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HomeMy WebLinkAbout9B - CR 21 Development Master Plan 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 CITY COUNCIL AGENDA REPORT MEETING DATE: MAY 7,2007 AGENDA #: 9B PREPARED BY: STEVE ALBRECHT, DIRECTOR OF PUBLIC WORKS AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION ACCEPTING THE CR 21 COMMERCIAUINDUSTRIAL DEVELOPMENT MASTER PLAN DISCUSSION: Introduction The purpose of this agenda item is to approve the Master Plan for Commercial/Industrial Development along CR 21 between Fish Point Road and Credit River Township. History On February 20, 2007 the City Council directed City Staff to develop a Master Plan to evaluate the existing and the potential for future commercial/industrial development along CR 21 between Fish Point Road and Credit River Township. Current Circumstances Staff has evaluated the following areas as part of this report (see attached Figure 1 ) : A) Snell Property B) Existing Industrial Park C) Credit River Township Property D) Abhe/Svoboda Property It is important to recognize that the evaluation utilized the City's 2030 Comprehensive Plan. The 2030 Comprehensive Plan Land Uses are shown in attached Figure 2. Utilizing the Comprehensive Plan and supporting studies staff evaluated the above properties based on the following: 1) Existing developed acreage and potential for development or redevelopment of commercial/industrial property. 2) Potential development based on the 2030 Camp Plan 3) Availability and future connection to roadway and utility infrastructure 4) Potential strategies to encourage orderly and desirable development of the properties. The study area also includes unique natural resource issues that had to be evaluated in the plan. Figure 3 shows the bluff, shoreland and wellhead protection areas which all impact the study area. www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 The following table summarizes the acreages of each property and potential use: Property Gross Net Undeveloped 2030 Land Sewerl Acreage Acreage Acreage Use** Water Snell (A) 52 36 36 C-BO Available R-LD Industrial Park 67 33 12 I-PI Future" (B) Credit 44 34 32 None Future- River (C) Abhe/ 10 10 5.5 C-HG Available Svoboda (D) Total 173 113 85.5 *Not available to individual sites without City Project ** C-BO: Office Park I-PI: Planned Industrial R-LD: Residential Low Density C-HG: Hospitality General Business None: None presently The net acreage deducts wetlands, flood plain, steep slopes and natural areas not considered developable. The above table indicates that about 35% of the property is not developable. This is consistent with similar properties in the City based on the proximity to Markley Lake and other natural resources. The undeveloped acreage which is 49% of the available land is property which is currently not or only partially utilized. This amount does not consider redevelopment potential. Figure 1 also shows the potential roadway network to service these properties. This is only conceptual but as it indicates all of the properties are accessible. The proposed roadway network is consistent with the adopted CR 21 Corridor Study. ISSUES: By the inclusion of the above properties in this plan staff believes they all are feasible for development. However each of the properties being evaluated has special circumstances or issues related to its development. Snell Property (A) Descriotion: This property is located immediately north of Fish Point Road. As Figure 1 shows the future extension of Fish Point Road and Credit River Road will complete the roadway network on this property. The County will be improving Fish Point Road as part of the CR 21 project which will include a new signal and frontage road connection to Credit River Road on the west side. 2030 Como Plan: This property is currently guided as Business Office Park and Low Density Residential. Based on the unique natural features on this property it will be a prime candidate for a Planned Unit Development. The supporting roadway network and utilities area in place for development of this property as guided. Examples of C-BO development include Norex, On-site Engineering and EM Products. Issues: This property is owned by the Snell Family and currently there are no plans staff is aware of for development. Most likely development of this property will be dependent on its sale to a private developer in the future. The property does have some potential issues: 1) A majority of the developable land is located on the western portion of the property. The central and eastern portions of the site are dominated by wooded areas and steep slopes. 2) The future connection of the northern leg of Fish Point Road to CR 21 could result in impacts to the roadway characteristic of the existing segment of Fish Point Road south of CR 44. The traffic impacts and potential channelization of business park traffic should be carefully evaluated by the City at the time of development. 