## City of Blaine ## City Council August 3, 2026 | 7:00 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## AGENDA 1. Call to Order by the Mayor 2. Pledge of Allegiance ## 3. Roll Call ## 4. Awards - Presentations - Organizational Business ## 5. Open Forum Open Forum is an opportunity for the public to share comments, concerns, or input on other items. While Open Forum is not intended to provide responses or discussion during the meeting, city staff will contact the speaker(s) after the meeting if follow-up is needed. Each speaker is limited to three minutes, with a maximum of 15 minutes set aside for Open Forum. 6. Communications ## 7. Approval of Consent Agenda: All items listed under the "Consent Agenda" are considered to be routine by the City Council and will be enacted by one motion. There will be no separate discussion of these items unless a Councilmember so requests, in which event the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda. 7.1. 2026-154 Schedule of Bills Paid ## Sponsors: Jason Zimmerman, Finance Director 7.2. 2026-155 Approval of Minutes ## Sponsors: Cathy Sorensen, City Clerk 7.3. RES 26-155 Resolution Approving a Premise Permit for Lawful Gambling Activity for Blaine Youth Football at Bravos Tequila Bar, 11712 Ulysses Lane NE, Suite 200 ## Sponsors: Cathy Sorensen, City Clerk 7.4. RES 26-148 Resolution Granting Final Plat Approval to Subdivide 11.45 acres into 30 Single Family Lots to be Known As Quail Creek 14th Addition Located at Page 1 of 181 132nd Avenue NE/Bataan Court NE. QC Properties, LLC (Case File No. 26- ## 0038/SLK) ## Sponsors: Sheila Sellman, Community Development Director 8. 7:00 PM - Public Hearing and Items Published for a Certain Time ## 8.1. ORD 26-2610 Public Hearing and First Reading ## An Ordinance Implementing an Electric Service Franchise Fee on Connexus ## Energy, A Minnesota Cooperative, its Successors and Assigns, for Providing ## Electric Service Within the City Of Blaine ## Sponsors: Jason Zimmerman, Finance Director ## 8.2. ORD 26-2611 Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Circle Pines ## Public Utilities, D/B/A Centennial Utilities, a Minnesota Municipal ## Corporation, its Successors and Assigns, for Providing Gas Energy Service ## Within the City of Blaine ## Sponsors: Jason Zimmerman, Finance Director ## 8.3. ORD 26-2612 Public Hearing and First Reading ## An Ordinance Implementing a Gas Service Franchise Fee on Centerpoint ## Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its Successors and Assigns, for Providing Gas Energy Service Within the City of ## Blaine ## Sponsors: Jason Zimmerman, Finance Director ## 8.4. ORD 26-2613 Public Hearing and First Reading ## An Ordinance Implementing an Electric Service Franchise Fee on Northern ## States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Electric Service Within the City of ## Blaine ## Sponsors: Jason Zimmerman, Finance Director ## 8.5. ORD 26-2614 Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Northern States ## Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Gas Energy Service Within the City of ## Blaine Page 2 of 181 ## Sponsors: Jason Zimmerman, Finance Director ## 9. Development Business 9.1. RES 26-144 Resolution Granting a Comprehensive Plan Amendment from High Density ## Residential/Planned Industrial/Planned Commercial and Planned ## Industrial/Planned Commercial to High Density Residential 2/Planned Commercial at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel ## Management Company) (Case File No. 26-0032/EES) ## Sponsors: Sheila Sellman, Community Development Director 9.2. RES 26-145 Resolution Granting Preliminary Plat Approval to Reconfigure Two Existing Lots Totaling Approximately 12 Acres into Three Lots to be Known as Cloverleaf Commons Third Addition at 9436 and 9422 Ulysses Street NE. ## Viridian Sentinel (Sentinel Management Company) (Case File No. 26- ## 0032/EES) ## Sponsors: Sheila Sellman, Community Development Director 9.3. RES 26-146 Resolution Granting a Conditional Use Permit to Allow an 84-Unit Apartment Building in a Planned Business District (PBD) Zoning District with Shared Parking and Shared Access at 9436 and 9422 Ulysses Street NE. Viridian ## Sentinel (Sentinel Management Company) (Case File No. 26-0032/EES) ## Sponsors: Sheila Sellman, Community Development Director 10. Administration ## 11. Other Business 12. Adjournment Page 3 of 181 ## CITY OF BLAINE ## SCHEDULE OF BILLS PAID ## APPROVED ON 08/03/2026 FOR PAYMENTS THE WEEK OF 07/07/2026 ## Vendor NameDescription ## Amount ADVANCED GRAPHIX INCrepairs for squad 5328109.50$ ## ALL SAFE GLOBAL INCCH Annual inspection312.50$ ## AMAZON CAPITAL SERVICESWalkie Talkies for Team B - Playnet46.22$ ## AMAZON CAPITAL SERVICESCommunity Outreach- Festival Supplies26.64$ ## AMAZON CAPITAL SERVICESAcrylic Sign Holders_3M Open30.21$ ## AMAZON CAPITAL SERVICESAdministrative supplies77.54$ ## AMAZON CAPITAL SERVICESEmployee Recognition Gift59.39$ ## AMAZON CAPITAL SERVICES paper clips, sympathy cards, clothes rack for retail, chairs 199.98$ AMAZON CAPITAL SERVICESPacking tape dispensers for resident door signs23.98$ ## AMAZON CAPITAL SERVICESElection Judge Name Tags73.18$ ## AMAZON CAPITAL SERVICES Paper clips, sympathy cards, clothes rack for retail, chairs 198.51$ ## AMAZON CAPITAL SERVICESTape, Pens, Ear Buds88.12$ ## AMAZON CAPITAL SERVICESPower Adapter for Detective Squad 529622.99$ ## AMAZON CAPITAL SERVICESAdministrative supplies28.23$ ## ANOKA COUNTY TREASURY DEPARTMENTConnect Anoka County Fiber1,500.00$ ## APPLIED CONCEPTS3 - Replacement TDC units6,432.00$ ## ASPEN MILLS INCPatrol Clothing and Uniforms26.35$ ## ASPEN MILLS INCPatrol Clothing and Uniforms1,709.32$ ## ASPEN MILLS INCPatrol Clothing and Uniforms135.00$ ## ASPEN MILLS INCPatrol Clothing and Uniforms124.95$ ## ASPEN MILLS INCPatrol Clothing and Uniforms199.95$ ## ASPEN MILLS INCPatrol Clothing and Uniforms147.90$ ## ASPEN MILLS INCPatrol Clothing and Uniforms79.95$ ## ASPEN MILLS INCPatrol Clothing and Uniforms174.85$ ## ASPEN MILLS INCPatrol Clothing and Uniforms389.80$ ## ASPEN MILLS INCPatrol Clothing and Uniforms74.99$ ## ASPEN MILLS INCPatrol Clothing and Uniforms120.95$ ## ASPEN MILLS INCPatrol Clothing and Uniforms119.99$ ASPEN MILLS INCOpem - uniform 4 shirts/flashlight396.58$ ASPEN MILLS INCStrassburg - Uniform 4 shirts & 1 flashlight419.55$ ## ASPEN MILLS INCPatrol Clothing and Uniforms26.50$ ## ASPEN MILLS INCPatrol Clothing and Uniforms294.94$ ## ASPEN MILLS INCPatrol Clothing and Uniforms2,150.24$ ## ASPEN MILLS INCPatrol Clothing and Uniforms1,678.29$ ## ASPEN MILLS INCPatrol Clothing and Uniforms40.00$ ## ASPEN MILLS INCPatrol Clothing and Uniforms1,759.44$ ## ASPEN MILLS INCPatrol Clothing and Uniforms1,021.53$ ## ASPEN MILLS INCPatrol Clothing and Uniforms187.55$ AT&T MOBILITYwireless service for camera trailer, utility locator, etc.66.96$ ## AT&T MOBILITYTelephone and Internet Service280.11$ ## AZIMUTH LAND SURVEYINGSewer Repair - 125TH Ln /Radisson Rd1,000.00$ Page 4 of 181 ## BARR ENGINEERING COMPANY Large-scale Pilot Test Work Plan WTP No. 1, I/P 23-21 ( 119.00$ ## BATTERIES PLUS BULBSBatteries for Rifles257.05$ ## BLAINE BROTHERS INCDOT Inspection : Unit 1271739.69$ ## BLAINE BROTHERS INCHitch : Unit 1269 (Plow/Dump Truck)534.82$ ## BLAINE BROTHERS INCWheel Seals/ Hub Cap Gaskets: Unit 2438 (trailer)117.88$ ## BLAINE BROTHERS INCCredit(10.76)$ ## BLAINE LOCK & SAFE INCKeys for PD31.50$ ## BLAINE LOCK & SAFE INCKeys for PD29.50$ ## BOLTON & MENK INC ## Tower #4 - Verizon New Build (B&M Project 25X-142031.000) 415.00$ ## BOLTON & MENK INC ## Tower #4 - Verizon New Build (B&M Project 25X-142031.000) 210.00$ ## BOLTON & MENK INC ## Tower #4 - Verizon New Build (B&M Project 25X-142031.000) 1,365.00$ ## BOLTON & MENK INC ## Water Modeling Scenarios, I/P 24-08 (U2408) REF PO 24-5253 5,950.00$ ## BOLTON & MENK INCGeneral Services for 2026: Water Dept1,627.50$ ## BOLTON & MENK INCTower 3 Hamline (AT&T New Install) (5/9/26-6/5/26)420.00$ ## BOLTON & MENK INCBlaine/General GIS Services: Water Dept770.00$ ## BOLTON & MENK INC Tower 2 Rehabilitation (AT&T Telecom) (5/9/26-6/5/26) 420.00$ ## BOLTON & MENK INC ## Water Modeling Scenarios, I/P 24-08 (U2408) REF PO 24-5253 292.50$ ## BOLTON & MENK INC ## Tower 1 Aquatore T-Mobile (Swap/Fiber Install) (5/9/26-6/5/26) 420.00$ ## BOLTON & MENK INCDesign & Construction Services for I/P 24-04713.00$ ## BOLTON & MENK INC ## Design & Construction Services - 2025 SW Area, I/P 25-06 2,292.00$ ## BOLTON & MENK INC ## Final Design & Construction Services, I/P 26-04 (T2604) 8,037.50$ ## BOLTON & MENK INC ## Lift Station 13 Force Main-Phase 2 Construction Svsc, I/P 23-30 10,454.00$ BOUND TREE MEDICAL LLCMedical supplies for patrol operations1,134.95$ BOUND TREE MEDICAL LLCMedical supplies for patrol operations86.69$ ## BROADWAY AWARDS INCPD Retirement Award115.28$ ## CARR'S TREE SERVICE INCStump Grinding : Various Locations3,633.80$ ## CENTERPOINT ENERGYJune 2026 Gas Service5,691.55$ ## CENTRAL PRO SUPPLYCredit(56.85)$ ## CENTRAL PRO SUPPLYIrrigation Supplies339.18$ ## CINTAS CORPORATIONMAYC Mats/Rugs42.77$ ## CINTAS CORPORATION2026 Uniform/Rug Towel Rentals469.65$ ## CINTAS CORPORATIONMAYC Mats/Rugs42.77$ CINTAS CORPORATIONMAYC medical cabinet supplies8.03$ ## COMPASS MINERALS AMERICARoad Chemicals; Streets11,114.11$ ## COMPASS MINERALS AMERICARoad Chemicals; Streets10,554.58$ ## COMPASS MINERALS AMERICARoad Chemicals; Streets10,845.77$ ## CONFITREK INCConfitrek Blue Renewal7,608.00$ ## CONNEXUS ENERGY-UTILITY PAYMENTS951 124th LN NE - Electric10,554.94$ ## CORE & MAIN LP2" Meters; Water11,750.00$ ## CORE & MAIN LPB/O 1" Meters; Water12,200.00$ ## CRYSTEEL TRUCK EQUIPMENTRam Pin: Plow 1324152.07$ ## CUB FOODS INC - BLAINE NORTHSoda for seniors35.84$ CUB FOODS INC - THE VILLAGEPD supplies for police events38.26$ CUB FOODS INC - THE VILLAGEWater and Cookies for Park Board tour10.18$ ## CUB FOODS INC-NORTHTOWN STORESoda for seniors38.75$ ## D R HORTON INCEscrow Refund - 4724 132nd CT NE4,900.00$ DAVE'S SPORT SHOPShirt for youth sports program66.75$ ## ECKBERG LAMMERS PC2026 Prosecution Fees for entire year24,091.62$ Page 5 of 181 ## ECM PUBLISHERS INCAdvertising & Public Notices121.00$ ## ELECTRIC PUMP INCLS 30 Exhaust Fan Replacement2,401.76$ ## ENVIRONMENTAL EQUIPMENT & SERVICESSwitches/ Rockers/ Spring: Unit 1308 (Sweeper)67.90$ ## FACTORY MOTOR PARTS COMPANYBatteries: PW Stock458.07$ ## FERGUSON WATERWORKS #2518Meter Couplings: water5,015.60$ ## FERGUSON WATERWORKS #2518Meter Couplings: water2,259.40$ ## FERGUSON WATERWORKS #2518Erosion Sock: Parks96.00$ ## FLEETPRIDEExhaust Parts: 3404 (Senior Bus)29.29$ ## FRIENDLY CHEVROLET INCTahoe Brakes : PD Stock3,809.82$ ## GUARDIAN FLEET SAFETY LLCCanport Adapter: Vehicle 535698.66$ ## GUARDIAN FLEET SAFETY LLCUpfit for Squad 536619,669.51$ ## HANSON DEVAN JEROMEPerformance in the Park July 9175.00$ ## HANSON SPORTS LLCSummer Sports Camps1,668.80$ ## HAWKINS INC2026 Water Treatment Chemicals8,992.00$ ## HAWKINS INC2026 Water Treatment Chemicals13,093.04$ ## HEALTHSOURCE SOLUTIONS LLC2026 Employee Wellness Plan Platform831.45$ ## HENDERSON TAYLORReimbursement - Work boots - Seasonal60.00$ ## HIRSHFIELD'S PAINT MFG INCPaint for the Mark Stack Room52.23$ HORIZON ROOFING INCRoofing Repairs: WP #1 & 2, 10817 Buchanan St5,975.00$ HORIZON ROOFING INCRoofing Repairs: WP #1 & 2, 10817 Buchanan St2,050.00$ HORIZON ROOFING INCRoofing Repairs: WP #1 & 2, 10817 Buchanan St1,050.00$ ## HYDRAULIC SPECIALTY INCGrease Line: Unit 1324 (Plow Truck)79.01$ ## INDELCO PLASTICS CORPORATIONTubing: Water187.34$ ## INFOBIP VOICE INCTelephone Service953.41$ ## INNOVATIVE OFFICE SOLUTIONSCase of Paper459.90$ ## INTEGRATED CITY SOLUTIONS LLCWell 8 Garage Door Painting900.00$ JEFF BELZER'S ROSEVILLE AUTO INCRim / Trans Filter : Unit 5285 (PD)45.00$ JEFF BELZER'S ROSEVILLE AUTO INCRim / Trans Filter : Unit 5285 (PD)360.75$ JOB GLORIA DCooking class for seniors250.00$ ## JOHNSON LITHO GRAPHICS OF EAU CLAIRE LTD ## July MAYCConnect Newsletter1,597.50$ ## KLEIN UNDERGROUND LLCConcrete Repairs: 4640 107th Ave/ 1296 108th Ave1,344.00$ ## KLEIN UNDERGROUND LLCDriveway repair from Service Break: 1298 108th Ave5,952.76$ ## KLEIN UNDERGROUND LLCConcrete Repairs: 4640 107th Ave5,308.50$ ## KODRU EQUIPEMNT LLCParts for Tower 1 Altitude Valve1,550.00$ ## LANDS' END BUSINESS OUTFITTERSRecords Clothing and Uniforms65.86$ ## LAWSON PRODUCTS INC Mechanic shop supplies; Steel weights/couplers/seal rings 877.53$ ## LAWSON PRODUCTS INCThread Identifier Back Order97.63$ ## LAWSON PRODUCTS INCThread Identifier Back Order195.26$ ## LAWSON PRODUCTS INCLocate Paint: Water/Sewer909.87$ LIFE SAFETY SYSTEMS INCCH relocate antenna and repair wiring1,035.00$ ## LOCAL GOVERNMENT INFORMATION SYSTEMS ## Network VPN Services thru 5/31/2680.00$ ## MARTIN MARIETTA MATERIALSPatching Material for Streets1,828.61$ ## MARTIN MARIETTA MATERIALSPatching Material for Streets1,506.05$ ## MARTIN MARIETTA MATERIALSPatching Material for Streets934.66$ ## MARTIN MARIETTA MATERIALSPatching Material for Streets1,274.12$ ## MARTIN MARIETTA MATERIALSPatching Material for Streets933.12$ ## MARTIN MARIETTA MATERIALSPatching Material for Streets84.48$ ## MC TOOL & SAFETY SALESGloves: PW Stock21.84$ Page 6 of 181 ## MC TOOL & SAFETY SALESGloves : Water141.54$ ## MC TOOL & SAFETY SALESB/O Ear Plugs : Water97.24$ ## MC TOOL & SAFETY SALESPW Safety Supplies - Gloves236.88$ ## MC TOOL & SAFETY SALESWater Safety Supplies256.42$ ## MENARDS - BLAINEBroom, Swiffer, rope139.22$ MENARDS - BLAINEToilet repair kits82.94$ MENARDS - BLAINECoupling, ball valve, elbow, connector99.53$ MENARDS - BLAINEPD maintenance supplies95.25$ ## MENARDS - BLAINEStaining supplies: Wetland signs: Storm261.74$ MENARDS - BLAINEPD maintenance supplies8.99$ MENARDS - BLAINEPD maintenance supplies184.71$ ## MENARDS - BLAINEMulch for Aquatore Band Shell166.50$ ## MENARDS - BLAINEBroom, Swiffer, salt146.40$ ## MENARDS - BLAINECleaning Supplies for Restrooms33.56$ ## MENARDS - BLAINEMulch for Aquatore Band Shell166.50$ ## MENARDS - BLAINETree Staking Supplies55.91$ ## MENARDS - BLAINEMulch for Aquatore Band Shell66.60$ MENARDS - BLAINESwiffer, toilet valve, screen, Zep drain115.03$ ## MENARDS - BLAINECultivator/ Shovel/ Sheers/ Rachet596.76$ ## MENARDS - BLAINEShop Supplies: Screws /Pro-Rib225.31$ ## MENARDS - BLAINEBlaine Festival Supplies456.03$ ## MENARDS - BLAINEScrews/Gables : Shop Supplies39.54$ ## METRO SALES INCORPORATEDCopier Maintenance and Support60.31$ MINNESOTA EQUIPMENT - ISANTIFilters /Fittings : Unit 2377 (Chipper)80.88$ ## MINNESOTA EQUIPMENT - ROGERSFilters for PW Stock98.38$ ## MINNESOTA VALLEY TESTING LABS #2778Water Testing Lakeside Commons Park76.00$ ## NESVOLD RYANPerformance in the Park July 23300.00$ ## NORTHERN SANITARY SUPPLY CO INCAquatore Bandshell Restroom hand soap151.56$ ## NUSS TRUCK & EQUIPMENTNOX Sensor; Plow 1269929.58$ ## NUSS TRUCK & EQUIPMENTCredit(212.50)$ ## OLSEN CHAIN & CABLE INCChain886.20$ ## O'REILLY AUTOMOTIVE INCTail Light : Unit 3402 (4x4)86.13$ ## PASIOWITZ MICHAEL JOSEPHPerformance in the Park July 9175.00$ ## PEDERSON DOUGLAS WPerformance on July 9175.00$ ## PLAISTED COMPANIES INCDirt for Water Main Breaks: Water1,384.79$ ## PLAISTED COMPANIES INCDirt for Water Main Breaks: Water1,073.55$ ## PRINT CENTRALOpem & Strassburg - Business cards78.00$ ## PRO-TEC DESIGN INCMAYC - Alarm Panel Technician services261.75$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12619 Fraizer ST NE4,900.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12629 Fraizer ST NE4,900.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12550 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12535 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12525 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12639 Fraizer ST NE4,700.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12585 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12554 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12595 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12574 Erskin ST NE4,800.00$ Page 7 of 181 PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12605 Erskin ST NE4,800.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12648 Fraizer ST NE4,700.00$ PULTE HOMES OF MINNESOTA LLCEscrow Refund - 12618 Fraizer ST NE4,800.00$ ## PUTNAM SCOTTPark & Rec Refund100.00$ PYE-BARKER FIRE & SAFTEY LLCRefund - Permit F26-0217 no longer needed90.00$ ## REPUBLIC SERVICES #894Shredding for Recycling Saturday Events1,076.42$ ## ROSE MUSIC SERVICESPerformance in the Park July 16500.00$ ## RP AUTO SERVICE INCAlignment: Vehicle 5318144.45$ ## SCHINDLER ELEVATOR CORPORATIONCH Elevator repair725.00$ ## SHERWIN-WILLIAMS COMPANYStain & Brushes: Storm water272.77$ ## SHERWIN-WILLIAMS COMPANYMAYC paint418.42$ ## SHERWIN-WILLIAMS COMPANYMAYC paint147.83$ ## SHORT ELLIOTT HENDRICKSON INC National Street - Phase 2 Prepare Plans & Specs, I/P 25-22 5,950.41$ ## SHORT ELLIOTT HENDRICKSON INC ## Final Design & Construction Services, I/P 26-06 (T2606) 15,784.02$ ## SIR LINES-A-LOT2026 Pavement Markings Project, I/P 26-03 (T2603)33,116.24$ ## SNAP-ON INDUSTRIALMechanic Tools: Wrenches/Impact sets/sockets7,832.48$ ## SNAP-ON INDUSTRIALTools : PW Shop6,813.94$ ## STATE OF MINNESOTA DEED ## DEED Loan #CDAP-17-0064-H-FY18, July Loan Repayment 1,568.24$ ## STIX SPORTSWEAR ## Team Apparel Embroidery Blaine Logo - Building Inspections 166.00$ STREICHER'SPatrol gear962.90$ ## SUNDGAARD JOSHUA Reimbursement for travel during USPS Op (reimbursed by postal) 154.76$ ## TEMA MICHAEL EPerformance in the Park July 9175.00$ ## THE FERGUSON GROUP LLC 2026 Federal Lobbying Services (Approved by Motion 2025-266) 5,250.00$ ## THE MYSTERY MOUNTAIN BOYSPerformance in the Park July 30600.00$ ## THOMSEN SYSTEMS INCSummer Tech Camp592.00$ ## THOMSEN SYSTEMS INCSummer Tech Camp740.00$ TRANE US INCCH cooling unit repair1,406.15$ TRANE US INCCH cooling unit repair3,898.00$ ## TRANS UNION LLCEmployee Background Credit Check Services37.22$ ## TRANSLANGUAGES LLCInterpreter License Denial Xiao243.50$ ## TREVIPAYCut Saw/Compressor/Vacuum26.59$ TREVIPAYTooling up Trucks #4667 / #46634,017.55$ ## TREVIPAYBits/ Cutters141.89$ TREVIPAYTooling up Trucks #4667 / #4663284.98$ ## TREVIPAYCut Saw/Compressor/Vacuum2,322.72$ ## TREVIPAYSawzall Blades: Forestry34.62$ ## TREVIPAYBattery for Sawzall: Forestry141.55$ ## TRI-STATE BOBCAT INCFilters : Unit 2377 (Chipper)696.60$ ## TRI-STATE BOBCAT INCCutting Edge and Bolts : Unit 1224 (Loader)374.24$ ## TRI-STATE BOBCAT INCFilters: PW Stock456.64$ ## TWIN CITIES TRANSPORT & RECOVERY INCTow for Squad 5328125.00$ ULINEEvidence tables, firearm boxes3,282.11$ ULINE6 mesh chairs1,042.98$ ## ULINETrash Bags/ Liners for all Routes4,929.28$ ## USA BLUEBOOK (#657220)Extension Poles677.46$ ## USA BLUEBOOK (#657220)Extension Poles109.54$ ## USA BLUEBOOK (#657220)Lifting Straps-Lock/Tag out supplies: Sewer1,098.01$ USA BLUEBOOK (#657220)Tools/Truck 4667; locator, Jake, Flushing tools3,227.77$ Page 8 of 181 ## USA BLUEBOOK (#657220)Lifting Straps-Lock/Tag out supplies: Sewer179.74$ USA BLUEBOOK (#657220)Tools/Truck 4667; locator, Jake, Flushing tools80.96$ ## USA BLUEBOOK (#657220)Lifting Straps-Lock/Tag out supplies: Sewer1,054.42$ USA BLUEBOOK (#657220)Tools/Truck 4667; locator, Jake, Flushing tools20.66$ USA BLUEBOOK (#657220)Tools/Truck 4667; locator, Jake, Flushing tools124.39$ ## USA BLUEBOOK (#657220)Lifting Straps-Lock/Tag out supplies: Sewer163.35$ USA BLUEBOOK (#657220)Tools/Truck 4667; locator, Jake, Flushing tools125.92$ UTILITY LOGIC LLCGate valve insert locks; water1,513.34$ ## WSB & ASSOCIATES INC ## Engineering Svcs TH65 Frontage Rd Utility Improvement, I/P 21-01 131.50$ ## WSB & ASSOCIATES INC ## Jim Peterson Park Improvements for Hockey rink and Warming House 3,298.00$ ## WSB & ASSOCIATES INC2025 GIS Consulting Services1,947.50$ ## ZAYO GROUP LLCTelephone Service1,595.62$ ## ZIEGLER INCNozzle/Filter : Unit 1229 (Roller) / PW Stock217.80$ ZIEGLER INCBatteries (2) : unit 4507 (Generator)417.90$ ## ZIEGLER INCChiller repair984.83$ 464,623.72$ Page 9 of 181 ## CITY OF BLAINE ## SUBSET OF PAYMENTS BETWEEN $20,000 AND $50,000 FROM THE SCHEDULE OF BILLS PAID ## APPROVED ON 08/03/2026 FOR PAYMENTS THE WEEK OF 07/07/2026 ## Vendor NameDescription ## Amount ## ECKBERG LAMMERS PC2026 Prosecution Fees for entire year24,091.62$ ## SIR LINES-A-LOT2026 Pavement Markings Project, I/P 26-03 (T2603)33,116.24$ 57,207.86$ Page 10 of 181 ## CITY OF BLAINE ## SCHEDULE OF BILLS PAID ## APPROVED ON 08/03/2026 FOR PAYMENTS THE WEEK OF 07/09/2026 ## Vendor NameDescription ## Amount ## ANOKA COUNTY LICENSE BUREAUNew Registration - PD #53622,922.74$ ## ANOKA COUNTY LICENSE BUREAUDuplicate Plates - Unit #448723.00$ ## AT&T MOBILITYEmployee Cell Phone Service April 2026683.65$ ## AT&T MOBILITYEmployee Cell Phone Service May 2026673.09$ ## AT&T MOBILITYEmployee Cell Phone Service June 2026673.09$ ## CONNEXUS ENERGY-UTILITY PAYMENTS10801 Town Square DR NE - Electric10,541.19$ ## ERICKSON ASPHALT SERVICES INC ## NE Wellfield Monitoring Wells Concrete Pad, I/P 25-44 (U2412) 4,800.00$ SBM FIRE DEPARTMENThelmets for the bike rodeo event192.00$ Page 11 of 181 ## City of Blaine ## City Council Workshop July 20, 2026 | 5:30 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## MINUTES ## NOTICE OF WORKSHOP MEETING In accordance with the provisions of Section 3.01 of the Blaine City Charter, a Council Workshop meeting is scheduled for the following purpose: 1. Call to Order The meeting was called to order by Mayor Pro Tem Robertson at 5:37PM. ## 2. Roll Call PRESENT: Mayor Tim Sanders (arrived at 5:45PM), Councilmembers Terra Fleming, Chris Ford, Chris Massoglia, Tom Newland, and Jess Robertson. ABSENT: Councilmember Leslie Larson. Quorum Present. ALSO PRESENT: City Manager Erik Thorvig; Community Development Director Sheila Sellman; Safety Services Director/Police Chief Brian Podany; Director of Administrative Services Scott Johnson; Director of Engineering Dan Schluender; City Attorney Eric Larson; and City Clerk Catherine Sorensen. ## 3. New Business 3.1. 2026-146 Concept Plan for Lindahl Estates at 931 117th Avenue NE (30 Minutes) ## Sponsors: Sheila Sellman, Community Development Director Community Development Director Sellman stated the applicant is seeking feedback on a concept plan proposed for 931 117th Ave NE. The property currently consists of one single family home. The property is currently zoned Single Family (R-1AA) and the applicant is proposing utilizing Development Flex (DF) zoning to allow for different lot dimensions. The property's comprehensive land use plan designation is Low Density Residential (LDR), which Page 12 of 181 requires a minimum density of 2.5 dwelling units per acre. As proposed, the eight-lot subdivision would result in a density of approximately 2.75 dwelling units per acre, meeting the density under the LDR designation. A seven-lot subdivision with all lots fronting Polk Street would not meet the density requirements, with a density of 2.38 units per acre. To accommodate the proposed subdivision, the applicant intends to rezone the property from R-1AA to DF. Under the existing R-1AA zoning district, the minimum lot size requirement is 10,800 square feet. All proposed lots meet or exceed this standard except Lot 6, which is shown as approximately 8,390 square feet. Ms. Sellman reported the applicant also submitted an alternative concept utilizing a cul-de- sac. Based on the preliminary sketch, it may be possible to achieve the desired density while meeting the R-1AA minimum lot width requirements with this design. A seven-lot subdivision with a cul-de-sac is expected to meet the density requirements, since the stormwater basin for the development would take public street water, and therefore long term maintenance is the responsibility of the city, allowing the basin to be excluded from the density calculation. Since the plan does not show stormwater management, it is unclear whether the proposed cul-de-sac layout is feasible once stormwater infrastructure is incorporated. While the cul-de-sac concept appears to better address the R-1AA lot size and frontage requirements, it would still require rezoning to the DF district, as the proposed lots do not meet the minimum lot depth requirements of the R-1AA zoning district, and the concept plan is expected to change once stormwater infrastructure is addressed/incorporated. The current concept plan, as submitted, will account for any stormwater requirements within the rear of five (5) of the lots. Given that this area will not accept public street water, the area will be maintained by the property owners. An HOA would be required to be in place to sign the operation and maintenance agreement with the Coon Creek Watershed District (CCWD). Given that all lots would access the existing Polk Street, there would be no additional city maintenance required. As previously mentioned, there is a potential option for the construction of a cul-de-sac that would be dedicated public right-of-way and would allow for the proposed stormwater basin to be maintained by the City. Due to the additional cost of the construction of the cul-de-sac, the property owners would prefer to go with the concept as submitted. Councilmember Massoglia asked what type of housing was being proposed. Jim Cormere, representing the applicants, introduced himself to the council and explained the homes will most likely be one-level dependent upon final grading. Councilmember Newland stated he did not believe the cul-de-sac made sense but noted he supported the proposed rezoning. He indicated the smaller lots with single-level homes may be a popular housing option that was more affordable for Blaine residents. Councilmember Robertson clarified no neighborhood meeting would be required if an application was submitted. Councilmember Fleming explained she supported the proposed one-level homes along with the rezoning. Councilmember Ford indicated he supported the proposed rezoning as well. Council consensus was to support the proposed rezoning. Page 13 of 181 ## 3.2. 2026-147 Development Flex (DF) Criteria Discussion (45 Minutes) ## Sponsors: Sheila Sellman, Community Development Director Ms. Sellman stated the Development Flex (DF) district was originally intended for residential development. However, there are commercial developments that are zoned DF. As currently written the intent is: "The Development Flex (DF) District (formerly known as the residential flex district) is intended to provide for greater flexibility in land use planning and maximize the choice of housing types and styles than is possible under the strict application of other sections of this subpart. The development flex district also attempts to create a reasonable balance between the interests of the property owner in freely developing said owner's property with greater flexibility in land uses, and at the same time protect the interest of surrounding properties in the following ways:" Ms. Sellman reported staff is proposing to modify the intent to account for the range of uses that are permitted in the DF district with a CUP: "The Development Flex (DF) District (formerly known as the residential flex district) is intended to provide for greater flexibility in land use planning and maximize the choice of housing types and stylesby allowing residential, commercial, institutional, public and industrial uses, the standards of which are customized in order to provide greater flexibility than is possible under the strict application of other sections of this subpart. The DF district also attempts to create a reasonable balance between the interests of the property owner in freely developing said owner's property with greater flexibility in land uses, and at the same time protect the interest of surrounding properties in the following ways:" Ms. Sellman explained staff is proposing several modifications to the DF zoning district to account for both residential and non-residential uses. Staff is also proposing revisions to clarify and streamline the language, making it more concise while better emphasizing the key objectives and priorities for the DF district. These amendments are intended to revise the DF district regulations to improve clarity for applicants and decision-makers, and to better align the ordinance with current development practices and City code. The proposed changes provide more defined expectations for both residential and nonresidential projects while maintaining the flexibility that is the purpose of the DF district. Overall, the amendments are designed to create a more consistent review process, ensure high-quality development, and support projects that are compatible with surrounding properties and compatible with the City's long-term planning goals. Councilmember Robertson stated she supported the proposed language changes as recommended by staff. Councilmember Newland asked if the city would be seeing more DF requests going forward. Ms. Sellman commented she does anticipate the city would be seeing more requests and staff wanted to see the language cleaned up. City Manager Thorvig stated 95% of the Page 14 of 181 residential subdivisions over the past 20 years have been DF. Councilmember Massoglia explained he would like to see more R-1 zoning projects instead of projects coming forward as DF. Mr. Thorvig discussed how DF provides the city with additional leverage when reviewing subdivisions. Council consensus was to support the changes as proposed. ## 4. Other Business Director of Engineering Schluender reported work will begin on the Radisson Road reconstruction project on July 27. Mr. Thorvig and Ms. Sellman reviewed the schedule and events planned for the 3M Open. City Clerk Sorensen confirmed council's availability for the election canvass meeting on August 14 at 8AM. 5. Adjournment The workshop adjourned at 6:25PM. Page 15 of 181 ## City of Blaine ## City Council July 20, 2026 | 7:00 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## MINUTES 1. Call to Order by the Mayor The meeting was called to order at 7:00PM by Mayor Sanders followed by the Pledge of Allegiance and the Roll Call. 2. Pledge of Allegiance ## 3. Roll Call PRESENT: Mayor Tim Sanders, Councilmembers Terra Fleming, Chris Ford, Chris Massoglia, Tom Newland, and Jess Robertson. ABSENT: Councilmember Leslie Larson. Quorum Present. ALSO PRESENT: City Manager Erik Thorvig; Community Development Director Sheila Sellman; Safety Services Director/Police Chief Brian Podany; Director of Administrative Services Scott Johnson; Director of Engineering Dan Schluender; Finance Director Jason Zimmerman; City Attorney Eric Larson; and City Clerk Catherine Sorensen. ## 4. Awards - Presentations - Organizational Business None. ## 5. Open Forum Open Forum is an opportunity for the public to share comments, concerns, or input on other items. While Open Forum is not intended to provide responses or discussion during the meeting, city staff will contact the speaker(s) after the meeting if follow-up is needed. Each speaker is limited to three minutes, with a maximum of 15 minutes set aside for Open Forum. Mayor Sanders opened the Open Forum at 7:01PM. Page 16 of 181 Bruce Manthei, 4101 99th Avenue NE, shared continued concerns regarding the electrical box location at 99th and Lexington Avenues. There being no further input, Mayor Sanders closed the Open Forum at 7:04PM. 6. Communications None. ## 7. Approval of Consent Agenda: All items listed under the "Consent Agenda" are considered to be routine by the City Council and will be enacted by one motion. There will be no separate discussion of these items unless a Councilmember so requests, in which event the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda. Moved by Councilmember Newland, seconded by Councilmember Robertson, that the following items on the Consent Agenda be approved. Councilmember Massoglia highlighted the renaming of Park Drive to Memorial Park Drive and thanked Steve Guider for his work on the Veterans Memorial Park. Motion adopted unanimously. 7.1. 2026-148 Schedule of Bills Paid ## Sponsors: Jason Zimmerman, Finance Director 7.2. 2026-149 Approval of Minutes ## Sponsors: Cathy Sorensen, City Clerk 7.3. 2026-150 Motion to Approve a Temporary On-Sale Intoxicating Liquor License for St. ## Timothy's Annual Carnival, 707 89th Avenue NE ## Sponsors: Cathy Sorensen, City Clerk 7.4. 2026-151 Acknowledge Receipt of the 2025 Annual Comprehensive Financial Report ## (ACFR) ## Sponsors: Jason Zimmerman, Finance Director 7.5. RES 26-147 Resolution Approving the Renaming of Park Drive NE to Memorial Park Drive ## NE and Updating the Official Address of Veterans Memorial Park ## Sponsors: Daniel Schluender, Director of Engineering Page 17 of 181 8. 7:00 PM - Public Hearing and Items Published for a Certain Time 8.1. RES 26-139 Resolution Granting a Conditional Use Permit Amendment to Add an Outdoor Pickleball Court and a 10-Foot High Fence to Tournament Players Club of the Twin Cities in a Development Flex (DF) Zoning District at 11444 ## Tournament Players Parkway NE. TPC Twin Cities (PC26-0035/ACK) ## Sponsors: Sheila Sellman, Community Development Director Community Development Director Sellman stated the applicant is requesting an amendment to allow construction of three pickleball courts with a 10-foot high fence just south of the existing building. Staff commented on the request further and recommended approval with conditions. Mayor Sanders opened the public hearing at 7:07PM. Mike Chmieleski, 2332 Lehman Lane, asked for further information on the proposed court location, how many courts were being proposed, and expressed concern regarding the lighting and noise impacts. Ms. Sellman reviewed the location of the pickleball courts, noting the request was for three courts. She explained the courts would operate from 7AM to 7PM noting lighting was not being requested at this time. Barbara Braaten, 2289 Lehman Lane, asked for a better description of a black vinyl fence. Ms. Sellman explained the applicant would be installing a black maintenance-free fence surrounding the pickleball courts. A neighbor confirmed that lighting would not be allowed without an additional public hearing process. There being no additional public input, Mayor Sanders closed the public hearing at 7:13PM. Moved by Councilmember Robertson, seconded by Councilmember Fleming, to adopt a Resolution Granting a Conditional Use Permit Amendment to Add an Outdoor Pickleball Court and a 10-Foot High Fence to Tournament Players Club of the Twin Cities in a Development Flex (DF) Zoning District at 11444 Tournament Players Parkway NE. Councilmember Robertson thanked the neighbors in attendance for coming forward with their comments and questions. Motion adopted unanimously. 