Development Business - Lori Johnson, City Planner
Title
Title
Granting a Preliminary Plat to Subdivide Approximately 4.07 acres into Five Lots to be Known as Blaine Square Second Addition at 12403 and 12417 Ulysses Street NE. Blaine Square LLC (Case File No. 21-0023/SLK)
end
Executive Summary
This application is a request to subdivide (preliminary plat) a 4.07 acre parcel into five lots for commercial development.
Schedule of Actions
|
Planning Commission Public Hearing |
04/13/21 |
|
City Council (Preliminary Plat) |
05/17/21 |
|
Action Deadline |
07/05/21 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
In 2000, the City Council granted approval for multiple buildings on one lot which included the existing restaurant/retail building and former Jiffy Lube building. The approval also included shared access/parking and approval for a minor auto repair (former Jiffy Lube). The applicant has purchased the property and is ready to begin construction on the second phase of this development.
The applicant is proposing to construct a 2,326 square foot restaurant (Chipotle), a 2,465 square foot restaurant (Popeyes), and a 3,292 square foot bank/office building. A 7,164 square foot existing retail/restaurant/office and a 1,720 square foot existing minor auto repair building will remain. The site plan outlines the building configuration and shows that the development will be comprised of several components. Also, the proposed building elevations for Chipotle and Popeyes have been submitted as a part of the application. Existing elevation photos have been provided for the multi-tenant building and minor auto repair building. The proposed bank building elevations will need to meet architectural standards in the Highway 65 Overlay District.
Rezoning
The rezoning from B-3 (Regional Commercial) to DF (Development Flex) is primarily intended to allow better cross accesses, shared driveways and shared parking facilities that have been incorporated into the design of the site. Using the standard parking and building setback parameters of the B-3 zoning would not allow the type of building placement and access elements to be incorporated in the manner envisioned by the developer.
Preliminary Plat
Blaine Square Second Addition consists of five lots. Lot 1 is approximately .94 acres and a restaurant (Chipotle) is proposed for this lot. Lot 2 is approximately .69 acres and a restaurant (Popeyes) is proposed for this lot. Lot 3 is approximately 1.07 acres and the existing 7,164 multi-tenant building will remain on this parcel. Lot 4 is approximately .54 acres and the existing minor auto repair (former Jiffy Lube) will remain on this lot. Finally, a 3,292 square foot bank/office is proposed on a .83 acre parcel (Lot 5).
All accesses/driveways within this plat are considered private. Vehicles will be able to access the internal driveways via one access off Ulysses Street NE on the west side of the site.
Park dedication was previously paid with the original platting of the parcels in 1978.
Conditional Use Permit
All uses within the DF (Development Flex) require the approval of a conditional use permit. At this time, the applicant is requesting the approval of the uses proposed for Lots 1-5 of Blaine Square Second Addition.
The parking provided on site appears to be adequate for the uses proposed for this plat. A total of 126 parking stalls would be required for this plat for the uses proposed, and 137 parking spaces have been provided in the plat. Staff believes the excess number of parking spaces is appropriate given that the tenant spaces in the retail building could become small restaurants in the future. This extra parking would accommodate those uses. The sites will also be required to have a shared access and parking agreement.
The overall landscape plan meets the Highway 65 Overlay District requirements. The major emphasis of the landscape treatment will occur within the side yard setbacks and parking medians established within the site. The front yard landscaping adjacent to Ulysses Street is limited due to the construction of an underground infiltration basin in that area.
All buildings proposed meet the Highway 65 Overlay District architectural requirements. The proposed bank/office does not have completed building elevations but will need to meet the architectural requirements of the Highway 65 Overlay District with site plan approval. The existing buildings on Lots 3 and 4 will remain as is.
Any signage that is placed on this site requires a separate permit process and is addressed in the conditions. Each individual lot is allowed one monument sign with a maximum height of 14 feet and a maximum square footage of 140 square feet.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat.
There was a comment at the public hearing from a resident related to concerns with the level of traffic that would be entering and exiting the property. Staff stated they had reviewed the ingress and egress and understood this property was located on an inside curve. Staff indicated the site would have one “in” and two “outs” to assist with managing the traffic.
The Planning Commission had the following questions: when would construction begin on this project; if Chipotle would be closing their existing store on 105th Avenue; and if the site would be able to handle the restaurant drive through traffic.
The applicant hopes to start the project in June 2021. The project representative could not confirm at this time, but thought this Chipotle would be an additional location. The applicant explained Popeyes would have a drive through with two lines for ordering and merging into one lane for pick-up. Chipotle would have a Chipot-lane where customers could pick up online/pre-ordered food. The applicant and staff thought the layouts had adequate queuing for the drive through lanes.
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 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
Site Plan
Preliminary Plat
Existing Conditions Survey
Grading Plan
Utility Plan
Landscape Plan
Building Elevations and Floor Plans - Proposed Chipotle, Proposed Popeyes, Existing Minor Auto Repair
Draft Planning Commission Minutes 4/13/21
Body
WHEREAS, an application has been filed by RPSLEGACY108PROP LLC (Blaine Square LLC) as subdivision Case File No. 21-0023; and
WHEREAS, said case involves the division of land described as follows:
Lots 1 and 3, Block 1; and Lot 1, Block 2; BLAINE SQUARE, according to the plat on file in the Office of the Registrar of Titles of Anoka County, Minnesota
AND
The East 279 feet of the North 297 feet of the Northeast quarter of the Northwest quarter of Section 8 Township 31 Range 23 West.
WHEREAS, the Blaine Planning Commission has reviewed said case file on April 13, 2021; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 21-0023 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on May 17, 2021.
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 Square Second Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, sidewalks, traffic control signs, and all appurtenant items.
2. The development association shall maintain all private internal utilities, storm water management systems and driveways privately.
3. Access to private water and sanitary services shall be granted for each individual site.
4. Separate fire lines and domestic water services are required for each structure from the water lateral lines to each structure.
5. Water Availability Charges (WAC) and Sewer Availability Charges (SAC) become due with each building permit.
6. Dedication of utility and drainage easements along the outer perimeter sides of the plat and over existing utilities.
7. Plans and specifications for private improvements require city approval prior to start of construction.
8. A National Pollutant Discharge Elimination System (NPDES) Phase II permit is required from the MN Pollution Control Agency when one or more acre is disturbed.
9. A copy of the shared access/parking agreement with the adjacent site must be submitted to the Planning Department prior to any work being allowed on site.
10. A Coon Creek Watershed District permit is required. Building permits will not be issued until a copy of the permit is received by the City.
PASSED by City Council of the City of Blaine this 17th day of May, 2021.