DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 14.03 ACRES INTO ONE (1) LOT TO BE KNOWN AS BLAINE PRESERVE BUSINESS PARK FOURTH ADDITION, LOCATED AT 3705 95TH AVENUE NE. UNITED PROPERTIES INVESTMENT, LLC. (CASE FILE NO. 15-0062/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
11/10/15 |
|
City Council (Preliminary Plat) |
11/19/15 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
12/07/15 |
Planning Commission Action
At the time this report was drafted the Planning Commission had not met, a summary of the meeting will be sent under separate cover.
Background
On September 7, 2006 Blaine Ponds, LLC received Preliminary Plat and Master Development Plan approval for a business park development to be known as Blaine Preserve Business Park. At this time, United Properties Investment, LLC is requesting approval of a preliminary plat to replat an outlot in the original plat, a conditional use permit for the development of a new site in the plat, a zero lot line for a shared access, and an 8 foot fence on the north property line. As you are aware, all uses in the PBD zoning district require a separate conditional use permit. The original Master Plan approved in 2006 proposed three buildings in the location where the current building is being proposed. The three buildings proposed in the original Master Plan in 2006 were 63,500 square feet and two were 79,500 square feet for a square foot total of just over 220,000 sq feet.
Preliminary Plat
The proposed preliminary plat consists of one lot. A new building is proposed on Lot 1 of the plat. Because the property was previously platted as an outlot, park dedication has never been paid for the property. Park dedication would be due for the platted lot, which is 14.03 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. The current industrial rate for park dedication is $5,803 per acre for a total amount due of $81,416 in 2015.
The plat’s primary access point will be a single location on 95th Avenue, with a full intersection serving the development. It is the developer’s hope that this location would allow a traffic signal at some point in the future, which will depend on the intersection meeting traffic warrants for that type of improvement. An existing access for the north part of the development connects to Hamline Avenue at the Edith Lane alignment. A “No Truck Exit” sign will need to installed at this access to limit truck use on Hamline Avenue.
A RCWD permit is required for the proposed development.
The Developer will be responsible for development custom grading; installation of additional required sanitary sewer and services; water main extension and services; storm drainage improvements; storm water quality treatment, mailboxes; and all appurtenant items.
Construction sites grading one acre or more require a National Pollutant Discharge Elimination System (NPDES) Phase II Construction Activity Permit from the Minnesota Pollution Control Agency (MPCA) prior to construction. In order to obtain the permit, the Developer is required to include temporary and permanent erosion protection and sediment control Best Management Practices (BMPs), and a Storm Water Pollution Prevention Plan (SWPPP) information on the development grading plan. A building permit will not be issued until a copy of the permit application and SWPPP are submitted to the City.
Conditional Use Permit
All uses/sites in the PBD (Planned Business District) require a conditional use permit. Blaine Ponds, LLC is proposing to construct a 201,600 square foot office/warehouse building on proposed Lots 1 Block 1. There are no definite tenants for this building at this time however the approved land uses will include office, office/showroom, light manufacturing and warehouse. Outside storage is not permitted in the PBD. The building will be located west of Hamline Avenue and north of 95th Avenue NE.
There are 329 parking stalls provided on Lot 1. The number of parking stalls shown on the plan are required according to the zoning ordinance; however, the ability to provide additional parking in the rear of the site is possible if necessary. Therefore, the parking is considered sufficient on site.
All setbacks are being met with both the building and parking areas. The site does share access with the sites to the west, east, and south which is another aspect of the conditional use permit. A cross access agreement will be required for the shared access.
The following landscaping must be provided on the proposed Lots 1:
LOT 1
Overstory Trees: 85
Conifer Trees: 85
Ornamental Trees: 85
The landscape plan that has been provided meets the PBD standards for a building of this size. All landscape areas will need to be provided with underground irrigation and sod. The number of plantings on site can be reduced to meet the requirement above. The plantings on the north property line, northwest and northeast corners should remain as they are shown on the attached landscape plan. The applicant has shown a 2-3 foot berm on the north property line (that backs onto rear yards of homes that are in the City of Lexington) with an 8 foot fence and landscaping.
The building itself mainly consists of brick, composite metal panels and glass. It is an attractive building that carries a higher degree of finish.
Site plan approval is required on the site.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Pre-Plat
Site Plan
Grading Plan
Utility Plan
Landscape Plan
Building Elevations
Master/Concept Plan 2006
Body
WHEREAS, an application has been filed by United Properties Investment, LLC as subdivision Case File No. 15-0062; and
WHEREAS, said case involves the division of land described as follows:
OUTLOT D BLAINE PRESERVE BUSINESS PARK SECOND ADDITION
WHEREAS, the Blaine Planning Commission has reviewed said case file on November 10, 2015; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 15-0062 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on November 19, 2015.
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 Preserve Business Park Fourth Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Park dedication is required for one platted lot, which is 14.03 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. The current industrial rate for park dedication is $5,803 per acre for a total amount due of $81,416 in 2015. Payment required prior to release of final plat mylars for recording.
2. Dedication of utility and drainage easements along lot lines, over delineated wetlands and created wetlands, and storm water treatment features.
3. No site work will be allowed until a RCWD permit has been obtained.
4. Grading may not begin until the City has approved a final grading plan. Soil boring information a geotechnical report is required.
5. A National Pollutant Discharge Elimination System (NPDES) Phase II permit is required from the MN Pollution Control Agency. Building permits or site plan approval will be issued until a copy of the application is received by the City.
6. The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, paved driveways and parking areas. Plans and specifications require approval by the City prior to start of construction. A “No Truck Access” sign will need to be installed on the Hamline Avenue access driveway.
7. All internal utilities shall be maintained privately by the development association, including storm water treatment features.
8. Water Availability Charges (WAC) and Sewer Availability Charges (SAC) become due with each building permit.
9. The Mayor, City Clark and City Manager are hereby authorized to sign and execute any and all documents, agreements and releases necessary for the approval, recording and administration of the Blaine Preserve Business Park Fourth Addition.
PASSED by City Council of the City of Blaine this 19th day of November, 2015.