8.2. RES 26-133 Conduct Public Hearing and Adopt a Resolution to Vacate a Portion of the 30-foot Scenic Easement created by Document No. 303325, which is contained within Lot 1 and Lot 2, Block 1, Ball Road Industrial Park, according to the recorded plat thereof, Anoka County, Minnesota; Vacation ## No. V26-06 Page 18 of 181 ## Sponsors: Daniel Schluender, Director of Engineering Director of Engineering Schluender stated the city received a petition dated May 28, 2026, from Robert Carlson, representing Rendova Partnership, requesting the vacation of the portion of the 30-ft wide scenic easement as created and recorded as Document No. 303325, which is contained within Lot 1 and Lot 2, Block 1, Ball Road Industrial Park; according to the recorded plat thereof, Anoka County, Minnesota as outlined in Exhibit A. Mayor Sanders opened the public hearing at 7:15PM. There being no public input, Mayor Sanders closed the public hearing at 7:15PM. Moved by Councilmember Robertson, seconded by Councilmember Massoglia, to adopt a Resolution to Vacate a Portion of the 30-foot Scenic Easement created by Document No. 303325, which is contained within Lot 1 and Lot 2, Block 1, Ball Road Industrial Park, according to the recorded plat thereof, Anoka County, Minnesota; Vacation No. V26-06. Motion adopted unanimously. ## 8.3. ORD 26-2607 Public Hearing and Second Reading ## Ordinance Granting to Connexus Energy, a Minnesota Cooperative ## Association, Its Successors and Assigns, Permission to Construct, Operate, Repair and Maintain in the City of Blaine, Minnesota, an Electric Distribution ## System and Transmission Lines, Including Necessary Poles, Lines, Fixtures and Appurtenances, for the Furnishing of Electric Energy to the City, its Inhabitants, and Others, and to Use the Public Ways and Public Grounds of the City for Such Purposes, and Prescribing Certain Terms and Conditions ## Thereof ## Sponsors: Daniel Schluender, Director of Engineering Mr. Schluender stated the city of Blaine and Anoka Electric Cooperative, D/B/A/ Connexus Energy last entered into a franchise agreement in 1998, Ordinance Number 98-1698. This agreement allowed them to operate their electric distribution system within the city's right- of-ways for a period of 20 years. This franchise agreement has now expired, and it is the desire of both the city and Connexus Energy to renew an agreement. To enact a franchise ordinance, the city has a process for adopting the ordinance. • June 1, council opened the public hearing to allow for comments and continued the public hearing to June 15. • On June 15, council reconvened the public hearing and allowed for additional comments, had the first reading of the proposed ordinance and continued the public hearing until July 6. • On July 6, council re-convened the public hearing and continued it to July 20. Second reading of the proposed ordinance was tabled. Page 19 of 181 • Tonight, the council is asked to reconvene the public hearing and allow for additional comments, then close the public hearing and table second reading of the ordinance to a future meeting once final negotiations are complete. Mayor Sanders reconvened the public hearing at 7:18PM. There being no public input, Mayor Sanders closed the public hearing at 7:18PM. Moved by Mayor Sanders, seconded by Councilmember Newland, to table Second Reading of Ordinance No. 26-2607, Granting to Connexus Energy, a Minnesota Cooperative Association, Its Successors and Assigns, Permission to Construct, Operate, Repair and Maintain in the City of Blaine, Minnesota, an Electric Distribution System and Transmission Lines, Including Necessary Poles, Lines, Fixtures and Appurtenances, for the Furnishing of Electric Energy to the City, its Inhabitants, and Others, and to Use the Public Ways and Public Grounds of the City for Such Purposes, and Prescribing Certain Terms and Conditions Thereof to a future meeting. Motion adopted unanimously. ## 8.4. ORD 26-2608 Public Hearing and Second Reading ## Ordinance Granting to Northern States Power Company, D/B/A/ Xcel Energy, ## a Minnesota Corporation, Its Successors and Assigns, a Nonexclusive Franchise to Construct, Operate, Repair and Maintain in the City Of Blaine, ## Minnesota, an Electric Distribution System and Transmission Lines, Including ## Necessary Poles, Lines, Fixtures and Appurtenances, for the Furnishing of Electric Energy to the City, Its Inhabitants, and Others, and to Use the Public Ways and Public Grounds of the City for Such Purposes, and Prescribing ## Certain Terms and Conditions Thereof ## Sponsors: Daniel Schluender, Director of Engineering Mr. Schluender stated the city of Blaine and Northern States Power, D/B/A/Excel Energy last entered into a franchise agreement in 1998, Ordinance Number 98-1699. This agreement allowed them to operate their electric distribution system within the city's right-of-ways for a period of 20 years. This franchise agreement has now expired, and it is the desire of both the city and Excel Energy to renew an agreement. To enact a franchise ordinance, the city has a process for adopting the ordinance. • June 1, council opened the public hearing to allow for comments and continued the public hearing to June 15. • On June 15, council reconvened the public hearing and allowed for additional comments, had the first reading of the proposed ordinance and continued the public hearing until July 6. • On July 6, council re-convened the public hearing and continued it to July 20. Second reading of the proposed ordinance was tabled. Page 20 of 181 • Tonight, the council is asked to reconvene the public hearing and allow for additional comments, close the public hearing, then table second reading until a future meeting date. Mayor Sanders opened the public hearing at 7:18PM. There being no additional public input, Mayor Sanders closed the public hearing at 7:18PM. Moved by Mayor Sanders, seconded by Councilmember Newland, to table Second Reading of Ordinance No. 26-2608, Granting to Northern States Power Company, D/B/A/ Xcel Energy, a Minnesota Corporation, Its Successors and Assigns, a Nonexclusive Franchise to Construct, Operate, Repair and Maintain in the City Of Blaine, Minnesota, an Electric Distribution ## System and Transmission Lines, Including Necessary Poles, Lines, Fixtures and Appurtenances, for the Furnishing of Electric Energy to the City, Its Inhabitants, and Others, and to Use the Public Ways and Public Grounds of the City for Such Purposes, and Prescribing Certain Terms and Conditions Thereof to a future meeting. Motion adopted unanimously. ## 8.5. ORD 26-2609 Public Hearing and Second Reading ## Ordinance Granting to Northern States Power Company, D/B/A/ Xcel Energy, ## a Minnesota Corporation, Its Successors and Assigns, a Nonexclusive ## Franchise to Construct, Operate, Repair, and Maintain Facilities and ## Equipment for the Transportation, Distribution, Manufacture, and Sale of Gas Energy for Public and Private Use and to Use Public Ways and Public Grounds of the City for Such Purposes; and Prescribing Certain Terms and ## Conditions Thereof ## Sponsors: Daniel Schluender, Director of Engineering Mr. Schluender stated the city of Blaine and Northern States Power, D/B/A/ Excel Energy last entered into a franchise agreement in 1998, Ordinance Number 98-1710. This agreement allowed them to operate their gas distribution system within the city's right-of-ways for a period of 20 years. This franchise agreement has now expired, and it is the desire of both the city and Excel Energy to renew an agreement. To enact a franchise ordinance, the city has a process for adopting the ordinance. • June 1, council opened the public hearing to allow for comments and continued the public hearing to June 15. • On June 15, council reconvened the public hearing and allowed for additional comments, had the first reading of the proposed ordinance and continued the public hearing until July 6. • On July 6, council re-convened the public hearing and continued it to July 20. Second reading of the proposed ordinance was tabled. Page 21 of 181 • Tonight, the council is asked to reconvene the public hearing and allow for additional comments, close the public hearing, then table second reading of the proposed ordinance. Mayor Sanders opened the public hearing at 7:19PM. There being no additional public input, Mayor Sanders closed the public hearing at 7:19PM. Moved by Mayor Sanders, seconded by Councilmember Newland, to table the Second Reading of Ordinance No. 26-2609, Granting to Northern States Power Company, D/B/A/ Xcel Energy, a Minnesota Corporation, Its Successors and Assigns, a Nonexclusive Franchise to Construct, Operate, Repair, and Maintain Facilities and Equipment for the Transportation, Distribution, Manufacture, and Sale of Gas Energy for Public and Private Use and to Use Public Ways and Public Grounds of the City for Such Purposes; and Prescribing Certain Terms and Conditions Thereof to a future meeting. Motion adopted unanimously. ## 9. Development Business None. 10. Administration 10.1. RES 26-143 Resolution Approving a Contract for the 2050 Comprehensive Plan ## Consultant Services ## Sponsors: Sheila Sellman, Community Development Director Ms. Sellman stated staff recommends selecting Bolton and Menk as the consultant for technical assistance and engagement services related to the 2050 Comprehensive Plan Update with a total cost of $105,100. Moved by Councilmember Robertson, seconded by Councilmember Newland, to adopt a Resolution Approving a Contract for the 2050 Comprehensive Plan Consultant Services. Motion adopted unanimously. ## 11. Other Business None. 12. Adjournment Moved by Councilmember Newland, seconded by Councilmember Robertson, to adjourn the meeting at 7:22PM. Page 22 of 181 Motion adopted unanimously. Page 23 of 181 ## City of Blaine ## Staff Report ## File Number: RES 26-155 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Resolution ## Approval of Consent Agenda: - Cathy Sorensen, City Clerk Agenda Item # 7.3 Resolution Approving a Premise Permit for Lawful Gambling Activity for Blaine Youth Football at Bravos ## Tequila Bar, 11712 Ulysses Lane NE, Suite 200 ## Executive Summary Council is being asked to approve a premise permit for Blaine Youth Football at Bravos Tequila Bar, 11712 Ulysses Lane NE, Suite 200, to conduct charitable gambling. ## Background Blaine Youth Football's gambling manager has submitted an application to conduct charitable gambling at Bravos Tequila Bar, 11712 Ulysses Lane NE, Suite 200. If approved, they will conduct paper pull tabs with dispensing devices, electronic pull tabs and electronic bingo. A copy of the lease for lawful gambling and the premise permit application for the State Gambling Control Board are attached. Per code, no organization may maintain more than five lawful gambling locations in the city at one time. If approved, this will be their second location. The background investigation has been completed, and nothing was found to disqualify the organization from obtaining this permit. The Gambling Control Board may not issue a lease for charitable gambling within a city unless a sponsoring organization obtains approval through a resolution to the Gambling Control Board or otherwise forfeit their gambling activities. ## Strategic Plan Relationship This item relates to the economic development strategic priority in the 2023-2026 strategic plan by providing additional opportunities for businesses to thrive while ensuring safe practices are employed. Page 24 of 181 ## Board/Commission Review ## N/A ## Financial Impact ## N/A ## Public Outreach/Input ## N/A ## Staff Recommendation Adopt a resolution approving a new premise permit for Blaine Youth Football, 11712 Ulysses Lane NE, ## Suite 200, Blaine, MN 55434 ## Attachment List ## 1. Blaine Youth Football Lease, Premise Permit and License Holders Page 25 of 181 ## City of Blaine ## Signature Copy ## Resolution: RES 26-155 Resolution Approving a Premise Permit for Lawful Gambling Activity for Blaine Youth Football at ## Bravos Tequila Bar, 11712 Ulysses Lane NE, Suite 200 WHEREAS, Blaine Youth Football has submitted an application for a premise permit to allow charitable gambling to be conducted at Blaine Youth Football at Bravos Tequila Bar, 11712 Ulysses Lane NE, Suite 200, Blaine, MN 55434; and WHEREAS, Minnesota Statute 349.213, Subd. 2, states that the Gambling Control Board may not issue a new premise permit for charitable gambling within a city unless the City Council approves the premise permit within ninety (90) days from the date of their application for the new premise permit. NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Blaine as follows: The application for the premise permit for the purpose of conducting charitable gambling is hereby approved. A certified copy of this resolution shall be provided to the applicants as soon as possible for submittal to the Gambling Control Board. PASSED by the City Council of the City of Blaine this 3rd of August, 2026. Signed by ## Tim Sanders, Mayor Signed by ## Catherine M. Sorensen, City Clerk Page 26 of 181 Page 27 of 181 Page 28 of 181 Page 29 of 181 Page 30 of 181 Page 31 of 181 ## City of Blaine ## Staff Report ## File Number: RES 26-148 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Resolution ## Approval of Consent Agenda: - Sheila Sellman, Community Development Director Agenda Item # 7.4 Resolution Granting Final Plat Approval to Subdivide 11.45 acres into 30 Single Family Lots to be Known As Quail Creek 14th Addition Located at 132nd Avenue NE/Bataan Court NE. QC Properties, LLC (Case ## File No. 26-0038/SLK) ## Executive Summary The applicant is requesting the approval of a final plat for Quail Creek 14th Addition, which contains 30 single-family lots. The City Council previously approved a 96 lot preliminary plat for this area on August 3, 2017. ## Background ## Planning Commission Public Hearing June 13, 2017 ## City Council (Preliminary Plat) August 3, 2017 ## City Council (Final Plat) August 3, 2026 ## Action Deadline September 12, 2026 Staff report prepared by Shawn Kaye, Senior Planner, and Teresa Barnes, Project Engineer The final plat is consistent with the approved preliminary plat, Resolution No. 17-105. ## Evaluation of Request ## Planning Analysis ## Zoning The property is zoned Single Family (R-1AA). ## Land Use Designation The property has a land use designation of LDR (Low Density Residential). Page 32 of 181 ## Surrounding Zoning and Uses The surrounding properties have an R-1AA zoning and a LDR land use. Ham Lake is located to the north. ## History The Quail Creek 10th Addition development was preliminary platted and 10 lots were final platted in 2017. In 2020, 16 single family lots were final platted as Quail Creek 12th Addition. ## Plat The applicant is requesting the approval of a final plat for the Quail Creek 14th Addition, which contains 30 single-family lots. The request is to final plat three existing outlots into 30 single-family lots. The area of the proposed lots range from 23,275 square feet to 10,819 square feet. The lots in the plat all meet the minimum lot size, lot depth and lot width requirements of the R-1AA (Single-Family) zoning district. ## Tree Preservation No trees will be removed as the site has been graded. ## Park Dedication Park dedication is required for the 30 new single-family lots being constructed at the rate of $5,800 per unit (2026 rate) for a total park dedication fee of $174,000 if paid in 2026. This amount must be paid prior to releasing the plat mylars for recording at Anoka County. ## Engineering Analysis ## Grading/Storm Drainage The developer graded the existing outlot as part of the Quail Creek 10 th Addition. The developer will need to submit construction contract documents that 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. For each lot a house is proposed to be constructed on, as-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations. ## Utilities The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 6 is $8,344.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 13 acres of upland for a total sewer area charge of $108,472.00. 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. Hydrant locations must be reviewed and approved by the Fire Department. Page 33 of 181 The developer shall explore water sources for landscape irrigation systems installed throughout the development, including the possible use of created ponds or storm water reuse. ## Wetlands/Watershed/FEMA The plat will need to provide for a protective buffer strip of natural vegetation at least 15-feet in width (25-feet is preferred) and shall surround all wetlands. This buffer strip shall be placed in an easement. The developer will need to submit the project to CCWD. Review, approval and permits are required prior to city plan approval and start of site work. The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at the time of lot closing. The developer is responsible for following through with FEMA (as necessary) to receive final documents, to provide those documents to the homeowners, and to record these on the certificate of title for each parcel in the development. ## Access/Street Design/Sidewalks/Trails The development is proposing to gain/provide access from the construction of 132 nd ## Avenue NE connecting to the existing street ends within Quail Creek 11 th ## Addition and Wagamon Ranch 3 rd Addition. All local roads shall be constructed to 29-feet back of curb to back of curb in width and will extend to the edge of the plat for future connection with adjacent parcels. Six-foot concrete sidewalks and trails are required to be constructed as to connect to the existing street ends within Quail Creek 11 th ## Addition and Wagamon Ranch 3 rd Addition. As part of the street design, the development will be required to provide streetlights installed in the manner, location and type prescribed by the City Engineer. The developer shall pay the costs of all the street lighting installations. The City agrees to pay the cost of maintaining the portion of the lights that are installed that reflect the normal and typical lighting requirements by the City. ## 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. All local public streets require dedication of 60-feet of right-of-way. Page 34 of 181 ## Strategic Plan Relationship Not applicable. ## Board/Commission Review The Planning Commission voted unanimously to approve the preliminary plat. The Planning Commission does not review final plats. ## Financial Impact Not applicable. ## Public Outreach/Input Notifications are not required for final plats. ## Staff Recommendation By motion, adopt the resolution. ## Attachment List ## 1. Zoning and Location Map ## 2. Final Plat Page 35 of 181 ## City of Blaine ## Signature Copy ## Resolution: RES 26-148 Resolution Granting Final Plat Approval to Subdivide 11.45 acres into 30 Single Family Lots to be Known As Quail Creek 14th Addition Located at 132nd Avenue NE/Bataan Court NE. QC Properties, ## LLC (Case File No. 26-0038/SLK) WHEREAS, an application has been filed by QC Properties, LLC as Case File No. 26-0038 for a final plat known as Quail Creek 14th Addition; and WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows: Outlot B, Outlot C, and Outlot D, QUAIL CREEK 11TH ADDITION WHEREAS, the Blaine City Council granted preliminary plat approval on August 3, 2017, subject to the conditions as contained in Blaine City Council Resolution No. 17-105; 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 Quail Creek 14th Addition per Section 74-47 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 Quail Creek 14th Addition. 1. The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits. 2. Park dedication is required for the 30 new lots being constructed at the rate of $5,800 per unit (2026 rate), for a total park dedication fee of $174,000 if paid in 2026. This amount must be paid prior to releasing the plat mylars for recording at Anoka County. 3. The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 6 is $8,344.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 13 acres of upland for a total sewer area charge of $108,472.00. 4. The developer will need to submit the project to CCWD. Review, approval and permits are required prior to city plan approval and start of site work. 5. All development signage by separate review. 6. Execution and recording of a development agreement, which sets forth in greater detail the plat conditions as well as other responsibilities for the development of this plat. Page 36 of 181 PASSEDby the City Council of the City of Blaine this 3rd day of August 2026. Signed by ## Tim Sanders, Mayor Signed by ## Catherine M. Sorensen, City Clerk Page 37 of 181 ## DF ## DF ## DF ## DF ## R-1AA ## R-1AA ## R-1AA ## R-1AA ## DF ## DF ## DF ## R-1AA ## R-1AA ## V e r m i l l i o n ## C t ## N ## E ## W a c o n i a ## C t ## N ## E ## Q u a i l ## C r e e k ## P k w y ## N ## E 1 2 9 t h ## L n ## N ## E 1 2 9 t h ## C t ## N ## E ## C o r a l ## S e a ## C t ## N ## E 1 3 2 n d ## C t ## N ## E ## F l a n d e r s ## C t ## N ## E ## 132nd Ave NE ## Q u a i l ## C r e e k ## C t ## N ## E ## 132nd Ave NE Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0038 ## Quail Creek 14th Addition ## BlaineMN.gov Scale: 1:4,878 . ## Project ## Location 00.060.110.03Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location This map is for general reference only. It is not for legal, engineering, or surveying use. Page 38 of 181 ## BATAAN ## COURT ## QUAIL CREEK 14TH ADDITION Page 39 of 181 ## City of Blaine ## Staff Report ## File Number: ORD 26-2610 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Ordinance 7:00 PM - Public Hearing and Items Published for a Certain Time - Jason Zimmerman, Finance ## Director Agenda Item # 8.1 ## Public Hearing and First Reading An Ordinance Implementing an Electric Service Franchise Fee on Connexus Energy, A Minnesota Cooperative, its Successors and Assigns, for Providing Electric Service Within the City Of Blaine ## Executive Summary An Ordinance Implementing an Electric Service Franchise Fee on Connexus Energy, A Minnesota Cooperative, its Successors and Assigns, for Providing Electric Service Within the City Of Blaine. ## Background As noted by City Council members throughout the 2025 budget process, among peer communities in Minnesota, Blaine is the only city that continues to rely predominantly on property taxes to fund general government functions, including police and fire services. With rapidly increasing demands for services and infrastructure amidst constraints on traditional revenue sources, identifying and implementing alternative revenue mechanisms can help diversify the city's income portfolio and address funding gaps. Alternative revenue streams can help diversify the city's income, reduce overreliance on the existing property tax levy, and provide dedicated resources for critical projects. These approaches not only enhance fiscal resilience but may also be structured to allow for more equitable contributions from residents, businesses, and visitors who benefit from local services. In early 2025, the city council was presented with information on alternative revenue sources to reduce the burden on property taxpayers in the city of Blaine. One of the options discussed was utility franchise fees. The council directed staff to explore franchise fees further. City staff then began the process of meeting with all gas and electric utility providers in Blaine. They include CenterPoint Energy (gas), Xcel Energy (gas and electric), Connexus (electric) and Centennial Utilities (gas). The purpose of the Page 40 of 181 meetings was to inform the utility companies about Blaine's potential desire to establish franchise fees, discuss the process for establishing said fee, and obtain data from the utility companies.Utility providers, like those for gas and electricity, are required by Minnesota law to deliver services that are safe, adequate, and efficient. To do this, they often need to use public areas like roads and sidewalks, which are known as public rights-of-way. Because cities are responsible for managing these rights-of-way, they often create franchise agreements with utility companies. A franchise agreement is a contract that gives a utility company the right to install, maintain, and repair its equipment within a city's public grounds or rights-of-way. In Minnesota, cities have broad authority under state law to negotiate these agreements, which are formalized as ordinances. Per Minnesota Statute 216B.36, a city may impose a franchise fee on a gas or electric utility for the use of the public right-of-way by adopting an ordinance that establishes fee terms, including structure, collection, schedule and effective dates. Cities have the option of imposing a flat fee or a percentage fee based on utility usage. These fees can vary between residential customers and various commercial customer types. While a flat fee is constant from month-to-month, a percentage-based fee varies seasonally. The table below provides a comparison of how several similar sized cities utilize utility franchise fees: ## City Electric Franchise Fee Gas Franchise Fee ## Apple Valley Yes Yes ## Bloomington Yes Yes ## Brooklyn Park Yes Yes ## Burnsville Yes Yes ## Coon Rapids Yes Yes ## Eagan Yes Yes ## Eden Prarie Yes Yes ## Edina Yes Yes ## Lakeville Yes Yes ## Maple Grove No No ## Minnetonka Yes Yes ## Plymouth Yes Yes ## St. Louis Park Yes Yes ## Woodbury Yes Yes Page 41 of 181 When comparing franchise fees as a revenue source to property taxes, advantages include: • Local control of processes and fee structure. • Wider base than property taxes. • Inclusion of tax-exempt properties. • Diversification of the city’s revenue sources. • Reliable source of revenue. • New construction would contribute immediately (market value / tax delay under state law) Some disadvantages of franchise fees include: • Unlike cable franchise fees paid only by subscribers, everyone must pay since gas and electricity are essential services. • Significant administrative time is required to establish franchise fees and implement them concurrently. • Potential resistance from utility providers to implement fees proposed by the city. Franchise fee revenues can be utilized to support a variety of community needs and capital improvements. Common applications include investments in street and trail systems, such as mill and overlay projects and full street reconstructions. Some cities choose to allocate these funds toward the maintenance and enhancement of trails and sidewalks. In addition to transportation related projects, communities have directed franchise fee funds toward broader infrastructure improvements, including the construction or renovation of public facilities such as police stations, fire halls, and city hall buildings. While less common, franchise fees have also supported climate and sustainability initiatives, including implementation of climate action plans and other efforts aimed at improving environmental sustainability and community resilience. Based on the comparison of electric and gas franchise riders from various cities, the City of Lakeville was selected as the most suitable model to meet Blaine's current financial needs. Lakeville’s rates were recently adopted and reflect existing market conditions, potentially leading to a more expedient approval path with regulatory authorities. As a community similar in size and characteristics, it also provides a relevant and reliable benchmark for analysis. Using Lakeville’s rates as a reference, the estimated annual revenue is approximately $5.7 million, an amount that aligns closely with Blaine’s planned annual debt/levy portion of pavement management programming as outlined in the preliminary 2027-2031 Capital Improvement Plan. The flat-rate model does not fluctuate from year to year, unlike taxes which are based on property values that change every year. It would provide a consistent rate that residential, commercial and industrial property owners can rely on. It would be equally spread across all gas and electric users, including tax-exempt properties such as schools, churches and nonprofits that also benefit from city services. The flat-rate model also offers a stable and predictable fee structure, creating a consistent revenue stream to support the city’s annual budget. Albeit the allocation of franchise fees is an annual election of the City Council through the budgeting process, dialog on this topic has focused on allocating funds to provide for infrastructure improvements in lieu of borrowing, which would provide for significant borrowing costs like issuance fees and interest costs. Page 42 of 181 While the modeled fee arrangement may not benefit all properties equally, franchise fees typically represent a less significant financial burden compared to taxation. Per the table below, which is based on the current 2026 tax levy, the median valued residential property, average valued residential property, a small commercial user with a $1 million property, and a large commercial user with a $4 million property are all better off financially from the implementation of franchise fees rather than increasing the tax levy. This shows equity in implementation and doesn't create an undue burden on any one property classification. Under the franchise rates and customer projections noted above, it is estimated that the majority of residents and businesses would experience a reduced financial burden relative to ongoing borrowing for capital projects, which would otherwise increase pressure on the property tax levy. On April 13, the City Council met to review the procedural framework and necessary timelines for establishing new franchise and fee ordinances. Because the Council reached a consensus to move forward with the process as drafted, a mandatory 60-day notice period for utilities was scheduled to begin on July 1. These fee ordinances are tentatively slated for a continuation of the public hearing and second reading on August 17 and adoption on September 9. ## Utility Franchise Fee to Levy Comparison ## Franchise Fees ## Property/Customer ## Type ## Monthly Fee — ## Electric ## Monthly Fee — Gas ## Monthly ## Total ## Annual Total ## Annual ## Levy ## Additional ## Cost if Levied - No ## Franchise Fee $346K Residential - ## Median $6.00 $6.00 $12.00 $144.00 $157.11 $13.11 $380K Residential - ## Average $6.00 $6.00 $12.00 $144.00 $174.73 $30.73 Small Commercial - $1 ## Million $35.00 $35.00 $70.00 $840.00 $914.79 $74.79 Large Commercial - $4 ## Million $120.00 $120.00 $240.00 $2,880.00 $3,766.10 $886.10 ## Proposed Utility Franchise Fees ## Electric Gas ## Classification Monthly Rate Classification Monthly Rate ## Residential $6.00 Residential/Firm A $6.00 ## Small C&I Non-Demand $16.00 Firm B $35.00 ## Small C&I Demand $35.00 Firm C $120.00 ## Large C&I $120.00 Small Volume Dual Fuel A $120.00 ## Public Street Lighting $- Small Volume Dual Fuel B $120.00 ## Municipal Pumping Non-Demand $- Large Volume Dual Fuel $120.00 ## Municipal Pumping Demand $- Large Volume Firm $120.00 Page 43 of 181 ## Strategic Plan Relationship Utility franchise fees will provide increased non-tax revenues. ## Board/Commission Review ## None ## Financial Impact Franchise fees provide a stable source of funding that will be used to help the city maintain streets and other community assets without sole reliance on the property tax levy. These funds will be used to supplant the need for costly long-term bonding to support critical infrastructure improvements and will not be earmarked for new spending or the expansion of city services. ## Public Outreach/Input Notice of this public hearing was published in the Blaine Spring Lake Park Life in its July 3 and July 10 editions. On July 1, a pre-notice cover letter was sent via certified mail to the utility provider. Public workshops were held on the following dates to discuss the potential implementation of gas and electric franchise fees: • January 13, 2025 • September 8, 2025 • November 17, 2025 • January 23, 2026 • April 13, 2026 • May 18, 2026 ## Staff Recommendation Open the public hearing, allow comments, continue the public hearing for August 17, 2026 and conduct the first reading of the proposed ordinance. ## Attachment List ## None Page 44 of 181 ## City of Blaine ## Signature Copy ## Resolution: ## Public Hearing and First Reading An Ordinance Implementing an Electric Service Franchise Fee on Connexus Energy, A Minnesota Cooperative, its Successors and Assigns, for Providing Electric Service Within the City Of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide electric services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 26-2607, a Franchise Agreement between the City and Connexus Energy, a