission and City Council have reviewed the preliminary plat according to the applicable provisions of the Prior Lake Zoning and Subdivision Ordinances and found said preliminary plat to be consistent with the provisions of said ordinances; and WHEREAS The Prior Lake City Council considered an application for preliminary plat approval of Deerfield Industrial Park Third Addition on October 18, 2004; and WHEREAS: The City Council has the authority to impose reasonable conditions on a preliminary plat. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF PRIOR LAKE, MINNESOTA: A. The above recitals are incorporated herein as if fully set forth. B. The preliminary plat of Deerfield Industrial Park is approved subject to the following conditions: 1. The applicant shall enter into a development contract with the City. 2. The applicant shall rename the proposed Industrial Circle cuI de sac. 3. No building permits shall be issued for lots adjacent to Industrial Lane until the roadway and utility improvements have been constructed. 4. At the time of final platting, Lot 11 shall have a temporary turn around or an easement onto the adjacent property. 5. All signage shall require a sign permit. www.cityofpriorlake.com 1:\04 files\04 subdivisions\04 prelim pl~W8WJi~~~~~~~CO\p~tF~~~tJP.!l~.<4245 Page 1 6. The final plat shall be submitted within 12 months of City Council approval. Passed and adopted this 18th day of October, 2004. YES NO Hauqen Hauqen Slomberq Blomberq LeMair LeMair Petersen Petersen Zieska Zieska {Seal} Frank Boyles, City Manager 1:\04 files\04 subdivisions\04 prelim plat\deerfield ind park 3rd\plat resolution.doc Page 2