Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Subdivide 12.72 Acres into Two Lots to be Known as Blaine Lakes Apartments Plat at 551 87th Lane NE. Sambatek (PC22-0069/SAS)
end
Executive Summary
The applicant is requesting a preliminary plat to subdivide 12.72 acres into two lots. One lot will be for the existing strip mall and the other lot will be for the vacant Rainbow box.
Schedule of Actions
|
Planning Commission Public Hearing |
11/09/22 |
|
City Council (Preliminary Plat) |
12/05/22 (denied) |
|
City Council (Preliminary Plat) |
12/19/22 |
|
City Council (Final Plat) |
TBD |
Background
Staff report prepared by Sheila Sellman, City Planner and Teresa Barnes, Project Engineer
At the December 5, 2022, Council meeting the Council considered the preliminary plat along with a rezoning, conditional use permit, and comp plan amendment for a new apartment proposal. At that meeting the city council voted to deny the requests. Since the meeting the applicant has requested the vote be rescinded for the preliminary plat. The item for consideration is just the preliminary plat.
Zoning
The subject site is zoned B-3 (Regional Commercial).
Land Use Designation
The subject site has a land use designation of Community Commercial.
Surrounding Zoning and Land Uses
The parcels to the north and east of the site are zoned R-1 (Single Family) and guided low density residential. Properties to the west and south are zoned B-3 (Regional Commercial) and have a land use designation of Community Commercial.
History and Existing Conditions
The existing strip center was built in 1990. The existing uses are retail and surface parking. The former Rainbow Foods vacated the property in 2014.
Preliminary Plat
Section 74-81 General requirements:
1. The Planning Commission and the Council, in their review of the preliminary plat, will consider the requirements of the community, the best use of the land being subdivided, the size and arrangement of the proposed lots, open space requirements, and necessary fire protection.
2. The subdivision shall conform to the adopted comprehensive plan, official maps, and the zoning ordinance.
3. The arrangement, character, extent, width and location of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to water supply, and sewage disposal, to drainage of stormwater, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. Wherever possible and necessary, the arrangement of streets in new subdivisions shall provide for the continuation of existing streets in adjoining areas. Where adjoining unsubdivided areas may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
Evaluation of Request
At this time the applicant is requesting approval of the preliminary plat, the buildings will remain, and no new development is proposed with the subdivision. The applicant would like to put the vacant Rainbow box into a different partnership and in order to that it needs to be subdivided from the retail center.
Plat
The applicant is proposing to subdivide the property into two parcels. Lot 1 will be 6.211 acres and Lot 2 will be 7.007 acres. Lot 2 will retain the strip center and Lot 1 will retain the vacant Rainbow Foods building.
The existing buildings were previously approved with the following Setbacks
Lot 1 (Rainbow box):
• Front (87th Lane NE) - over 400 feet
• Front (89th Lane NE) - 56.9 feet
• Side (west) - 0 feet
• Side (east) - 59.8
Lot 2 (Retail Center)
• Front (87th Lane NE) 147 feet
• Front (89th Lane NE) 57 feet
• Side (west) 164 feet
• Side (east) 0
The exiting parking was previously approved with the following parking setbacks Lot 1 (Rainbow box):
• Front (87th Lane NE) - 75 feet
• Front (89th Lane NE) - 30 feet
• Side (west) - 0 feet
• Side (east) - 10 feet
Lot 2 (Retail Center)
• Front (87th Lane NE) 13 feet
• Front (89th Lane NE) 30 feet
• Side (west) 14 feet
• Side (east) 0 feet
Parking
The existing parking was approved with 584 parking stalls. A CUP is required for the zero lot line setbacks for the building and parking along with the shared parking. Based on current code calculations the site would require 592 parking stalls the site is short 8 stalls. Since this is an existing use and no new development is proposed the remaining parking has been deemed adequate. Once the Rainbow box redevelops or a new user is identified parking calculations will need to be reviewed.
Park Dedication
The property was previously platted in 1974 and there is no evidence that park dedication was paid. With further subdivision of the property, park dedication becomes due for the two lots at the commercial rate at the time of recording of the plat. The 2022 rate is $8,704 an acre.