Minnesota cooperative, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its electric franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for electric service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for electric service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not received by or credited to the Company. Page 45 of 181 Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 46 of 181 ## City of Blaine ## Signature Copy ## Ordinance: ORD 26-2610 ## Public Hearing and First Reading An Ordinance Implementing an Electric Service Franchise Fee on Connexus Energy, A Minnesota Cooperative, its Successors and Assigns, for Providing Electric Service Within ## the City Of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide electric services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 26-2607, a Franchise Agreement between the City and Connexus Energy, a Minnesota cooperative, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its electric franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for electric service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for electric service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 47 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 48 of 181 ## City of Blaine ## Staff Report ## File Number: ORD 26-2611 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Ordinance 7:00 PM - Public Hearing and Items Published for a Certain Time - Jason Zimmerman, Finance ## Director Agenda Item # 8.2 ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Circle Pines Public Utilities, D/B/A Centennial Utilities, a Minnesota Municipal Corporation, its Successors and Assigns, for Providing Gas ## Energy Service Within the City of Blaine ## Executive Summary An Ordinance Implementing a Gas Service Franchise Fee on Circle Pines Public Utilities, D/B/A Centennial Utilities, a Minnesota Municipal Corporation, its Successors and Assigns, for Providing Gas Energy Service Within the City of Blaine. ## Background As noted by City Council members throughout the 2025 budget process, among peer communities in Minnesota, Blaine is the only city that continues to rely predominantly on property taxes to fund general government functions, including police and fire services. With rapidly increasing demands for services and infrastructure amidst constraints on traditional revenue sources, identifying and implementing alternative revenue mechanisms can help diversify the city's income portfolio and address funding gaps. Alternative revenue streams can help diversify the city's income, reduce overreliance on the existing property tax levy, and provide dedicated resources for critical projects. These approaches not only enhance fiscal resilience but may also be structured to allow for more equitable contributions from residents, businesses, and visitors who benefit from local services. In early 2025, the city council was presented with information on alternative revenue sources to reduce the burden on property taxpayers in the city of Blaine. One of the options discussed was utility franchise fees. The council directed staff to explore franchise fees further. City staff then began the Page 49 of 181 process of meeting with all gas and electric utility providers in Blaine. They include CenterPoint Energy (gas), Xcel Energy (gas and electric), Connexus (electric) and Centennial Utilities (gas). The purpose of the meetings was to inform the utility companies about Blaine's potential desire to establish franchise fees, discuss the process for establishing said fee, and obtain data from the utility companies.Utility providers, like those for gas and electricity, are required by Minnesota law to deliver services that are safe, adequate, and efficient. To do this, they often need to use public areas like roads and sidewalks, which are known as public rights-of-way. Because cities are responsible for managing these rights-of-way, they often create franchise agreements with utility companies. A franchise agreement is a contract that gives a utility company the right to install, maintain, and repair its equipment within a city's public grounds or rights-of-way. In Minnesota, cities have broad authority under state law to negotiate these agreements, which are formalized as ordinances. Per Minnesota Statute 216B.36, a city may impose a franchise fee on a gas or electric utility for the use of the public right-of-way by adopting an ordinance that establishes fee terms, including structure, collection, schedule and effective dates. Cities have the option of imposing a flat fee or a percentage fee based on utility usage. These fees can vary between residential customers and various commercial customer types. While a flat fee is constant from month-to-month, a percentage-based fee varies seasonally. The table below provides a comparison of how several similar sized cities utilize utility franchise fees: ## City Electric Franchise Fee Gas Franchise Fee ## Apple Valley Yes Yes ## Bloomington Yes Yes ## Brooklyn Park Yes Yes ## Burnsville Yes Yes ## Coon Rapids Yes Yes ## Eagan Yes Yes ## Eden Prarie Yes Yes ## Edina Yes Yes ## Lakeville Yes Yes ## Maple Grove No No ## Minnetonka Yes Yes ## Plymouth Yes Yes ## St. Louis Park Yes Yes ## Woodbury Yes Yes Page 50 of 181 When comparing franchise fees as a revenue source to property taxes, advantages include: • Local control of processes and fee structure. • Wider base than property taxes. • Inclusion of tax-exempt properties. • Diversification of the city’s revenue sources. • Reliable source of revenue. • New construction would contribute immediately (market value / tax delay under state law) Some disadvantages of franchise fees include: • Unlike cable franchise fees paid only by subscribers, everyone must pay since gas and electricity are essential services. • Significant administrative time is required to establish franchise fees and implement them concurrently. • Potential resistance from utility providers to implement fees proposed by the city. Franchise fee revenues can be utilized to support a variety of community needs and capital improvements. Common applications include investments in street and trail systems, such as mill and overlay projects and full street reconstructions. Some cities choose to allocate these funds toward the maintenance and enhancement of trails and sidewalks. In addition to transportation related projects, communities have directed franchise fee funds toward broader infrastructure improvements, including the construction or renovation of public facilities such as police stations, fire halls, and city hall buildings. While less common, franchise fees have also supported climate and sustainability initiatives, including implementation of climate action plans and other efforts aimed at improving environmental sustainability and community resilience. Based on the comparison of electric and gas franchise riders from various cities, the City of Lakeville was selected as the most suitable model to meet Blaine's current financial needs. Lakeville’s rates were recently adopted and reflect existing market conditions, potentially leading to a more expedient approval path with regulatory authorities. As a community similar in size and characteristics, it also provides a relevant and reliable benchmark for analysis. Using Lakeville’s rates as a reference, the estimated annual revenue is approximately $5.7 million, an amount that aligns closely with Blaine’s planned annual debt/levy portion of pavement management programming as outlined in the preliminary 2027-2031 Capital Improvement Plan. The flat-rate model does not fluctuate from year to year, unlike taxes which are based on property values that change every year. It would provide a consistent rate that residential, commercial and industrial property owners can rely on. It would be equally spread across all gas and electric users, including tax-exempt properties such as schools, churches and nonprofits that also benefit from city services. The flat-rate model also offers a stable and predictable fee structure, creating a consistent revenue stream to support the city’s annual budget. Albeit the allocation of franchise fees is an annual election of the City Council through the budgeting process, dialog on this topic has focused on allocating funds to provide for infrastructure improvements in lieu of borrowing, which would provide for significant borrowing costs like issuance fees and interest costs. Page 51 of 181 While the modeled fee arrangement may not benefit all properties equally, franchise fees typically represent a less significant financial burden compared to taxation. Per the table below, which is based on the current 2026 tax levy, the median valued residential property, average valued residential property, a small commercial user with a $1 million property, and a large commercial user with a $4 million property are all better off financially from the implementation of franchise fees rather than increasing the tax levy. This shows equity in implementation and doesn't create an undue burden on any one property classification. Under the franchise rates and customer projections noted above, it is estimated that the majority of residents and businesses would experience a reduced financial burden relative to ongoing borrowing for capital projects, which would otherwise increase pressure on the property tax levy. On April 13, the City Council met to review the procedural framework and necessary timelines for establishing new franchise and fee ordinances. Because the Council reached a consensus to move forward with the process as drafted, a mandatory 60-day notice period for utilities was scheduled to begin on July 1. These fee ordinances are tentatively slated for a continuation of the public hearing and second reading on August 17 and adoption on September 9. ## Utility Franchise Fee to Levy Comparison ## Franchise Fees ## Property/Customer ## Type ## Monthly Fee — ## Electric ## Monthly Fee — Gas ## Monthly ## Total ## Annual Total ## Annual ## Levy ## Additional ## Cost if Levied - No ## Franchise Fee $346K Residential - ## Median $6.00 $6.00 $12.00 $144.00 $157.11 $13.11 $380K Residential - ## Average $6.00 $6.00 $12.00 $144.00 $174.73 $30.73 Small Commercial - $1 ## Million $35.00 $35.00 $70.00 $840.00 $914.79 $74.79 Large Commercial - $4 ## Million $120.00 $120.00 $240.00 $2,880.00 $3,766.10 $886.10 ## Proposed Utility Franchise Fees ## Electric Gas ## Classification Monthly Rate Classification Monthly Rate ## Residential $6.00 Residential/Firm A $6.00 ## Small C&I Non-Demand $16.00 Firm B $35.00 ## Small C&I Demand $35.00 Firm C $120.00 ## Large C&I $120.00 Small Volume Dual Fuel A $120.00 ## Public Street Lighting $- Small Volume Dual Fuel B $120.00 ## Municipal Pumping Non-Demand $- Large Volume Dual Fuel $120.00 ## Municipal Pumping Demand $- Large Volume Firm $120.00 Page 52 of 181 ## Strategic Plan Relationship Utility franchise fees will provide increased non-tax revenues. ## Board/Commission Review ## None ## Financial Impact Franchise fees provide a stable source of funding that will be used to help the city maintain streets and other community assets without sole reliance on the property tax levy. These funds will be used to supplant the need for costly long-term bonding to support critical infrastructure improvements and will not be earmarked for new spending or the expansion of city services. ## Public Outreach/Input Notice of this public hearing was published in the Blaine Spring Lake Park Life in its July 3 and July 10 editions. On July 1, a pre-notice cover letter was sent via certified mail to the utility provider. Public workshops were held on the following dates to discuss the potential implementation of gas and electric franchise fees: • January 13, 2025 • September 8, 2025 • November 17, 2025 • January 23, 2026 • April 13, 2026 • May 18, 2026 ## Staff Recommendation Open the public hearing, allow comments, continue the public hearing for August 17, 2026 and conduct the first reading of the proposed ordinance. ## Attachment List ## None Page 53 of 181 ## City of Blaine ## Signature Copy ## Resolution: ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Circle Pines Public Utilities, D/B/A Centennial Utilities, a Minnesota Municipal Corporation, its Successors and Assigns, for Providing ## Gas Energy Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide gas services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 18-2401, a Franchise Agreement between the City and Circle Pines Public Utilities, D/B/A Centennial Utilities, a Minnesota municipal corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its gas franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise, and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for gas service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for gas service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 54 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 55 of 181 ## City of Blaine ## Signature Copy ## Ordinance: ORD 26-2611 ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Circle Pines Public Utilities, ## D/B/A Centennial Utilities, a Minnesota Municipal Corporation, its Successors and Assigns, for Providing Gas Energy Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide gas services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 18-2401, a Franchise Agreement between the City and Circle Pines Public Utilities, D/B/A Centennial Utilities, a Minnesota municipal corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its gas franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise, and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for gas service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for gas service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 56 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 57 of 181 ## City of Blaine ## Staff Report ## File Number: ORD 26-2612 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Ordinance 7:00 PM - Public Hearing and Items Published for a Certain Time - Jason Zimmerman, Finance ## Director Agenda Item # 8.3 ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Centerpoint Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its Successors and Assigns, for Providing Gas Energy Service ## Within the City of Blaine ## Executive Summary An Ordinance Implementing a Gas Service Franchise Fee on Centerpoint Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its Successors and Assigns, for Providing Gas Energy Service Within the City of Blaine. ## Background As noted by City Council members throughout the 2025 budget process, among peer communities in Minnesota, Blaine is the only city that continues to rely predominantly on property taxes to fund general government functions, including police and fire services. With rapidly increasing demands for services and infrastructure amidst constraints on traditional revenue sources, identifying and implementing alternative revenue mechanisms can help diversify the city's income portfolio and address funding gaps. Alternative revenue streams can help diversify the city's income, reduce overreliance on the existing property tax levy, and provide dedicated resources for critical projects. These approaches not only enhance fiscal resilience but may also be structured to allow for more equitable contributions from residents, businesses, and visitors who benefit from local services. In early 2025, the city council was presented with information on alternative revenue sources to reduce the burden on property taxpayers in the city of Blaine. One of the options discussed was utility franchise fees. The council directed staff to explore franchise fees further. City staff then began the Page 58 of 181 process of meeting with all gas and electric utility providers in Blaine. They include CenterPoint Energy (gas), Xcel Energy (gas and electric), Connexus (electric) and Centennial Utilities (gas). The purpose of the meetings was to inform the utility companies about Blaine's potential desire to establish franchise fees, discuss the process for establishing said fee, and obtain data from the utility companies.Utility providers, like those for gas and electricity, are required by Minnesota law to deliver services that are safe, adequate, and efficient. To do this, they often need to use public areas like roads and sidewalks, which are known as public rights-of-way. Because cities are responsible for managing these rights-of-way, they often create franchise agreements with utility companies. A franchise agreement is a contract that gives a utility company the right to install, maintain, and repair its equipment within a city's public grounds or rights-of-way. In Minnesota, cities have broad authority under state law to negotiate these agreements, which are formalized as ordinances. Per Minnesota Statute 216B.36, a city may impose a franchise fee on a gas or electric utility for the use of the public right-of-way by adopting an ordinance that establishes fee terms, including structure, collection, schedule and effective dates. Cities have the option of imposing a flat fee or a percentage fee based on utility usage. These fees can vary between residential customers and various commercial customer types. While a flat fee is constant from month-to-month, a percentage-based fee varies seasonally. The table below provides a comparison of how several similar sized cities utilize utility franchise fees: ## City Electric Franchise Fee Gas Franchise Fee ## Apple Valley Yes Yes ## Bloomington Yes Yes ## Brooklyn Park Yes Yes ## Burnsville Yes Yes ## Coon Rapids Yes Yes ## Eagan Yes Yes ## Eden Prarie Yes Yes ## Edina Yes Yes ## Lakeville Yes Yes ## Maple Grove No No ## Minnetonka Yes Yes ## Plymouth Yes Yes ## St. Louis Park Yes Yes ## Woodbury Yes Yes Page 59 of 181 When comparing franchise fees as a revenue source to property taxes, advantages include: • Local control of processes and fee structure. • Wider base than property taxes. • Inclusion of tax-exempt properties. • Diversification of the city’s revenue sources. • Reliable source of revenue. • New construction would contribute immediately (market value / tax delay under state law) Some disadvantages of franchise fees include: • Unlike cable franchise fees paid only by subscribers, everyone must pay since gas and electricity are essential services. • Significant administrative time is required to establish franchise fees and implement them concurrently. • Potential resistance from utility providers to implement fees proposed by the city. Franchise fee revenues can be utilized to support a variety of community needs and capital improvements. Common applications include investments in street and trail systems, such as mill and overlay projects and full street reconstructions. Some cities choose to allocate these funds toward the maintenance and enhancement of trails and sidewalks. In addition to transportation related projects, communities have directed franchise fee funds toward broader infrastructure improvements, including the construction or renovation of public facilities such as police stations, fire halls, and city hall buildings. While less common, franchise fees have also supported climate and sustainability initiatives, including implementation of climate action plans and other efforts aimed at improving environmental sustainability and community resilience. Based on the comparison of electric and gas franchise riders from various cities, the City of Lakeville was selected as the most suitable model to meet Blaine's current financial needs. Lakeville’s rates were recently adopted and reflect existing market conditions, potentially leading to a more expedient approval path with regulatory authorities. As a community similar in size and characteristics, it also provides a relevant and reliable benchmark for analysis. Using Lakeville’s rates as a reference, the estimated annual revenue is approximately $5.7 million, an amount that aligns closely with Blaine’s planned annual debt/levy portion of pavement management programming as outlined in the preliminary 2027-2031 Capital Improvement Plan. The flat-rate model does not fluctuate from year to year, unlike taxes which are based on property values that change every year. It would provide a consistent rate that residential, commercial and industrial property owners can rely on. It would be equally spread across all gas and electric users, including tax-exempt properties such as schools, churches and nonprofits that also benefit from city services. The flat-rate model also offers a stable and predictable fee structure, creating a consistent revenue stream to support the city’s annual budget. Albeit the allocation of franchise fees is an annual election of the City Council through the budgeting process, dialog on this topic has focused on allocating funds to provide for infrastructure improvements in lieu of borrowing, which would provide for significant borrowing costs like issuance fees and interest costs. Page 60 of 181 While the modeled fee arrangement may not benefit all properties equally, franchise fees typically represent a less significant financial burden compared to taxation. Per the table below, which is based on the current 2026 tax levy, the median valued residential property, average valued residential property, a small commercial user with a $1 million property, and a large commercial user with a $4 million property are all better off financially from the implementation of franchise fees rather than increasing the tax levy. This shows equity in implementation and doesn't create an undue burden on any one property classification. Under the franchise rates and customer projections noted above, it is estimated that the majority of residents and businesses would experience a reduced financial burden relative to ongoing borrowing for capital projects, which would otherwise increase pressure on the property tax levy. On April 13, the City Council met to review the procedural framework and necessary timelines for establishing new franchise and fee ordinances. Because the Council reached a consensus to move forward with the process as drafted, a mandatory 60-day notice period for utilities was scheduled to begin on July 1. These fee ordinances are tentatively slated for a continuation of the public hearing and second reading on August 17 and adoption on September 9. ## Utility Franchise Fee to Levy Comparison ## Franchise Fees ## Property/Customer ## Type ## Monthly Fee — ## Electric ## Monthly Fee — Gas ## Monthly ## Total ## Annual Total ## Annual ## Levy ## Additional ## Cost if Levied - No ## Franchise Fee $346K Residential - ## Median $6.00 $6.00 $12.00 $144.00 $157.11 $13.11 $380K Residential - ## Average $6.00 $6.00 $12.00 $144.00 $174.73 $30.73 Small Commercial - $1 ## Million $35.00 $35.00 $70.00 $840.00 $914.79 $74.79 Large Commercial - $4 ## Million $120.00 $120.00 $240.00 $2,880.00 $3,766.10 $886.10 ## Proposed Utility Franchise Fees ## Electric Gas ## Classification Monthly Rate Classification Monthly Rate ## Residential $6.00 Residential/Firm A $6.00 ## Small C&I Non-Demand $16.00 Firm B $35.00 ## Small C&I Demand $35.00 Firm C $120.00 ## Large C&I $120.00 Small Volume Dual Fuel A $120.00 ## Public Street Lighting $- Small Volume Dual Fuel B $120.00 ## Municipal Pumping Non-Demand $- Large Volume Dual Fuel $120.00 ## Municipal Pumping Demand $- Large Volume Firm $120.00 Page 61 of 181 ## Strategic Plan Relationship Utility franchise fees will provide increased non-tax revenues. ## Board/Commission Review ## None ## Financial Impact Franchise fees provide a stable source of funding that will be used to help the city maintain streets and other community assets without sole reliance on the property tax levy. These funds will be used to supplant the need for costly long-term bonding to support critical infrastructure improvements and will not be earmarked for new spending or the expansion of city services. ## Public Outreach/Input Notice of this public hearing was published in the Blaine Spring Lake Park Life in its July 3 and July 10 editions. On July 1, a pre-notice cover letter was sent via certified mail to the utility provider. Public workshops were held on the following dates to discuss the potential implementation of gas and electric franchise fees: • January 13, 2025 • September 8, 2025 • November 17, 2025 • January 23, 2026 • April 13, 2026 • May 18, 2026 ## Staff Recommendation Open the public hearing, allow comments, continue the public hearing for August 17, 2026 and conduct the first reading of the proposed ordinance. ## Attachment List ## None Page 62 of 181 ## City of Blaine ## Signature Copy ## Resolution: ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Centerpoint Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its Successors and Assigns, for Providing Gas Energy ## Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide gas services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 21-2478, a Franchise Agreement between the City and Centerpoint Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its gas franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for gas service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for gas service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 63 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or ninety (90) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 64 of 181 ## City of Blaine ## Signature Copy ## Ordinance: ORD 26-2612 ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Centerpoint Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its Successors and Assigns, for ## Providing Gas Energy Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide gas services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 21-2478, a Franchise Agreement between the City and Centerpoint Energy Resources Corp., D/B/A Minnegasco, a Delaware Corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its gas franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for gas service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for gas service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 65 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or ninety (90) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 66 of 181 ## City of Blaine ## Staff Report ## File Number: ORD 26-2613 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Ordinance 7:00 PM - Public Hearing and Items Published for a Certain Time - Jason Zimmerman, Finance ## Director Agenda Item # 8.4 ## Public Hearing and First Reading An Ordinance Implementing an Electric Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Electric Service ## Within the City of Blaine ## Executive Summary An Ordinance Implementing an Electric Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Electric Service Within the City of Blaine. ## Background As noted by City Council members throughout the 2025 budget process, among peer communities in Minnesota, Blaine is the only city that continues to rely predominantly on property taxes to fund general government functions, including police and fire services. With rapidly increasing demands for services and infrastructure amidst constraints on traditional revenue sources, identifying and implementing alternative revenue mechanisms can help diversify the city's income portfolio and address funding gaps. Alternative revenue streams can help diversify the city's income, reduce overreliance on the existing property tax levy, and provide dedicated resources for critical projects. These approaches not only enhance fiscal resilience but may also be structured to allow for more equitable contributions from residents, businesses, and visitors who benefit from local services. In early 2025, the city council was presented with information on alternative revenue sources to reduce the burden on property taxpayers in the city of Blaine. One of the options discussed was utility franchise fees. The council directed staff to explore franchise fees further. City staff then began the Page 67 of 181 process of meeting with all gas and electric utility providers in Blaine. They include CenterPoint Energy (gas), Xcel Energy (gas and electric), Connexus (electric) and Centennial Utilities (gas). The purpose of the meetings was to inform the utility companies about Blaine's potential desire to establish franchise fees, discuss the process for establishing said fee, and obtain data from the utility companies.Utility providers, like those for gas and electricity, are required by Minnesota law to deliver services that are safe, adequate, and efficient. To do this, they often need to use public areas like roads and sidewalks, which are known as public rights-of-way. Because cities are responsible for managing these rights-of-way, they often create franchise agreements with utility companies. A franchise agreement is a contract that gives a utility company the right to install, maintain, and repair its equipment within a city's public grounds or rights-of-way. In Minnesota, cities have broad authority under state law to negotiate these agreements, which are formalized as ordinances. Per Minnesota Statute 216B.36, a city may impose a franchise fee on a gas or electric utility for the use of the public right-of-way by adopting an ordinance that establishes fee terms, including structure, collection, schedule and effective dates. Cities have the option of imposing a flat fee or a percentage fee based on utility usage. These fees can vary between residential customers and various commercial customer types. While a flat fee is constant from month-to-month, a percentage-based fee varies seasonally. The table below provides a comparison of how several similar sized cities utilize utility franchise fees: ## City Electric Franchise Fee Gas Franchise Fee ## Apple Valley Yes Yes ## Bloomington Yes Yes ## Brooklyn Park Yes Yes ## Burnsville Yes Yes ## Coon Rapids Yes Yes ## Eagan Yes Yes ## Eden Prarie Yes Yes ## Edina Yes Yes ## Lakeville Yes Yes ## Maple Grove No No ## Minnetonka Yes Yes ## Plymouth Yes Yes ## St. Louis Park Yes Yes ## Woodbury Yes Yes Page 68 of 181 When comparing franchise fees as a revenue source to property taxes, advantages include: • Local control of processes and fee structure. • Wider base than property taxes. • Inclusion of tax-exempt properties. • Diversification of the city’s revenue sources. • Reliable source of revenue. • New construction would contribute immediately (market value / tax delay under state law) Some disadvantages of franchise fees include: • Unlike cable franchise fees paid only by subscribers, everyone must pay since gas and electricity are essential services. • Significant administrative time is required to establish franchise fees and implement them concurrently. • Potential resistance from utility providers to implement fees proposed by the city. Franchise fee revenues can be utilized to support a variety of community needs and capital improvements. Common applications include investments in street and trail systems, such as mill and overlay projects and full street reconstructions. Some cities choose to allocate these funds toward the maintenance and enhancement of trails and sidewalks. In addition to transportation related projects, communities have directed franchise fee funds toward broader infrastructure improvements, including the construction or renovation of public facilities such as police stations, fire halls, and city hall buildings. While less common, franchise fees have also supported climate and sustainability initiatives, including implementation of climate action plans and other efforts aimed at improving environmental sustainability and community resilience. Based on the comparison of electric and gas franchise riders from various cities, the City of Lakeville was selected as the most suitable model to meet Blaine's current financial needs. Lakeville’s rates were recently adopted and reflect existing market conditions, potentially leading to a more expedient approval path with regulatory authorities. As a community similar in size and characteristics, it also provides a relevant and reliable benchmark for analysis. Using Lakeville’s rates as a reference, the estimated annual revenue is approximately $5.7 million, an amount that aligns closely with Blaine’s planned annual debt/levy portion of pavement management programming as outlined in the preliminary 2027-2031 Capital Improvement Plan. The flat-rate model does not fluctuate from year to year, unlike taxes which are based on property values that change every year. It would provide a consistent rate that residential, commercial and industrial property owners can rely on. It would be equally spread across all gas and electric users, including tax-exempt properties such as schools, churches and nonprofits that also benefit from city services. The flat-rate model also offers a stable and predictable fee structure, creating a consistent revenue stream to support the city’s annual budget. Albeit the allocation of franchise fees is an annual election of the City Council through the budgeting process, dialog on this topic has focused on allocating funds to provide for infrastructure improvements in lieu of borrowing, which would provide for significant borrowing costs like issuance fees and interest costs. Page 69 of 181 While the modeled fee arrangement may not benefit all properties equally, franchise fees typically represent a less significant financial burden compared to taxation. Per the table below, which is based on the current 2026 tax levy, the median valued residential property, average valued residential property, a small commercial user with a $1 million property, and