M E M O R A N D U M
Robert A. Graham
Community Development Director
221 East Clark Street, Albert Lea, MN 56007
Ph: 507-377-4316 Fax: 507-377-4336
bgraham@city.albertlea.org
To: Planning Commission
From: Bob Graham
Date: May 15, 2008
Re: Case # 08-05 Subd. Pro-Trucking Addition
Request
Pro-Trucking is located at the southwest corner of CSAH 38 (State Park Rd.) and CSAH 46 (East Main St.) in the City of Albert Lea. The general location is east of I-35 and the TA Travel Center. Their request is to subdivide property into two lots for the construction of an industry south of the Pro-Trucking site and retain a lot for the existing business.
Current Conditions
Pro-Trucking has acquired a parcel of land located south of Overhead Door. This parcel was originally attached to the Overhead Door parcel and the total parcel measured 165 ft. in width and 1320 feet in depth from East Main St. Freeborn County permitted this parcel to be divided into two parcels. The northerly parcel measures 560x165 or 2.12 acres and the southerly parcel is 760x165 or 2.87 acres. The southerly parcel was acquired by Pro-Trucking. This parcel is being annexed into the city.
Pro-Trucking owns a parcel measuring 493x1320 or 12.15 acres. Pro-Trucking has sold a parcel measuring 493x760 or 8.6 acres to ITC and the 2.87 acre site from Overhead Door is intended to be added to this parcel resulting in approximately 11.5 acres. The property remaining on which Pro-Trucking is located is 493x560 or 6.33 acres. All of the property within the city is zoned I-2 Industrial and the parcel being annexed will also be zoned I-2.
A building permit was issued for the ITC site for a 25,000 sq. ft. industrial and office building and the remainder of the site will be outdoor storage.
The above acquisitions, exchanges, and building permit are legal under the Freeborn County and City subdivision and zoning ordinances. Since Pro Trucking and ITC parcels are each more than 5 acres, the division could be made without a subdivision. However, the subdivision provides for better and more concise legal descriptions and for the dedication of street and utility easements.
Proposed Subdivision
The subdivision will consist of two lots as follows after street dedication:
Lot 1 4.5 acres
Lot 2 10.6 acres
Land will be dedicated for street right of way for 780th Avenue (CSAH 38) in a width of 50 feet. The total street right of way is 100 ft. In addition, a 10 ft. wide utility easement will be dedicated along the west side of 780th Street. Land is also dedicated for 209th Street, the frontage road between East Main St. and Pro Trucking.
The City is installing sanitary sewer and water along 780th Street. The sewer will end at the ITC site and the water line will extend south to Southeast Marshall Street and back west to the water tower by Home Depot. This will provide for a two direction water loop for all of the connected businesses east of I-35.
The subdivision ordinance requires the dedication of parkland or a payment in lieu thereof. No parkland is proposed in this area on the current or proposed comprehensive plan. Therefore, the payment in lieu of is recommended to apply to the site. This payment is equal to $7,500 for each 9 acres of the site being subdivided after street dedication, and is therefore based on the developable lots. The developable lots will be a total of 15.1 acres and the fee in lieu of parkland dedication will be 15.1 acres / 9 acres = 1.67 x $7,500 = $12,583.
The subdividing of land also activates the Sewer and Water System Development fee. This fee is charged development based on lot size. The fee is $3,600 per acre. The System Development fee will be 15.1 x $3,600 = $54,360.
Other Development Factors
The land south of Overhead Door to be attached to Lot 2 is in the annexation process. The subdivision cannot be completed until the annexation is complete, however, the Planning Commission may make their recommendation to the City Council. This property will be zoned I-2 Industrial at the time of annexation.
The ITC site has a storm water retention basin along the south side of the lot. A future street is also proposed along the south side of the lot. This street is part of the area transportation plan and will extend between CSAH 38 and the existing truck access road into the TA Travel Center. This road is being realigned to avoid wetland and existing storm water ponds. The owner of the 40 acre site south of lot 2 has agreed to provide an easement for the street, however, the agreement has not been signed at the time this report is being prepared. An update will be provided at the meeting.
There are no cash or Tax Increment Financing incentives for the ITC or Pro Trucking projects.
The ITC site will be developed with the office / warehouse and there will be outside storage of electrical transmission equipment. Parking, loading, and driving areas will be paved in accordance with ordinance requirements. The remainder of the storage area will be gravel, crushed rock, or class 7 recycled concrete. The entire site will be fenced for security. Fencing along CSAH 38 will be decorative and landscaping clusters will be provided. The 20% landscaping requirement does not apply to the I-2 District. The site is adjacent to industrial on the north, open outdoor tractor and farm equipment storage on the west, and farmland on the south. On site lighting will provide fixtures that cut off light to the sky. The remainder of the site will not be screened.
Although Article VI of the Zoning Ordinance can be interpreted to require the entire site to be screened, this requirement has temporarily been waived as a development incentive. The screening of sites totally within industrial districts may or may not have been the intention of the Zoning Ordinance, however, this requirement has not generally been followed in the I-2 District. This provision should be reviewed after completion of the Comprehensive Plan.
Conclusion and Recommendation
The purpose of this review is to determine whether the proposed subdivision of acreage into two lots is consistent with the Zoning Ordinance, Subdivision Ordinance, and Comprehensive Plan. Action is being taken to provide the new east/west street, right of way is being dedicated for CSAH 38 and 209th Street, easement is provided for utilities along CSAH 38, the proposed lots are consistent with the requirements of the I-2 Industrial District, and a portion of the site is being annexed and will be zoned I-2. Access to the development sites onto CSAH 38 are in the same location as existing access. The subdivision assists in the extension of sanitary sewer and the looping of the water system.
The Planning Commission may find that the proposal is consistent with the Subdivision Ordinance and existing Comprehensive Plan elements and may recommend approval to the City Council subject to the following conditions:
1) The annexation shall be complete prior to approval of the final plat.
2) A development agreement shall be prepared prior to approval of the final plat.
3) Payment in lieu of parkland dedication shall be made in the amount of $12,583 prior to the signing of the final plat.
4) A payment for the system development fee in the amount of $54,360 shall be made prior to the signing of the final plat.
RAG