Adopt Resolution #17-08-192 Granting Preliminary Plat approval to Bunker Lake Industrial Park (Project #17-127); Case of PSD, LLC

The purpose of this case is to review the preliminary plat for a new business park being proposed near the southeast corner of Bunker Lake Boulevard and Puma St.  The total area is about forty-five (45) acres in size, but only a portion of that is being proposed for development initially.  It should be noted that the City Council has approved a Tree Clearing and Grading Agreement for the Developer to allow some of the site preparation work to begin in advance of final approvals to aid in getting Lots 1 & 2 pad ready as soon as possible.

The request is being brought before the City's Planning Commission on August 3, 2017, and as a result meeting minutes are not yet available. Note - the sequence of approval is outside of the City's standard review process. City Council has previously agreed to streamline the review of this project where allowed under City Code. Staff is staggering several applications for this project parallel in the review process. However, it is noted that this does result in additional contingencies of approval and difficulty including Planning Commission Minutes in City Council cases.

City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request via U.S. mail and published a notice of public hearing in the Anoka Union Herald, the City's official newspaper.

Generally speaking, the proposed development meets the intent of the Comprehensive Plan and Zoning District.  On February 14, the City Council approved a Comprehensive Plan amendment to guide the property for Business Park.  The property is currently zoned for B-2 Business District and its anticipated that the developer will request a rezoning to E-1: Employment with the Final Plat and Site Plan Application.  The requested preliminary plat has been reviewed based on the bulk standards of the E-1 Employment District.

The proposed business park is proposed to be serviced by two new streets, Jackal Street NW and 147th Lane NW.  Jackal Street is proposed to run north to south and connect Bunker Lake Blvd with the proposed 147th Lane NW running east to west through roughly parallel and about 450 feet south of Bunker Lake Road.  All access for the two buildable lots will be gained from 147th Lane NW.  The proposed streets are satisfactory to staff.

City utilities are proposed to be extended as part of this project to service the industrial lots.  No drainage and utility easements are currently shown on the preliminary plat; however standards drainage and utility easements shall be dedicated on Lot 1 and Lot 2 of the proposed buildable lots and over the entirety of the stormwater pond being constructed on Outlot C.

The Natural Resource Inventory (NRI) indicates that the land included in this proposed development is not located in an area considered to be either an exceptional, high, moderate, or low are of natural quality.


Alternatives

Alternative 1: Recommend approval of the requested preliminary plat.  The proposed project appears to comply with the bulk standards of the City Code and the proposed use would be an asset to the communities growing employment base.  Staff is supportive of this alternative contingent upon compliance with the Staff Review Letter.

Alternative 2: Recommend denial of the preliminary plat as currently requested. If the Planning Commission desires to recommend denial it should clearly state its findings for the recommended denial and direct staff to prepare a resolution outlining those findings of fact.  As previously noted, the proposed project appears consistent with the provisions of City Code.  Staff does not support this alternative.

The Applicant is responsible for all costs associated with this request.

Staff recommends approval of Resolution #17-08-192 granting preliminary plat approval of Bunker Lake Industrial Park, contingent upon compliance with the Staff Review Letter dated July 27, 2017.

Motion to adopt Resolution #17-08-192 granting preliminary plat approval of Bunker Lake Industrial Park, contingent upon compliance with the Staff Review Letter dated July 27, 2017.