a large commercial user with a $4 million property are all better off financially from the implementation of franchise fees rather than increasing the tax levy. This shows equity in implementation and doesn't create an undue burden on any one property classification. Under the franchise rates and customer projections noted above, it is estimated that the majority of residents and businesses would experience a reduced financial burden relative to ongoing borrowing for capital projects, which would otherwise increase pressure on the property tax levy. On April 13, the City Council met to review the procedural framework and necessary timelines for establishing new franchise and fee ordinances. Because the Council reached a consensus to move forward with the process as drafted, a mandatory 60-day notice period for utilities was scheduled to begin on July 1. These fee ordinances are tentatively slated for a continuation of the public hearing and second reading on August 17 and adoption on September 9. ## Utility Franchise Fee to Levy Comparison ## Franchise Fees ## Property/Customer ## Type ## Monthly Fee — ## Electric ## Monthly Fee — Gas ## Monthly ## Total ## Annual Total ## Annual ## Levy ## Additional ## Cost if Levied - No ## Franchise Fee $346K Residential - ## Median $6.00 $6.00 $12.00 $144.00 $157.11 $13.11 $380K Residential - ## Average $6.00 $6.00 $12.00 $144.00 $174.73 $30.73 Small Commercial - $1 ## Million $35.00 $35.00 $70.00 $840.00 $914.79 $74.79 Large Commercial - $4 ## Million $120.00 $120.00 $240.00 $2,880.00 $3,766.10 $886.10 ## Proposed Utility Franchise Fees ## Electric Gas ## Classification Monthly Rate Classification Monthly Rate ## Residential $6.00 Residential/Firm A $6.00 ## Small C&I Non-Demand $16.00 Firm B $35.00 ## Small C&I Demand $35.00 Firm C $120.00 ## Large C&I $120.00 Small Volume Dual Fuel A $120.00 ## Public Street Lighting $- Small Volume Dual Fuel B $120.00 ## Municipal Pumping Non-Demand $- Large Volume Dual Fuel $120.00 ## Municipal Pumping Demand $- Large Volume Firm $120.00 Page 70 of 181 ## Strategic Plan Relationship Utility franchise fees will provide increased non-tax revenues. ## Board/Commission Review ## None ## Financial Impact Franchise fees provide a stable source of funding that will be used to help the city maintain streets and other community assets without sole reliance on the property tax levy. These funds will be used to supplant the need for costly long-term bonding to support critical infrastructure improvements and will not be earmarked for new spending or the expansion of city services. ## Public Outreach/Input Notice of this public hearing was published in the Blaine Spring Lake Park Life in its July 3 and July 10 editions. On July 1, a pre-notice cover letter was sent via certified mail to the utility provider. Public workshops were held on the following dates to discuss the potential implementation of gas and electric franchise fees: • January 13, 2025 • September 8, 2025 • November 17, 2025 • January 23, 2026 • April 13, 2026 • May 18, 2026 ## Staff Recommendation Open the public hearing, allow comments, continue the public hearing for August 17, 2026 and conduct the first reading of the proposed ordinance. ## Attachment List ## None Page 71 of 181 ## City of Blaine ## Signature Copy ## Resolution: ## Public Hearing and First Reading An Ordinance Implementing an Electric Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing ## Electric Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide electric services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 26-2608, a Franchise Agreement between the City and Northern States Power Company, d/b/a Xcel Energy, a Minnesota corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its electric franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for electric service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entity covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for electric service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 72 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 73 of 181 ## City of Blaine ## Signature Copy ## Ordinance: ORD 26-2613 ## Public Hearing and First Reading An Ordinance Implementing an Electric Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for ## Providing Electric Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide electric services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 26-2608, a Franchise Agreement between the City and Northern States Power Company, d/b/a Xcel Energy, a Minnesota corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its electric franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for electric service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entity covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for electric service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 74 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 75 of 181 ## City of Blaine ## Staff Report ## File Number: ORD 26-2614 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Ordinance 7:00 PM - Public Hearing and Items Published for a Certain Time - Jason Zimmerman, Finance ## Director Agenda Item # 8.5 ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Gas Energy Service ## Within the City of Blaine ## Executive Summary An Ordinance Implementing a Gas Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Gas Energy Service Within the City of Blaine. ## Background As noted by City Council members throughout the 2025 budget process, among peer communities in Minnesota, Blaine is the only city that continues to rely predominantly on property taxes to fund general government functions, including police and fire services. With rapidly increasing demands for services and infrastructure amidst constraints on traditional revenue sources, identifying and implementing alternative revenue mechanisms can help diversify the city's income portfolio and address funding gaps. Alternative revenue streams can help diversify the city's income, reduce overreliance on the existing property tax levy, and provide dedicated resources for critical projects. These approaches not only enhance fiscal resilience but may also be structured to allow for more equitable contributions from residents, businesses, and visitors who benefit from local services. In early 2025, the city council was presented with information on alternative revenue sources to reduce the burden on property taxpayers in the city of Blaine. One of the options discussed was utility franchise fees. The council directed staff to explore franchise fees further. City staff then began the Page 76 of 181 process of meeting with all gas and electric utility providers in Blaine. They include CenterPoint Energy (gas), Xcel Energy (gas and electric), Connexus (electric) and Centennial Utilities (gas). The purpose of the meetings was to inform the utility companies about Blaine's potential desire to establish franchise fees, discuss the process for establishing said fee, and obtain data from the utility companies.Utility providers, like those for gas and electricity, are required by Minnesota law to deliver services that are safe, adequate, and efficient. To do this, they often need to use public areas like roads and sidewalks, which are known as public rights-of-way. Because cities are responsible for managing these rights-of-way, they often create franchise agreements with utility companies. A franchise agreement is a contract that gives a utility company the right to install, maintain, and repair its equipment within a city's public grounds or rights-of-way. In Minnesota, cities have broad authority under state law to negotiate these agreements, which are formalized as ordinances. Per Minnesota Statute 216B.36, a city may impose a franchise fee on a gas or electric utility for the use of the public right-of-way by adopting an ordinance that establishes fee terms, including structure, collection, schedule and effective dates. Cities have the option of imposing a flat fee or a percentage fee based on utility usage. These fees can vary between residential customers and various commercial customer types. While a flat fee is constant from month-to-month, a percentage-based fee varies seasonally. The table below provides a comparison of how several similar sized cities utilize utility franchise fees: ## City Electric Franchise Fee Gas Franchise Fee ## Apple Valley Yes Yes ## Bloomington Yes Yes ## Brooklyn Park Yes Yes ## Burnsville Yes Yes ## Coon Rapids Yes Yes ## Eagan Yes Yes ## Eden Prarie Yes Yes ## Edina Yes Yes ## Lakeville Yes Yes ## Maple Grove No No ## Minnetonka Yes Yes ## Plymouth Yes Yes ## St. Louis Park Yes Yes ## Woodbury Yes Yes Page 77 of 181 When comparing franchise fees as a revenue source to property taxes, advantages include: • Local control of processes and fee structure. • Wider base than property taxes. • Inclusion of tax-exempt properties. • Diversification of the city’s revenue sources. • Reliable source of revenue. • New construction would contribute immediately (market value / tax delay under state law) Some disadvantages of franchise fees include: • Unlike cable franchise fees paid only by subscribers, everyone must pay since gas and electricity are essential services. • Significant administrative time is required to establish franchise fees and implement them concurrently. • Potential resistance from utility providers to implement fees proposed by the city. Franchise fee revenues can be utilized to support a variety of community needs and capital improvements. Common applications include investments in street and trail systems, such as mill and overlay projects and full street reconstructions. Some cities choose to allocate these funds toward the maintenance and enhancement of trails and sidewalks. In addition to transportation related projects, communities have directed franchise fee funds toward broader infrastructure improvements, including the construction or renovation of public facilities such as police stations, fire halls, and city hall buildings. While less common, franchise fees have also supported climate and sustainability initiatives, including implementation of climate action plans and other efforts aimed at improving environmental sustainability and community resilience. Based on the comparison of electric and gas franchise riders from various cities, the City of Lakeville was selected as the most suitable model to meet Blaine's current financial needs. Lakeville’s rates were recently adopted and reflect existing market conditions, potentially leading to a more expedient approval path with regulatory authorities. As a community similar in size and characteristics, it also provides a relevant and reliable benchmark for analysis. Using Lakeville’s rates as a reference, the estimated annual revenue is approximately $5.7 million, an amount that aligns closely with Blaine’s planned annual debt/levy portion of pavement management programming as outlined in the preliminary 2027-2031 Capital Improvement Plan. The flat-rate model does not fluctuate from year to year, unlike taxes which are based on property values that change every year. It would provide a consistent rate that residential, commercial and industrial property owners can rely on. It would be equally spread across all gas and electric users, including tax-exempt properties such as schools, churches and nonprofits that also benefit from city services. The flat-rate model also offers a stable and predictable fee structure, creating a consistent revenue stream to support the city’s annual budget. Albeit the allocation of franchise fees is an annual election of the City Council through the budgeting process, dialog on this topic has focused on allocating funds to provide for infrastructure improvements in lieu of borrowing, which would provide for significant borrowing costs like issuance fees and interest costs. Page 78 of 181 While the modeled fee arrangement may not benefit all properties equally, franchise fees typically represent a less significant financial burden compared to taxation. Per the table below, which is based on the current 2026 tax levy, the median valued residential property, average valued residential property, a small commercial user with a $1 million property, and a large commercial user with a $4 million property are all better off financially from the implementation of franchise fees rather than increasing the tax levy. This shows equity in implementation and doesn't create an undue burden on any one property classification. Under the franchise rates and customer projections noted above, it is estimated that the majority of residents and businesses would experience a reduced financial burden relative to ongoing borrowing for capital projects, which would otherwise increase pressure on the property tax levy. On April 13, the City Council met to review the procedural framework and necessary timelines for establishing new franchise and fee ordinances. Because the Council reached a consensus to move forward with the process as drafted, a mandatory 60-day notice period for utilities was scheduled to begin on July 1. These fee ordinances are tentatively slated for a continuation of the public hearing and second reading on August 17 and adoption on September 9. ## Utility Franchise Fee to Levy Comparison ## Franchise Fees ## Property/Customer ## Type ## Monthly Fee — ## Electric ## Monthly Fee — Gas ## Monthly ## Total ## Annual Total ## Annual ## Levy ## Additional ## Cost if Levied - No ## Franchise Fee $346K Residential - ## Median $6.00 $6.00 $12.00 $144.00 $157.11 $13.11 $380K Residential - ## Average $6.00 $6.00 $12.00 $144.00 $174.73 $30.73 Small Commercial - $1 ## Million $35.00 $35.00 $70.00 $840.00 $914.79 $74.79 Large Commercial - $4 ## Million $120.00 $120.00 $240.00 $2,880.00 $3,766.10 $886.10 ## Proposed Utility Franchise Fees ## Electric Gas ## Classification Monthly Rate Classification Monthly Rate ## Residential $6.00 Residential/Firm A $6.00 ## Small C&I Non-Demand $16.00 Firm B $35.00 ## Small C&I Demand $35.00 Firm C $120.00 ## Large C&I $120.00 Small Volume Dual Fuel A $120.00 ## Public Street Lighting $- Small Volume Dual Fuel B $120.00 ## Municipal Pumping Non-Demand $- Large Volume Dual Fuel $120.00 ## Municipal Pumping Demand $- Large Volume Firm $120.00 Page 79 of 181 ## Strategic Plan Relationship Utility franchise fees will provide increased non-tax revenues. ## Board/Commission Review ## None ## Financial Impact Franchise fees provide a stable source of funding that will be used to help the city maintain streets and other community assets without sole reliance on the property tax levy. These funds will be used to supplant the need for costly long-term bonding to support critical infrastructure improvements and will not be earmarked for new spending or the expansion of city services. ## Public Outreach/Input Notice of this public hearing was published in the Blaine Spring Lake Park Life in its July 3 and July 10 editions. On July 1, a pre-notice cover letter was sent via certified mail to the utility provider. Public workshops were held on the following dates to discuss the potential implementation of gas and electric franchise fees: • January 13, 2025 • September 8, 2025 • November 17, 2025 • January 23, 2026 • April 13, 2026 • May 18, 2026 ## Staff Recommendation Open the public hearing, allow comments, continue the public hearing for August 17, 2026 and conduct the first reading of the proposed ordinance. ## Attachment List ## None Page 80 of 181 ## City of Blaine ## Signature Copy ## Resolution: ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for Providing Gas Energy ## Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide gas services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 26-2609, a Franchise Agreement between the City and Northern States Power Company, d/b/a Xcel Energy, a Minnesota corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its gas franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for gas service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for gas service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 81 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 82 of 181 ## City of Blaine ## Signature Copy ## Ordinance: ORD 26-2614 ## Public Hearing and First Reading An Ordinance Implementing a Gas Service Franchise Fee on Northern States Power Company, D/B/A Xcel Energy, a Minnesota Corporation, its Successors and Assigns, for ## Providing Gas Energy Service Within the City of Blaine ## THE CITY OF BLAINE DOES ORDAIN: Section 1. Purpose. The Blaine City Council has determined that it is in the best interest of the City to impose a franchise fee on those public utility companies that provide gas services within the City of Blaine (the “City”). Pursuant to City Ordinance No. 26-2609, a Franchise Agreement between the City and Northern States Power Company, d/b/a Xcel Energy, a Minnesota corporation, its successors and assigns, (“Company”) the City has the right to impose a franchise fee on the Company. Section 2. Terms. A franchise fee is hereby imposed on the Company under its gas franchise in accordance with the Franchise Agreement amount and fee design set forth in the fee schedule attached as Exhibit A to this Ordinance commencing with the Company's January 2027 billing month. This fee is a monthly account-based fee on each premise and not a meter-based fee, as established in Section 8.2 of the Franchise Agreement. In the event that an entity covered by this ordinance has more than one meter at a single premise, but only one account, only one fee shall be assessed to that account. If a premise has two or more meters being billed at different rates, the Company may have an account for each rate classification, which will result in more than one franchise fee assessment for gas service to that premise. If the Company combines the rate classifications into a single account, the franchise fee assessed to the account will be the largest franchise fee applicable to a single rate classification for energy delivered to that premise. In the event any entities covered by this ordinance have more than one premise (address), each premise shall be subject to a separate franchise fee appropriate for the premise. In the event a question arises as to the proper fee amount for any premise, the Company's manner of billing for energy used at all similar premises in the City will control. Section 3. Payment and Fee Modification. The franchise fee shall be payable to the City quarterly and shall be based on the amount collected by Company during the complete billing month during the period for which payment is to be made. The payment shall be due the last business day of the month following the period for which the payment is made. Such franchise fee shall not exceed any amount that the Company may legally charge to its customers prior to payment to the City by imposing a surcharge equivalent to such franchise fee in its rates for gas service. The franchise fee may be increased or decreased by ordinance from time to time, however any such change may not occur more often than annually. Company may pay the City the fee based upon the surcharge billed subject to subsequent reductions to account for uncollectibles, refunds, and correction of erroneous billings that are not Page 83 of 181 received by or credited to the Company. Section 4. Surcharge. The City recognizes that the Minnesota Public Utilities Commission may allow the Company to add a surcharge to customer rates of City residents to reimburse the Company for the cost of the fee. The Company agrees that it is prohibited from adding an administrative fee of any kind upon or relating to the franchise fee. Section 5. Enforcement. Any dispute, including enforcement of a default regarding this ordinance will be resolved in accordance with Section 2.5 of the Franchise Agreement. Section 6. Effective Date of Franchise Fee. The effective date of fee collection shall be January 1, 2027 or sixty (60) days after the City sends written notice enclosing a copy of this adopted Ordinance to the Company by certified mail, whichever date is later. Effective Date. This ordinance becomes effective from and after its passage and publication. ADOPTED by the City Council of the City of Blaine, Minnesota this ___ day of _______________, 2026. Page 84 of 181 ## City of Blaine ## Staff Report ## File Number: RES 26-144 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Resolution ## Development Business - Sheila Sellman, Community Development Director Agenda Item # 9.1 ## Resolution Granting a Comprehensive Plan Amendment from High Density Residential/Planned ## Industrial/Planned Commercial and Planned Industrial/Planned Commercial to High Density Residential 2/Planned Commercial at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel Management ## Company) (Case File No. 26-0032/EES) ## Executive Summary The applicant is proposing to subdivide two existing lots into three lots to allow for construction of a new apartment building immediately south of the existing Viridian Apartments and west of the Teamsters headquarters. The project requires a comprehensive plan amendment, a conditional use permit (apartment use and shared access/zero lot line) and a plat. ## Background ## Planning Commission (Public Hearing) July 14, 2026 ## City Council (Comp Plan Amendment) August 3, 2026 ## Action Deadline August 14, 2026 Staff report prepared by Elizabeth Showalter, Housing Program Coordinator, and Teresa Barnes, Project ## Engineer ## Comprehensive Plan Amendment Section 101-3 Criteria for granting zoning/comprehensive plan amendments: The City Council may adopt amendments to the zoning ordinance, zoning map, and comprehensive plan relative to land uses within a particular district or to the location of the district lines. Zoning amendments shall only be used as a means to reflect changes in the goals and policies of the City as reflected in the comprehensive plan or changes in conditions in the City. When a change to a city’s Comprehensive Guide Plan is requested, it is the city’s responsibility to Page 85 of 181 determine if the change is in the best long-range interests of the city. The standard of review of a city’s action in approving or denying a Comprehensive Guide Plan amendment is whether there exists a rational basis. A rational basis standard has been described to mean having legally sufficient reasons supportable by the facts which promote the general health, safety and welfare of the city. ## A comprehensive plan amendment from High Density Residential/Planned Industrial/Planned Commercial (HDR/PI/PC) and Planned Industrial/Planned Commercial (PI/PC) to High Density Residential 2/Planned Commercial (HDR2/PC) is consistent with the following goals in the comprehensive plan: • The City recognizes varied housing densities as a means of accommodating community growth. The City will encourage increased density through appropriately designed and located townhouses and apartments, a variety of single-family detached-style homes with clustering, varying lot sizes, and shared open space. (Land Use Goal 3.) • The City supports the development of well-designed and appropriately-located multifamily housing projects when these developments improve access to affordable housing and transit, create positive community impacts, and preserve natural resources. (Housing Goal 2.) ## Zoning The property is zoned Planned Business District (PBD) which allows for commercial, industrial, and multifamily residential uses. ## Surrounding Zoning and Uses North: Existing Viridian Central apartment building (PBD) and Northview Villas (R-4 Manufactured Home ## Park) South: City owned open space/wetland East: City owned open space/wetland West: Teamsters headquarters building (PBD) ## Land Use Designation The project creates a new lot out of land currently part of the Viridian Central Apartment property (guided HDR/PI/PC) and part of the Teamsters property (guided PI/PC). The applicant is requesting an HDR2 land use designation to allow for residential densities up to 60 units per acre. To allow for the shared parking with the Teamsters and afford future flexibility, staff proposes reguiding the portion of the property being used for the apartments to HDR2/PC which also allows for commercial uses. ## Existing Conditions and History An apartment building was constructed at 9436 Ulysses Street in 2016. The building has changed names multiple times since then, and is currently called Viridian Central. It includes 191 units. The adjacent Arris apartment building was constructed in 2022 and has 66 units. The two existing buildings have always been separately owned and managed. The City has undergone several code amendments related to multifamily parking requirements. When the Veridian project was approved, 2.2 parking stalls were required per unit, resulting in 423 stalls required, and 429 were provided. Now, 1 stall is required for studio units, 1.5 for one bedroom, and 2 for all other units, which reduces the requirement to 320 stalls. Due to the reduction in parking Page 86 of 181 requirement, which aligns with the actual parking demand seen by the property owner, there is excess parking space on the property, which the property owner is proposing to utilize for construction of an 84-unit apartment building. This proposal was brought to the City Council for feedback on April 6, 2026. The project also includes a lot line adjustment between the Viridian property and 9422 Ulysses Street which is the Teamsters headquarters building. ## Plat The project proposes the replat two existing lots into three lots. There is no minimum lot size in the PBD district and the site plans submitted demonstrate that all required setbacks can be met on the property. ## Architecture The applicant is proposing a building using compatible materials and colors to the existing Viridian Apartments. As submitted, the materials are primarily cementious lap siding with glass on all four elevations. Two elevations include brick and integrally colored precast concrete is used for the first floor (parking). This satisfies the Planned Business District architectural standards. ## Setbacks The following setbacks are required for the proposed new building: • Front (east): 50 feet required, 7 feet provided, allowed with zero lot line CUP • Rear (west): 20 feet required, 150 feet provided • Side (north): 15 feet required, 70 feet provided • Side (south): 15 feet required, 17 feet provided The applicant is requesting a zero lot line for parking and shared access between the three parcels on the north and east side of the proposed new building. The parking setbacks of 15 feet for the south and 20 feet for the rear yards are met. ## Landscaping The following landscaping quantities are required: • 12 Overstory • 12 Conifers • 12 Ornamental • 80 Shrubs The property is in the highway 65 zoning district, which requires that 25% of the trees be oversized (3 inches for overstorey, 8 feet for conifers), which amounts to 9 total oversized trees on site. The applicant's landscape plan must be revised to meet the quantities stated, which will be reviewed as part of the building permit. ## Tree Preservation No significant trees are proposed for removal. All disturbed area is currently pavement or grass. Page 87 of 181 ## Parking The parking requirement at the time the existing Viridian building was built required 2.25 parking stalls per unit, regardless of type of unit. Over the following years, the parking requirement for multifamily units has been reduced multiple times. The existing apartment building requires 320 stalls and the new apartment building requires 129 stalls for a total of 449 stalls. A total of 494 stalls are proposed for the two buildings, with over half of the required stalls provided as underground or enclosed parking. The Teamsters building requires 124 parking stalls and 96 are provided. The remaining 28 required stalls can be accounted for through the excess 45 stalls on the two apartment properties, with a shared parking agreement. The project, as proposed, meets the parking requirements. ## Park Dedication Park dedication for residential properties is based on a per-unit calculation. The proposed 84 units would incur a total park dedication fee of $411,096. A small portion of the proposed apartment property is currently part of the Teamsters property and paid park dedication as a commercial property with the platting of Cloverleaf Commons Second Addition. That area totals 0.4 acres and is zoned PBD, which has a per acre park dedication rate of $7,820. Therefore, a credit of $3,218 is applied to the park dedication due, yielding a net park dedication amount of $407,968. ## Airport Noise Considerations The property is located near the airport runway protection zone, but is not in the area designated by the code for noise mitigation standards. The commercial energy code generally requires high standards be met for windows and insulation, which have a similar impact on noise concerns as the noise mitigation standards listed in the code. ## Engineering Analysis ## Grading/Storm Drainage The developer will also need to submit construction contract documents that 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. ## Utilities The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 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. Hydrant locations must be reviewed and approved by the Fire Department. Page 88 of 181 The developer shall explore water sources for landscape irrigation systems installed throughout the development, including the possible use of created ponds or storm water reuse. ## Wetlands/Watershed/FEMA The plat will need to provide for a protective buffer strip of natural vegetation at least 15-feet in width (25-feet is preferred) and shall surround all wetlands. This buffer strip shall be placed in an easement. The developer will need to submit the project to the Coon Creek Watershed District (CCWD). Review, approval and permits are required prior to city plan approval and start of site work. The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at the time of lot closing. The developer is responsible for following through with FEMA (as necessary) to receive final documents, to provide those documents to the homeowners, and to record these on the certificate of title for each parcel in the development. ## Access/Street Design/Sidewalks/Trails The development is proposing to gain/provide access from the existing access drive to Ulysses Street NE. This will be a shared access drive. A Traffic Impact Study was submitted to the City on 7-24-2026. City staff is in agreement with the provided findings and conclusions that no mitigation measures are required for the proposed development. ## 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. ## Attachment List: ## Zoning and Location Map ## Preliminary Plat ## Building Elevations ## Site Plans ## Landscape Plan ## Narrative ## Public Comments ## Unapproved Planning Commission Minutes ## Strategic Plan Relationship Page 89 of 181 Not applicable. ## Board/Commission Review The Planning Commission voted unanimously to approve the comprehensive plan amendment. No one spoke at the public hearing. The meeting minutes are attached for reference. ## 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 website. 4. Posted (sign) on the property with contact information for the Planning Department. In accordance with the Neighborhood Meeting Policy, a neighborhood meeting was held on Sunday, July 12. A summary of the meeting is attached. ## Staff Recommendation By motion, adopt the resolution. ## Attachment List 1. Attachments ## 2. Public Comments ## 3. Traffic Study ## 4. PC Minutes Page 90 of 181 ## City of Blaine ## Signature Copy ## Resolution: RES 26-144 ## Resolution Granting a Comprehensive Plan Amendment from High Density Residential/Planned ## Industrial/Planned Commercial and Planned Industrial/Planned Commercial to High Density Residential 2/Planned Commercial at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel ## Management Company) (Case File No. 26-0032/EES) WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan; and WHEREAS, the Planning Commission held a public hearing on July 14, 2026, and recommended approval regarding the Comprehensive Plan amendment request for: Parcel 1: Lots 2 and 3, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. Abstract Property Parcel 2: Lot 1, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. Abstract Property WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the change to be in general conformance to the adopted Comprehensive Plan for land use compatibility. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that the Comprehensive Plan be amended to change portions of the property, as described above, and based on land use maps contained within Case File No. 26-0032 from High Density Residential/Planned Industrial/Planned ## Commercial and Planned Industrial/Planned Commercial to High Density Residential 2/Planned Commercial according to the following rationale: 1. The proposed land use amendment is consistent with the goal of the housing chapter of the comprehensive plan to "support the development of well-designed and appropriately-located multifamily housing projects when these developments improve access to affordable housing and transit, creative positive community impacts, and preserve natural resources." 