3) This property is in the Markley Lake watershed which has strict stormwater regulations to prevent flooding of township properties. More restrictive stormwater requirements will impact potential development as additional facilities and techniques must be considered. Recommendation: At this time staff does not recommend any activity regarding this property. However staff recommends engaging potential Developers early on to ensure to highest and best use of this property for the City of Prior Lake. This approach has been used successfully on properties such as Jeffers Pond, Hickory Shores, Golden Ponds and Northwood Meadows all of which have similar development concerns. Industrial Park (B) DescriDtion: The existing Industrial Park has a combination of existing uses and vacant property. The Prior Lake Baptist Church is also located in this area. With the exception of the Church the area is zoned Industrial. The Church is currently zoned R-1 Residential. The entire area is guided Industrial in the 2030 Comp Plan. 2030 ComD Plan: The I-PI zoning is intended to allow general industrial uses such as indoor manufacturing, production, processing, storage and distribution of materials and products. Examples of I-PI development include the Greystone building and Busse Bus Company in the Deerfield Industrial Park. Issues: The existing Industrial Park has numerous issues to be considered. Please note that specifics related to providing paved streets, sewer and water to the Industrial Park are part of the feasibility report which is the next item on the agenda. For that reason this report touches the broader issues only: 1) The majority of the Industrial Park is located in or will be located in the City's Wellhead Protection Area. Additionally due to the existing topography and geology the most of the area is part of the High Vulnerability zone of the Well Head Protection Area. For that reason management of and elimination of existing wells and septic tanks should be a high priority for the City. The City will be completing an inventory of the area's potential hazards this summer as part of the Phase 2 Well Head Protection requirements. 2) With the exception of the Church none of the properties have sewer or water and are currently utilizing septic systems, holding tanks and private wells. The County currently regulates the septic systems in Prior Lake. Recognizing the environmental impacts the County will not allow additional development of the Industrial Park unless the City extends sewer. 3) The County has provided information regarding the existing septic systems and has expressed concerns regarding the current condition. Many of the systems were constructed prior to the current regulations and essentially operate as cesspools or injection wells. 4) Currently there is several code issues in the Industrial Park related to outside storage. 5) The Industrial Park does not have paved streets and will need to have paved streets to attract development and re-development. Additionally ongoing maintenance of this street is problematic as the larger vehicles that serve these properties are beyond what the current gravel roads can support. 6) This property is in the Markley Lake watershed which has strict stormwater regulations to prevent flooding of township properties. More restrictive stormwater requirements will impact potential development as additional facilities and techniques must be considered. 7) The creation of a TIF District for the entire Industrial Park in its current condition is not considered feasible as a means to fund improvements. 8) A large portion of the Industrial Park is within the shoreland district which limits impervious surface to 75%. Recommendations: The detailed recommendations related to providing paved streets, sewer and water to the Industrial Park are contained in the Feasibility Study. However staff recommends that the Council consider an incremental approach allowing private development to extend sewer and water to the Industrial Park. This will allow the City at minimal cost to the tax payers to most expeditiously address the well head protection issues. Additionally staff recommends that the Council address the streets in the near future as recommended by the Feasibility Study. Staff also believes that the Council should consider utilizing TIF on a building by building basis to assist in funding the future streets and remaining sewer and water improvements. Credit River Township (C) Description: This area is comprised of 4 properties located immediately east of the City Limits and north of CR 21. Combined these properties offer about 32 acres of developable property. These properties are not in the City and are not included in the 2030 Camp Plan. However their proximity to the City and undeveloped nature make them prime candidates for City services and development. 2030 Comp Plan: These properties are not in the 2030 Comp Plan. Annexation of these properties would need to be done at the request of the property owners or by orderly agreement with the township. Should these properties be annexed staff would recommend a combination of C-BO and C-HG uses. These uses would provide additional office and general business land immediately adjacent to CR 21. Issues: In considering the master plan for these properties the City Council should be aware of the following issues: 1) These properties are not in the City and are not part of any annexation agreement. 