Access/Street Design/Sidewalks/Trails
No new public streets, sidewalks or trails are proposed with the plat.
Easements/Right-of-Way/Permits
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
Strategic Plan Relationship
Northtown redevelopment is identified in the Strategic Plan under Growth Management. The subject site is part of the Northtown Redevelopment Plan.
Board/Commission Review
The Planning Commission voted unanimously to approve the rezoning. There were approximately fifteen people in attendance at the public hearing. Members from the public expressed concerns about crime, noise, height of the building and privacy at the public hearing. One business owner was present and expressed support in the project. There were four people that spoke in favor of the project and six that were opposed. One resident asked for an increased berm along Jefferson Street NE and a privacy fence. The applicant was amenable to the suggestion. The applicant has since revised the landscape plan and has added additional conifers along the east property line with a fence on top of the berm.
Financial Impact
Not Applicable
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within 500 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
In accordance with the Neighborhood Meeting Policy, a neighborhood meeting was held on October 26, 2022. Notices went out to property owners within 500 feet of the subject site, state statute requires 350 feet. There were about 40 people in attendance. Questions and concerns centered around general change, sound, privacy, possible traffic impacts, crime, utilities and where the children will play. Some people expressed that they liked the proposal while others did not, and some were indifferent.
Staff Recommendation
By motion, approve the resolution.
Attachment List
Zoning and Location Map
Preliminary Plat
Body
WHEREAS, an application has been filed by Sambatek, Case File No. 22-0069 for a preliminary plat known as Blaine Lakes Apartments; and
WHEREAS, said case involves the division of land described as follows:
Parcel 1:
Lots 1, 2, and 3, Block 1; Lots 1 and 2, Block 2; and Lot 1, Block 6; all in Muir's Northtown 3rd Addition, according to the recorded plat thereof, Anoka County, Minnesota.
AND
Lot 9, Auditor's Subdivision No. 143, according to the recorded plat thereof, Anoka County, Minnesota.
AND
That part of Lot 8, Auditor's Subdivision No. 143, according to the recorded plat thereof, Anoka County, Minnesota, described as follows: Commencing at the southeast corner of Lot 9, said Auditor's Subdivision No. 143, and proceeding thence West on the south line of said Lot 9 to the southwest corner of said Lot 9;
and proceeding thence South and parallel to the east line of said Lot 8 for a distance of 90 feet; and proceeding thence East and parallel to the south line of said Lot 9 to the east line of said Lot 8; and proceeding thence North on the said line to the point of commencement herein.
AND
That part of Terrace Road vacated by Ordinance No. 89-1153 recorded as Document No. 863875, and Ordinance No. 89-1172 recorded as Document No. 880521, all in the records of the County Recorder, Anoka County, Minnesota.
AND
That part of Jefferson Street vacated by Ordinance No. 89-1172 recorded as Document No. 880521 in the records of the County Recorder, Anoka County, Minnesota. (ABSTRACT PROPERTY)
WHEREAS, the Blaine Planning Commission has reviewed said case file on November 9, 2022; and
WHEREAS, the preliminary plat meets the general requirements of section 74-81 of the Blaine Zoning Code; and
WHEREAS, the Blaine Planning Commission held a public hearing on November 9, 2022 and recommend approval regarding said plat with conditions; and
WHEREAS, the Blaine City Council reviewed the preliminary plat on December 3, 2022 and denied the request; and
WHEREAS, the Blaine City Council rescinded the vote on the preliminary plat at the December 19, 2022 meeting and reconsidered the plat; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Blaine Lakes Apartments permitting preparation of a final plat for approval per Section 74-43 subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreement and releases related to the approval, recording or administration of Blaine Lakes Apartments.
1. Park dedication is required for the two lots at the rate that is in effect at the time of recording the plat. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
2. All development signage by separate review.
3. The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the city prior to issuance of building permits.
4. A CUP is required for the 0-lot line and shared parking
5. Shared access and parking agreement shall be recorded by the applicant and a copy submitted to the city.
6. Final plat approval is required.
PASSED by City Council of the City of Blaine this 19th day of December 2022.