2. The proposed land use amendment is consistent with the goal of the land use chapter of the comprehensive plan to "recognize varied housing densities as a means of accommodating community growth" and "encourage increased density through appropriately designed and located townhouses and apartments, a variety of single-family detached-style homes with clustering, varying lot sizes, and shared open space." PASSED by the City Council of the City of Blaine this 3rd day of August, 2026. Page 91 of 181 Signed by ## Tim Sanders, Mayor Signed by ## Catherine M. Sorensen, City Clerk Page 92 of 181 ## AIRPORT ## AIRPORT ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## DF ## I-1 ## I-1 ## I-1 ## I-1 ## PBD ## PBD ## PBD ## PBD ## PBD ## PBD ## R-1 ## R-1 ## R-1 ## R-1 ## R-2 ## R-3B ## R-3C ## R-4 ## RF ## RF ## RF ## RF ## RF ## RF ## RF ## R-1 ## R-1 ## R-1 ## AIRPORT ## I-1 ## B-2 ## PBD ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## R-4 ## R-4 ## DF ## PBD ## R-3B ## R-1 ## R-1 ## RF ## Olympia ## Park ## Aquatore Park ## C l o v e r ## L e a f ## P k w y ## N ## E ## State Highway 65 ## 96th Ave NE 9 5 t h ## A v e ## N ## E ## 97th Ave NE ## 93rd Ln NE ## Polk St NE ## Taylor St NE ## C e n t r a l ## A v e ## N ## E ## Fillmore St NE ## 92nd Ave NE 9 7 t h ## L n ## N ## E ## 98th Ave NE ## T y l e r ## S t ## N ## E ## Pierce St NE ## Pierce Pl NE ## 94th Ln NE ## B a l t i m o r e ## S t ## N ## E ## 92nd Ln NE ## Buchanan St NE ## Ulysses St NE ## L i n c o l n ## S t ## N ## E ## U l y s s e s ## S t ## N ## E Highway 10 Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0032 ## Viridian Sentinel ## BlaineMN.gov Scale: 1:5,852 . ## Project ## Location 00.070.130.03Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location This map is for general reference only. It is not for legal, engineering, or surveying use. Page 93 of 181 ## 12" HDPE ## 15" HDPE ## 15" RCP ## 30" RCP ## 30" RCP ## 12" PVC ## 12" HDPE ## 12" HDPE ## 18" HDPE 12" ## HDPE ## 6" HDPE ## 6" HDPE Edge of ## Concrete ## Bituminous Walkway ## Rip Rap ## Rip Rap ## Rip Rap ## Concrete ## KeystoneRetaining Walls ## C.L. ## Fence ## Iron ## Fence ## C.L. ## Fence ## Pond Edge of ## Ice Edge of ## Ice Edge of ## Ice ## 24" RCP ## 18" RCP ## Concrete 19 11 11 6 6 7 6 6 16 21 9 6 20 30 16 25 ## Trench ## Drain ## Concrete ## BituminousParking Lot ## BituminousDrive ## Concrete Walkway ## Concrete Walkway ## Concrete Walkway ## Concrete Walkway ## Concrete ## Concrete ## Concrete 13.3 67.6 26.8 2.0 11.6 2.0 17.2 2.0 14.9 2.0 22.0 2.0 15.0 2.1 22.0 1.9 15.0 2.2 9.9 10.0 2.1 5.0 7.511.6 7.7 5.0 2.2 10.2 51.7 2.1 13.2 2.0 21.7 2.0 15.0 2.0 22.0 2.0 15.0 2.0 21.9 2.0 15.1 2.0 21.9 2.0 17.1 2.1 21.9 2.0 16.9 2.0 28.3 10.3 2.0 15.0 1.9 47.9 2.0 15.0 1.9 52.9 2.0 11.7 2.0 27.8 21.2 1.4 16.7 1.5 29.8 25.0 2.0 13.2 2.0 98.8 2.0 15.0 1.9 96.5 10.5 2.0 13.2 2.0 35.3 2.0 15.0 2.0 125.9 2.0 15.0 2.0 22.0 2.1 15.0 2.0 115.9 2.0 15.0 1.9 63.7 188.4 2.1 15.0 1.9 23.8 2.0 11.5 1.9 14.1 0.7 30.7 0.7 14.0 15.9 0.7 12.1 0.7 12.0 0.7 12.0 0.7 12.0 0.7 12.1 0.7 11.9 0.7 12.1 0.7 11.9 0.8 12.0 0.6 16.0 13.9 0.7 30.8 0.7 14.0 16.0 0.6 12.0 0.8 11.9 0.7 12.1 0.7 11.9 0.7 12.1 0.7 12.0 0.7 12.0 0.7 12.0 0.7 12.1 0.7 15.9 ## PID: 293123340013 ## Address: 9436 Ulysses St NE 5 Story Brick BuildingFoundation Area = 56,205 +/- Sq. Ft. ## PID: 293123340010 ## Address: 9422 Ulysses St NE ## Owner: TEAMSTERS LOCAL 120 BLDG HOLDING CO ## PID: 293123340014 ## Address: 9460 Ulysses St NE ## Owner: SEQR BLAINE LLC ## PID: 293123310001 ## Address: 9550 Central Ave NE ## Owner: PENTAVENTURE PROPERTIES LLLP ## PID: 293123330009 ## Address: Unassigned ## Owner: CITY OF BLAINE ## PID: 293123340013 ## Address: 9432 Ulysses St NE ## 1 Story Brick Garage Foundation Area = 8,354 +/- Sq. Ft. Edge of ## Woods ## Existing Building ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 ## PID: 293123340003 ## Address: Unassigned ## Owner: CITY OF BLAINE 8" W.M. (Per Rec) ## 6" SprinklerService(Per Rec) ## 6" Water Service (Per Rec) ## 24" RCP (Per Rec) ## 30" RCP 30" RCP (Per Rec) ## 30" RCP ## 8"PVC ## 8"PVC Edge of ## Woods Edge of ## Woods ## 8"PVC ## 10"PVC ## 10"PVC ## 12" RCP ## 6" HDPE ## 10"PVC ## 10"PVC ## BituminousParking Lot ## BituminousParking Lot 8"PVC (Per Rec) ## 8"PVC ## 8"PVC (Per Rec) 4 ## 8"PVC 8" W.M. (Per Rec) ## 8" DIP (Per Rec) ## 8" W.M. (Per Rec) 8" W.M. (Per Rec) ## 6" Water Service(Per Rec) 8" W.M. (Per Rec) 8" W.M. (Per Rec) 8" W.M. (Per Rec) ## 10"PVC ## 12" HDPE (Per Rec) 12" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) 6" SanitaryService (Per Rec) ## Infiltration System (Per Rec) ## 6" Water Service (Per Rec) 12" HDPE (Per Rec) 12" HDPE (Per Rec) ## S00°19'02"W 350.52 ## S89°38'41"E 817.18 ## N00°12'39"W 658.04 ## S00°19'02"W 153.31 ## C=161.68 ## CB=S18°47'59"W ## R=255.00 ## Δ=36°57'54" 164.52 ## Drainage and Utility Per Plat of ## CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS ## SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVER LEAF COMMONS &CLOVERLEAF COMMONSSECOND ADDITION ## Drainage and Utility Per Plat of CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS SECOND ADDITION ## Drainage and Utility Per Plat of CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS ## SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## Found 1/2 Inch ## Open Iron Pipe ## N89°42'20"W 759.86 ## Found Mag Nail ## Found 1/2 Inch ## Iron Pipe W/ Illegible Cap ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## Found 1/2 Inch ## Iron Pipe W/Cap No. 25287 1 2 ## BLOCK 1 3 374.31 ## N89°45'30"E 428.55 11.20 ## S89°38'45"E 264.71 ## S66°16'32"E 91.83 ## Δ=17°09'05" 76.34 ## Δ=19°48'49" 88.18 26.89 ## N90°00'00"W 80.41 ## N90°00'00"E 27.98 ## S00°00'00"W 95.03 384.67 ## N00°00'00"E 38.10 283.73 375.19 ## N00°02'40"W 154.34 193.68 ## N61°28'16"E 239.91 ## S89°38'45"E 245.45 ## N00°21'15"E 77.77 359.75 ## Δ=13°54'11" 61.88 ## N73°49'58"W 64.02 ## S16°10'02"W 10.00 ## S73°49'58"E 126.71 160.61 ## S89°38'45"E 70.85 ## N00°21'15"E 36.00 ## S89°38'45"E 177.75 ## S73°40'52"E 130.89 31.97 ## N Line of CLOVERLEAF COMMONS SECOND ADDITION ## VICINITY MAP ## PROJECT ## PROJECT NO.: 24011.03 ## COPYRIGHT 2026 CIVIL SITE GROUP INC. c ## REVISION SUMMARY ## DATE ## DESCRIPTION ## V2.0 ## PRELIMINARY PLAT . . . . . . . . . . . . ## N 44565 ## RORY L. SYNSTELIEN ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS SURVEY, ## PLAN, OR REPORT WAS PREPARED BY ME ## OR UNDER MY DIRECT SUPERVISION AND ## THAT I AM A DULY LICENSED LAND ## SURVEYOR UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## SIGN-DATE ## N ## CLIENT ## Civil Engineering ## Surveying ## Landscape Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## QA/QC ## FIELD CREW ## DRAWN BY ## REVIEWED BY ## UPDATED BY ## .CJRS. ## PRELIMINARY PLAT GENERAL NOTES ## PROPERTY DESCRIPTION: Parcel 1:Lots 2 and 3, Block 1, Cloverleaf Commons Second Addition, Anoka County,Minnesota. ## Abstract Property Parcel 2:Lot 1, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. ## Abstract Property For Parcel 1, this preliminary plat was prepared with the benefit of a Commitment for Title Insurance issued by Commercial Partners Title, a divisionof Chicago Title Insurance Company, as agent for Chicago Title ## Insurance Company, ## File No. CP72235 (Supplement No. 10), dated March 6, 2024. For Parcel 2, this preliminary plat was prepared without the benefit of a Commitment for Title Insurance. The description for Parcel 2 listed hereon is percounty tax records and may not be the description of record. There may beeasements or other matters of record we are unaware of and thus not shown hereon. ## DATE OF PREPARATION: 5-12-2026 Please note that the background survey information is per a survey performed by us dated 1-31-2024 (last revised 4-1-2024) ## APPLICANT: ## Sentinel Management Company ## Fabrizio Montermini521 Edina Industrial Blvd, Suite 100Edina, MN 55439 952-314-2648 fabrizio@sentinelapts.com ## BENCHMARKS: Elevations are based on the NAVD 88 Datum. Site Benchmark is the top nut of the fire hydrant located along the easterly portion of Ulysses Street NE approximately 60 feet southeast of the southeasterly corner of the subject property, as shown hereon. Elevation=910.45. AREAS:Proposed Lot 1 = 308,350 Sq. Ft. or 7.079 AcresProposed Lot 2 = 104,921 Sq. Ft. or 2.409 AcresProposed Lot 3 = 108,883 Sq. Ft. or 2.499 AcresTotal Property Area = 522,154 Sq. Ft. or 11.987 Acres ## FLOOD ZONE: This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27003C0338E, effective date of December 16, 2015. ________________________________________________________ ## Rory L. Synstelien ## Minnesota License No. 44565 rory@civilsitegroup.com ## PRELIMINARY PLAT: CLOVERLEAF COMMONS THIRD ADDITION ## OVERHEAD UTILITIESGASMAIN ## SANITARY SEWER ## STORM SEWER ## FIBER/COMM. LINEELECTRIC LINE (RECORD) ## WATERMAIN ## ELECTRIC LINE ## GASMAIN (RECORD) ## CHAINLINK FENCE LINE ## Linetype & Symbol Legend ## CONCRETE SURFACE ## PAVER SURFACEBITUMINOUS SURFACE ## GRAVEL/LANDSCAPE SURFACE ## IRON FENCE LINE ## GUARDRAIL ## WATERMAIN (RECORD) ## SANITARY SEWER (RECORD)STORM SEWER (RECORD) ## FIBER/COMM. LINE (RECORD) ## TELEPHONE LINE (RECORD)TELEPHONE LINE ## SIGN ## SANITARY MANHOLESTORM MANHOLECABLE TV BOX ## TELEPHONE MANHOLE ## ELECTRIC TRANSFORMER ## TELEPHONE BOXTRAFFIC SIGNAL ## GAS METER ## ELECTRICAL METER ## WATER MANHOLE ## WATER VALVEAIR CONDITIONER ## BOLLARD ## CATCH BASINELECTRIC MANHOLE ## GAS VALVE ## FLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENT ## HYDRANT ## CAST IRON MONUMENTSET OR TO BE SET IRON MONUMENT ## FLARED END SECTION ## POWER POLE ## UTILITY MANHOLE ## GUY WIRE ## CONIFEROUS TREE ## DECIDUOUS TREE ## ROOF DRAIN ## SEWER CLEAN OUT ## FIRE CONNECTION ## WELL ## UTILITY VAULT ## POST INDICATOR VALVE ## GAS MANHOLE ## HAND HOLE ## FIBER/COMM. MANHOLE ## MAIL BOX ## FUEL TANK ## ELECTRICAL OUTLET ## SB ## SOIL BORING ## LIGHT POLE ## ACCESS RESTRICTION ## WOODEN FENCE LINE ## SATELLITE DISH ## BUSH/SHRUB 80 20 40 0 20 40 ## SCALE IN FEET 9422 & 9436 Ulysses Street NE ## Blaine, Anoka County, Minnesota 55434 ## 5215 Edina Industrial Blvd. Suite 100, Edina, Minnesota 55439 ## Sentinel Management Company Page 94 of 181 ## REVISIONS: ## SHEET TITLE ## PROJECT NO: ## DRAWN BY: ## CHK'D BY: www.collagearchitects.com ## DATE: ## DATE: ## PETER KEELY ## REGISTRATION NO: 23570 Collage | architects ## Architects ## Pete Keely 651.472.0050 708 15th Avenue NE ## Minneapolis, MN 55413 ## Civill Engineer ## Firm ## EOR ## Phone ## Street ## City, State, Zip ## I HEREBY CERTIFY THAT THIS PLAN ## SPECIFICATION OR REPORT WAS PREPARED ## BY ME OR UNDER MY DIRECT SUPERVISION ## AND THAT I AM A DULY LICENSED ARCHITECT ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. ## 5/7/2026 11:23:21 AM 2.0 ## ELEVATIONS ## THE VIRIDIAN ## Issue Date ## Project Number ## BLAINE, MN ## Author ## Checker ## LUA ## Issue Date ## EAST ELEVATION ## NORTH ELEVATION ## WEST ELEVATION ## SOUTH ELEVATION ## No.DateDescription Page 95 of 181 ## Rip Rap ## Rip Rap ## Rip Rap ## KeystoneRetaining Walls ## C.L. ## Fence ## Iron ## Fence ## C.L. ## Fence ## Pond 16 21 9 6 20 30 16 25 ## Trench ## Drain Edge of ## Woods ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 Edge of ## Woods Edge of ## Woods 4 ## WATER SERVICE ## TRASH ## MOVE ## IN ## LOT A ## LOT B ## LOT C ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## EXTERIOR PARKING SUMMARY ## EXISTING ## STND. SPACES 181 ## ADA SPACES 2 ## TOTAL 183 ## PROPOSED ## STND. SPACES 141 ## ADA SPACES 2 ## TOTAL 143 ## EXTERIOR PARKING SUMMARY ## EXISTING ## STND. SPACES 202 ## ADA SPACES 6 ## TOTAL 208 ## EXTERIOR PARKING SUMMARY ## INTERIOR ## (INCLUDES 5 FUTURE) 59 ## PARKING ## STND. SPACES 62 ## 60° SPACES 7 ## ADA SPACES 2 ## SUBTOTAL 71 ## SUBTOTAL 130 ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 44263 ## Matthew R. Pavek ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED PROFESSIONAL ENGINEER ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER ## CITY OF ## BLAINE ## SITE SPECIFIC NOTES: 1. ## RESERVED FOR CITY SPECIFIC SITE NOTES. ## REVISION SUMMARY ## DATE ## DESCRIPTION ## C0.1 ## SITE PLAN - OVERALL 0 1" = 40'-0" 40'-0" 20'-0" ## N ## OWNER INFORMATION ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD, #100 ## EDINA, MN 55439 ## FABRIZIO MONTERMINI 952-314-2648 ## FABRIZIO@SENTINELAPTS.COM ## SITE ENLARGEMENTSEE SHEETS: ## C1.0C2.1C2.2C3.0C4.0 ## L1.0 ## SW1.0SW1.1 ## ULYSSES STREET NE Page 96 of 181 ## Pond ## Concrete ## Trench ## Drain ## Concrete ## Concrete Walkway ## N00°21'15"E 195.68 ## S89°38'45"E 96.00 ## N00°21'15"E 81.00 [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAF ## COMMONS SECOND ADDITION [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAFCOMMONS SECOND ADDITION ## [12] Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION Edge of ## Woods ## 8"PVC ## S89°42'20"E 282.94 ## Found 1/2 Inch ## Iron Pipe W/ Cap No. 25287 ## BUCHANAN ## STREET NE ## 8"PVC ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## WATER SERVICE ## TRASH ## MOVE ## IN 7 8 8 5 10 17 17 5 5 2 1 9 ## LOT C 31.1 169.1 8.0 14.5 6.0 18.0 9.0 23.2 109.2 5.0 24.0 24.0 18.0 9.0 9.0 8.0 20.7 4.0 24.0 4.3 60.0 20.6 18.024.018.0 8.0 18.0 24.0 18.0 6.0 19.0 24.0 38.0 8.0 15.0 20.1 6.0 6.4 8.0 8.0 ## CONSTRUCTION ## LIMITS ## (4) VEHICULAR ## BOLLARD, TYP. ## BIT. PVMT., ## TYP, SEE ## FINAL ## GEOTECH ## FOR ## THICKNESS ## PVMT. ## STRIPING TYP. ## CONC. WALK, TYP ## CONC. WALK, TYP ## ACCESSIBLE ## PARKING SPACE, ## INCL. SIGNAGE, ## STRIPING AND ## RAMPS ## B612 C&G, ## TYP. ## CONC. POLE ## BASE PER ## MANUF. SPECS, ## TYP. ## CONC. POLE ## BASE PER ## MANUF. SPECS, ## TYP. ## SWCP AREA, SEE ## ARCH'L PLANS ## FOR DETAILS ## PROOF OF ## PARKING ## CURB STOP ## TYP. ## DRAINAGE ## CURB CUT ## ACCESSIBLE ROUTE ## ARROW. DO NOT ## PAINT, FOR CODE ## REVIEW ONLY, TYP. ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## DRAINAGE ## CURB CUT ## SURMOUNTABLE ## CURB & CONC. ## WALK ## MONOLITHIC ## CONC. CURB ## B612 C&G, ## TYP. ## (4) VEHICULAR ## BOLLARD, TYP. ## B612 C&G, ## TYP. ## VALLEY GUTTER, TYP. ## R10.0 ## R13.0 ## R12.0 18.0 7.1 17.7 81.0 5.6 9.0 5.7 45.0 9.0 45.0 23.7 4.9 90.0 7.6 153.0 162.3 17.4 18.2 37.2 2.0 ## (4) VEHICULAR ## BOLLARD, TYP. 7.0 153.0 10.0 45.012.672.036.0 24.0 72.0 14.6 27.3 21.6 10.9 ## ST-9 ## ST-7 ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 44263 ## Matthew R. Pavek ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED PROFESSIONAL ENGINEER ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER ## SITE LAYOUT NOTES: ## SITE PLAN LEGEND: ## TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS ## SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED. ## HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANE ## ST = STOP ## CP = COMPACT CAR PARKING ONLY ## PROPERTY LINE ## CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT GUTTER WHERE APPLICABLE-SEE PLAN ## LIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORT ## FOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. HEAVY DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORTFOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. ## CONSTRUCTION LIMITS ## TO ## CITY OF ## BLAINE ## SITE SPECIFIC NOTES: 1. ## RESERVED FOR CITY SPECIFIC SITE NOTES. ## ACCESSIBILITY ROUTE ARROW (IF APPLICABLE) DO NOT PAINT. 1. ## ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" ## (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE ## CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT ## NO COST TO THE OWNER. 2. CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNINGCONSTRUCTION, INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY ## LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE ## FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER ## COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ## ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE ## ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR ## APPROVAL. 3. ## THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A ## RIGHT-OF-WAY AND STREET OPENING PERMIT. 4. ## THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO ## INSTALLATION OF SITE IMPROVEMENT MATERIALS. 5. ## CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE ## BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO ## INSTALLATION OF FOOTING MATERIALS. 6. ## LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE ## APPROXIMATE AND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL ## BY THE ENGINEER/LANDSCAPE ARCHITECT. 7. ## CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE ## FOUNDATION. LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE ## DRAWINGS. 8. ## THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND ## APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED ## SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT ANDPOLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOT PREVIOUSLY ## APPROVED. 9. ## PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ## ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL. 10. ## CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR ## TO THE FLOW OF TRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS ## SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING ## BODIES. 11. ## SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL. 12. ## ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED. 13. ## CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS ## PRIOR TO SITE IMPROVEMENTS. 14. ## FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS. 15. ## PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE. 16. ## ALL PARKING LOT PAINT STRIPING TO BE WHITE, 4" WIDE TYP. 17. ## BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR ## PAVEMENT SECTIONS. 18. ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCEAT THE DRIP LINE. ## SEE LANDSCAPE DOCUMENTS. 19. ## CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR ## TO VERIFY ALL CURBS AND SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS. ## CONTRACTOR MUST ## CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB OR SIDEWALKREPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED. 20. FINISH GRADING FOR HARDSCAPE AREAS IE. PARKING LOTS, CURBS, SIDEWALKS SHALL BE WITHIN 0.05FEET. ADA AREAS MUST COMPLY WITH REQUIREMENTS ON PLANS AND ADA REGULATIONS. TOLERANCE ## WITHIN ADA AREAS IS 0.00 FEET DISCUSS ANY DEVIATIONS WITH ENGINEER PRIOR TO CONSTRUCTION. ## CONTRACTOR IS RESPONSIBLE FOR ANY CURB, SIDEWALK AND/OR PAVEMENT REPLACEMENT THAT DOES ## NOT MEET TOLERANCE/ADA REQUIREMENTS. ## CONCRETE PAVEMENT (IF APPLICABLE) AS SPECIFIED (PAD OR WALK) SEE ## GEOTECHNICAL REPORT FOR AGGREGATE BASE & CONCRETE DEPTHS, WITHIN ROW ## SEE CITY DETAIL, WITHIN PRIVATE PROPERTY SEE CSG DETAIL ## REVISION SUMMARY ## DATE ## DESCRIPTION ## C2.0 ## SITE PLAN - ## ENLARGEMENT ## OPERATIONAL NOTES ## SNOW REMOVAL ## ALL SNOW SHALL BE STORED ON-SITE OUTSIDE ## PARKING LOT. WHEN FULL, REMOVAL CO. SHALLREMOVE EXCESS OFF-SITE. ## TRASH REMOVAL ## TRASH SHALL BE PLACED IN INTERIOR SOLID ## WASTE COLLECTION POINT, MOVED TO ## TEMPORARY EXTERIOR LOCATION ON ## COLLECTION DAY AND REMOVED BYCOMMERCIAL CO. ## DELIVERIES ## DELIVERIES SHALL OCCUR AT THE FRONT DOOR ## VIA STANDARD COMMERCIAL DELIVERYVEHICLES (UPS, FED-EX, USPS). 0 1" = 20'-0" 20'-0" 10'-0" ## N Know what's below. before you dig. ## Call ## R ## OWNER INFORMATION ## SENTINEL MANAGEMENT COMPANY5212 EDINA INDUSTRIAL BOULEVARD, #100 ## EDINA, MN 55439FABRIZIO MONTERMINI 952-314-2648 ## FABRIZIO@SENTINELAPTS.COM ## CURB TAPER Page 97 of 181 ## Pond ## Concrete ## Trench ## Drain ## Concrete ## Concrete Walkway [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAF ## COMMONS SECOND ADDITION [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAFCOMMONS SECOND ADDITION ## [12] Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 ## PID: 293123340003 Edge of ## Woods ## 8"PVC ## Found 1/2 Inch ## Iron Pipe W/ Cap No. 25287 ## BUCHANAN ## STREET NE ## 8"PVC ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## WATER SERVICE ## TRASH ## MOVE ## IN ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## 1 - AG ## 25 - NW2 ## 16 - PN ## 1 - CA ## 4 - TT ## 13 - HS ## 6 - IC ## 9 - IC ## 16 - HS ## 1 - CA ## 16 - HS ## 55 - HA2 ## 18 - CF ## 11 - TT ## 3 - RG ## 3 - RG ## 16 - RG ## 1 - GS ## 1 - AG ## 17 - HS ## 1 - MP ## 9 - IC ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - GS ## 1 - GS ## 1 - GS ## 15 - RG ## 1 - AG16 - NW2 ## 2 - SS ## 10 - SS ## 15 - SS ## 1 - GC2.5 ## 15 - SS ## 6 - NW2 ## 1 - GS ## 9 - CF ## 24 - RG ## 6 - JE ## 4 - JE ## 1 - GC2.5 ## 3 - RB2.5 ## 1 - GC2.5 ## 56 - RG ## 8 - TT ## SYMBOL ## COMMON / BOTANICAL NAME ## QTY ## SIZE ## GROUND COVERS ## 1.5" SCREENED ROCK/STONE, 3" DEEP / ROCK MULCH 530 sf ## Mulch ## SHREDDED CEDAR MULCH 3" DEEP / SHREDDED CEDAR MULCH 5,390 sf ## Mulch ## PLANT SCHEDULE ## L1.0 ## LANDSCAPE PLAN- ## ENLARGEMENT ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED LANDSCAPE ARCHITECT UNDER ## THE LAWS OF THE STATE OF MINNESOTA. 25821 ## Robert L. Binder 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER 1. ## THE CONTRACTOR SHALL PROVIDE ONLY PLANT MATERIAL FREE OF NEONICOTINOID BASED INSECTICIDES ## AND/OR TREATMENTS OF ANY KIND, INCLUDING BY NOT LIMITED TO IMIDACLOPRID (CONFIDOR, ADMIRE, ## GAUCHO, ADVOCATE), THIAMETHOXAM (ACTARA, PLATINUM, CRUISER), CLOTHIANIDIN (PONCHO, DANTOSU, ## DANTOP), ACETAMIPRID (MOSPILAN, ASSAIL, CHIPCOTRISTAR), THIACLOPRID (CALYPSO), DINOTEFURAN ## (STARKLE, SAFARI, VENOM), AND NITENPYRAM (CAPSTAR, GUARDIAN). 2. ## CONTRACTOR SHALL CERTIFY, THROUGH SUPPLIERS POLICY STATEMENT OR AFFIDAVIT, THAT NO ## NEONICOTINOID BASED INSECTICIDES HAVE BEEN USED ON SITE OR DIRECTLY ADJACENT TO THE GROWING OR STORAGE PLOTS OF THE SUPPLIED PLANT MATERIAL, INCLUDING THE PLANTING OF AGRICULTURAL (OROTHER) SEED TREATED WITH NEONICS .. ## POLLINATOR SAFE PLANT MATERIAL: ## LANDSCAPE NOTES: ## PROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANT ## SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES PROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANT SCHEDULE ANDPLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANT SCHEDULE ANDPLAN FOR SPECIES AND PLANTING SIZES ## PROPOSED CANOPY TREE SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES ## AND PLANTING SIZES ## DECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA. ## LANDSCAPE PLAN LEGEND: EDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM, BLACK ORDARK GREEN IN COLOR, INCLUDE ALL CONNECTORS, STAKES, & ALL ## APPURTENANCES PER MANUF. INSTALL PER MANUF. INSTRUC./SPECS. ## SEE SHEET L1.1 FOR PLANTING SCHEDULE ## PLANTING SEASON SCHEDULE ## SEASON ## CONIFEROUS ## DECIDUOUS ## REMARKS ## SPRING PLANTING ## APRIL 15 - JUNE 15 ## APRIL 15 - JUNE 15 ## FALL PLANTING ## AUGUST 21 - SEPTEMBER 30 ## AUGUST 15 - NOVEMBER 15 ## NOTE: ADJUSTMENTS TO PLANTING DATES MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. ## CONSTRUCTION LIMITS ## REVISION SUMMARY ## DATE ## DESCRIPTION 0 1" = 20'-0" 20'-0" 10'-0" ## N Know what's below. before you dig. ## Call ## R ## MULCH SCHEDULE ## AREA ## MULCH TYPE ## EDGING ## FABRIC ## REMARKS ## TREE RINGS ## 4" DEPTH, SHREDDED CEDAR ## NO ## NO ## SEE DETAIL SHT. L1.1 ## PLANTING BEDS ## 4" DEPTH, SHREDDED CEDAR ## YES ## NO ## MAINT. STRIP AT BUILDING FOUNDATION ## NA ## YES ## YES ## NATIVE SEED AREAS ## NA ## NA ## NA NOTE: COORDINATE ALL MULCH AND PLANTING BED MATERIAL PRIOR TO INSTALLATION, PROVIDE SAMPLES AND SHOP DRAWINGS/PHOTOS/DATA SHEETS OF ALL ## MATERIALS 1. ## ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" ## (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE ## CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT ## NO COST TO THE OWNER. 2. ## REFERENCE MULCH SCHEDULE FOR MULCH MATERIALS AND LOCATIONS. 3. ## ALL TREES SHALL BE MULCHED WITH ## SHREDDED CEDAR MULCH ## TO OUTER EDGE OF SAUCER OR TO EDGE ## OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK. 4. ## IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW ## LANDSCAPING. OWNER TO APPROVE BOULDER SAMPLES PRIOR TO INSTALLATION. 5. ## PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND ## SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR IS ## RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD. 6. ## UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND ## THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 7. ## CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE ## DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTED ## FOR TWO (2) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE. 8. ## ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 6" LAYER ## TOPSOIL ## AND SOD AS ## SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS. 9. ## COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING ## FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES AND ## SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 10. ## ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE. 11. ## REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES. 12. ## SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE ## CONTRACTOR'S ACTIVITIES. 13. PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLYPROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TOHEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. ## SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB. 14. CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INCLUDING PRICING FROMOWNER, PRIOR TO INSTALLATION. Page 98 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## PROJECT NARRATIVE ## VIRIDAN CENTRAL PHASE 2 February 23, 2026 The proposed project is to develop a new 84-unit market-rate apartment building as a second phase of an existing 191-unit multifamily development. It redevelops underutilized parking areas across two parcels into an organized, attractively landscaped residential building that complements the existing development. Designed as an integrated extension of the current community, the project provides much-needed housing while enhancing shared amenities for all residents. New interior and exterior recreation spaces would be available to residents of both buildings, fostering a cohesive community and enhancing the appeal of the property to existing and prospective residents. New exterior amenities have been added to the site for outdoor recreation opportunities providing an opportunity for new residents of the proposed building to share this as well. The site presents a strong opportunity to transform excess parking into new homes that benefit from visual access to the green spaces to the south and west, while efficiently leveraging existing amenity and management infrastructure. Overall, the proposed development would be a valuable and seamless addition to the site. The proposed building would consist of 84 new market-rate units in the unit mix outlined below. The structure would be four stories of wood-frame construction over one level of at-grade enclosed parking. The front of the building would feature a prominent two-story lobby at grade, along with conveniently located amenity spaces designed for easy access and resident drop-off. The newly constructed units would allow us to bring some modifications to the unit styles and offerings, allow for greater flexibility within the marketplace, and enhance the success of both buildings. Overall, we would be adding a higher percentage of one-bedroom units and studios as the current building has a high percentage of two-bedroom units. The two-story luxury lobby would provide a variety of amenity areas and resident services. At the top level, a roof deck and sky lounge with south- and west-facing exposure would be provided, offering a highly desirable and useful amenity for residents. The overall site would be subdivided from one existing parcel into two new parcels. As part of this subdivision, the boundaries of the neighboring Teamsters property would also be adjusted through targeted land swaps to accommodate the proposed development. These changes are illustrated on Sheet C2.1 of the attached civil engineering drawings. Sentinel Management Company would retain ownership of both parcels and continue to manage both buildings. Existing access and parking agreements with the neighboring Teamsters property to the southeast are currently in place and would be restructured in order to accommodate the proposed development. ## OVERALL UNIT MIX of PROPOSED BUILDING ## UNIT TYPE QUANTITY APPROX. SF PARKING REQ’D ## STUDIOS 20 570-630 20 ## ONE BEDROOM 30 710-800 45 ## ONE BEDROOM DEN 8 900 12 ## TWO BEDROOM 23 1080-1150 46 ## THREE BEDROOM 3 1400 6 ## TOTAL 84 841 129 ## TOTAL BEDROOMS = 113 Page 99 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## OVERALL FLOOR AREAS of PROPOSED BUILDING ## FLOOR USE AREA ## FIRST PARKING / ENTRY 23,119 SF ## SECOND HOUSING/ AMENITY 20,509 SF ## THIRD HOUSING 21,657 SF ## FOURTH HOUSING 21,657 SF ## FIFTH HOUSING / SKY LOUNGE 21,149 SF ## TOTAL 108,091 SF ## PARKING: The proposed building will go in an area of the site that is currently an empty lot over half of the site, and the other half is used for surface parking. Parking in this area is more than what is needed to operate the current apartment building. The current parking count also exceeds the current city requirements. The new development provides 55 enclosed parking stalls in a first-level garage. Additionally, there is a 6-stall parking area on the first floor that may be leased back to the Teamsters for their storage needs, at least on a temporary basis. The building will be designed so that access to those parking stalls can be reconfigured in the future to allow direct resident parking if needed. The site would still meet the overall city parking requirements for both building. Because both buildings are under single ownership, the management company would manage the parking resource to meet the needs of the tenants by using the parking counts of both lots to meet the parking demand. ## OVERALL UNIT MIX OF THE CURRENT BUILDING ## UNIT TYPE QUANTITY PARKING REQ’D ## STUDIOS 23 23 ## ONE BEDROOM 78 117 ## TWO + THREE BEDROOM 90 180 ## TOTAL 191 320 ## OVERALL MIX WITH CURRENT AND PROPOSED BUILDING ## UNIT TYPE QUANTITY PARKING REQ’D ## STUDIOS 43 43 ## ONE BEDROOM (DEN) 116 174 ## TWO + THREE BEDROOM 116 232 ## TOTAL 275 449 ## OVERALL PARKING COUNTS: ## CURRENT PROPOSED TOTAL Underground 152 0 152 Enclosed Garage 24 61 86 Surface 219 -5 214 Total 395 77 452 Page 100 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 Required parking enclosed 160 65 225 Required parking surface 160 64 224 Total req 320 129 449 Over/under +75 +0 ## BUILDING HEIGHT: The total building height would be 68’ from average grade to the top of the roof deck. The building is 5,223’ from the runway. Based on the 34:1 slope requirement, a building of this height would need 2,334 feet of horizontal separation, so it appears to comply. More discussion with MAC is needed to verify the height requirements. ## DENSITY: PROPOSED SITE AREA (with Teamsters land swap): TOTAL = 413,659.38 SF = 9.50 ACRES ## PROPOSED LOT B: EXISTING BUILDING = 308,360 SF = 7.08 ACRES ## PROPOSED LOT C: NEW PARCEL = 104,912 SF = 2.41 ACRES ## DENSITY: TOTAL = 275/ 9.50 ACRES = 28.95 DU/ACRE This density for the combined 2-phase development exceeds the current allowable density by 3.95 dwelling units per acre and would require a land-use amendment to change the land use from High Density Residential 1 to High Density Residential II. The current density parameters would allow a total of 228 units (an additional 37 units to the original 191 units). We would like to propose a plan use amendment to increase the density to High Density Residential II that would allow the construction of proposed 275 units. The total area of the development would be 28.95 DU/acre. ## Density Rationale The southern portion of the site is significantly underutilized and lacks definition from both a functional and aesthetic standpoint. Today, there is little distinction between our parking area and the adjacent Teamsters lot, resulting in a large expanse of impervious surface that provides limited value. Increasing the site’s density is essential to support a meaningful reinvestment and transformation of this space. Under the current land-use designation, only 37 additional units would be permitted, which is not financially viable; a larger project is needed to distribute development costs effectively and ensure overall feasibility. As the long-term operators of the property, we also recognize a strong and growing demand for housing in the area. Our occupancy levels remain very high, and the addition of 84 new units would help address this need while advancing the City’s Comprehensive Plan goals for expanded housing options (Chapter 3, Goals #1, #2, and #3). The proposed building includes a diverse mix of unit types—ranging from studios to larger two- and three-bedroom apartments—to serve residents of various ages and incomes. This enhanced variety complements the first phase of the development and responds to broader market needs, including the demand for naturally more affordable smaller units such as studios and one-bedrooms. Other developments in the area, such as Doran’s adjacent Arris property, also recently had its land use change to High Density Residential II, which we believe supports that use on our parcel as well. The location has great site access and could readily handle additional units. The current infrastructure in the area looks to be able to support the additional units. Some rework of the storm water system and underground piping would be required, but that can be easily incorporated into the new development. The site is located near Highway 65 and 10 and it is easily accessible from these two roads, and easy access to goods and services especially in the Central corridor. This location in the city is near commercial uses and away from single-family neighborhoods which is a good area to add additional density. The