Development Business - Lori Johnson, City Planner
Title
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Granting a Conditional Use Permit to Allow for the Construction of a 4 Story Apartment Building with 64 Units in a PBD Zoning District at 9440 and 9460 Ulysses Street NE. Arris II Apartments (Case File No. 21-0020/EES).end
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Executive Summary
The applicant is proposing a 64 unit apartment building on a property adjacent to the existing Berkshire apartments and Northview Villa manufactured home park. The project requires a Comprehensive Plan Amendment and Conditional Use Permit. The project was reviewed at a City Council workshop in 2020 and staff recommends approval of both items.
Schedule of Actions
|
Planning Commission Public Hearing |
04/13/21 |
|
City Council (Conditional Use Permit) |
05/03/21 |
|
Action Deadline |
05/22/21 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
The subject property is located on Ulysses Street just east of Berkshire apartments, (completed in 2016), and south of the Northview Villa manufactured home park. The property was platted in 2007 and is guided for commercial or industrial development. The owner has not been successful in marketing it for those uses. The adjacent Berkshire apartments were constructed after the property was reguided from PI/PC to HDR in 2013. The owner is now requesting the same comprehensive plan amendment to allow for the construction of another apartment building.
This proposal was reviewed by the City Council at a workshop meeting on September 21, 2020 and the Council was generally favorable of the proposal.
Comprehensive Plan Amendment
The proposed comprehensive plan amendment would change the land use of the two lots from PI/PC to HDR. This land use would be consistent with the PBD zoning district’s allowed uses in that industrial, commercial, and residential uses are all allowed within this zoning district. The use is consistent with the adjacent apartments.
Review of the existing housing in Blaine and in peer communities has found that Blaine has less multifamily and less rental housing than similar communities, such as Woodbury, Maple Grove, and Plymouth, and the existing HDR land is not sufficient to make up to disparity between Blaine and these peer communities. Staff therefore believes the amendment is appropriate at this time. Findings supporting this are listed in the resolution.
Conditional Use Permit
The project consists of 64 market rate apartment units on 2 acres. The property consists of two separate lots at this time which must be combined prior to building permit issuance. The proposed apartments are:
• 15 - studio
• 6 - studio alcove
• 33 - one bedroom
• 7 - two bedroom
• 3 - three bedroom
Anticipated rental rates are $1,100 to $2,000 depending on the unit and location in the building.
The building will also include typical amenities seen in new apartment buildings including community room, exercise room, exterior dog run, onsite management office, and package room.
The exterior of the building includes a combination of brick, block and engineered wood paneling, board and batten siding and glass. This site needs to meet the Highway 65 Overlay District requirements for exterior materials. The design has been modified since the Planning Commission meeting and the elevations as attached meet the Highway 65 Overlay District standards.
There is one level of underground parking provided for the apartment complex. A total of 119 parking stalls are provided for the 64 units, with 57 underground and 62 surface stalls. The code requires 2 stalls per unit (with half underground), however studio units are considered to be .5 of a unit for the purpose of calculating parking by administrative policy. The parking for the site therefore meets the code.
The landscaping on site needs to meet the Highway 65 Overlay District requirements. Additional conifer trees are necessary to provide adequate screening for the existing residential property to the north, similar to what was planted with the adjacent apartments. Eighteen conifers would ordinarily be required, but 30 would be needed to provide adequate screening. The required landscaping is as follows:
• Overstory trees - 20
• Conifer trees - 30
• Ornamental trees - 18
In addition, 25% of the trees need to be oversized to meet the Highway 65 Overlay District standards. Oversized trees must be 3-inch caliper overstory trees, 8-foot conifer trees, and it is not recommended that ornamental trees be oversized. The landscape plan provided does not include the additional conifer trees or the oversized trees and will need to be modified as part of the administrative site plan approval.
A lighting plan will need to be provided that illustrates that the lighting provided meets ordinance requirements. All lighting needs to be downlit and shielded to prevent glare or spill. Pole mounted lighting is limited to 20-feet in height. There shall be no lights installed on the rear exterior of the building (north side) except for individual patio lights, and there shall be no free-standing lighting on the rear of the building (north side), as it is immediately adjacent to an existing residential area.