2) Sewer and water for these parcels will come from the Industrial Park and therefore not available at this time. 3) The northern most portion of the area requires roadway extension from the existing Industrial Park or through a wetland complex. 4) The types of uses will be limited as the City's sewer capacity in this area will be limited to office and general business use. No businesses that generate substantial amounts of wastewater would be feasible or appropriate. 5) Credit River Township is currently considering incorporation as a City. Recommendation: Staff recommends that the Council initiate contact with Credit River Township to make them aware of the potential for these properties. It is also recommended that the City complete the improvements as recommended in the Feasibility Study to ensure the opportunity for utility extension to these properties. Abhe/Svoboda Property (D) Description: This property is located between the Deerfield Industrial Park and CR21. The property currently has existing building and outside storage. Approximately 50% of the property is undeveloped. The property is part of the Orderly Annexation agreement. Due to concerns regarding code issues the property was not annexed in 2004 according to the annexation schedule. Street, sewer and water are all stubbed to within 150 feet of the property. 2030 Como Plan: This property is guided C-HG. When it is annexed the existing use would be considered nonconforming. However unless the property redevelops the nonconforming use is allowed to remain subject to conditions setout in the City's zoning ordinance. Enforcement of the County CUP for the property and code violation issues would become the City's issue upon annexation. Issues: Several issues exist with this property. 1) The property is currently in violation of the County CUP. Upon annexation code and CUP violations become the City's issues. 2) The property is within the City's wellhead protection area. The property is currently served by a septic system and a well. 3) The existing use would be permitted upon annexation as existing non- conforming use. The City would have no leverage beyond the existing CUP to pursue cleanup. 4) Because the City utilities are within 150 feet of the property the City could require connection to utilities within 1 year of annexation. 5) Development of the remaining 5 acres could be only be undertaken with the requirement that the balance of the site to be brought into compliance with City ordinances within an agreed upon time period. Recommendation: Staff recommends that the City engage the property owners to discuss the annexation and the potential for a PUD which would allow development of the undeveloped land and would require phased compliance of the existing use. FINANCIAL IMPACT: This report does not recommend or specify any expenditures by the City. However the potential for 85+ acres of new commercial/industrial development within the City would meet several goals of the City's 2030 Vision and provides opportunities to broaden the City's tax base and create jobs. In addition to the 85 new acres there is the potential for 25+ acres of redevelopment to occur affording greater protection to the City's well field and Markley Lake. ALTERNATIVES: The alternatives are as follows: 1. Approve Resolution 07 -XX accepting the Master Plan and direct staff to work with each property as specified in this report. 2. Table the Resolution for a specific reason. 3. Deny the Resolution. RECOMMENDED Alternative #1. MOTION: 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 RESOLUTION 07 -xx RESOLUTION ACCEPTING THE CR 21 COMMERCIAUINDUSTRIAL DEVELOPMENT MASTER PLAN Motion By: Second By: WHEREAS, Orderly and quality commercial and industrial development along the CR 21 Corridor are priorities for the City of Prior Lake; and WHEREAS, The Master Plan agenda report identifies recommendations for the study area that will meet goals of the City's 2030 Vision; and WHEREAS, The City Council supports the recommendations of the Master Plan; and NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. City Staff is directed to work with potential developers of the Snell Property to ensure orderly and quality development of the property. 3. City Staff is directed to proceed with Council directives in accordance with approval of the Industrial Park Feasibility Study. 4. City Staff is directed to facilitate contact with Credit River Township and the study area property owners regarding potential for City services. 5. The City Staff is directed to contact the owners of the Abhe and Svoboda property to discuss annexation, potential development and phasing of site compliance. PASSED AND ADOPTED THIS ih DAY OF MAY 2007. YES NO Haugen Haugen Erickson Erickson Hedberg Hedbera LeMair LeMair Millar Millar Frank Boyles, City Manager www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245