Adopt Resolution 19-138 Approving Final Plat and Site Plan for Delta ModTech (Project #19-108); Case of Delta ModTech

The purpose of this case is to review a Site Plan for a large industrial building approximately 200,000 square feet in size which would contain approximately 50,000 square feet of office space and 150,000 square feet of warehouse space.
 

For the June 6 Planning Commission, letters were sent as notice of this review via Standard US Mail to all Property Owners within 700 feet of the Property. The Property Owner List was generated by the Anoka County Tax Database. The Public Hearing Notice was also published in the Anoka County Union Herald.

Notification is not required and is not provided for this City Council Case. 
 

The Subject Property is approximately 87 acres and is privately owned. The Applicant is considering an industrial building, approximately 150,000 square feet with 50,000 square feet of office space on approximately 20 acres of the Subject Property. The site is zoned E-3 and guided for business park in our comprehensive plan . The current Developer/Buyer plans to purchase approximately 43 acres of the overall site.

The Applicant has requested Site Plan Review by the City.  It should be noted that during Staff's review of the submitted site plan it was identified that as proposed there is not adequate buffer yard space from an adjacent residential property to the west (setback to adjacent residential neighborhoods). There is a single parcel/home adjacent to the site. The City has requirements for buffering and distance between an industrial building and a residential home (southwest of the proposed building on the corner of Puma and Bunker). The Applicant has submitted a variance request to that requirement which will be heard at the July Planning Commission meeting.  However, the adjacent parcel has been discussed as a potential Zoning Amendment to E-3 Employment, consistent with surrounding properties. The City Council excluded this parcel from the original Zoning Amendment to allow that Property Owner more time to evaluate and provide a request to the City.  It would be appropriate to reconsider this adjacent parcel for Zoning Amendment to E-3 Employment, negating the need for a Variance on this parcel.

With the exception of the buffer yard standard the site plan as proposed appears to adhere to the City's bulk standards for the E-3 Employment District.

Alternatives:

Alternative 1: Adopt Resolution #19-138 approving the requested Final Plat and Site Plan for Detla ModTech contingent upon Staff Review.  Staff is supportive of Alternative 1.

Alternative 2: Table the request until the 60 foot buffer yard issue is resolved.

Alternative 3: Recommend denial of the requested site plan and final plat for Detla ModTech due to the nonconformance to the buffer yard setback.  Again as stated Staff believes this issue to be one that can be resolved. Staff does not support this alternative.

All costs associated with processing the Application are the responsibility of the Applicant/Developer. The Developer is responsible for standard Development Fees.

The Applicant has requested assistance for the project in the form of Tax Increment Financing (TIF). The City Council has scheduled a public hearing to review that request.
 

The Planning Commission recommends adoption of Resolution 19-138 Approving Final Plat and Site Plan for Delta ModTech contingent upon approval of a variance to the 60 foot residential buffer yard setback as well as overall compliance with Staff Review comments.

The Planning Commission noted general support for the required Variance. Assuming the Planning Commission approves the Variance on July 10, there is no additional action necessary from the City Council pertaining to the Site Plan Review.

On July 9, the City Council will, however, be asked to approve the required Development Agreement for this project. Staff is working with the Developer on final items pertaining to that document. This is an acceptable and common process and procedure/timeline. 
 

Adopt Resolution #19-138 Approving Final Plat and Site Plan for Delta ModTech, contingent upon approval of a Variance to the 60 foot residential buffer yard setback and compliance with Staff Review comments.