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    16.    
City Council Regular
Meeting Date: 11/06/2019  
Subject:    PC 19-19 Consider Adoption of Resolution 19-113 Approving a Registered Land Survey, 4095/4101 Coon Rapids Boulevard, APG
From: Scott Harlicker, Planner

INTRODUCTION
The applicant is requesting approval of a registered land survey to subdivide a commercial lot into two parcels.
DISCUSSION
Background:

In 1979, the City approved the 24,197 square-foot industrial building at 4101 Coon Rapids Boulevard to house the ECM newspaper publishing facility. In 1996, the City approved the 20,757 square-foot office building at 4095 Coon Rapids Boulevard to house the corporate offices. Both buildings were constructed on the same lot. ECM recently moved the publishing operation from the 4101 building to another location, leaving it vacant. The corporate offices remain in the 4095 building. The applicant would like to sell the 4101 building; to do so requires the property to be subdivided so that each building is on its own lot.

Analysis:

The applicant is proposing to subdivide a 5.47 acre parcel into two lots. Tract A is 2.69 acres and includes the industrial building. Tract B is 2.78 acres and includes the office building. The lot area does not include the area encumbered by street easements for Coon Rapids Boulevard or 119th Avenue. Both lots comply with the dimensional and setback requirements. Both buildings are setback between 12 and 11 feet from the side property line, the required setback is 10 feet. There is 25 feet between buildings, the required separation between buildings is 20 feet.

There are 165 parking spaces shared between the two lots. There are 63 spaces on Tract A; 25 spaces are required for a light industrial building. If the use of that building changes, parking will be reviewed based on the parking requirements of the proposed use. Tract B has 102 spaces; 103 spaces are required for general office use, which is what the current corporate office is classified for parking purposes. Tract B is short 1 space; a shared parking and access agreement will be required. There is currently one access from Coon Rapids Boulevard; it will remain unchanged and will serve both lots. There are also two driveways from 119th Avenue, they will also remain and provide access to both lots. 

Engineering:

The Engineering Department has reviewed the plan. A five foot drainage and utility easement is required on either side of the common lot line between Tracts A and B. A ten foot sidewalk and snow storage easement is required along Coon Rapids Boulevard. The applicant will be required to construct a sidewalk along Coon Rapids Boulevard as a condition of approval.

Park Dedication:

The property is is within the plat Riverview Farms, approved in 1920, pre-dating park dedication fees. It has been the City's practice that when property is proposed to be subdivided and park dedication was not collected when the original lot was platted, park dedication is collected at the time the property is resubdivided. In this case, staff is recommending that park dedication be collected for the two lots being created. Park dedication for Tract A, the industrial building, will be assessed at the industrial rate ($4,000 per acre), and park dedication for Tract B, the office building, will be assessed at the commercial rate ($5000 per acre).

Planning Commission Meeting:

This item was considered at Planning Commission meeting held on October 17, 2019 and no one spoke at the public hearing. The Commision discussed the need for a parking and access agreement between the two lots; they included it as a condition of approval. The Commission voted unanimously to recommend approval of the RLS.
RECOMMENDATION
In Planning Case 19-19, the Commission recommended the City Council approve Resolution 19-113 approving the proposed registered land survey with the following conditions:
  1. A five foot drainage and utility easement is required on either side of the common lot line between Tracts A and B.
  2. The applicant will be required to construct a sidewalk along Coon Rapids Boulevard on both Tracts A and B.
  3. Park dedication be collected for both Tract A and Tract B.
  4. A cross access and parking agreement be recorded prior to the transfer/sale of either parcel.
Since the Planning Commission meeting, staff has determine the amount owed for park dedication and the need for a snow storage and sidewalk easement along Coon Rapids Boulevard. Staff is recommending the following modifications to the Commission's recommendation:

Condition #2 - The applicant will be required to construct a sidewalk along Coon Rapids Boulevard on both Tracts A and B. A snow storage and sidewalk easement be granted to the City along Coon Rapids Boulevard.
Condition #3 - Park dedication in the amount of $10,760 for Tract A and $13,900 for Tract B be paid prior to releasing the registered land survey for recording

These changes are inlcuded in the attached resolution.


 

Attachments
Location Map
Property Survey
Proposed RLS
Resolution 19-113

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