Park dedication has been paid for the site with the recording of the plat. The amount paid, however, was based on the commercial park dedication rate at the time of recording. The developer paid for 2 acres in 2007. Using the 2021 commercial rate that would have a credit value of $17,408. The City’s current residential rate for park dedication is $4,449 per unit. The total park dedication amount that would be owed for the proposed 64 unit residential project is $284,736. The City will credit the owner for the $17,408 that has already been paid, so the total amount of park dedication required before a permit is issued is $267,328.
SAC and WAC payments will also become due prior to the issuance of building permits.
The applicant will need to obtain a Coon Creek Watershed District permit prior to city approval of construction plans and specifications.
Approval of the conditional use permit is contingent upon the Met Council approval of the comprehensive plan amendment.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. One resident spoke at the public hearing and was concerned about traffic and visibility and potential damage to his home from the vibration during construction.
Financial Impact
Not applicable.
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 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 April 6, 2021. A summary of the neighborhood meeting is attached. Comments included concern about traffic impacts, impacts to nearby homes due to vibration, and impacts to sunlight on existing homes.
Staff Recommendation
By motion, approve the resolution.
Attachment List
See Comprehensive Land Use Plan Amendment report.
Body
WHEREAS, an application has been filed by SEQR Blaine LLC as Conditional Use Permit Case File No. 21-0020; and
WHEREAS, said case involves the land described as follows:
Lot 2 and Lot 3, Block 1, CLOVERLEAF COMMONS, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on April 13, 2021; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on May 3, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Sections 27.03, 27.04, and 30.50 of the Zoning Ordinance to allow for the construction of a 4-story apartment with 64 units in a PBD zoning district based on the following conditions:
1. This site needs to meet the Highway 65 Overlay District requirements for exterior materials. The elevations proposed meet these standards.
2. The storm water basin in front of the building will need to be maintained and kept free of weeds so as not to create an eyesore.
3. The landscaping on site needs to meet the Highway 65 Overlay District requirements and provide adequate screening to the existing residential property so the following trees must be provided on site:
• Overstory trees - 20
• Conifer trees - 30 (to be planted along the northern property line
• Ornamental trees - 18
In addition, 25% of the trees need to be oversized to meet the Highway 65 Overlay District standards. Oversized trees must be 3-inch caliper overstory trees, 8-foot conifer trees, and it is not recommended that ornamental trees be oversized. A revised landscape plan shall be submitted as part of the site plan approval process that shows the required 14 oversized trees and the additional and relocated conifer trees.
4. A lighting plan will need to be provided that illustrates that the lighting provided meets ordinance requirements. All lighting needs to be down lit and shielded to prevent glare or spill. Pole mounted lighting is limited to 20-feet in height. There shall be no lights installed on the rear of the building exterior (north side) except for individual patio lights as it is immediately adjacent to an existing residential area.
5. Park dedication has been paid for the site with the recording of the plat. The amount paid however, was based on the commercial park dedication rate at the time of recording. The developer paid for 2 acres in 2007. Using the 2021 commercial rate that would have a credit value of $17,408. The City’s current residential rate for park dedication is $4,449 per unit. The total park dedication amount that would be owed for the proposed 64 unit residential project is $284,736. The City will credit the owner for the $17,408 that has already been paid, so the total amount of park dedication required before a permit is issued is $267,328.
6. SAC and WAC payments will also become due prior to the issuance of building permits.
7. The applicant will need to obtain a Coon Creek Watershed District permit prior to city approval of construction plans and specifications.
8. This building will need to be licensed under the City’s annual Rental License Program.
9. The applicant shall combine the two parcels at Anoka County prior to issuance of a building permit.
10. Approval of the Comprehensive Plan Amendment from PI/PC to HDR is required.
PASSED by the City Council of the City of Blaine this 3rd day of May, 2021.