DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING PRELIMINARY PLAT APPROVAL TO SUBDIVIDE 4.02 ACRES INTO ONE (1) LOT TO BE KNOWN AS TCO BLAINE ADDITION, LOCATED AT 11225 ULYSSES STREET NE. TWIN CITIES ORTHOPEDICS. (CASE FILE NO. 16-0050/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
12/13/16 |
|
City Council (Preliminary Plat) |
01/19/17 |
|
City Council (Final Plat) |
02/02/17 |
|
Action Deadline |
02/13/17 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
Background
Rezoning
Twin Cities Orthopedics (TCO) is proposing to construct a 50,000 square foot, three-story medical office building at 11225 Ulysses Street NE. TCO selected this site to meet the needs of its patient base in the community and surrounding area.
TCO evaluated design options to reduce the required space for program requirements to approximately 50,000 square feet from an original 60,000 square feet. Because of the site constraints such as wetlands and parking requirements the applicant has designed a 50,000 square foot 3 story building. The height of the building be proposed by TCO is approximately 48 feet.
The parcel is currently zoned B-2 (Community Commercial). This zoning district does not permit buildings to exceed 2.5 stories or 36 feet, whichever is less. The B-3 (Regional Commercial) zoning district allows buildings up to three (3) stories or 50 feet without a Conditional Use Permit. Therefore, the applicant has requested approval of a rezoning of the parcel from B-2 (Community Commercial) to B-3 (Regional Commercial). The property adjacent to the north is currently zoned B-3, therefore, this would be a boundary extension of the B-3 zoning district.
The medical office use is a permitted use in both the B-2 or B-3 zoning districts.
Preliminary Plat
The proposed plat creates one lot. Lot 1 is 4.02 acres and is the site of the proposed TCO Medical Office Building.
Park dedication will be due with the platting of one lot. The 2017 park dedication rate for commercial development is $8,704/acre for a total due of $26,547.20 (for 3.05 upland acres). This fee will need to be paid, at the rate in effect at the time of Final Plat, prior to release of final plat mylars for recording at Anoka County.
Applicant will need to receive a Coon Creek Watershed District Permit prior to any site work. The applicant has been working with the Watershed District for the filling of wetland on the site and will be purchasing wetland credits from the Blaine EDA to compensate for the filling.
Variance
The variance being requested is a one (1) foot variance to the 20-foot parking stall length allowing a 19 foot stall length. The drawings submitted by the applicant have indicated the variance would include the interior head-to-head parking stalls. The one foot stall length reduction would allow the applicant to provide 11 additional stalls on site. City staff has contacted several other communities in the area and some of these Cities permit 19 foot stall lengths. Staff is amenable to granting this variance and the recommendation is for approval.
Recommendation
By motion, approve the Resolution.
Attachments
See report for Rezone.
Body
WHEREAS, an application has been filed by applicant as subdivision Case File No. 16-0050; and
WHEREAS, said case involves the division of land described as follows:
That part of Lot Fourteen (14), Central Avenue Acres, lying East of the Easterly right-of-way line of City of Blaine Highway Right-of-Way Plat No. 3, Registrar of Titles Document No. 481940.001.
WHEREAS, the Blaine Planning Commission has reviewed said case file on December 13, 2016; and
WHEREAS, the Blaine Planning Commission has recommended subdivision Case File No. 16-0050 be approved subject to certain stipulations; and
WHEREAS the Blaine City Council has reviewed said case file on January 19, 2017.
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 TCO Blaine Addition permitting preparation of a final plat for approval per Section 74-43 subject to the following conditions:
1. Applicant to submit copy of Coon Creek Watershed permit to city prior to any site work.
2. Park dedication will be due with the platting of one lot. The 2017 park dedication rate for commercial development is $8,704/acre for a total of $26,547.20 (for 3.05 upland acres).This fee will need to be paid, at the rate in effect at the time of Final Plat, prior to release of final plat mylars for recording at Anoka County.
3. The billboard on site to be removed prior to any permits being issued for the site.
4. 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 TCO Blaine Addition.
PASSED by City Council of the City of Blaine this 19th day of January 2017.