Review Sketch Plan for Bunker Lake Industrial Park; Case of PSD, LLC

The purpose of this case is to review a concept plan in design stages for Bunker Lake Industrial Park by PSD, LLC. This Sketch Plan is for the first two (2) buildings (9.05 acres) of a 45 acre future industrial park along Bunker Lake Boulevard.

The purpose of Sketch Plan Review is to provide initial feedback to the Developer before preparing more detailed construction and plat documents.

The first building proposed for construction is proposed for Adrenaline Sports Center. The Planning Commission had previously reviewed that concept for another location in Ramsey. Adrenaline has chosen not to move forward at that location, and is now working with PSD, LLC at the Bunker Lake Industrial Park. Adrenaline Sports Center desires to occupy the facility in January or February, which is an aggressive schedule for the status of this greenfield development. Staff will attempt to accomplish a timely review wherever possible. This may require advanced approvals and special meetings along with certain risks of plan amendments to the Developer.

Staff attempted to notify all Property Owners within 700 feet of the Sketch Plan Review via Standard US Mail.

Generally speaking, the proposed development meets the intent of the Comprehensive Plan and Zoning District, once approved amendments to both are completed. The Planning Commission may recall that the City Council previously approved a Comprehensive Plan Amendment to Business Park for this area, which is now entering the Metropolitan Council review process.

Staff has completed a preliminary review of the Sketch Plan. It is the responsibility of the Developer to ensure compliance with all Zoning Code standards related to the E-1 Employment District (assumed zoning district). Staff notes the following components to verify on the plan set.

1. Required Parking Lot Setbacks
2. Required Landscaping
3. Variance Required for Lot 2 Lot Width

Tree Preservation

The proposed development will result in the loss of a number of significant trees as defined by City Code. The Tree Preservation Plan will be reviewed by the City's Environmental Policy Board (EPB) in July. The current assumption for required replacement, to be confirmed on future plan sets, is that a majority of the required plantings will be satisfied through the requirements of the underlying zoning district and boulevard plantings. The Developer does have the option to pay into the Community Forestry Fund is not feasible.

The Developer has requested an early start on tree removal. A Tree Preservation Plan and Tree Preservation Agreement must be approved by the City Council on either July 11 or July 25 in order to accommodate this early start. A Grading and Stormwater Plan has not yet been completed or reviewed by the City. The Developer must acknowledge that the City is not liable for any perceived additional costs of grading due to soil conditions or stormwater requirements. The Developer would be proceeding at its own risk.
 
Grading and Stormwater Management

While a Grading Plan is not required as part of Sketch Plan Review, the Developer is requesting an early start on preliminary mass grading of the site to accommodate desired project schedules. A Preliminary Grading Plan and Grading Agreement must be approved by the City Council on either July 11 or July 25 in order to accommodate this early start. The Grading Plan must also be approved by the Lower Rum River Watershed Management Organization (LRRWMO) before construction can commence. A Grading and Stormwater Plan has not yet been completed or reviewed by the City. This is expected to be submitted to the City on July 6. The Developer must acknowledge that the City is not liable for any perceived additional costs of grading due to soil conditions or stormwater requirements. The Developer would be proceeding at its own risk.

This case is being handled as part of normal Staff duties.

No action being requested.

No action being requested.