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PLANNING REPORT <br />DATE: August 16, 2007 <br />CASE: LP2007-009, PU2007-007, PL2007-004, FP2007-004 <br />SUBJECT: Site Plan, Planned Unit Development, Preliminary & Final Plat <br />Concerning Property Located within the Northwest Quadrant, Formerly <br />Known as the Mengelkoch and Darling Sites. <br />APPLICANT: Ryan Companies <br />]REQUEST & BACKGROUND <br />The applicant is requesting Site Plan, Planned Unit Development and Preliminary and Final Plat <br />approval for property located within the Northwest Quadrant, east side of Old Highway 8 NW. <br />The applicant is proposing construction of a 120,000 s.f. 2 story office building and associated <br />surface parking and loading dock facility. The proposal also includes consideration of a Planned <br />Unit Development and Preliminary and Final Plat in order to create one lot on one block, and <br />dedication of a portion of Northwest Parkway, to be known as TRANSOMA ADDITION. <br />The City has been working with Ryan Companies for several months concerning development of <br />the former Mengelkoch property and a portion of the Darling property. This property is <br />identified as Block C in the latest concept plan for the Northwest Quadrant. All known <br />contamination on this property (1950's dump and spot petroleum) has been or will be remediated <br />in accordance with MnPCA standards prior to development. Following development of this site, <br />several TCAAP monitoring wells will remain and Ryan Companies will have to provide an <br />Access Easement. Lastly, the larger Miller Dump clean up can occur without impacting this site <br />and the dump material exists only on the south side of the Butchers Spur. However, the <br />applicant will be constructing a regional storm-water pond on the south side of the Butchers <br />Spur. This is within the Miller Dump area and will have to be handled in accordance with <br />MnPCA requirements. It is anticipated this will be a joint effort between the City and Ryan <br />Companies. <br />ATTACHMENTS <br />A -- Resolution <br />B - Project Location Map <br />C - Zoning Map <br />D - Aerial Photograph <br />E - Neighborhood Notification Map <br />F - Applicant Narrative <br />G -- Engineering/Public Works Memo & Attachments dated 8-16-07 <br />H- Existing Conditions Survey <br />I- Preliminary Plat/PUD <br />J- Final Plat <br />K-- Sheet C 1: Cover Sheet <br />L- Sheet C2: Existing Conditions/Removals Plan <br />MT- Sheet C3: Overall Site Plan <br />N- Sheet C4: Site Plan <br />O- Sheet C5: SWPPP Plan <br />P- Sheet C6: SWPPP Notes <br />Q- Sheet C7: Grading Plan