Development Business - Sheila Sellman, City Planner
Title
Title
Granting Preliminary Plat Approval to Create Two Outlots and Right-of-Way Dedication for the Zest Street Extension on the Southwest Corner of Lexington Avenue and 125th Avenue NE. Kempf Property (Sambatek) (Case File No. 22-0068/SAS)
end
Executive Summary
The applicant is requesting to plat two outlots and right-of-way dedication for the Zest Street extension on the southwest corner of Lexington Avenue and 125th Avenue NE. No development is proposed at this time.
Schedule of Actions
|
Planning Commission Public Hearing |
11/09/22 |
|
City Council (Preliminary Plat) |
12/05/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
12/10/22 |
Background
Staff report prepared by Sheila Sellman, City Planner and Teresa Barnes, Project Engineer
Preliminary Plat
Section 74-81 General Requirements:
1. The Planning Commission and the Council, in their review of the preliminary plat, will consider the requirements of the community, the best use of the land being subdivided, the size and arrangement of the proposed lots, open space requirements, and necessary fire protection.
2. The subdivision shall conform to the adopted comprehensive plan, official maps, and the zoning ordinance.
3. The arrangement, character, extent, width, and location of all streets shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to water supply, and sewage disposal, to drainage of stormwater, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. Wherever possible and necessary, the arrangement of streets in new subdivisions shall provide for the continuation of existing streets in adjoining areas. Where adjoining unsubdivided areas may be subdivided, the arrangement of streets in a new subdivision shall make provision for the proper projection of streets into adjoining areas by carrying the new streets to the boundaries of the new subdivision at appropriate locations.
Zoning
The subject site is zoned B-5 (Town Commercial).
Land Use Designation
The Land Use designation is PC (Planned Commercial).
Surrounding Zoning and Land Uses
The property to the west is zoned FR (Farm Residential) with a PI/PC (Planned Industrial/Planned Commercial) land use designation and LDR (Low-Density Residential) designation. The property to the north across 125th Avenue is zoned FR (Farm Residential) with a medium and high-density residential land use. Across Lexington Avenue to the east, properties are zoned PBD (Planned Business District) with land use designation of PC (Planned Commercial). Property to the south is zoned PBD (Planned Business District) with a PC land use designation.
Existing Conditions
The site is currently two vacant lots with some trees and wetlands present.
Evaluation of Request
Plat
Development is not proposed at this time, the plat creates two outlots and right-of-way dedication for the extension of Zest Street. The applicant is subdividing the parcels in order to purchase a portion of the site. Once development is proposed the outlots will need to be final platted into lots. As proposed Outlot A is 8.83 acres and Outlot B is 25.83 acres. The B-5 district does not have lot size minimums.
Setbacks
No development is proposed, therefore there are no setbacks to review. This will be evaluated when there is development.
Landscaping
No development is proposed, therefore there is no landscaping to review. This will be evaluated when there is development.
Tree Preservation
No development is proposed, therefore there is no tree preservation to review. This will be evaluated when there is development.
Park Dedication
The proposed plat is creating two outlots, park dedication will become due when the lots are final platted into lot and block.
Grading/Storm Drainage
No development is proposed, therefore there is no grading/storm drainage to review. This will be evaluated when there is development.
Utilities
No development is proposed, therefore there is no utilities to review. This will be evaluated when there is development.
Wetlands/Watershed
No development is proposed, therefore there is no wetlands/watershed to review. This will be evaluated when there is development.
Access/Street Design/Sidewalks
No development is proposed, therefore there is no access or sidewalks to review. This will be evaluated when there is development. The proposed plat dedicates the necessary Zest Street right-of-way and allows for the standard state-aid street section to be constructed once development is proposed.
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.
The proposed plat dedicates the necessary right-of-way allowing for the standard state-aid street section to be constructed once development is proposed.
The developer will need to modify the plat to provide the additional right-of-way and restricted access on 125th Avenue (CSAH 14) and Lexington Avenue (CSAH 17) per the County’s plat review letter dated November 2, 2022.
Strategic Plan Relationship
The proposal is part of the Growth Management strategic priority. This area has been identified by City Council as a priority area and in 2021 a new zoning district was created for this area to help facilitate development.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. There were no comments at the public hearing.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing 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.
Staff Recommendation
By motion, approve the resolution.
Attachment List
Zoning and Location Map
Preliminary Plat
Unapproved Planning Commission Minutes 11/9/22
Body
WHEREAS, an application has been filed by Sambatek as Case File No. 22-0068 for a preliminary plat known as Kempf Property; and
WHEREAS, said case involves the division of land described as follows:
That part of the North Half of the Northeast Quarter of Section 11, Township 31, Range 23, lying East of the West 1170 feet of said North Half of the Northeast Quarter and North of the South 123.38 feet of said North Half of the Northeast Quarter, EXCEPT Parcel 49, Anoka County Highway Right of Way Plat No. 61.
WHEREAS, the Blaine Planning Commission has reviewed said case file on November 9, 2022; and
WHEREAS, the preliminary plat meets the general requirements of section 74-81 of the Blaine Zoning Code; and
WHEREAS, the Blaine Planning Commission held a public hearing on November 9, 2022 and recommend approval regarding said plat with conditions; and
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 Kempf Property permitting preparation of a final plat for approval per Section 74-43 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 Kempf Property.
1. The developer shall amend the plat to address the Anoka County plat review comments.
2. The developer has the responsibility to address all comments provided in the Anoka County plat review letter for all development improvements including the future street connection associated with this development.
3. All development signage by separate review.
4. Within 180 days of approval, subdivider shall submit the final plat for review.
PASSED by City Council of the City of Blaine this 5th day of December, 2022.