Consent - Sheila Sellman, City Planner
Title
Title
Granting Final Plat Approval to Subdivide Approximately 5.6 Acres into 4 Lots to be Known as Blaine Square Third Addition at 12301 Ulysses Street NE. Blaine Square II LLC) (Case File No. 22-0036/SLK)
end
Executive Summary
This application is a request to subdivide a 5.6-acre parcel into four lots for commercial development.
Schedule of Actions
|
Planning Commission Public Hearing |
06/14/22 |
|
City Council (Preliminary Plat) |
07/06/22 |
|
City Council (Final Plat) |
07/18/22 |
|
Action Deadline |
09/05/22 |
Background
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
The final plat is consistent with the approved preliminary plat, Resolution No. 22-113.
Zoning
The property is zoned B-3 (Regional Commercial).
Land Use Designation
The property has a land use designation of CC (Community Commercial). The land use designation of CC is for property used for the provision of goods and services.
Surrounding Zoning and Land Uses
The properties to the north and south are zoned B-3 and have a land use of CC. The townhomes west of Ulysses Street are zoned DF (Development Flex) and have a land use of MDR (Medium Density Residential). State Highway 65 is adjacent to the east.
Existing Conditions
The property is vacant with trees and grass areas present.
History
This is a vacant site with no previous approvals.
Evaluation of Request
Plat
Blaine Square Third Addition consists of four lots.
• Lot 1 is approximately 1.05 acres, and a restaurant (Zupas) is proposed for this lot.
• Lot 2 is approximately 1.60 acres, and two buildings (unknown users at this time) are proposed for this lot.
• Lot 3 is approximately 1.54 acres, and a restaurant (Chick-fil-A) is proposed for this lot.
• Lot 4 is approximately 1.38 acres (includes vacated right-of-way), and a car wash is proposed on this parcel.
Neighborhood Meeting
As required by the adopted neighborhood meeting policy, the developer held a neighborhood meeting on June 9th at Johnsville Library for the preliminary plat and conditional use permit. Comments included traffic speeds on Ulysses Street, traffic concerns at the existing intersection of Ulysses Street and Paul Parkway, and adding additional traffic on Ulysses Street.
Tree Preservation
The tree preservation ordinance requires that 8 trees per acre be replaced on site. The developer will be required to replace 45 trees on site. This requirement will be met with the landscape ordinance requirements.
Park Dedication
Park dedication was previously paid with the original platting of Blaine Square in 1978.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the grading, drainage, erosion protection and sediment control plans prepared by the Developer's engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
Water/Sanitary Sewer Services
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued
Wetlands/Watershed
The developer will need to submit the project to Coon Creek Watershed District (CCWD) for review, approval and permits required prior to city plan approval and start of site work.
Access/Street Design/Sidewalks/Trails
Access to the site is required to be aligned with the existing 123rd Avenue (for lot 4) and aligned with 123rd Lane and halfway between 123rd Lane and the existing McDonald’s access for lots 1-3.
Easements/Right-of-Way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
A petition to vacate the existing public right-of-way of 123rd Ave NE east of Ulysses Street and west of Highway 65 was received on April 7, 2022. The public hearing for this vacation request occurred on June 6, 2022. Upon recordation of the vacation, half of the existing right-of-way will be granted to the north property and half to the south property. As a requirement of granting the vacation, the south property will be required to grant and record a drainage and utility easement to the City that allows for maintenance of the existing public watermain along the northern portion of the south property.
Strategic Plan Relationship
Not Applicable
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There were comments at the public hearing related to concerns with the level of traffic on Ulysses Street, a new cell tower constructed near the development, no interest in fast food restaurants, car wash noise, and trucks parking on 123rd Avenue. The Project Engineer responded that the 123rd Avenue right-of-way was in the process of being vacated and half of the existing right-of-way will be granted to the north property and half to the south property.
The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing on the preliminary plat 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’s website.
Notifications are not required for final plats.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by RPSLEGACY108 PROP LLC as Case File No.22-0036 for a final plat known as Blaine Square Third Addition; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
Lot 3, Block 1, Blaine Square, according to the plat on file in the Office of the Registrar of Titles of Anoka County, Minnesota.
EXCEPT that part embraced within Parcel 31 on Minnesota Department of Transportation Right of Way Plat No. 02-31, filed September 20, 2006, as Document No. 489081.001, which was taken by the State of Minnesota in Final Certificate dated June 19, 2012, filed September 10, 2012, as Document No. 510462.001.
Anoka County, Minnesota
Torrens Property
AND
That part of vacated 123rd Ave. lying northerly of the centerline thereof, lying easterly of a line which is parallel with and 40 feet easterly of the centerline of Ulysses Street and lying westerly of the westerly right of way line of Trunk Highway No. 65.
WHEREAS, the Blaine City Council granted preliminary plat approval on July 6, 2022 subject to the conditions as contained in Blaine City Council Resolution No. 22-113; and
WHEREAS, the final plat is 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 for Blaine Square Third Addition per Section 74-43 of the subdivision regulations is hereby granted subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED 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 Blaine Square Third Addition.
1. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits.
2. All development signage by separate review.
3. The developer must meet the City’s tree preservation requirements by planting 45 replacement trees for the 4 lots that are preliminary platted (5.6 disturbed acres). This requirement will be met with the landscape ordinance requirements.
4. CCWD permit is required prior to city approval of construction plans and specifications.
5. Minnesota Department of Transportation permit for any work in their right-of-way.
6. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval.
7. Water and sanitary sewer availability charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
PASSED by the City Council of the City of Blaine this 18th day of July, 2022.