residents have views of significant green areas and have walking access to park space and recreation areas. ## CONDITIONAL USE PERMIT: Page 101 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 The additional units would also require a conditional use permit. Sentinel Management and the design team believe this will be a great opportunity to add needed housing on an under- utilized site. We also think this is an opportunity to elevate the look, feel, character and offerings of the entire site that creates a stronger community. Thank you! Page 102 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## Neighborhood Meeting ## Summary ## Project Title: Viridian Central, Phase II Location of Meeting: Viridian Central Community Room (9436 Ulysses St. NE) Date of Meeting: July 12, 2026 ## Time of Meeting: 5:00 PM Summary of Meeting Preparations: Neighborhood meeting notices were mailed to applicable residents in accordance with the City of Blaine’s Neighborhood Meeting policy. A copy of this letter was provided to City Staff for approval. On July 10, 2026, signs were posted at the front door of the property and along the path to the Community Room, indicating that the neighborhood meeting would occur at 5:00 pm on July 12, 2026. On the day of the meeting, the developer was present on site at 4:40 pm and unlocked the front doors and the door to the community room. Both doors were held open with temporary door stops in order to allow non-residents to access the property without any issue. In the Community Room, the attached handouts were displayed on a table. Summary of Meeting: The developer remained in the Community Room with the door open until approximately 5:20 pm. One resident of Viridian Central walked by and walked in at about 5:15 pm to ask what the meeting was about. The developer gave the resident a brief overview of the intent of the meeting, including information that the company is seeking to build a phase 2 development at the southwest corner of the site; that the development would include 84 market multifamily units; and that this Neighborhood Meeting is a City requirement ahead of the Planning Commission in order for the developer to collect feedback to give to the City. The developer paused to ask if the resident wanted more formal information and what, if any, feedback the resident might have to pass along. The resident said that he didn’t oppose construction of additional units, wished the developer the best of luck in the project, and left the Community Room. The developer remained in the room until approximately 5:20 pm before concluding the meeting and locking all the doors and rooms for the night. Page 103 of 181 ## Viridian Central Apartments ## Phase II ## Project Facts ## Developer: Sentinel Management Company ## Building Size: 84 Units ## Estimated Project Start Date: November 1, 2026 ## Estimated Completion Date: December 1, 2027 Estimated TraƯic Impact: 1 additional vehicle every 2-3 minutes during peak traƯic Page 104 of 181 Page 105 of 181 ## From:Christine Martin ## To:Planning ## Subject:New Apt Buildings Date:Wednesday, July 8, 2026 5:30:02 PM ## Hello, My understanding is that there were no additional apt complexes to be built in Blaine. Did that change? I think it would be beneficial to check the numerous apts currently in Blaine for percent of vacancies before approving any additional ones. Besides, they won’t be affordable living for many people. Thank you. ## Christine Martin 2401 108th Lane NE Apt 210 651-621-0413 Page 106 of 181 ## DRAFT REPORT | www.transportationcollaborative.com | ## To: Fabrizio Montermini, Vice President - Principal ## Sentinel Management Company ## From: Matt Pacyna, PE, Principal ## Transportation Collaborative & Consultants, LLC Date: July 24, 2026 ## Subject: Viridian Central (Phase 2) Development Traffic Study; Blaine, MN ## INTRODUCTION TC2 conducted a traffic study for the proposed Viridian Central Phase 2 Apartments development in the City of Blaine. The subject site is generally in the northwest quadrant of the Clover Leaf Parkway and Ulysses Street intersection. The proposed development is an 84-unit market-rate apartment building, which is adjacent to the 191-unit Viridian Central Apartments constructed in 2017. The purpose of the traffic study is to document the site changes with respect to trip generation, site operations, and overall traffic impact to the area, as well as identify any improvements or considerations to ensure safe and efficient operations for all users. The following information provides an overview of the traffic review. ## PROJECT DETAILS The proposed development is an 84-unit market-rate apartment building. The site is located on an existing outlot and parking areas for the adjacent Viridian Central Apartments and the Teamsters building. A total of 1 28 parking spaces are planned for the proposed development through a combination of surface-lot (67) and garage ( 61) parking areas; parking for the ## existing Viridian Central Apartments and the Teamsters building would be reduced by about 36 and 65 spaces, respectively. Vehicle and multimodal access to the site would be provided via the existing shared driveway and sidewalk to Ulysses Street. The access at Ulysses Street is currently unsignalized and operates as a side-street stop-controlled intersection although there is no stop sign at the eastbound approach today. T he project is expected to open for residents in 2028. ## Subject Site ## Baltimore St ## Clover Leaf Pkwy 93 rd ## Ln ## Ulysses St ## Central Ave ( Hwy 65 ) ## Lincoln St 95 th ## Ave Page 107 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 2 ## TRIP GENERATION To quantify the expected trip generation of the proposed development, an estimate was developed ## using the ITE Trip Generation Manual, 12 th Edition, which includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. The trip generation summary, shown in Table 1, indicates that the proposed development is expected to generate on average 32 a.m. peak hour (7 in / 25 out), 32 p.m. peak hour (20 in / 12 out), and 380 daily site trips (190 in / 190 out). No reductions were applied for trips completed by alternative modes (e.g., walk, bike, transit) to provide a more conservative review. Table 1 ## Trip Generation Summary ## Land Use Type (ITE Code) Size ## AM Peak Hour PM Peak Hour ## Daily ## In Out In Out Multifamily Housing - Mid-Rise (221) 84 units 7 25 20 12 380 The site generated trips were distributed throughout the study area using the directional distribution shown in Figure 1, which is based on existing area travel patterns and engineering judgment. ## TRAFFIC REVIEW ## Crash History Five (5) years of crash history was reviewed from 2021 through 2025 using MnDOT’s Crash Mapping Analysis Tool (MnCMAT), which identified a total of three (3) crashes at the Clover Leaf Parkway / Ulysses Street intersection and zero (0) crashes at the site access along Ulysses Street. None of the crashes involved a pedestrian / bicyclist or resulted in a fatality or serious injury. Therefore, based on this review there does not appear to be any safety issues from a crash frequency or severity perspective at the Ulysses Street intersections. ## Roadway Capacity Ulysses Street is a 2-lane local roadway with right-turn lanes at Clover Leaf Parkway, while Clover Leaf Parkway is a 2-lane major collector roadway that includes additional lanes / turn lanes near Central Avenue (Hwy 65). Based on the City of Blaine’s Transportation Plan, these facility types have a two- way daily volume planning-level roadway capacity ranging from 9,000 to 11,000 vehicles per day (vpd) (see Figure 7-3). Existing average daily traffic (ADT) volumes along these roadways range from approximately 2,300 to 7,250 vpd. This information indicates that Ulysses Street and Clover Leaf Parkway are currently operating under capacity. The proposed development is estimated to generate a total of about 380 daily trips to / from the site, which are expected to disperse throughout the area as shown in Figure 1. With additional traffic from the proposed development, Ulysses Street and Clover Leaf Parkway are expected to continue to be under their respective roadway capacities. Note that the peak hour site trip generation represents approximately one (1) additional vehicle on average every two (2) to three (3) minutes along area roadways; this level of peak hour trip generation is not expected to impact corridor capacity. Page 108 of 181 Figure 1 ## Site Generated Trips ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Directional Distribution ## Legend 15% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) ## XX ## (XX) ## X,XXX +340 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) +60 (18) 6 1 (2) 0 (0) (1) 3 (0) 0 (11) 22 +380 10% 10% 45% +40 +280 +40 +240+160 20% +240 +80 (3) 1 5 (15) 0 (0) 4 (2)0 (0)18 (9) (9) 3 1 (4) 1 (2) (2) 5 (1) 2 (6) 11 ## XXX ## (XXX) ## X,XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## N ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) Page 109 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 4 ## Intersection Capacity To better understand how peak hour intersection operations within the study area would be impacted, a detailed intersection capacity analysis was conducted under existing and year 2029 build conditions. This analysis was completed using Synchro / SimTraffic software, which is used to develop calibrated models that simulate observed traffic operations, account for peaking characteristics, and identify key metrics such as intersection Level of Service (LOS) and queues. These models incorporate collected traffic, pedestrian, and bicyclist volumes, traffic controls, heavy commercial vehicle activity (i.e., buses and trucks), and driver behavior factors. Note that MnDOT provided existing signal timing for the Central Avenue (Hwy 65) and Clover Leaf Parkway / 93 rd Avenue intersection, which was included as part of the analysis to better reflect intersection operations along Ulysses Street and Clover Leaf Parkway. Level of Service (LOS) quantifies how an intersection is operating. Intersections are graded from LOS A to LOS F, which corresponds to the average delay per vehicle values shown. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds ## capacity. Overall intersection LOS A thru LOS D is considered acceptable in the study area. For side-street stop-controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side- street stop control can be described in two ways. First, consideration is given to the overall intersection level of service, which takes into account the total number of vehicles entering the intersection and the capability of the intersection to support the volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, most delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high-levels of delay (i.e., poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during peak hour conditions. For side-street stop intersections, the overall intersection level of service is shown followed by the worst-approach level of service and delay. Vehicular intersection turning movement counts were collected along Ulysses Street at Clover Leaf Parkway and the Site Access on Tuesday July 21, 2026 from 7:30 to 8:30 a.m. and 4:30 to 5:30 p.m. In addition, a historical count provided by MnDOT from Thursday, January 16, 2025 at the Central Avenue (Hwy 65) and Clover Leaf Parkway / 93 rd Avenue intersection was also utilized. The year 2029 build traffic volumes include a one-half (0.5) percent annual background growth applied to the existing traffic volumes, as well as the site generated trips illustrated in Figure 1. The existing and year 2029 build traffic forecasts are shown in Figure 2 and Figure 3, respectively. Results of the existing and future intersection capacity analysis, summarized in Table 2, indicate that all study intersections and approaches operate at an acceptable LOS D or better during the typical weekday peak hours, except the east-west approaches of Clover Leaf Parkway / 93 rd ## Avenue at Central Avenue (Hwy 65). These approaches have higher delays given the current traffic signal timing and MnDOT’s priority of Central Avenue (Hwy 65) operations. Queues along Clover Leaf Parkway from Central Avenue (Hwy 65) can occasionally extend near Ulyssess Street during the a.m. peak hour but quickly dissipate as the traffic signal turns green; these queues did not impact the overall operations along Ulysses Street. No other queuing or operational issues were identified. Level of ## Service ## Average Delay / Vehicles ## Unsignalized Signalized A < 10 seconds < 10 seconds B 10 to 15 seconds 10 to 20 seconds C 15 to 25 seconds 20 to 35 seconds D 25 to 35 seconds 35 to 55 seconds E 35 to 50 seconds 55 to 80 seconds F > 50 seconds > 80 seconds Page 110 of 181 Figure 2 ## Existing Conditions ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) 2,300 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) (69) 28 (56) 24 (13) 12 2 (2) 36 (46) 0 (0) 0 (2) 2 (0) 10 (15) (1) 6 (0) 0 (30) 36 +380 (28) 8 (132) 193 (14) 6 56 (110) 104 (238) 31 (42) 4 (18)6 (2)72 (71) ## XX ## (XX) ## XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) (22) 0 (0) 0 (50) 8 (37) 41 (58) 40 (158) 192 46 (93) 36 (117) 98 (158) 76 (107)2385 (1809)58 (35) (166) 79 (2366) 1338 (475) 193 1,050 1,050 4,850 7,250 7,950 69,000 61,500 1,150 Page 111 of 181 Figure 3 ## Year 2029 Build Conditions ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) 2,700 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) (88) 34 (57) 25 (13) 12 3 (4) 37 (47) 0 (0) 0 (2) 2 (0) 10 (15) (1) 9 (0) 0 (41) 59 +380 (31) 9 (134) 196 (14) 6 62 (127) 106 (242) 31 (43) 8 (20)6 (2)92 (81) ## XX ## (XX) ## XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) (22) 0 (0) 0 (51) 8 (40) 47 (60) 43 (166) 206 47 (94) 38 (121) 99 (160) 78 (107)2421 (1809)59 (35) (178) 83 (2402) 1358 (482) 196 1,450 1,100 4,950 7,650 8,100 70,200 62,500 1,200 Page 112 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 7 Table 2 Intersection Capacity Analysis (Existing and Year 2029 Build Conditions) ## Intersection ## Traffic ## Control Level of Service (delay in seconds) ## AM Peak Hour PM Peak Hour ## Existing 2029 Build Existing 2029 Build Ulysses St and Site Access SSS A / A (6) A / A (7) A / A (5) A / A (6) Ulysses St and Clover Leaf Pkwy SSS A / A (9) A / B (10) A / B (10) A / B (10) Hwy 65 and Clover Leaf Pkwy / 93 rd ## Ave Signal C (25) C (27) D (43) D (45) ## SSS – Side-Street-Stop (overall intersection level of service is shown followed by the worst-approach level of service and delay) Note that delays at study intersections a re expected to increase by approximately one (1) to two (2) seconds during the peak hours under future conditions. In addition, existing queues are expected to increase by about one (1) vehicle as a result of the proposed development. These impacts are relatively minimal and within the daily variation of the roadway today. Thus, there are no significant existing operational issues from an intersection capacity perspective, and no infrastructure improvements are needed to support the proposed development from a capacity perspective. ## SITE PLAN REVIEW A preliminary review of the proposed site plan does not indicate any significant issues with respect to access, circulation, or parking; the following site plan items are offered for consideration / discussion: • Review proposed signage and landscaping to avoid creating any sight distance issues. • Confirm truck (i.e., garbage / recycling, delivery, and emergency services) maneuverability to ensure adequate circulation is provided. • Provide a stop sign at the eastbound approach of the existing driveway with Ulysses Street for continuity with the westbound approach. ## FINDINGS AND CONCLUSIONS Based on the findings of the study, the following conclusions are offered for consideration. • There does not appear to be any safety issues from a crash frequency or severity perspective at the Ulysses Street intersections. • The proposed 84-unit apartment development is expected to generate on average 32 a.m. peak hour (7 in / 25 out), 32 p.m. peak hour (20 in / 12 out), and 380 daily site trips (190 in / 190 out). • No significant existing or future operational issues from an intersection capacity perspective were identified, and no infrastructure improvements are needed to support the proposed development. • There are no significant site plan issues with respect to access, circulation, or parking, although a stop sign at the eastbound approach of the existing driveway with Ulysses Street should be provided for continuity with the westbound approach. Page 113 of 181 ## City of Blaine ## Planning Commission July 14, 2026 | 7:00 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## MINUTES 1.Call to Order The Blaine planning commission met in the City Hall Chambers on Tuesday, July 14, 2026. Chair Goracke called the meeting to order at 7:00PM. 2.Roll Call Members Present: Commission Members Freeman, Olson, Swanson and Chair Goracke. Members Absent: Commission Members Geiselhart, Halpern and Howard. ## Staff Present: Elizabeth Showalter, Housing Program Coordinator ## Teresa Barnes, Project Engineer 3.Approval of Minutes 3.1. 2026-55 Approval of the June 9, 2026 Planning Commission Minutes ## Sponsors: Motion by Commissioner Swanson to approve the minutes of June 9, 2026, as presented. Motion seconded by Commissioner Freeman. The motion passed 4-0. 4.Public Hearing 4.1. 2026-285 Case File No. 26-0032 // Sentinel Management Company // 9436 and 9422 ## Ulysses Street NE The applicant is requesting the following: 1.Comprehensive plan amendment from High Density ## Residential/Planned Industrial/Planned Commercial and Planned ## Industrial/Planned Commercial to High Density Residential 2/Planned Commercial. Page 114 of 181 2.Preliminary plat to reconfigure two existing lots totaling approximately 12 acres into three lots to be known as Cloverleaf Commons Third Addition. 3.Conditional use permit to allow an 84-unit apartment building in a Planned Business District (PBD) zoning district with shared parking and shared access. ## Sponsors: Elizabeth Showalter, Housing Program Coordinator The report to the planning commission was presented by Elizabeth Showalter, Housing Program Coordinator. The public hearing for Case File 26-0032 was opened at 7:09PM. As no one wished to appear, the public hearing was closed at 7:09PM. ## Fabrizio Montramini, Sentinel Management Company, thanked the commission for considering his request. He explained his company was located in Edina and was founded in 1972. He noted his company purchased this property in 2024, and he believed this expansion would be a good opportunity for the community. Chair Goracke inquired if the applicant supported completing an updated traffic study prior to the city council meeting. Mr. Montramini reported his consultant should be able to complete the updated traffic study prior to the city council meeting. Motion by Commissioner Olson to recommend approval of Planning Case 26-0032A a comprehensive plan amendment from Planned Industrial/Planned Commercial and ## High Density Residential/Planned Industrial/Planned Commercial to High Density Residential 2/Planned Commercial with the following rationale: Case 26-0032A: 1.The proposed land use amendment is consistent with the goal of the housing chapter of the comprehensive plan to "support the development of well- designed and appropriately-located multifamily housing projects when these developments improve access to affordable housing and transit, creative positive community impacts, and preserve natural resources." 2.The proposed land use amendment is consistent with the goal of the land use chapter of the comprehensive plan to "recognize varied housing densities as a means of accommodating community growth" and "encourage increased density through appropriately designed and located townhouses and apartments, a variety of single-family detached-style homes with clustering, varying lot sizes, and shared open space." Motion by Commissioner OIson to recommend approval of Planning Case 26-0032B a preliminary plat approval to subdivide approximately 12 acres to be known as Cloverleaf Commons Third Addition with the following conditions: Page 115 of 181 Case 26-0032B: 1.Park Dedication is due at time of building permit for the proposed new apartment units. A total of $407,968 is due if paid in 2026 for 84 units with credit for previously paid park dedication for 0.4 acres of commercial land. 2.The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 3.The developer is responsible to submit a traffic impact study prior to any site plan approvals. Developer shall complete any mitigation measures identified in the traffic impact study, as determined by the Director of Engineering. 4.The developer is responsible for obtaining a Coon Creek Watershed District (CCWD) permit. A copy will need to be submitted to the city prior to any site plan construction. 5.The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits. 6.Site plan approval is required as part of the building permit application. All site improvements to be included in the Site Improvement Performance Agreement and covered by an acceptable financial guarantee. 7.A shared parking and access agreement shall be recorded on all three parcels concurrently with recording the plat. Proof of recording must be submitted to the City prior to issuance of any permits. Motion by Commissioner Olson to recommend approval of Planning Case 26-0032C a conditional use permit to allow an 84-unit apartment building and shared access and zero lot line on the north and east sides of the proposed Lot 2, Block 1 in a Planned Business District (PBD) zoning district with the following conditions: Case 26-0032C: 1.Architectural design of the proposed apartment building shall be consistent with the elevations and materials submitted with the application. 2.A zero lot line setback applies to parking between lots 1, 2, and 3, and to the eastern building setback on lot 2 and the western building setback on lot 3. Motion seconded by Commissioner Freeman. The motion passed 4-0. Chair Goracke noted this would be on the agenda of the August 3, 2026 city council meeting. Page 116 of 181 ## City of Blaine ## Staff Report ## File Number: RES 26-145 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Resolution ## Development Business - Sheila Sellman, Community Development Director Agenda Item # 9.2 Resolution Granting Preliminary Plat Approval to Reconfigure Two Existing Lots Totaling Approximately 12 Acres into Three Lots to be Known as Cloverleaf Commons Third Addition at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel Management Company) (Case File No. 26-0032/EES) ## Executive Summary The applicant is proposing to subdivide two existing lots into three lots to allow for construction of a new apartment building immediately south of the existing Viridian Apartments and west of the Teamsters headquarters. The project requires a comprehensive plan amendment, a conditional use permit (apartment use and shared access/zero lot line) and a plat. ## Background ## Planning Commission Public Hearing July 14, 2026 ## City Council (Preliminary Plat) August 3, 2026 ## City Council (Final Plat) TBD ## Action Deadline August 14, 2026 Staff report prepared by Elizabeth Showalter, Housing Program Coordinator, and Teresa Barnes, Project Engineer. ## Preliminary Plat ## Section 74-46 Preliminary Plat Standards of Review: Conformance with the city's comprehensive plan, zoning ordinance, this chapter and all chapters of this code shall be considered. ## Evaluation of Request ## Planning Analysis ## Zoning Page 117 of 181 The property is zoned Planned Business District (PBD) which allows for commercial, industrial, and multifamily residential uses. ## Surrounding Zoning and Uses North: Existing Viridian Central apartment building (PBD) and Northview Villas (R-4 Manufactured Home ## Park) South: City owned open space/wetland East: City owned open space/wetland West: Teamsters headquarters building (PBD) ## Land Use Designation The project creates a new lot out of land currently part of the Viridian Central Apartment property (guided HDR/PI/PC) and part of the Teamsters property (guided PI/PC). The applicant is requesting an HDR2 land use designation to allow for residential densities up to 60 units per acre. To allow for the shared parking with the Teamsters and afford future flexibility, staff proposes reguiding the portion of the property being used for the apartments to HDR2/PC which also allows for commercial uses. ## Existing Conditions and History An apartment building was constructed at 9436 Ulysses Street in 2016. The building has changed names multiple times since then, and is currently called Viridian Central. It includes 191 units. The adjacent Arris apartment building was constructed in 2022 and has 66 units. The two existing buildings have always been separately owned and managed. The City has undergone several code amendments related to multifamily parking requirements. When the Veridian project was approved, 2.2 parking stalls were required per unit, resulting in 423 stalls required, and 429 were provided. Now, 1 stall is required for studio units, 1.5 for one bedroom, and 2 for all other units, which reduces the requirement to 320 stalls. Due to the reduction in parking requirement, which aligns with the actual parking demand seen by the property owner, there is excess parking space on the property, which the property owner is proposing to utilize for construction of an 84-unit apartment building. This proposal was brought to a City Council workshop for feedback on April 6, 2026. The project also includes a lot line adjustment between the Viridian property and 9422 Ulysses Street which is the Teamsters headquarters building. ## Plat The project proposes the replat two existing lots into three lots. There is no minimum lot size in the PBD district and the site plans submitted demonstrate that all required setbacks can be met on the property. ## Architecture The applicant is proposing a building using compatible materials and colors to the existing Viridian Apartments. As submitted, the materials are primarily cementious lap siding with glass on all four elevations. Two elevations include brick and integrally colored precast concrete is used for the first floor (parking). This satisfies the Planned Business District architectural standards. ## Setbacks The following setbacks are required for the proposed new building: Page 118 of 181 • Front (east): 50 feet required, 7 feet provided, allowed with zero lot line CUP • Rear (west): 20 feet required, 150 feet provided • Side (north): 15 feet required, 70 feet provided • Side (south): 15 feet required, 17 feet provided The applicant is requesting a zero lot line for parking and shared access between the three parcels on the north and east side of the proposed new building. The parking setbacks of 15 feet for the south and 20 feet for the rear yards are met. ## Landscaping The following landscaping quantities are required: • 12 Overstory • 12 Conifers • 12 Ornamental • 80 Shrubs The property is in the highway 65 zoning district, which requires that 25% of the trees be oversized (3 inches for overstorey, 8 feet for conifers), which amounts to 9 total oversized trees on site. The applicant's landscape plan must be revised to meet the quantities stated, which will be reviewed as part of the building permit. ## Tree Preservation No significant trees are proposed for removal. All disturbed area is currently pavement or grass. ## Parking The parking requirement at the time the existing Viridian building was built required 2.25 parking stalls per unit, regardless of type of unit. Over the following years, the parking requirement for multifamily units has been reduced multiple times. The existing apartment building requires 320 stalls and the new apartment building requires 129 stalls for a total of 449 stalls. A total of 494 stalls are proposed for the two buildings, with over half of the required stalls provided as underground or enclosed parking. The Teamsters building requires 124 parking stalls and 96 are provided. The remaining 28 required stalls can be accounted for through the excess 45 stalls on the two apartment properties, with a shared parking agreement. The project, as proposed, meets the parking requirements. ## Park Dedication Park dedication for residential properties is based on a per-unit calculation. The proposed 84 units would incur a total park dedication fee of $411,096. A small portion of the proposed apartment property is currently part of the Teamsters property and paid park dedication as a commercial property Page 119 of 181 with the platting of Cloverleaf Commons Second Addition. That area totals 0.4 acres and is zoned PBD, which has a per acre park dedication rate of $7,820. Therefore, a credit of $3,218 is applied to the park dedication due, yielding a net park dedication amount of $407,968. ## Airport Noise Considerations The property is located near the airport runway protection zone, but is not in the area designated by the code for noise mitigation standards. The commercial energy code generally requires high standards be met for windows and insulation, which have a similar impact on noise concerns as the noise mitigation standards listed in the code. ## Engineering Analysis ## Grading/Storm Drainage The developer will also need to submit construction contract documents that 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. ## Utilities The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 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. Hydrant locations must be reviewed and approved by the Fire Department. The developer shall explore water sources for landscape irrigation systems installed throughout the development, including the possible use of created ponds or storm water reuse. ## Wetlands/Watershed/FEMA The plat will need to provide for a protective buffer strip of natural vegetation at least 15-feet in width (25-feet is preferred) and shall surround all wetlands. This buffer strip shall be placed in an easement. The developer will need to submit the project to the Coon Creek Watershed District (CCWD). Review, approval and permits are required prior to city plan approval and start of site work. The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at the time of lot closing. The developer is responsible for following through with FEMA (as necessary) to receive final documents, to provide those documents to the homeowners, and to record these on the certificate of title for each parcel in the development. Page 120 of 181 ## Access/Street Design/Sidewalks/Trails The development is proposing to gain/provide access from the existing access drive to Ulysses Street NE. This will be a shared access drive. A Traffic Impact Study was submitted to the City on 7-24- 2026. City staff is in agreement with the provided findings and conclusions that no mitigation measures are required for the proposed development. ## 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. ## Attachment List: ## Zoning and Location Map ## Preliminary Plat ## Building Elevations ## Site Plans ## Landscape Plan ## Narrative ## Public Comments ## Unapproved Planning Commission Minutes ## Strategic Plan Relationship Not applicable. ## Board/Commission Review The Planning Commission voted unanimously to approve the preliminary plat. No one spoke at the public hearing. The meeting minutes are attached for reference. ## 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 website. 4. Posted (sign) on the property with contact information for the Planning Department. Page 121 of 181 In accordance with the Neighborhood Meeting Policy, a neighborhood meeting was held on Sunday, July 12. A summary of the meeting is attached. ## Staff Recommendation By motion, adopt the resolution. ## Attachment List 1. Attachments ## 2. Public Comments ## 3. Traffic Study ## 4. PC Minutes Page 122 of 181 ## City of Blaine ## Signature Copy ## Resolution: RES 26-145 Resolution Granting Preliminary Plat Approval to Reconfigure Two Existing Lots Totaling Approximately 12 Acres into Three Lots to be Known as Cloverleaf Commons Third Addition at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel Management Company) (Case File No. ## 26-0032/EES) WHEREAS, an application has been filed by Sentinel Management Company, Case File No. 26-0032 for a preliminary plat known as Cloverleaf Commons Third Addition; and WHEREAS, said case involves the division of land described as follows: Parcel 1: Lots 2 and 3, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. Abstract Property Parcel 2: Lot 1, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. Abstract Property WHEREAS, the Blaine Planning Commission has reviewed said case file on July 14, 2026; and WHEREAS, the preliminary plat meets the general requirements of section 74-46 of the Blaine Zoning Code; and WHEREAS, the Blaine Planning Commission held a public hearing on July 14, 2026 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 74-46 of the subdivision regulations is hereby granted for Cloverleaf Commons Third Addition permitting preparation of a final plat for approval per Section 74-47 subject to the listed conditions. 1. Park Dedication is due at time of building permit for the proposed new apartment units. A total of $407,968 is due if paid in 2026 for 84 units with credit for previously paid park dedication for 0.4 acres of commercial land. 2. The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 3. A Traffic Impact Study was submitted to the City on 7-24-2026. City staff is in agreement with the provided findings and conclusions. 