DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 12.86 ACRES INTO TWO (2) LOTS TO BE KNOWN AS CEDAR POINT APARTMENTS, LOCATED AT 117TH AVE /ULYSSES STREET NE. TYR DEVELOPMENT, LLC. (CASE FILE NO. 18-0006/LSJ)
Schedule of Actions
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Planning Commission (Public Hearing) |
04/08/18 |
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City Council (Comp Plan Amendment/1st Reading |
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Rezone) |
05/03/18 (Motion Failed) |
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City Council |
05/17/18 (Motion |
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Rescinded) |
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City Council (Comp Plan Amendment/1st Reading |
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Rezone, CUP and Plat) |
07/12/18 |
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City Council (2nd Reading Rezoning) |
08/02/18 |
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Action Deadline |
08/15/18 |
Planning Commission Action
The Planning Commission voted unanimously to deny the rezoning, comprehensive land use plan amendment, preliminary plat and conditional use permit. Comments at the public hearing and received via email included concern for property values, increased traffic and safety, impact to schools and roads, and buffering from noise and light.
Background
The City Council originally denied these applications, but elected to place the items back on the agenda for further review. The applications for this project have been amended and the two sites (north and south) are being handled separately. The new amended plan was presented to the City Council on June14th. An open house for the neighborhood was held on June 28th.
NORTH PARCEL
Tyr Development, LLC is proposing to develop a reduced scale 138-unit apartment site on the southwest corner of 117th Avenue and Ulysses Street. There are three separate parcels that will be re-platted into one lot for the development, for a total development site of 6.5 acres. In order to construct the apartments, the applicant needs the approval of a comprehensive plan amendment, a rezoning, a preliminary plat and a conditional use permit.
Preliminary Plat (this applies to both the north and south parcel)
As stated previously, the project area is comprised of 5 existing parcels that will be combined into one 6.5 acre (north) lot and one 5.3 acre (south) lot with a preliminary plat called Cedar Point Apartments. 116th Court (off of Ulysses Street) will provide an access road to the 138 unit building on Lot 1 as will Pierce Court NE (off of 117th Avenue).
Park dedication will be required for the north lot (Lot 1) at the residential rate for 2018. Since there will be 138 units in total for this lot, and the current residential park dedication rate is $4,320 per unit, a total park dedication fee of $596,160 will be required for Lot 1.
Lot 2, which will likely be proposed for some form of townhome development at some point in the future, will be directly accessed from Ulysses Street. Park dedication for Lot 2 will be calculated and due once a specific project density has been determined
The developer will need to apply for the vacation of the existing 116th Avenue right-of-way and this will need to be recorded in conjunction with the new Cedar Point Apartment plat, which is dedicating new right-of ways for 116th Court NE and Pierce Court NE.
There are several structures on the three north lots that need to be removed prior to construction. Demolition permits for these structures must be obtained from the City’s Building Inspection Department prior to removal.
Recommendation
By motion, approve the Resolution.
Attachments
See Report for Comprehensive Plan Amendment.
Body
WHEREAS, an application has been filed by Tyr Development, LLC as subdivision Case File No. 18-0006; and
WHEREAS, said case involves the division of land described as follows:
Parcel 1: The East one-half (E ½) of Lot Thirty-four (34) of Central Avenue Acres, according to the recorded plat thereof on file and of record in the office of the Registrar of Titles of Anoka County, Minnesota.
Parcel 2: The West one-half (W ½) of Lot Thirty-four (34) of Central Avenue Acres, according to the plat thereof on file and of record in the office of the Registrar of Titles of Anoka County, Minnesota.
Parcel 3: That part of the East Half of Lot 34A, Central Avenue Acres, Anoka County, Minnesota, lying Southerly of the North 239.5 feet of the South 650 feet of said Lot 34A. Together with an easement for road and utility purposes over the East 50 feet of the East one-half of Lot 34A EXCEPT the South 650 feet thereof.
Parcel 4: Tract A, Registered Land Survey No. 271, Anoka County, Minnesota.
Parcel 5: Tract B, Registered Land Survey No. 271, Anoka County, Minnesota.
WHEREAS, the Blaine Planning Commission has reviewed said case file on April 10, 2018; and
WHEREAS the Blaine City Council has reviewed said case file on July 12, 2018.
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 Cedar Point Apartments permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication will be required for the two lots at the residential rate for 2018. Since there will be 138 units in total for this plat, and the current residential park dedication rate is $4,320 per unit, a total park dedication fee would be $596,160 if paid in 2018. Payment of the park dedication fee will be calculated and required prior to issuance of building permits on each lot, based on the actual number of units and at the rate in effect at the time of building permit.
2. Coon Creek Watershed District review and approval is required prior to any site work.
3. A vacation of the existing 116th Avenue right-of-way must be processed concurrently with the platting of the site.
4. There are several structures on the three north lots that need to be removed prior to construction. Demolition permits for these structures must be obtained from the City’s Building Inspection Department prior to removal.
5. 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 Cedar Point Apartments.
PASSED by City Council of the City of Blaine this 12th day of July, 2018.