Development Business - Sheila Sellman, City Planner
Title
Title
Granting Approval of a Preliminary Plat to Subdivide 42.31Acres into Four (4) Lots and one Outlot to be Known as The Blaine Back 40 at 104th Lane and Flanders Street NE. KE - Properties LLC. (Case File No. 22-0073/SLK)
end
Executive Summary
This applicant is requesting a preliminary plat of approximately 42 acres into four (4) lots and one outlot for industrial development.
Schedule of Actions
|
Planning Commission Public Hearing |
12/13/22 |
|
City Council (Preliminary Plat) |
01/04/23 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
03/04/23 |
Background
Staff report prepared by Shawn Kaye, Planner, and Teresa Barnes, Project Engineer
Zoning
The property has an I-1 (Light Industrial) zoning for proposed Lots 1 and 2. Proposed Lots 3, 4 and Outlot A have a zoning of PBD (Planned Business District).
Land Use Designation
Proposed Lot 1, northern portion of Lot 2, Lot 3, Lot 4, and Outlot A have a land use of PI (Planned Industrial), and the southern portion of proposed Lot 2 (existing building) has a land use of LI (Light Industrial).
Surrounding Zoning and Land Uses
The property to the north has a land use of PI and a zoning of PBD. The property to the east has a land use of PI and a zoning of I-1. The properties to the south have a land use of LI and a zoning of I-1A (Light Industrial). The property located to the west has a land use of Public/Semi-Public and a zoning of FR (Farm Residential).
Existing Conditions
The proposed plat has an existing building on the southern portion of Lot 2. Some wetlands are located within the plat with areas of upland.
History
The proposed plat received preliminary plat approval in October of 2021. The new preliminary plat approval is the same except for Lot 1. The existing building to the south of Lot 1 is not being platted with the property to the north and Lot 1 will now be platted as a vacant/developable parcel. Proposed Lot 1 and northern Lot 2 were rezoned in October 2021 to I-1 to match the properties to the south.
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
Plat
The proposed plat creates four lots for one future building addition (Lot 2) and the construction of three new buildings. The plat also has one outlot for existing wetlands.
• Lot 1 Block 1 is 4.57 acres - I-1 zoning
• Lot 2 Block 1 is 4.65 acres - I-1 zoning
• Lot 3 Block 1 is 6.01 acres - PBD zoning
• Lot 1 Block 2 is 8.55 acres - PBD zoning
• Outlot A is 17.07 acres - PBD zoning
Tree Preservation
Site grading will remove trees in the 5.46 acres (developed) of proposed Lot 1 Block 2 and Lot 3 Block 1. The Zoning Ordinance states that the total number of replacement trees shall not exceed eight (8) trees per acre for industrial property. The developer is required to plant 44 replacement trees throughout the proposed 4 lots. The landscaping requirement in the Zoning Ordinance with the development of the parcels will meet the requirement of planting 44 replacement trees.
Park Dedication
Park dedication will be due with the platting of Lot 2 Block 1 for that portion of the lot that has not paid park dedication in the past with the development of the existing building. The three new lots (Lots 1 and 3 Block 1 and Lot 1 Block 2) will be required to pay park dedication for the developable area on each parcel. The 2022 park dedication rate for industrial development is $6,702/acre for a total due of $54,554 (for 8.14 developed acres) if paid in 2022. This fee will need to be paid at the rate in effect at the time of the final plat, prior to release of mylars for recording at Anoka County.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the Rice Creek Watershed District (RCWD) and city approved grading, drainage, erosion protection and sediment control plans prepared by the Developer's Engineer. The plans include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
The developer will also need to submit construction contract documents that include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval.
Utilities
The developer will be responsible for Trunk Sanitary Sewer area charges that become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 6 is $6,619.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 12 acres of upland for a total sewer area charge of $79,428.
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued
Utilities will be extended along the proposed street extension and in accordance with approval from the City Engineering Department.
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed
The plat will need to provide for a protective buffer strip of natural vegetation, at least 15-feet in width that shall surround all wetlands. This buffer strip shall be placed in easement.
The developer will need to submit the project to RCWD for review, approval and permits required prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the property owners, and to record the final documents on the certificate of title for each parcel in the development.
Access/Street Design/Sidewalks
The development proposes to extend Flanders Street approximately 1050 feet to the north/northeast. The new public road shall be constructed to 29-feet back-to-back of width and meet all current city standards.
As part of the street design, the development will be required to provide streetlights and they shall be installed in the manner, location and type prescribed by the city engineer. The developer shall pay the costs of all the street lighting installations. The City agrees to pay the cost of maintaining the portion of the lights that are installed that reflect the normal and typical lighting requirements by the City.
Easements/Right-of-Way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
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.
All local public streets require dedication of 60-feet of right-of-way.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
Financial Impact
Not applicable.
Public Outreach/Input
Notices 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 website.
4. Posted (sign) on the property with contact information for the Planning Department.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Preliminary Plat
Grading Plan
Utility Plan
Tree Preservation Plan
Unapproved Planning Commission Minutes 12/13/22
Body
WHEREAS, an application has been filed by KE Properties LLC as Case File No. 22-0073 for a preliminary plat known as The Blaine Back 40; and
WHEREAS, said case involves the division of land described as follows:
The Southwest Quarter of the Northeast Quarter of Section 22, Township 31, Range 23, Anoka County, Minnesota
AND
Lot 1, Block 1, FLANDERS POND 2ND ADDITION, Anoka County, Minnesota.
WHEREAS, the Blaine Planning Commission has reviewed said case file on December 13, 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 December 13, 2022 and recommend approval regarding said plat with conditions; 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 The Blaine Back 40 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 The Blaine Back 40.
1. Park dedication will be due with the platting of Lot 2 Block 1 for that portion of the lot that has not paid park dedication in the past with the development of the existing building. The three new lots (Lots 1and 3 Block 1 and Lot 1 Block 2) will be required to pay park dedication for the developable area on each parcel. Calculation for acreage to include all upland areas including areas to be used for drainage ponds. This fee shall be paid at the rate in effect at the time of the final plat, prior to release of mylars for recording at Anoka County.
2. Site plan approval per lot as each develops is required. Review of the proposed site plan will occur during building permit application. This includes meeting fire access and parking requirements.
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. The developer will be responsible for Trunk Sanitary Sewer area charges that become due with platting for upland acreage. The 2022 rate for Sanitary Sewer District 6 is $6,619.00 per upland acre and will be applied to the acreage platted, this phase is proposing to develop 12 acres of upland for a total sewer area charge of $79,428. The rate in effect at time of payment will be applied.
5. Execution and recording of a development agreement which sets forth in greater detail the plat conditions as well as other responsibilities for the development of this plat.
PASSED by City Council of the City of Blaine this 4th day January, 2023.