4. The developer is responsible for obtaining a Coon Creek Watershed District (CCWD) permit. A copy will need to be submitted to the City prior to any site plan construction. Page 123 of 181 5. The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits. 6. Site plan approval is required as part of the building permit application. All site improvements to be included in the Site Improvement Performance Agreement and covered by an acceptable financial guarantee. 7. A shared parking and access agreement shall be recorded on all three parcels concurrently with recording the plat. Proof of recording must be submitted to the City prior to issuance of any permits. PASSED by City Council of the City of Blaine this 3rd day of August, 2026. Signed by ## Tim Sanders, Mayor Signed by ## Catherine M. Sorensen, City Clerk Page 124 of 181 ## AIRPORT ## AIRPORT ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## DF ## I-1 ## I-1 ## I-1 ## I-1 ## PBD ## PBD ## PBD ## PBD ## PBD ## PBD ## R-1 ## R-1 ## R-1 ## R-1 ## R-2 ## R-3B ## R-3C ## R-4 ## RF ## RF ## RF ## RF ## RF ## RF ## RF ## R-1 ## R-1 ## R-1 ## AIRPORT ## I-1 ## B-2 ## PBD ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## R-4 ## R-4 ## DF ## PBD ## R-3B ## R-1 ## R-1 ## RF ## Olympia ## Park ## Aquatore Park ## C l o v e r ## L e a f ## P k w y ## N ## E ## State Highway 65 ## 96th Ave NE 9 5 t h ## A v e ## N ## E ## 97th Ave NE ## 93rd Ln NE ## Polk St NE ## Taylor St NE ## C e n t r a l ## A v e ## N ## E ## Fillmore St NE ## 92nd Ave NE 9 7 t h ## L n ## N ## E ## 98th Ave NE ## T y l e r ## S t ## N ## E ## Pierce St NE ## Pierce Pl NE ## 94th Ln NE ## B a l t i m o r e ## S t ## N ## E ## 92nd Ln NE ## Buchanan St NE ## Ulysses St NE ## L i n c o l n ## S t ## N ## E ## U l y s s e s ## S t ## N ## E Highway 10 Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0032 ## Viridian Sentinel ## BlaineMN.gov Scale: 1:5,852 . ## Project ## Location 00.070.130.03Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location This map is for general reference only. It is not for legal, engineering, or surveying use. Page 125 of 181 ## 12" HDPE ## 15" HDPE ## 15" RCP ## 30" RCP ## 30" RCP ## 12" PVC ## 12" HDPE ## 12" HDPE ## 18" HDPE 12" ## HDPE ## 6" HDPE ## 6" HDPE Edge of ## Concrete ## Bituminous Walkway ## Rip Rap ## Rip Rap ## Rip Rap ## Concrete ## KeystoneRetaining Walls ## C.L. ## Fence ## Iron ## Fence ## C.L. ## Fence ## Pond Edge of ## Ice Edge of ## Ice Edge of ## Ice ## 24" RCP ## 18" RCP ## Concrete 19 11 11 6 6 7 6 6 16 21 9 6 20 30 16 25 ## Trench ## Drain ## Concrete ## BituminousParking Lot ## BituminousDrive ## Concrete Walkway ## Concrete Walkway ## Concrete Walkway ## Concrete Walkway ## Concrete ## Concrete ## Concrete 13.3 67.6 26.8 2.0 11.6 2.0 17.2 2.0 14.9 2.0 22.0 2.0 15.0 2.1 22.0 1.9 15.0 2.2 9.9 10.0 2.1 5.0 7.511.6 7.7 5.0 2.2 10.2 51.7 2.1 13.2 2.0 21.7 2.0 15.0 2.0 22.0 2.0 15.0 2.0 21.9 2.0 15.1 2.0 21.9 2.0 17.1 2.1 21.9 2.0 16.9 2.0 28.3 10.3 2.0 15.0 1.9 47.9 2.0 15.0 1.9 52.9 2.0 11.7 2.0 27.8 21.2 1.4 16.7 1.5 29.8 25.0 2.0 13.2 2.0 98.8 2.0 15.0 1.9 96.5 10.5 2.0 13.2 2.0 35.3 2.0 15.0 2.0 125.9 2.0 15.0 2.0 22.0 2.1 15.0 2.0 115.9 2.0 15.0 1.9 63.7 188.4 2.1 15.0 1.9 23.8 2.0 11.5 1.9 14.1 0.7 30.7 0.7 14.0 15.9 0.7 12.1 0.7 12.0 0.7 12.0 0.7 12.0 0.7 12.1 0.7 11.9 0.7 12.1 0.7 11.9 0.8 12.0 0.6 16.0 13.9 0.7 30.8 0.7 14.0 16.0 0.6 12.0 0.8 11.9 0.7 12.1 0.7 11.9 0.7 12.1 0.7 12.0 0.7 12.0 0.7 12.0 0.7 12.1 0.7 15.9 ## PID: 293123340013 ## Address: 9436 Ulysses St NE 5 Story Brick BuildingFoundation Area = 56,205 +/- Sq. Ft. ## PID: 293123340010 ## Address: 9422 Ulysses St NE ## Owner: TEAMSTERS LOCAL 120 BLDG HOLDING CO ## PID: 293123340014 ## Address: 9460 Ulysses St NE ## Owner: SEQR BLAINE LLC ## PID: 293123310001 ## Address: 9550 Central Ave NE ## Owner: PENTAVENTURE PROPERTIES LLLP ## PID: 293123330009 ## Address: Unassigned ## Owner: CITY OF BLAINE ## PID: 293123340013 ## Address: 9432 Ulysses St NE ## 1 Story Brick Garage Foundation Area = 8,354 +/- Sq. Ft. Edge of ## Woods ## Existing Building ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 ## PID: 293123340003 ## Address: Unassigned ## Owner: CITY OF BLAINE 8" W.M. (Per Rec) ## 6" SprinklerService(Per Rec) ## 6" Water Service (Per Rec) ## 24" RCP (Per Rec) ## 30" RCP 30" RCP (Per Rec) ## 30" RCP ## 8"PVC ## 8"PVC Edge of ## Woods Edge of ## Woods ## 8"PVC ## 10"PVC ## 10"PVC ## 12" RCP ## 6" HDPE ## 10"PVC ## 10"PVC ## BituminousParking Lot ## BituminousParking Lot 8"PVC (Per Rec) ## 8"PVC ## 8"PVC (Per Rec) 4 ## 8"PVC 8" W.M. (Per Rec) ## 8" DIP (Per Rec) ## 8" W.M. (Per Rec) 8" W.M. (Per Rec) ## 6" Water Service(Per Rec) 8" W.M. (Per Rec) 8" W.M. (Per Rec) 8" W.M. (Per Rec) ## 10"PVC ## 12" HDPE (Per Rec) 12" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) 6" SanitaryService (Per Rec) ## Infiltration System (Per Rec) ## 6" Water Service (Per Rec) 12" HDPE (Per Rec) 12" HDPE (Per Rec) ## S00°19'02"W 350.52 ## S89°38'41"E 817.18 ## N00°12'39"W 658.04 ## S00°19'02"W 153.31 ## C=161.68 ## CB=S18°47'59"W ## R=255.00 ## Δ=36°57'54" 164.52 ## Drainage and Utility Per Plat of ## CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS ## SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVER LEAF COMMONS &CLOVERLEAF COMMONSSECOND ADDITION ## Drainage and Utility Per Plat of CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS SECOND ADDITION ## Drainage and Utility Per Plat of CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS ## SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## Found 1/2 Inch ## Open Iron Pipe ## N89°42'20"W 759.86 ## Found Mag Nail ## Found 1/2 Inch ## Iron Pipe W/ Illegible Cap ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## Found 1/2 Inch ## Iron Pipe W/Cap No. 25287 1 2 ## BLOCK 1 3 374.31 ## N89°45'30"E 428.55 11.20 ## S89°38'45"E 264.71 ## S66°16'32"E 91.83 ## Δ=17°09'05" 76.34 ## Δ=19°48'49" 88.18 26.89 ## N90°00'00"W 80.41 ## N90°00'00"E 27.98 ## S00°00'00"W 95.03 384.67 ## N00°00'00"E 38.10 283.73 375.19 ## N00°02'40"W 154.34 193.68 ## N61°28'16"E 239.91 ## S89°38'45"E 245.45 ## N00°21'15"E 77.77 359.75 ## Δ=13°54'11" 61.88 ## N73°49'58"W 64.02 ## S16°10'02"W 10.00 ## S73°49'58"E 126.71 160.61 ## S89°38'45"E 70.85 ## N00°21'15"E 36.00 ## S89°38'45"E 177.75 ## S73°40'52"E 130.89 31.97 ## N Line of CLOVERLEAF COMMONS SECOND ADDITION ## VICINITY MAP ## PROJECT ## PROJECT NO.: 24011.03 ## COPYRIGHT 2026 CIVIL SITE GROUP INC. c ## REVISION SUMMARY ## DATE ## DESCRIPTION ## V2.0 ## PRELIMINARY PLAT . . . . . . . . . . . . ## N 44565 ## RORY L. SYNSTELIEN ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS SURVEY, ## PLAN, OR REPORT WAS PREPARED BY ME ## OR UNDER MY DIRECT SUPERVISION AND ## THAT I AM A DULY LICENSED LAND ## SURVEYOR UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## SIGN-DATE ## N ## CLIENT ## Civil Engineering ## Surveying ## Landscape Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## QA/QC ## FIELD CREW ## DRAWN BY ## REVIEWED BY ## UPDATED BY ## .CJRS. ## PRELIMINARY PLAT GENERAL NOTES ## PROPERTY DESCRIPTION: Parcel 1:Lots 2 and 3, Block 1, Cloverleaf Commons Second Addition, Anoka County,Minnesota. ## Abstract Property Parcel 2:Lot 1, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. ## Abstract Property For Parcel 1, this preliminary plat was prepared with the benefit of a Commitment for Title Insurance issued by Commercial Partners Title, a divisionof Chicago Title Insurance Company, as agent for Chicago Title ## Insurance Company, ## File No. CP72235 (Supplement No. 10), dated March 6, 2024. For Parcel 2, this preliminary plat was prepared without the benefit of a Commitment for Title Insurance. The description for Parcel 2 listed hereon is percounty tax records and may not be the description of record. There may beeasements or other matters of record we are unaware of and thus not shown hereon. ## DATE OF PREPARATION: 5-12-2026 Please note that the background survey information is per a survey performed by us dated 1-31-2024 (last revised 4-1-2024) ## APPLICANT: ## Sentinel Management Company ## Fabrizio Montermini521 Edina Industrial Blvd, Suite 100Edina, MN 55439 952-314-2648 fabrizio@sentinelapts.com ## BENCHMARKS: Elevations are based on the NAVD 88 Datum. Site Benchmark is the top nut of the fire hydrant located along the easterly portion of Ulysses Street NE approximately 60 feet southeast of the southeasterly corner of the subject property, as shown hereon. Elevation=910.45. AREAS:Proposed Lot 1 = 308,350 Sq. Ft. or 7.079 AcresProposed Lot 2 = 104,921 Sq. Ft. or 2.409 AcresProposed Lot 3 = 108,883 Sq. Ft. or 2.499 AcresTotal Property Area = 522,154 Sq. Ft. or 11.987 Acres ## FLOOD ZONE: This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27003C0338E, effective date of December 16, 2015. ________________________________________________________ ## Rory L. Synstelien ## Minnesota License No. 44565 rory@civilsitegroup.com ## PRELIMINARY PLAT: CLOVERLEAF COMMONS THIRD ADDITION ## OVERHEAD UTILITIESGASMAIN ## SANITARY SEWER ## STORM SEWER ## FIBER/COMM. LINEELECTRIC LINE (RECORD) ## WATERMAIN ## ELECTRIC LINE ## GASMAIN (RECORD) ## CHAINLINK FENCE LINE ## Linetype & Symbol Legend ## CONCRETE SURFACE ## PAVER SURFACEBITUMINOUS SURFACE ## GRAVEL/LANDSCAPE SURFACE ## IRON FENCE LINE ## GUARDRAIL ## WATERMAIN (RECORD) ## SANITARY SEWER (RECORD)STORM SEWER (RECORD) ## FIBER/COMM. LINE (RECORD) ## TELEPHONE LINE (RECORD)TELEPHONE LINE ## SIGN ## SANITARY MANHOLESTORM MANHOLECABLE TV BOX ## TELEPHONE MANHOLE ## ELECTRIC TRANSFORMER ## TELEPHONE BOXTRAFFIC SIGNAL ## GAS METER ## ELECTRICAL METER ## WATER MANHOLE ## WATER VALVEAIR CONDITIONER ## BOLLARD ## CATCH BASINELECTRIC MANHOLE ## GAS VALVE ## FLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENT ## HYDRANT ## CAST IRON MONUMENTSET OR TO BE SET IRON MONUMENT ## FLARED END SECTION ## POWER POLE ## UTILITY MANHOLE ## GUY WIRE ## CONIFEROUS TREE ## DECIDUOUS TREE ## ROOF DRAIN ## SEWER CLEAN OUT ## FIRE CONNECTION ## WELL ## UTILITY VAULT ## POST INDICATOR VALVE ## GAS MANHOLE ## HAND HOLE ## FIBER/COMM. MANHOLE ## MAIL BOX ## FUEL TANK ## ELECTRICAL OUTLET ## SB ## SOIL BORING ## LIGHT POLE ## ACCESS RESTRICTION ## WOODEN FENCE LINE ## SATELLITE DISH ## BUSH/SHRUB 80 20 40 0 20 40 ## SCALE IN FEET 9422 & 9436 Ulysses Street NE ## Blaine, Anoka County, Minnesota 55434 ## 5215 Edina Industrial Blvd. Suite 100, Edina, Minnesota 55439 ## Sentinel Management Company Page 126 of 181 ## REVISIONS: ## SHEET TITLE ## PROJECT NO: ## DRAWN BY: ## CHK'D BY: www.collagearchitects.com ## DATE: ## DATE: ## PETER KEELY ## REGISTRATION NO: 23570 Collage | architects ## Architects ## Pete Keely 651.472.0050 708 15th Avenue NE ## Minneapolis, MN 55413 ## Civill Engineer ## Firm ## EOR ## Phone ## Street ## City, State, Zip ## I HEREBY CERTIFY THAT THIS PLAN ## SPECIFICATION OR REPORT WAS PREPARED ## BY ME OR UNDER MY DIRECT SUPERVISION ## AND THAT I AM A DULY LICENSED ARCHITECT ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. ## 5/7/2026 11:23:21 AM 2.0 ## ELEVATIONS ## THE VIRIDIAN ## Issue Date ## Project Number ## BLAINE, MN ## Author ## Checker ## LUA ## Issue Date ## EAST ELEVATION ## NORTH ELEVATION ## WEST ELEVATION ## SOUTH ELEVATION ## No.DateDescription Page 127 of 181 ## Rip Rap ## Rip Rap ## Rip Rap ## KeystoneRetaining Walls ## C.L. ## Fence ## Iron ## Fence ## C.L. ## Fence ## Pond 16 21 9 6 20 30 16 25 ## Trench ## Drain Edge of ## Woods ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 Edge of ## Woods Edge of ## Woods 4 ## WATER SERVICE ## TRASH ## MOVE ## IN ## LOT A ## LOT B ## LOT C ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## EXTERIOR PARKING SUMMARY ## EXISTING ## STND. SPACES 181 ## ADA SPACES 2 ## TOTAL 183 ## PROPOSED ## STND. SPACES 141 ## ADA SPACES 2 ## TOTAL 143 ## EXTERIOR PARKING SUMMARY ## EXISTING ## STND. SPACES 202 ## ADA SPACES 6 ## TOTAL 208 ## EXTERIOR PARKING SUMMARY ## INTERIOR ## (INCLUDES 5 FUTURE) 59 ## PARKING ## STND. SPACES 62 ## 60° SPACES 7 ## ADA SPACES 2 ## SUBTOTAL 71 ## SUBTOTAL 130 ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 44263 ## Matthew R. Pavek ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED PROFESSIONAL ENGINEER ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER ## CITY OF ## BLAINE ## SITE SPECIFIC NOTES: 1. ## RESERVED FOR CITY SPECIFIC SITE NOTES. ## REVISION SUMMARY ## DATE ## DESCRIPTION ## C0.1 ## SITE PLAN - OVERALL 0 1" = 40'-0" 40'-0" 20'-0" ## N ## OWNER INFORMATION ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD, #100 ## EDINA, MN 55439 ## FABRIZIO MONTERMINI 952-314-2648 ## FABRIZIO@SENTINELAPTS.COM ## SITE ENLARGEMENTSEE SHEETS: ## C1.0C2.1C2.2C3.0C4.0 ## L1.0 ## SW1.0SW1.1 ## ULYSSES STREET NE Page 128 of 181 ## Pond ## Concrete ## Trench ## Drain ## Concrete ## Concrete Walkway ## N00°21'15"E 195.68 ## S89°38'45"E 96.00 ## N00°21'15"E 81.00 [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAF ## COMMONS SECOND ADDITION [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAFCOMMONS SECOND ADDITION ## [12] Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION Edge of ## Woods ## 8"PVC ## S89°42'20"E 282.94 ## Found 1/2 Inch ## Iron Pipe W/ Cap No. 25287 ## BUCHANAN ## STREET NE ## 8"PVC ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## WATER SERVICE ## TRASH ## MOVE ## IN 7 8 8 5 10 17 17 5 5 2 1 9 ## LOT C 31.1 169.1 8.0 14.5 6.0 18.0 9.0 23.2 109.2 5.0 24.0 24.0 18.0 9.0 9.0 8.0 20.7 4.0 24.0 4.3 60.0 20.6 18.024.018.0 8.0 18.0 24.0 18.0 6.0 19.0 24.0 38.0 8.0 15.0 20.1 6.0 6.4 8.0 8.0 ## CONSTRUCTION ## LIMITS ## (4) VEHICULAR ## BOLLARD, TYP. ## BIT. PVMT., ## TYP, SEE ## FINAL ## GEOTECH ## FOR ## THICKNESS ## PVMT. ## STRIPING TYP. ## CONC. WALK, TYP ## CONC. WALK, TYP ## ACCESSIBLE ## PARKING SPACE, ## INCL. SIGNAGE, ## STRIPING AND ## RAMPS ## B612 C&G, ## TYP. ## CONC. POLE ## BASE PER ## MANUF. SPECS, ## TYP. ## CONC. POLE ## BASE PER ## MANUF. SPECS, ## TYP. ## SWCP AREA, SEE ## ARCH'L PLANS ## FOR DETAILS ## PROOF OF ## PARKING ## CURB STOP ## TYP. ## DRAINAGE ## CURB CUT ## ACCESSIBLE ROUTE ## ARROW. DO NOT ## PAINT, FOR CODE ## REVIEW ONLY, TYP. ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## DRAINAGE ## CURB CUT ## SURMOUNTABLE ## CURB & CONC. ## WALK ## MONOLITHIC ## CONC. CURB ## B612 C&G, ## TYP. ## (4) VEHICULAR ## BOLLARD, TYP. ## B612 C&G, ## TYP. ## VALLEY GUTTER, TYP. ## R10.0 ## R13.0 ## R12.0 18.0 7.1 17.7 81.0 5.6 9.0 5.7 45.0 9.0 45.0 23.7 4.9 90.0 7.6 153.0 162.3 17.4 18.2 37.2 2.0 ## (4) VEHICULAR ## BOLLARD, TYP. 7.0 153.0 10.0 45.012.672.036.0 24.0 72.0 14.6 27.3 21.6 10.9 ## ST-9 ## ST-7 ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 44263 ## Matthew R. Pavek ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED PROFESSIONAL ENGINEER ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER ## SITE LAYOUT NOTES: ## SITE PLAN LEGEND: ## TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS ## SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED. ## HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANE ## ST = STOP ## CP = COMPACT CAR PARKING ONLY ## PROPERTY LINE ## CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT GUTTER WHERE APPLICABLE-SEE PLAN ## LIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORT ## FOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. HEAVY DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORTFOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. ## CONSTRUCTION LIMITS ## TO ## CITY OF ## BLAINE ## SITE SPECIFIC NOTES: 1. ## RESERVED FOR CITY SPECIFIC SITE NOTES. ## ACCESSIBILITY ROUTE ARROW (IF APPLICABLE) DO NOT PAINT. 1. ## ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" ## (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE ## CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT ## NO COST TO THE OWNER. 2. CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNINGCONSTRUCTION, INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY ## LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE ## FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER ## COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ## ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE ## ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR ## APPROVAL. 3. ## THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A ## RIGHT-OF-WAY AND STREET OPENING PERMIT. 4. ## THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO ## INSTALLATION OF SITE IMPROVEMENT MATERIALS. 5. ## CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE ## BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO ## INSTALLATION OF FOOTING MATERIALS. 6. ## LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE ## APPROXIMATE AND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL ## BY THE ENGINEER/LANDSCAPE ARCHITECT. 7. ## CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE ## FOUNDATION. LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE ## DRAWINGS. 8. ## THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND ## APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED ## SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT ANDPOLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOT PREVIOUSLY ## APPROVED. 9. ## PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ## ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL. 10. ## CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR ## TO THE FLOW OF TRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS ## SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING ## BODIES. 11. ## SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL. 12. ## ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED. 13. ## CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS ## PRIOR TO SITE IMPROVEMENTS. 14. ## FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS. 15. ## PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE. 16. ## ALL PARKING LOT PAINT STRIPING TO BE WHITE, 4" WIDE TYP. 17. ## BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR ## PAVEMENT SECTIONS. 18. ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCEAT THE DRIP LINE. ## SEE LANDSCAPE DOCUMENTS. 19. ## CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR ## TO VERIFY ALL CURBS AND SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS. ## CONTRACTOR MUST ## CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB OR SIDEWALKREPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED. 20. FINISH GRADING FOR HARDSCAPE AREAS IE. PARKING LOTS, CURBS, SIDEWALKS SHALL BE WITHIN 0.05FEET. ADA AREAS MUST COMPLY WITH REQUIREMENTS ON PLANS AND ADA REGULATIONS. TOLERANCE ## WITHIN ADA AREAS IS 0.00 FEET DISCUSS ANY DEVIATIONS WITH ENGINEER PRIOR TO CONSTRUCTION. ## CONTRACTOR IS RESPONSIBLE FOR ANY CURB, SIDEWALK AND/OR PAVEMENT REPLACEMENT THAT DOES ## NOT MEET TOLERANCE/ADA REQUIREMENTS. ## CONCRETE PAVEMENT (IF APPLICABLE) AS SPECIFIED (PAD OR WALK) SEE ## GEOTECHNICAL REPORT FOR AGGREGATE BASE & CONCRETE DEPTHS, WITHIN ROW ## SEE CITY DETAIL, WITHIN PRIVATE PROPERTY SEE CSG DETAIL ## REVISION SUMMARY ## DATE ## DESCRIPTION ## C2.0 ## SITE PLAN - ## ENLARGEMENT ## OPERATIONAL NOTES ## SNOW REMOVAL ## ALL SNOW SHALL BE STORED ON-SITE OUTSIDE ## PARKING LOT. WHEN FULL, REMOVAL CO. SHALLREMOVE EXCESS OFF-SITE. ## TRASH REMOVAL ## TRASH SHALL BE PLACED IN INTERIOR SOLID ## WASTE COLLECTION POINT, MOVED TO ## TEMPORARY EXTERIOR LOCATION ON ## COLLECTION DAY AND REMOVED BYCOMMERCIAL CO. ## DELIVERIES ## DELIVERIES SHALL OCCUR AT THE FRONT DOOR ## VIA STANDARD COMMERCIAL DELIVERYVEHICLES (UPS, FED-EX, USPS). 0 1" = 20'-0" 20'-0" 10'-0" ## N Know what's below. before you dig. ## Call ## R ## OWNER INFORMATION ## SENTINEL MANAGEMENT COMPANY5212 EDINA INDUSTRIAL BOULEVARD, #100 ## EDINA, MN 55439FABRIZIO MONTERMINI 952-314-2648 ## FABRIZIO@SENTINELAPTS.COM ## CURB TAPER Page 129 of 181 ## Pond ## Concrete ## Trench ## Drain ## Concrete ## Concrete Walkway [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAF ## COMMONS SECOND ADDITION [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAFCOMMONS SECOND ADDITION ## [12] Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 ## PID: 293123340003 Edge of ## Woods ## 8"PVC ## Found 1/2 Inch ## Iron Pipe W/ Cap No. 25287 ## BUCHANAN ## STREET NE ## 8"PVC ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## WATER SERVICE ## TRASH ## MOVE ## IN ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## 1 - AG ## 25 - NW2 ## 16 - PN ## 1 - CA ## 4 - TT ## 13 - HS ## 6 - IC ## 9 - IC ## 16 - HS ## 1 - CA ## 16 - HS ## 55 - HA2 ## 18 - CF ## 11 - TT ## 3 - RG ## 3 - RG ## 16 - RG ## 1 - GS ## 1 - AG ## 17 - HS ## 1 - MP ## 9 - IC ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - GS ## 1 - GS ## 1 - GS ## 15 - RG ## 1 - AG16 - NW2 ## 2 - SS ## 10 - SS ## 15 - SS ## 1 - GC2.5 ## 15 - SS ## 6 - NW2 ## 1 - GS ## 9 - CF ## 24 - RG ## 6 - JE ## 4 - JE ## 1 - GC2.5 ## 3 - RB2.5 ## 1 - GC2.5 ## 56 - RG ## 8 - TT ## SYMBOL ## COMMON / BOTANICAL NAME ## QTY ## SIZE ## GROUND COVERS ## 1.5" SCREENED ROCK/STONE, 3" DEEP / ROCK MULCH 530 sf ## Mulch ## SHREDDED CEDAR MULCH 3" DEEP / SHREDDED CEDAR MULCH 5,390 sf ## Mulch ## PLANT SCHEDULE ## L1.0 ## LANDSCAPE PLAN- ## ENLARGEMENT ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED LANDSCAPE ARCHITECT UNDER ## THE LAWS OF THE STATE OF MINNESOTA. 25821 ## Robert L. Binder 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER 1. ## THE CONTRACTOR SHALL PROVIDE ONLY PLANT MATERIAL FREE OF NEONICOTINOID BASED INSECTICIDES ## AND/OR TREATMENTS OF ANY KIND, INCLUDING BY NOT LIMITED TO IMIDACLOPRID (CONFIDOR, ADMIRE, ## GAUCHO, ADVOCATE), THIAMETHOXAM (ACTARA, PLATINUM, CRUISER), CLOTHIANIDIN (PONCHO, DANTOSU, ## DANTOP), ACETAMIPRID (MOSPILAN, ASSAIL, CHIPCOTRISTAR), THIACLOPRID (CALYPSO), DINOTEFURAN ## (STARKLE, SAFARI, VENOM), AND NITENPYRAM (CAPSTAR, GUARDIAN). 2. ## CONTRACTOR SHALL CERTIFY, THROUGH SUPPLIERS POLICY STATEMENT OR AFFIDAVIT, THAT NO ## NEONICOTINOID BASED INSECTICIDES HAVE BEEN USED ON SITE OR DIRECTLY ADJACENT TO THE GROWING OR STORAGE PLOTS OF THE SUPPLIED PLANT MATERIAL, INCLUDING THE PLANTING OF AGRICULTURAL (OROTHER) SEED TREATED WITH NEONICS .. ## POLLINATOR SAFE PLANT MATERIAL: ## LANDSCAPE NOTES: ## PROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANT ## SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES PROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANT SCHEDULE ANDPLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANT SCHEDULE ANDPLAN FOR SPECIES AND PLANTING SIZES ## PROPOSED CANOPY TREE SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES ## AND PLANTING SIZES ## DECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA. ## LANDSCAPE PLAN LEGEND: EDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM, BLACK ORDARK GREEN IN COLOR, INCLUDE ALL CONNECTORS, STAKES, & ALL ## APPURTENANCES PER MANUF. INSTALL PER MANUF. INSTRUC./SPECS. ## SEE SHEET L1.1 FOR PLANTING SCHEDULE ## PLANTING SEASON SCHEDULE ## SEASON ## CONIFEROUS ## DECIDUOUS ## REMARKS ## SPRING PLANTING ## APRIL 15 - JUNE 15 ## APRIL 15 - JUNE 15 ## FALL PLANTING ## AUGUST 21 - SEPTEMBER 30 ## AUGUST 15 - NOVEMBER 15 ## NOTE: ADJUSTMENTS TO PLANTING DATES MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. ## CONSTRUCTION LIMITS ## REVISION SUMMARY ## DATE ## DESCRIPTION 0 1" = 20'-0" 20'-0" 10'-0" ## N Know what's below. before you dig. ## Call ## R ## MULCH SCHEDULE ## AREA ## MULCH TYPE ## EDGING ## FABRIC ## REMARKS ## TREE RINGS ## 4" DEPTH, SHREDDED CEDAR ## NO ## NO ## SEE DETAIL SHT. L1.1 ## PLANTING BEDS ## 4" DEPTH, SHREDDED CEDAR ## YES ## NO ## MAINT. STRIP AT BUILDING FOUNDATION ## NA ## YES ## YES ## NATIVE SEED AREAS ## NA ## NA ## NA NOTE: COORDINATE ALL MULCH AND PLANTING BED MATERIAL PRIOR TO INSTALLATION, PROVIDE SAMPLES AND SHOP DRAWINGS/PHOTOS/DATA SHEETS OF ALL ## MATERIALS 1. ## ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" ## (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE ## CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT ## NO COST TO THE OWNER. 2. ## REFERENCE MULCH SCHEDULE FOR MULCH MATERIALS AND LOCATIONS. 3. ## ALL TREES SHALL BE MULCHED WITH ## SHREDDED CEDAR MULCH ## TO OUTER EDGE OF SAUCER OR TO EDGE ## OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK. 4. ## IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW ## LANDSCAPING. OWNER TO APPROVE BOULDER SAMPLES PRIOR TO INSTALLATION. 5. ## PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND ## SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR IS ## RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD. 6. ## UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND ## THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 7. ## CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE ## DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTED ## FOR TWO (2) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE. 8. ## ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 6" LAYER ## TOPSOIL ## AND SOD AS ## SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS. 9. ## COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING ## FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES AND ## SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 10. ## ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE. 11. ## REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES. 12. ## SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE ## CONTRACTOR'S ACTIVITIES. 13. PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLYPROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TOHEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. ## SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB. 14. CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INCLUDING PRICING FROMOWNER, PRIOR TO INSTALLATION. Page 130 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## PROJECT NARRATIVE ## VIRIDAN CENTRAL PHASE 2 February 23, 2026 The proposed project is to develop a new 84-unit market-rate apartment building as a second phase of an existing 191-unit multifamily development. It redevelops underutilized parking areas across two parcels into an organized, attractively landscaped residential building that complements the existing development. Designed as an integrated extension of the current community, the project provides much-needed housing while enhancing shared amenities for all residents. New interior and exterior recreation spaces would be available to residents of both buildings, fostering a cohesive community and enhancing the appeal of the property to existing and prospective residents. New exterior amenities have been added to the site for outdoor recreation opportunities providing an opportunity for new residents of the proposed building to share this as well. The site presents a strong opportunity to transform excess parking into new homes that benefit from visual access to the green spaces to the south and west, while efficiently leveraging existing amenity and management infrastructure. Overall, the proposed development would be a valuable and seamless addition to the site. The proposed building would consist of 84 new market-rate units in the unit mix outlined below. The structure would be four stories of wood-frame construction over one level of at-grade enclosed parking. The front of the building would feature a prominent two-story lobby at grade, along with conveniently located amenity spaces designed for easy access and resident drop-off. The newly constructed units would allow us to bring some modifications to the unit styles and offerings, allow for greater flexibility within the marketplace, and enhance the success of both buildings. Overall, we would be adding a higher percentage of one-bedroom units and studios as the current building has a high percentage of two-bedroom units. The two-story luxury lobby would provide a variety of amenity areas and resident services. At the top level, a roof deck and sky lounge with south- and west-facing exposure would be provided, offering a highly desirable and useful amenity for residents. The overall site would be subdivided from one existing parcel into two new parcels. As part of this subdivision, the boundaries of the neighboring Teamsters property would also be adjusted through targeted land swaps to accommodate the proposed development. These changes are illustrated on Sheet C2.1 of the attached civil engineering drawings. Sentinel Management Company would retain ownership of both parcels and continue to manage both buildings. Existing access and parking agreements with the neighboring Teamsters property to the southeast are currently in place and would be restructured in order to accommodate the proposed development. ## OVERALL UNIT MIX of PROPOSED BUILDING ## UNIT TYPE QUANTITY APPROX. SF PARKING REQ’D ## STUDIOS 20 570-630 20 ## ONE BEDROOM 30 710-800 45 ## ONE BEDROOM DEN 8 900 12 ## TWO BEDROOM 23 1080-1150 46 ## THREE BEDROOM 3 1400 6 ## TOTAL 84 841 129 ## TOTAL BEDROOMS = 113 Page 131 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## OVERALL FLOOR AREAS of PROPOSED BUILDING ## FLOOR USE AREA ## FIRST PARKING / ENTRY 23,119 SF ## SECOND HOUSING/ AMENITY 20,509 SF ## THIRD HOUSING 21,657 SF ## FOURTH HOUSING 21,657 SF ## FIFTH HOUSING / SKY LOUNGE 21,149 SF ## TOTAL 108,091 SF ## PARKING: The proposed building will go in an area of the site that is currently an empty lot over half of the site, and the other half is used for surface parking. Parking in this area is more than what is needed to operate the current apartment building. The current parking count also exceeds the current city requirements. The new development provides 55 enclosed parking stalls in a first-level garage. Additionally, there is a 6-stall parking area on the first floor that may be leased back to the Teamsters for their storage needs, at least on a temporary basis. The building will be designed so that access to those parking stalls can be reconfigured in the future to allow direct resident parking if needed. The site would still meet the overall city parking requirements for both building. Because both buildings are under single ownership, the management company would manage the parking resource to meet the needs of the tenants by using the parking counts of both lots to meet the parking demand. ## OVERALL UNIT MIX OF THE CURRENT BUILDING ## UNIT TYPE QUANTITY PARKING REQ’D ## STUDIOS 23 23 ## ONE BEDROOM 78 117 ## TWO + THREE BEDROOM 90 180 ## TOTAL 191 320 ## OVERALL MIX WITH CURRENT AND PROPOSED BUILDING ## UNIT TYPE QUANTITY PARKING REQ’D ## STUDIOS 43 43 ## ONE BEDROOM (DEN) 116 174 ## TWO + THREE BEDROOM 116 232 ## TOTAL 275 449 ## OVERALL PARKING COUNTS: ## CURRENT PROPOSED TOTAL Underground 152 0 152 Enclosed Garage 24 61 86 Surface 219 -5 214 Total 395 77 452 Page 132 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 Required parking enclosed 160 65 225 Required parking surface 160 64 224 Total req 320 129 449 Over/under +75 +0 ## BUILDING HEIGHT: The total building height would be 68’ from average grade to the top of the roof deck. The building is 5,223’ from the runway. Based on the 34:1 slope requirement, a building of this height would need 2,334 feet of horizontal separation, so it appears to comply. More discussion with MAC is needed to verify the height requirements. ## DENSITY: PROPOSED SITE AREA (with Teamsters land swap): TOTAL = 413,659.38 SF = 9.50 ACRES ## PROPOSED LOT B: EXISTING BUILDING = 308,360 SF = 7.08 ACRES ## PROPOSED LOT C: NEW PARCEL = 104,912 SF = 2.41 ACRES ## DENSITY: TOTAL = 275/ 9.50 ACRES = 28.95 DU/ACRE This density for the combined 2-phase development exceeds the current allowable density by 3.95 dwelling units per acre and would require a land-use amendment to change the land use from High Density Residential 1 to High Density Residential II. The current density parameters would allow a total of 228 units (an additional 37 units to the original 191 units). We would like to propose a plan use amendment to increase the density to High Density Residential II that would allow the construction of proposed 275 units. The total area of the development would be 28.95 DU/acre. ## Density Rationale The southern portion of the site is significantly underutilized and lacks definition from both a functional and aesthetic standpoint. Today, there is little distinction between our parking area and the adjacent Teamsters lot, resulting in a large expanse of impervious surface that provides limited value. Increasing the site’s density is essential to support a meaningful reinvestment and transformation of this space. Under the current land-use designation, only 37 additional units would be permitted, which is not financially viable; a larger project is needed to distribute development costs effectively and ensure overall feasibility. As the long-term operators of the property, we also recognize a strong and growing demand for housing in the area. Our occupancy levels remain very high, and the addition of 84 new units would help address this need while advancing the City’s Comprehensive Plan goals for expanded housing options (Chapter 3, Goals #1, #2, and #3). The proposed building includes a diverse mix of unit types—ranging from studios to larger two- and three-bedroom apartments—to serve residents of various ages and incomes. This enhanced variety complements the first phase of the development and responds to broader market needs, including the demand for naturally more affordable smaller units such as studios and one-bedrooms. Other developments in the area, such as Doran’s adjacent Arris property, also recently had its land use change to High Density Residential II, which we believe supports that use on our parcel as well. The location has great site access and could readily handle additional units. The current