PUBLIC HEARING: Consider Bunker Lake Industrial Park 4th Addition Final Plat and Site Plan for BLIP Building 5 (Project No. 23-106): Case of PSD LLC

The City has received an application from PSD, LLC (the "Applicant") for review of a Final Plat for Bunker Lake Industrial Park (BLIP) 4th Addition as well as a Site Plan for BLIP Building 5 for the property generally located south of Bunker Lake Boulevard and east of Puma Street (the "Subject Property").  Normally the Planning Commission would review and provide a recommendation on the Site Plan, however, there was not a quorum for the June 22, 2023, Planning Commission meeting and therefore, there was no public hearing and no action by the Planning Commission.  Staff did consult with the City Attorney who confirmed that the City Council could hold the public hearing and take action without their recommendation.  

The Development Agreement will be brought forward for the Council's review at a future meeting once the Applicant provides costs estimates on the site improvements.  

Staff originally attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for final plat and site plan review, as well as the Public Hearing the Planning Commission would hold on June 22, 2023.  A notice of the Public Hearing was published in the Anoka County UnionHearld newspaper and a Land Use Application sign was also placed on the Subject Property. Since there was not a quorum of the Planning Commission and therefore no meeting, Staff resent notice to property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for review of the final plat and site plan and the Public Hearing the City Council would hold on July 11, 2023.  Another notice of the Public Hearing was also published in the Anoka County UnionHerald newspaper.

General Project Overview
The Applicant is proposing to final plat the remainder of the BLIP land into two (2) lots, approximately eight (8) acres and eleven (11) acres in size.  An 84,000 square foot building is proposed to be constructed on Lot 1 (western lot) currently, while building improvements on Lot 2 would likely occur no sooner than 2024 (a Site Plan review will occur at that time).  Site improvements, such as paving, curb and gutter, stormwater management, etc. will be completed on both lots.  The Applicant has indicated the probable uses will be offices and manufacturing.

Zoning and Land Use
The Subject Property is zoned E-3 Employment District, as are the properties to the east, north/northeast, and south/southeast.  One parcel north of the Subject Property is zoned R-3 Residential (High Density) and the properties to the west are zoned Planned Unit Development (PUD), with small lot single family residential homes (Riverstone North).  The E-3 Employment District includes offices and manufacturing as permitted uses.  Both lots meet all bulk standards prescribed for the E-3 District (lot size, lot width, setbacks, building coverage, etc.). 

The Subject Property is guided as Business Park in the current Comprehensive Plan, as are the properties to the east, north/northeast, and south/southeast.  One property to the north is guided for high density residential (HDR) and the properties to the west are guided for medium density residential (MDR).  Lands guided as Business Park are reserved for office and industrial development.

Building Design
The proposed building will be approximately thirty-six (36) feet in height (maximum building height allowed in the E-3 Employment District is sixty-five [65] feet).  The exterior finish of the building consists of precast concrete wall panels of three (3) different colors, prefinished metal canopies over the various entrance points, numerous windows on three (3) sides, and loading docks along the fourth (western) side.  The trash enclosure will consist of rockface concrete block colored to match the building and vertical composite wood siding.

Access, Parking and Maneuvering
There are a total of five (5) access points proposed, four (4) off of Bunker Lake Boulevard and one (1) off of 147th Lane.  The Applicant has modified the plan in response to Staff comments such that the access points, where feasible, line up with those on the north side of Bunker Lake Boulevard.  The western two accesses off of Bunker Lake Boulevard and the access off of 147th Lane will be constructed with Building 5; the eastern two accesses will be constructed at the time Lot 2 is built.  All pavement (1st and 2nd lifts) will be installed on Lot 1; however, the portion of the access drive off of 147th Lane over Lot 2 will only receive the first lift as asphalt initially (the second lift would be installed as part of the overall site improvements for Lot 2).  Similarly, curb and gutter will only be installed along the southern portion of Lot 2 initially, with the remainder installed with the overall Lot 2 site improvements.

There are a total of 238 parking stalls that will be constructed as part of the initial site work.  However, forty-four (44) of those will ultimately serve the building(s) on Lot 2.  Thus, there will be a total of 194 parking stalls for the building on Lot 1.  The plans provide a parking summary based on twenty percent (20%) office space and eighty (80%) warehousing space.  Based on that breakdown, a total of 123 stalls would be required (1 per 300 square feet of office space and 1 per 1,000 square feet of warehousing space).

The maneuvering areas within the Subject Property will consist of areas with heavy duty asphalt (for truck traffic) and areas of light duty asphalt (customer and employee parking areas).  All maneuvering areas are setback at least twenty (20) feet from public road right-of-way and at least sixty (60) feet from the adjacent residential area to the west.

Landscaping
There will be a combination of trees and shrubs installed throughout the Subject Property.  A mixture of tree species will be planted about twenty-five (25) feet on center along the property boundary fronting Bunker Lake Boulevard.  The plans also call for trees to be installed between the infiltration pond and the south edge of the pavement at a spacing of about thirty (30) feet on center.  The plans were modified to diversify the shrub species and to incorporate trees into the parking lot islands, which will help provide a modicum of shade for some of the parking.

The Subject Property abuts several single family lots along the western boundary.  When the Riverstone development was constructed, it included a berm and tree plantings along the railroad tracks and then it curved north between Riverstone and the Subject Property.  The Applicant granted permission (and provided the berm material) to have the berm constructed on the Subject Property to provide the bufferyard that would be required between the two uses.  The berm varies in height from about five (5) feet up to roughly ten (10) feet in spots and includes about eighteen (18) existing trees, mostly evergreens with a few deciduous trees mixed in.  The plans include another seven (7) evergreen trees to be installed along this berm.  Between the berm and the parking area is a stormwater pond and additional plantings.  There is a minimum of about 160 feet between the rear lot line of the nearest residential lot and the parking area.  The combination of the existing berm and trees, coupled with the proposed plantings, as well as the additional separation provided by the stormwater pond, the bufferyard requirement appears to be satisfied.

The Environmental Policy Board reviewed the natural resources aspects of this project and have recommended approval.

Alternatives

Alternative 1: Approve the Site Plan and Final Plat contingent upon compliance with Staff's review comments.  The proposed lots, as well as the proposed use(s), comply with zoning code.  This area was part of the original preliminary plat for Bunker Lake Industrial Park and these two lots will complete this industrial park.  Staff supports this alternative.

Alternative 2: Approve the Site Plan and Final Plat with modifications.  This action would be based on discussion.

Alternative 3: Deny the Final Plat and Site Plan based on supporting findings of fact.  As noted, the Final Plat and Site Plan comply with City Code, contingent upon revisions per Staff's review comments.  Staff does not support this alternative.

 

The Applicant is responsible for all costs associated with this application except for the second mailing and posting in the local newspaper.  The City is covering those costs as the lack of a quorum at the Planning Commission meeting was not the fault of the Applicant.

Staff recommends approval of the Final Plat and Site Plan.

Motion to adopt Resolution #23-136 approving the Final Plat and Site Plan for Bunker Lake Industrial Park Fourth Addition and BLIP Building 5.