DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 21.59 ACRES INTO ONE (1) LOT AND TWO (2) OUTLOTS TO BE KNOWN AS CSM LEXINGTON FOURTH ADDITION, LOCATED AT XXX PHEASANT RIDGE DRIVE NE. CSM EQUITIES, LLC. (CASE FIRL NO. 16-0015/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
04/12/16 |
|
City Council (Preliminary Plat) |
04/21/16 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
05/19/16 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
Background
In 2004, CSM Equities received Preliminary Plat and Master Development Plan approval for a business park development adjacent to the existing Pheasant Ridge Industrial Park to be known as Lexington Preserve. At this time, CSM Equities is requesting approval of a preliminary plat to replat an outlot in the original plat and a conditional use permit for the development of a new site in the plat. As you are aware, all uses in the PBD zoning district require a separate conditional use permit.
Preliminary Plat
The proposed preliminary plat consists of one lot and two outlots. A new building is proposed on Lot 1A and Lot 1B of the plat. You are seeing a plat with lots labeled as “A” and “B” because it is partially Torrens property and it must be platted as such with Anoka County. The two outlots could be replatted as lots and developed in the future. Lots 1A and 1B are 8.74 acres.
Because the property was previously platted as outlots, park dedication has never been paid for the property. Park dedication would be due for the platted lot, which is 8.74 acres, at the industrial rate in effect at the time of final plat approval. Payment would be required prior to release of final plat mylars for recording. Outlots will be subject to park dedication fees at the time in which they are developed. The current industrial rate for park dedication is $6,093 per acre for a total amount due of $53,253 in 2016.
CSM, the developer, will extend Pheasant Ridge Drive and provide a cul-de-sac that will serve as an access for this lot and any future outlots. The construction of this extension and cul-de-sac will be the responsibility of the developer.
Conditional Use Permit
Streamworks would occupy the building proposed on Lot1A and Lot 1B of the plat. Streamworks is a direct mailing and digital marketing firm currently located in Arden Hills. Streamworks serves thousands of clients across a variety of industries, with special focus in the financial, healthcare, education and nonprofit sectors. The building being proposed is 88,435 square feet with a footprint of 71,862 square feet. They currently have approximately 150 employees.
All setbacks have been met on site. The site will be accessed off of Pheasant Ridge Drive via the newly constructed cul-de-sac.
Based on the square footages provided by the applicant, it has been determined that approximately 151 parking stalls must be provided on site, and 177 stalls have been provided.
The following landscaping must be provided on site:
Overstory Trees: 31
Conifer Trees: 31
Ornamental Trees: 31
Shrubs are also required
The landscape plan that has been provided meets these requirements.
The architecture of the building will closely resemble the Parametric Technology building that is farther north on the west side of Pheasant Ridge Drive. A rendering has been provided for you and you will see that the building will be constructed with precast concrete panels, metal coping and glass.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Site Plan
Grading Plan
Landscape Plan
Floor Plans
Building Elevations
Body
WHEREAS, an application has been filed by CSM Equities, LLC as subdivision Case File No. 16-0015; and
WHEREAS, said case involves the division of land described as follows:
Outlot B, CSM LEXINGTON THIRD ADDITION, Anoka County, Minnesota
AND
Outlot E, CSM LEXINGTON SECOND ADDITION, Anoka County, Minnesota
AND
All that part of Pheasant Ridge Drive, dedicated on the plat of CSM LEXINGTON SECOND ADDITION, Anoka County, Minnesota, lying easterly of the following described line:
Commencing at the southwest corner of Lot 3, Block 1, CSM LEXINGTON SECOND ADDITION; thence southerly along the east line of said Pheasant Ridge Drive on an assumed bearing of South 00 degrees 50 minutes 08 seconds West 11.74 feet; thence South 45 degrees 46 minutes 06 seconds East, continuing along said Pheasant Ridge Drive, 11.94 feet to the point of beginning; thence South 04 degrees 56 minutes 00 seconds West 182.25 feet to the most southerly line of said Pheasant Ridge Drive, and said line there terminating.
WHEREAS, the Blaine Planning Commission has reviewed said case file on April 12, 2016; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 16-0015 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on April 21, 2016.
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 CSM Lexington Fourth Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication would be due for the platted lot, which is 8.74 acres, at the industrial rate in effect at the time of final plat approval. Payment would be required prior to release of final plat mylars for recording. Outlots will be subject to park dedication fees at the time in which they are developed. The current industrial rate for park dedication is $6,093 per acre for a total amount due of $53,253 in 2016.
2. City Council approval of this development shall be contingent upon RCWD approval. No site work will be allowed until a RCWD permit has been obtained.
3. A National Pollutant Discharge Elimination System (NPDES) Phase II permit is required from the MN Pollution Control Agency.
4. All internal utilities shall be maintained privately by the development association, including storm sewer piping, infiltration basins, and storm water sediment ponds.
5. Water Availability Charges (WAC) and Sewer Availability Charges (SAC) become due with each building permit.
6. Dedication of utility and drainage easements along lot lines, over delineated wetlands and created wetlands, storm water sediment ponds, and sanitary sewer service extending to southern property line.
7. Developer is responsible for constructing and financing the proposed extension of Pheasant Ridge Drive and associated cul-de-sac.
8. Developer to execute a Development Agreement that establishes the standards and requirements for constructing public improvements (Pheasant Ridge Drive).
9. Trunk sanitary sewer charges become due with platting on upland areas. The 2016 rate is $3,798 per acre on 7.51 upland acres, for a total charge of $28,523.
10. The original EAW prepared for the CSM development anticipated that at some point traffic levels from the business park would require capacity improvements at the intersection of Pheasant Ridge Drive and Lexington Avenue. The City will be evaluating this intersection in the next year as part of a 2017 project to resurface a portion of Pheasant Ridge Drive. This evaluation will not only determine what intersection changes or improvements are needed for better levels of service but how those costs will be financed and shared including possible assessments to business park property.
11. The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreements and releases related to the approval, recording or administration of CSM Lexington Fourth Addition plat.
PASSED by City Council of the City of Blaine this 21st day of April, 2016.