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Memo to the Planning Commission/Morrell <br /> May 27, 1997 <br /> Page 2 <br /> • Background <br /> The current ordinance prohibits new industrial or commercial development of <br /> property within the urban service area without be served by municipal <br /> utilities. Exceptions to the ordinance include expansion of existing structures <br /> or the addition of a second principal structure. This project could not happen <br /> according to the ordinance. However, because of the unique circumstances <br /> surrounding this application, the PUD, although not an option staff would <br /> want everyone to utilize, will permit this development to proceed. <br /> Overview <br /> Morrell Transfer is proposing to construct a 50,690 square foot trucking <br /> facility. The project is located on 171st Avenue and the Burlington Northern <br /> Railroad tracks. The site is within the urban service area but is not currently <br /> served by sewer and water. <br /> The site is triangular, about 23.5 acres in area and includes a wetland that <br /> is located in the center of the site. The transfer facility will be placed near the <br /> front of the site, oriented towards 171st Avenue. The dock portion of the <br /> building will consist of 60 loading docks that will be oriented away from the <br /> road and partially screened by the office area of the building. <br /> There is currently some confusion with regards to a strip of land, <br /> approximately 700 feet long and 56 feet wide, along the west side of the <br /> Burlington Northern Railroad tracks. Cargill currently uses this strip to <br /> access its property on the east side of the railroad tracks. It appears as if <br /> Cargill owns the strip of land outright or has an easement across it. <br /> Ownership of this strip of land will have to be determined in order to <br /> accurately assess its impact on the proposed development. <br /> Rezoning <br /> The rezoning from light industrial to planned unit development will allow <br /> Morrell Transfer to proceed will their plans for development of this site even <br /> though there is no municipal services currently available. The proposed <br /> planned unit development zoning will apply to the 25.5 acres Morrell parcel. <br /> To address issues regarding future connection to sewer and water and the <br /> payment of sewer and water charges, specific conditions can be made part of • <br /> the planned unit development agreement and developers agreement. <br /> Conditions may include: <br /> • <br /> f:\shrdoc\planning\scott\cu97-12.doc <br />