Workshop Item - Sheila Sellman, City Planner
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Blaine Town Square Residential Site Discussion
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Background
In 2003, a conditional use permit was approved for Sherman and Associates for the development of 86 townhome units (condominiums) in six separate buildings at 108th Lane and Town Square Drive near Blaine City Hall. One building with twelve units was completed in 2005. The remainder of the project was never completed due to the 2008 economic recession. Sherman and Associates still owns the remaining vacant land. Sherman and Associates also completed the senior apartment building and worked with other developers to complete the commercial properties along Radisson Road and 109th Avenue.
Recently, Sherman and Associates and another residential developer have determined that the site is economically challenging to build townhomes. The HOA of the current townhomes owns the drainage pond and is not interested in giving an easement over the pond for remaining development; therefore, the ponding will need to take place on site. The shape of the lot hinders the ability to create a pond and build the remaining townhomes. More in-depth analysis of other ponding options has not been completed and it is possible that ponding could occur off-site on city-owned land and/or underground.
Staff would like to have a dialogue with council about future land use of the site. Sherman and Associates also completed a high-level development analysis of constructing a market rate apartment building and determined this was also economically challenging due to the number of units the site could accommodate and current construction costs. The site is zoned DF (Development Flex) and has a comprehensive land use designation of HDR/PC (High Density Residential/Planned Commercial).
The vacant city-owned land near City Hall and this site were also briefly discussed as part of the 105th Avenue redevelopment study, however showed residential per the approved plan.
Staff Recommendation
Staff is seeking direction from council regarding appropriate land use for the site so direction can be given to the landowner and other development interest. Options could include townhomes, apartments or commercial. The City Council should be aware that any type of residential development under current economic conditions is challenging, and that any developer may need financial assistance from the City. This isn’t ideal as the site is essentially shovel ready and the City doesn’t typically provide financial assistance for residential projects on land that is shovel ready, unless they have an affordability component. Alternatively, a developer may need to wait until the site becomes economically feasible if there is not an interest by the City to assist financially with a project.
Lastly, commercial land use could be explored. The same storm water challenges would still exist and parking may also be challenging. These details would need to be analyzed.
Again, staff is looking for general feedback from the City Council on land use so staff and the landowner/developer have a better understanding of how to market the property.
Attachment List
Aerial Photo
Approved Site Plan
Plat