ITEM: 11.1 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE 4.26 ACRES INTO TWO (2) LOTS AND ONE (1) OUTLOT TO BE KNOWN AS TWIN TIDES ADDITION AT 1551 & 1525 99th LANE NE AND C.I.C. PLAT APPROVAL TWIN CITY GEAR COMPANY. (CASE FILE NO. 12-0041/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
11/13/12 |
City Council (Preliminary Plat) |
12/06/12 |
City Council (Final Plat) |
12/20/12 |
Background
Twin City Gear owns property on the northwest corner of 99th Lane and Davenport Street. The existing lot contains a building in which the business is located, and the lot has excess property to the north that is not being used at this time. Twin City Gear has been negotiating with the neighboring property owner to the north, Green Lights Recycling, to purchase part of the unused lot and a tenant space in the building. In order for this transaction to occur, the property needs to be replatted.
The final plat contains two lots and one outlot. Lot 1 is a little over 3 acres in size and contains the existing building, parking and drive areas, and the dumpster enclosure located on the north side of the building and parking area. The applicant will also be creating a C.I.C. plat to create two condo spaces in the building as well, one of which Green Lights Recycling will also purchase. The CIC plat is also included for review and approval.
Lot 2 is 23,963 square feet in size, which does not meet the minimum lot size requirements for this zoning district. Because the property owner will sell Lot 2 to Green Lights Recycling, a condition of the plat approval is that Lot 2 be combined with the property to the north upon the sale of the land. This alleviates the nonconforming lot size situation.
Because outlots cannot be built upon, Outlot A will remain vacant until such time as the property owner wishes to either use the outlot or sell it to the adjacent property owner. The outlot is 23,618 square feet and size.
There is a driveway that is located on Lot 2 that is being used as a semi-truck turn around in the rear of the building. The driveway contains pavement and Class V surfaces and it will be located over the proposed lot line. This driveway encroachment needs to be made conforming in some manner and the applicant has three options. They are as follows:
· The driveway could be made conforming through the conditional use permit process for a shared access. The property owner would need to make such application prior to release of final plat mylars for recording. With a conditional use permit application, the driveway will need to be improved to the standards set forth in the Zoning Ordinance. |
· A ten-foot parking setback could be re-established in this area. This would mean that the asphalt would need to be removed in that ten-foot area and sod would need to be laid. |
· The driveway could be removed entirely. |
If the applicant chooses to establish the 10-foot setback, or remove the driveway, the work would need to be completed prior to the release of final plat mylars, or an escrow could be established that would ensure this work is completed in the spring. Since it appears that semi trucks have a difficult time maneuvering in this area, it is suggested that a conditional use permit application be seriously considered by the property owner. If a conditional use permit is requested, the driveway will need to be improved to zoning ordinance standards.
Park dedication has previously been paid on this property so it is not required at this time.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
C.I.C. Plat
Body
PER SECTION 18-3(3)(g) OF THE SUBDIVISION ORDINANCE
WHEREAS, an application has been filed by Twin City Gear Company as subdivision Case No. 12-0041; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
LOTS 3, 4, AND 5, BLOCK 2, BLAINE INDUSTRIAL SQUARE, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on December 6, 2012, subject to the stipulations as contained in Blaine City Council Resolution No. 12-156; and
WHEREAS, the applicant has submitted a final plat in general conformance with the approved preliminary plat.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that final plat approval and C.I.C. plat approval for Twin Tides Addition per Section 18-3(3)(g) of the subdivision regulations is hereby granted subject to the following stipulations:
1. Lot 2 to be combined with the property to the north upon the sale of the land.
2. The applicant must address the property encroachment by the driveway on Lot 2 in one of the following manners:
· A conditional use permit for shared access could be made by the property owner prior to release of final plat mylars for recording. With a conditional use permit application, the driveway will need to be improved to the standards set forth in the Zoning Ordinance. |
· A ten-foot parking setback could be established, which includes asphalt removal and sodding. This must be done prior to release of final plat mylars for recording, or an escrow must be submitted that covers the cost of the work. |
· The driveway could be removed entirely. This must be done prior to release of final plat mylars for recording, or an escrow must be submitted that covers the cost of the work. |
PASSED by City Council of the City of Blaine this 20th day of December 2012.