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4.0 BACKGROUND 4.1 The property at 2280 Walnut Street has a Comprehensive Plan designation of Industrial (I) and a corresponding zoning classification of Industrial (I) District. 4.2 The Preliminary Plat has been prompted by the need to create a separate lot for AirGas North Central to development a gas processing and distribution facility (oxygen, nitrogen, nitrous oxide, and carbon dioxide) on the eastern piece of the 2280 Walnut Street parcel. 4.3 The proposed lot to be utilized by AirGas North Central will comprise the eastern portion, a triangular lot lying between the north /south rail spur and the Minnesota Commercial Rail line, and front along Terminal Drive. The remainder of the 2280 Walnut Street parcel will be platted as an outlot and require future subdivision when other uses /developments are brought forward. 4.4 The Conditional Use portion of the request is related to the storage of bulk gas cylinders outdoors within concrete bunkers at the rear or western portion of the site. 4.5 For the sake of clarification, the nature of an "outlot" is such that it may not be developed until it is re- platted. In this case, the intent is to plat the proposed Outlot A when future development scenarios are solidified enough to determine where lot lines will be most appropriate. 5.0 PRELIMINARY /FINAL PLAT ANALYSIS 5.1 Plat proposals are reviewed primarily for the purpose of ensuring that all proposed lots meet the minimum size requirements of the zoning code, that adequate streets and other public infrastructure are in place or identified and constructed, and that storm water is addressed to prevent problems either on nearby property or within the storm water system. As a Preliminary Plat of an industrial property, the proposal leaves no zoning issues to be addressed since the Zoning Code does not establish minimum lot dimensions or area. 5.2 Roseville's Development Review Committee, a body comprising staff from various City departments, met on March 10 and 17, 2011 to discuss the application. There were no outstanding issues addressed at the meeting regarding the subdivision submittal. Specifically, the plat submittal included all necessary easements and road right -of -way. However, the private ponds easements shown on the preliminary plat were requested to be removed for these will not be public ponds. The final plat does not include the pond easements, only the appropriate and required easements sought by the City. 5.3 The DRC did have a few comments regarding site access, site improvements, and clarification on other building related items. However, these items are not germane to the requested approval and will be addressed as a component of the building permit process. 5.4 After the Planning Commission meeting of April 6, 2011, the applicant submitted revised documents to the City for review and consideration by the Planning Division and Engineering Division. These plans have been reviewed and both divisions support the combination and approval of the preliminary and final plat for Highcrest Park Second Addition. PF 11 -010 RCA 04251 Ldoc Page 2 of 7