infrastructure in the area looks to be able to support the additional units. Some rework of the storm water system and underground piping would be required, but that can be easily incorporated into the new development. The site is located near Highway 65 and 10 and it is easily accessible from these two roads, and easy access to goods and services especially in the Central corridor. This location in the city is near commercial uses and away from single-family neighborhoods which is a good area to add additional density. The residents have views of significant green areas and have walking access to park space and recreation areas. ## CONDITIONAL USE PERMIT: Page 133 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 The additional units would also require a conditional use permit. Sentinel Management and the design team believe this will be a great opportunity to add needed housing on an under- utilized site. We also think this is an opportunity to elevate the look, feel, character and offerings of the entire site that creates a stronger community. Thank you! Page 134 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## Neighborhood Meeting ## Summary ## Project Title: Viridian Central, Phase II Location of Meeting: Viridian Central Community Room (9436 Ulysses St. NE) Date of Meeting: July 12, 2026 ## Time of Meeting: 5:00 PM Summary of Meeting Preparations: Neighborhood meeting notices were mailed to applicable residents in accordance with the City of Blaine’s Neighborhood Meeting policy. A copy of this letter was provided to City Staff for approval. On July 10, 2026, signs were posted at the front door of the property and along the path to the Community Room, indicating that the neighborhood meeting would occur at 5:00 pm on July 12, 2026. On the day of the meeting, the developer was present on site at 4:40 pm and unlocked the front doors and the door to the community room. Both doors were held open with temporary door stops in order to allow non-residents to access the property without any issue. In the Community Room, the attached handouts were displayed on a table. Summary of Meeting: The developer remained in the Community Room with the door open until approximately 5:20 pm. One resident of Viridian Central walked by and walked in at about 5:15 pm to ask what the meeting was about. The developer gave the resident a brief overview of the intent of the meeting, including information that the company is seeking to build a phase 2 development at the southwest corner of the site; that the development would include 84 market multifamily units; and that this Neighborhood Meeting is a City requirement ahead of the Planning Commission in order for the developer to collect feedback to give to the City. The developer paused to ask if the resident wanted more formal information and what, if any, feedback the resident might have to pass along. The resident said that he didn’t oppose construction of additional units, wished the developer the best of luck in the project, and left the Community Room. The developer remained in the room until approximately 5:20 pm before concluding the meeting and locking all the doors and rooms for the night. Page 135 of 181 ## Viridian Central Apartments ## Phase II ## Project Facts ## Developer: Sentinel Management Company ## Building Size: 84 Units ## Estimated Project Start Date: November 1, 2026 ## Estimated Completion Date: December 1, 2027 Estimated TraƯic Impact: 1 additional vehicle every 2-3 minutes during peak traƯic Page 136 of 181 Page 137 of 181 ## From:Christine Martin ## To:Planning ## Subject:New Apt Buildings Date:Wednesday, July 8, 2026 5:30:02 PM ## Hello, My understanding is that there were no additional apt complexes to be built in Blaine. Did that change? I think it would be beneficial to check the numerous apts currently in Blaine for percent of vacancies before approving any additional ones. Besides, they won’t be affordable living for many people. Thank you. ## Christine Martin 2401 108th Lane NE Apt 210 651-621-0413 Page 138 of 181 ## DRAFT REPORT | www.transportationcollaborative.com | ## To: Fabrizio Montermini, Vice President - Principal ## Sentinel Management Company ## From: Matt Pacyna, PE, Principal ## Transportation Collaborative & Consultants, LLC Date: July 24, 2026 ## Subject: Viridian Central (Phase 2) Development Traffic Study; Blaine, MN ## INTRODUCTION TC2 conducted a traffic study for the proposed Viridian Central Phase 2 Apartments development in the City of Blaine. The subject site is generally in the northwest quadrant of the Clover Leaf Parkway and Ulysses Street intersection. The proposed development is an 84-unit market-rate apartment building, which is adjacent to the 191-unit Viridian Central Apartments constructed in 2017. The purpose of the traffic study is to document the site changes with respect to trip generation, site operations, and overall traffic impact to the area, as well as identify any improvements or considerations to ensure safe and efficient operations for all users. The following information provides an overview of the traffic review. ## PROJECT DETAILS The proposed development is an 84-unit market-rate apartment building. The site is located on an existing outlot and parking areas for the adjacent Viridian Central Apartments and the Teamsters building. A total of 1 28 parking spaces are planned for the proposed development through a combination of surface-lot (67) and garage ( 61) parking areas; parking for the ## existing Viridian Central Apartments and the Teamsters building would be reduced by about 36 and 65 spaces, respectively. Vehicle and multimodal access to the site would be provided via the existing shared driveway and sidewalk to Ulysses Street. The access at Ulysses Street is currently unsignalized and operates as a side-street stop-controlled intersection although there is no stop sign at the eastbound approach today. T he project is expected to open for residents in 2028. ## Subject Site ## Baltimore St ## Clover Leaf Pkwy 93 rd ## Ln ## Ulysses St ## Central Ave ( Hwy 65 ) ## Lincoln St 95 th ## Ave Page 139 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 2 ## TRIP GENERATION To quantify the expected trip generation of the proposed development, an estimate was developed ## using the ITE Trip Generation Manual, 12 th Edition, which includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. The trip generation summary, shown in Table 1, indicates that the proposed development is expected to generate on average 32 a.m. peak hour (7 in / 25 out), 32 p.m. peak hour (20 in / 12 out), and 380 daily site trips (190 in / 190 out). No reductions were applied for trips completed by alternative modes (e.g., walk, bike, transit) to provide a more conservative review. Table 1 ## Trip Generation Summary ## Land Use Type (ITE Code) Size ## AM Peak Hour PM Peak Hour ## Daily ## In Out In Out Multifamily Housing - Mid-Rise (221) 84 units 7 25 20 12 380 The site generated trips were distributed throughout the study area using the directional distribution shown in Figure 1, which is based on existing area travel patterns and engineering judgment. ## TRAFFIC REVIEW ## Crash History Five (5) years of crash history was reviewed from 2021 through 2025 using MnDOT’s Crash Mapping Analysis Tool (MnCMAT), which identified a total of three (3) crashes at the Clover Leaf Parkway / Ulysses Street intersection and zero (0) crashes at the site access along Ulysses Street. None of the crashes involved a pedestrian / bicyclist or resulted in a fatality or serious injury. Therefore, based on this review there does not appear to be any safety issues from a crash frequency or severity perspective at the Ulysses Street intersections. ## Roadway Capacity Ulysses Street is a 2-lane local roadway with right-turn lanes at Clover Leaf Parkway, while Clover Leaf Parkway is a 2-lane major collector roadway that includes additional lanes / turn lanes near Central Avenue (Hwy 65). Based on the City of Blaine’s Transportation Plan, these facility types have a two- way daily volume planning-level roadway capacity ranging from 9,000 to 11,000 vehicles per day (vpd) (see Figure 7-3). Existing average daily traffic (ADT) volumes along these roadways range from approximately 2,300 to 7,250 vpd. This information indicates that Ulysses Street and Clover Leaf Parkway are currently operating under capacity. The proposed development is estimated to generate a total of about 380 daily trips to / from the site, which are expected to disperse throughout the area as shown in Figure 1. With additional traffic from the proposed development, Ulysses Street and Clover Leaf Parkway are expected to continue to be under their respective roadway capacities. Note that the peak hour site trip generation represents approximately one (1) additional vehicle on average every two (2) to three (3) minutes along area roadways; this level of peak hour trip generation is not expected to impact corridor capacity. Page 140 of 181 Figure 1 ## Site Generated Trips ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Directional Distribution ## Legend 15% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) ## XX ## (XX) ## X,XXX +340 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) +60 (18) 6 1 (2) 0 (0) (1) 3 (0) 0 (11) 22 +380 10% 10% 45% +40 +280 +40 +240+160 20% +240 +80 (3) 1 5 (15) 0 (0) 4 (2)0 (0)18 (9) (9) 3 1 (4) 1 (2) (2) 5 (1) 2 (6) 11 ## XXX ## (XXX) ## X,XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## N ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) Page 141 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 4 ## Intersection Capacity To better understand how peak hour intersection operations within the study area would be impacted, a detailed intersection capacity analysis was conducted under existing and year 2029 build conditions. This analysis was completed using Synchro / SimTraffic software, which is used to develop calibrated models that simulate observed traffic operations, account for peaking characteristics, and identify key metrics such as intersection Level of Service (LOS) and queues. These models incorporate collected traffic, pedestrian, and bicyclist volumes, traffic controls, heavy commercial vehicle activity (i.e., buses and trucks), and driver behavior factors. Note that MnDOT provided existing signal timing for the Central Avenue (Hwy 65) and Clover Leaf Parkway / 93 rd Avenue intersection, which was included as part of the analysis to better reflect intersection operations along Ulysses Street and Clover Leaf Parkway. Level of Service (LOS) quantifies how an intersection is operating. Intersections are graded from LOS A to LOS F, which corresponds to the average delay per vehicle values shown. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds ## capacity. Overall intersection LOS A thru LOS D is considered acceptable in the study area. For side-street stop-controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side- street stop control can be described in two ways. First, consideration is given to the overall intersection level of service, which takes into account the total number of vehicles entering the intersection and the capability of the intersection to support the volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, most delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high-levels of delay (i.e., poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during peak hour conditions. For side-street stop intersections, the overall intersection level of service is shown followed by the worst-approach level of service and delay. Vehicular intersection turning movement counts were collected along Ulysses Street at Clover Leaf Parkway and the Site Access on Tuesday July 21, 2026 from 7:30 to 8:30 a.m. and 4:30 to 5:30 p.m. In addition, a historical count provided by MnDOT from Thursday, January 16, 2025 at the Central Avenue (Hwy 65) and Clover Leaf Parkway / 93 rd Avenue intersection was also utilized. The year 2029 build traffic volumes include a one-half (0.5) percent annual background growth applied to the existing traffic volumes, as well as the site generated trips illustrated in Figure 1. The existing and year 2029 build traffic forecasts are shown in Figure 2 and Figure 3, respectively. Results of the existing and future intersection capacity analysis, summarized in Table 2, indicate that all study intersections and approaches operate at an acceptable LOS D or better during the typical weekday peak hours, except the east-west approaches of Clover Leaf Parkway / 93 rd ## Avenue at Central Avenue (Hwy 65). These approaches have higher delays given the current traffic signal timing and MnDOT’s priority of Central Avenue (Hwy 65) operations. Queues along Clover Leaf Parkway from Central Avenue (Hwy 65) can occasionally extend near Ulyssess Street during the a.m. peak hour but quickly dissipate as the traffic signal turns green; these queues did not impact the overall operations along Ulysses Street. No other queuing or operational issues were identified. Level of ## Service ## Average Delay / Vehicles ## Unsignalized Signalized A < 10 seconds < 10 seconds B 10 to 15 seconds 10 to 20 seconds C 15 to 25 seconds 20 to 35 seconds D 25 to 35 seconds 35 to 55 seconds E 35 to 50 seconds 55 to 80 seconds F > 50 seconds > 80 seconds Page 142 of 181 Figure 2 ## Existing Conditions ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) 2,300 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) (69) 28 (56) 24 (13) 12 2 (2) 36 (46) 0 (0) 0 (2) 2 (0) 10 (15) (1) 6 (0) 0 (30) 36 +380 (28) 8 (132) 193 (14) 6 56 (110) 104 (238) 31 (42) 4 (18)6 (2)72 (71) ## XX ## (XX) ## XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) (22) 0 (0) 0 (50) 8 (37) 41 (58) 40 (158) 192 46 (93) 36 (117) 98 (158) 76 (107)2385 (1809)58 (35) (166) 79 (2366) 1338 (475) 193 1,050 1,050 4,850 7,250 7,950 69,000 61,500 1,150 Page 143 of 181 Figure 3 ## Year 2029 Build Conditions ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) 2,700 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) (88) 34 (57) 25 (13) 12 3 (4) 37 (47) 0 (0) 0 (2) 2 (0) 10 (15) (1) 9 (0) 0 (41) 59 +380 (31) 9 (134) 196 (14) 6 62 (127) 106 (242) 31 (43) 8 (20)6 (2)92 (81) ## XX ## (XX) ## XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) (22) 0 (0) 0 (51) 8 (40) 47 (60) 43 (166) 206 47 (94) 38 (121) 99 (160) 78 (107)2421 (1809)59 (35) (178) 83 (2402) 1358 (482) 196 1,450 1,100 4,950 7,650 8,100 70,200 62,500 1,200 Page 144 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 7 Table 2 Intersection Capacity Analysis (Existing and Year 2029 Build Conditions) ## Intersection ## Traffic ## Control Level of Service (delay in seconds) ## AM Peak Hour PM Peak Hour ## Existing 2029 Build Existing 2029 Build Ulysses St and Site Access SSS A / A (6) A / A (7) A / A (5) A / A (6) Ulysses St and Clover Leaf Pkwy SSS A / A (9) A / B (10) A / B (10) A / B (10) Hwy 65 and Clover Leaf Pkwy / 93 rd ## Ave Signal C (25) C (27) D (43) D (45) ## SSS – Side-Street-Stop (overall intersection level of service is shown followed by the worst-approach level of service and delay) Note that delays at study intersections a re expected to increase by approximately one (1) to two (2) seconds during the peak hours under future conditions. In addition, existing queues are expected to increase by about one (1) vehicle as a result of the proposed development. These impacts are relatively minimal and within the daily variation of the roadway today. Thus, there are no significant existing operational issues from an intersection capacity perspective, and no infrastructure improvements are needed to support the proposed development from a capacity perspective. ## SITE PLAN REVIEW A preliminary review of the proposed site plan does not indicate any significant issues with respect to access, circulation, or parking; the following site plan items are offered for consideration / discussion: • Review proposed signage and landscaping to avoid creating any sight distance issues. • Confirm truck (i.e., garbage / recycling, delivery, and emergency services) maneuverability to ensure adequate circulation is provided. • Provide a stop sign at the eastbound approach of the existing driveway with Ulysses Street for continuity with the westbound approach. ## FINDINGS AND CONCLUSIONS Based on the findings of the study, the following conclusions are offered for consideration. • There does not appear to be any safety issues from a crash frequency or severity perspective at the Ulysses Street intersections. • The proposed 84-unit apartment development is expected to generate on average 32 a.m. peak hour (7 in / 25 out), 32 p.m. peak hour (20 in / 12 out), and 380 daily site trips (190 in / 190 out). • No significant existing or future operational issues from an intersection capacity perspective were identified, and no infrastructure improvements are needed to support the proposed development. • There are no significant site plan issues with respect to access, circulation, or parking, although a stop sign at the eastbound approach of the existing driveway with Ulysses Street should be provided for continuity with the westbound approach. Page 145 of 181 ## City of Blaine ## Planning Commission July 14, 2026 | 7:00 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## MINUTES 1.Call to Order The Blaine planning commission met in the City Hall Chambers on Tuesday, July 14, 2026. Chair Goracke called the meeting to order at 7:00PM. 2.Roll Call Members Present: Commission Members Freeman, Olson, Swanson and Chair Goracke. Members Absent: Commission Members Geiselhart, Halpern and Howard. ## Staff Present: Elizabeth Showalter, Housing Program Coordinator ## Teresa Barnes, Project Engineer 3.Approval of Minutes 3.1. 2026-55 Approval of the June 9, 2026 Planning Commission Minutes ## Sponsors: Motion by Commissioner Swanson to approve the minutes of June 9, 2026, as presented. Motion seconded by Commissioner Freeman. The motion passed 4-0. 4.Public Hearing 4.1. 2026-285 Case File No. 26-0032 // Sentinel Management Company // 9436 and 9422 ## Ulysses Street NE The applicant is requesting the following: 1.Comprehensive plan amendment from High Density ## Residential/Planned Industrial/Planned Commercial and Planned ## Industrial/Planned Commercial to High Density Residential 2/Planned Commercial. Page 146 of 181 2.Preliminary plat to reconfigure two existing lots totaling approximately 12 acres into three lots to be known as Cloverleaf Commons Third Addition. 3.Conditional use permit to allow an 84-unit apartment building in a Planned Business District (PBD) zoning district with shared parking and shared access. ## Sponsors: Elizabeth Showalter, Housing Program Coordinator The report to the planning commission was presented by Elizabeth Showalter, Housing Program Coordinator. The public hearing for Case File 26-0032 was opened at 7:09PM. As no one wished to appear, the public hearing was closed at 7:09PM. ## Fabrizio Montramini, Sentinel Management Company, thanked the commission for considering his request. He explained his company was located in Edina and was founded in 1972. He noted his company purchased this property in 2024, and he believed this expansion would be a good opportunity for the community. Chair Goracke inquired if the applicant supported completing an updated traffic study prior to the city council meeting. Mr. Montramini reported his consultant should be able to complete the updated traffic study prior to the city council meeting. Motion by Commissioner Olson to recommend approval of Planning Case 26-0032A a comprehensive plan amendment from Planned Industrial/Planned Commercial and ## High Density Residential/Planned Industrial/Planned Commercial to High Density Residential 2/Planned Commercial with the following rationale: Case 26-0032A: 1.The proposed land use amendment is consistent with the goal of the housing chapter of the comprehensive plan to "support the development of well- designed and appropriately-located multifamily housing projects when these developments improve access to affordable housing and transit, creative positive community impacts, and preserve natural resources." 2.The proposed land use amendment is consistent with the goal of the land use chapter of the comprehensive plan to "recognize varied housing densities as a means of accommodating community growth" and "encourage increased density through appropriately designed and located townhouses and apartments, a variety of single-family detached-style homes with clustering, varying lot sizes, and shared open space." Motion by Commissioner OIson to recommend approval of Planning Case 26-0032B a preliminary plat approval to subdivide approximately 12 acres to be known as Cloverleaf Commons Third Addition with the following conditions: Page 147 of 181 Case 26-0032B: 1.Park Dedication is due at time of building permit for the proposed new apartment units. A total of $407,968 is due if paid in 2026 for 84 units with credit for previously paid park dedication for 0.4 acres of commercial land. 2.The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 3.The developer is responsible to submit a traffic impact study prior to any site plan approvals. Developer shall complete any mitigation measures identified in the traffic impact study, as determined by the Director of Engineering. 4.The developer is responsible for obtaining a Coon Creek Watershed District (CCWD) permit. A copy will need to be submitted to the city prior to any site plan construction. 5.The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits. 6.Site plan approval is required as part of the building permit application. All site improvements to be included in the Site Improvement Performance Agreement and covered by an acceptable financial guarantee. 7.A shared parking and access agreement shall be recorded on all three parcels concurrently with recording the plat. Proof of recording must be submitted to the City prior to issuance of any permits. Motion by Commissioner Olson to recommend approval of Planning Case 26-0032C a conditional use permit to allow an 84-unit apartment building and shared access and zero lot line on the north and east sides of the proposed Lot 2, Block 1 in a Planned Business District (PBD) zoning district with the following conditions: Case 26-0032C: 1.Architectural design of the proposed apartment building shall be consistent with the elevations and materials submitted with the application. 2.A zero lot line setback applies to parking between lots 1, 2, and 3, and to the eastern building setback on lot 2 and the western building setback on lot 3. Motion seconded by Commissioner Freeman. The motion passed 4-0. Chair Goracke noted this would be on the agenda of the August 3, 2026 city council meeting. Page 148 of 181 ## City of Blaine ## Staff Report ## File Number: RES 26-146 ## Agenda Date ## Status August 3, 2026 ## In Control ## File Type ## City Council ## Resolution ## Development Business - Sheila Sellman, Community Development Director Agenda Item # 9.3 Resolution Granting a Conditional Use Permit to Allow an 84-Unit Apartment Building in a Planned Business District (PBD) Zoning District with Shared Parking and Shared Access at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel Management Company) (Case File No. 26-0032/EES) ## Executive Summary The applicant is proposing to subdivide two existing lots into three lots to allow for construction of a new apartment building immediately south of the existing Viridian Apartments and west of the Teamsters headquarters. The project requires a comprehensive plan amendment, a conditional use permit (apartment use and shared access/zero lot line) and a plat. ## Background ## Planning Commission Public Hearing July 14, 2026 ## City Council (Conditional Use Permit) August 3, 2026 ## Action Deadline August 14, 2026 Staff report prepared by Elizabeth Showalter, Housing Program Coordinator, and Teresa Barnes, Project Engineer. ## Evaluation of Request ## Planning Analysis ## Zoning The property is zoned Planned Business District (PBD) which allows for commercial, industrial, and multifamily residential uses. ## Surrounding Zoning and Uses North: Existing Viridian Central apartment building (PBD) and Northview Villas (R-4 Manufactured Home ## Park) Page 149 of 181 South: City owned open space/wetland East: City owned open space/wetland West: Teamsters headquarters building (PBD) ## Land Use Designation The project creates a new lot out of land currently part of the Viridian Central Apartment property (guided HDR/PI/PC) and part of the Teamsters property (guided PI/PC). The applicant is requesting an HDR2 land use designation to allow for residential densities up to 60 units per acre. To allow for the shared parking with the Teamsters and afford future flexibility, staff proposes reguiding the portion of the property being used for the apartments to HDR2/PC which also allows for commercial uses. ## Existing Conditions and History An apartment building was constructed at 9436 Ulysses Street in 2016. The building has changed names multiple times since then, and is currently called Viridian Central. It includes 191 units. The adjacent Arris apartment building was constructed in 2022 and has 66 units. The two existing buildings have always been separately owned and managed. The City has undergone several code amendments related to multifamily parking requirements. When the Veridian project was approved, 2.2 parking stalls were required per unit, resulting in 423 stalls required, and 429 were provided. Now, 1 stall is required for studio units, 1.5 for one bedroom, and 2 for all other units, which reduces the requirement to 320 stalls. Due to the reduction in parking requirement, which aligns with the actual parking demand seen by the property owner, there is excess parking space on the property, which the property owner is proposing to utilize for construction of an 84-unit apartment building. This proposal was brought to the City Council for feedback on April 6, 2026. The project also includes a lot line adjustment between the Viridian property and 9422 Ulysses Street which is the Teamsters headquarters building. ## Plat The project proposes the replat two existing lots into three lots. There is no minimum lot size in the PBD district and the site plans submitted demonstrate that all required setbacks can be met on the property. ## Architecture The applicant is proposing a building using compatible materials and colors to the existing Viridian Apartments. As submitted, the materials are primarily cementious lap siding with glass on all four elevations. Two elevations include brick and integrally colored precast concrete is used for the first floor (parking). This satisfies the Planned Business District architectural standards. ## Setbacks The following setbacks are required for the proposed new building: • Front (east): 50 feet required, 7 feet provided, allowed with zero lot line CUP • Rear (west): 20 feet required, 150 feet provided • Side (north): 15 feet required, 70 feet provided • Side (south): 15 feet required, 17 feet provided Page 150 of 181 The applicant is requesting a zero lot line for parking and shared access between the three parcels on the north and east side of the proposed new building. The parking setbacks of 15 feet for the south and 20 feet for the rear yards are met. ## Landscaping The following landscaping quantities are required: • 12 Overstory • 12 Conifers • 12 Ornamental • 80 Shrubs The property is in the highway 65 zoning district, which requires that 25% of the trees be oversized (3 inches for overstorey, 8 feet for conifers), which amounts to 9 total oversized trees on site. The applicant's landscape plan must be revised to meet the quantities stated, which will be reviewed as part of the building permit. ## Tree Preservation No significant trees are proposed for removal. All disturbed area is currently pavement or grass. ## Parking The parking requirement at the time the existing Viridian building was built required 2.25 parking stalls per unit, regardless of type of unit. Over the following years, the parking requirement for multifamily units has been reduced multiple times. The existing apartment building requires 320 stalls and the new apartment building requires 129 stalls for a total of 449 stalls. A total of 494 stalls are proposed for the two buildings, with over half of the required stalls provided as underground or enclosed parking. The Teamsters building requires 124 parking stalls and 96 are provided. The remaining 28 required stalls can be accounted for through the excess 45 stalls on the two apartment properties, with a shared parking agreement. The project, as proposed, meets the parking requirements. ## Park Dedication Park dedication for residential properties is based on a per-unit calculation. The proposed 84 units would incur a total park dedication fee of $411,096. A small portion of the proposed apartment property is currently part of the Teamsters property and paid park dedication as a commercial property with the platting of Cloverleaf Commons Second Addition. That area totals 0.4 acres and is zoned PBD, which has a per acre park dedication rate of $7,820. Therefore, a credit of $3,218 is applied to the park dedication due, yielding a net park dedication amount of $407,968. ## Airport Noise Considerations Page 151 of 181 The property is located near the airport runway protection zone, but is not in the area designated by the code for noise mitigation standards. The commercial energy code generally requires high standards be met for windows and insulation, which have a similar impact on noise concerns as the noise mitigation standards listed in the code. ## Engineering Analysis ## Grading/Storm Drainage The developer will also need to submit construction contract documents that 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. ## Utilities The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 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. Hydrant locations must be reviewed and approved by the Fire Department. The developer shall explore water sources for landscape irrigation systems installed throughout the development, including the possible use of created ponds or storm water reuse. ## Wetlands/Watershed/FEMA The plat will need to provide for a protective buffer strip of natural vegetation at least 15-feet in width (25-feet is preferred) and shall surround all wetlands. This buffer strip shall be placed in an easement. The developer will need to submit the project to the Coon Creek Watershed District (CCWD). Review, approval and permits are required prior to city plan approval and start of site work. The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at the time of lot closing. The developer is responsible for following through with FEMA (as necessary) to receive final documents, to provide those documents to the homeowners, and to record these on the certificate of title for each parcel in the development. ## Access/Street Design/Sidewalks/Trails The development is proposing to gain/provide access from the existing access drive to Ulysses Street NE. This will be a shared access drive.A Traffic Impact Study was submitted to the City on 7-24-2026. City staff is in agreement with the provided findings and conclusions that no mitigation measures are required for the proposed development. Page 152 of 181 ## 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. ## Conditional Use Permit A city exercises “quasi-judicial” authority when considering a CUP application. This means the city’s role is limited to applying the standards in the ordinance to the facts presented by the application. The city acts like a judge in evaluating the facts against the standards. Section 101-4 Criteria for granting conditional use permits: The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020) 1. The use shall not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. o The use will not create an excessive burden on public utilities or facilities. 2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. o The use is designed to be compatible with the adjacent apartment buildings, open spaces, and office use. 3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. o The appearance of the proposed apartment building is complementary to the existing apartment buildings nearby. 4. The use, in the opinion of the city council, shall be reasonably related to the overall needs of the city and to the existing land use. 5. The use shall be consistent with the purposes of the zoning code and purposes of the zoning district in which the applicant intends to locate the proposed use. o The proposed apartment building use is consistent with the purpose of the zoning district "to allow commercial, mutifamily residential and limited light industrial uses serving a local or regional trade area." 6. The use shall not be in conflict with the comprehensive plan of the city. o The use is consistent with the proposed land use designation of HDR2/PC. 7. The use will not cause traffic hazard or congestion. o The proposed use will not generate any additional traffic hazard or congestion. The traffic impact study will determine if any mitigation measures are required. 8. The use shall have adequate utilities, access roads, drainage, and necessary facilities. o The existing structure is served with the required utility services, adequate roadway infrastructure and necessary drainage facilities to service the proposed uses. Page 153 of 181 ## Attachment List: ## Zoning and Location Map ## Preliminary Plat ## Building Elevations ## Site Plans ## Landscape Plan ## Narrative ## Public Comments ## Unapproved Planning Commission Minutes ## Strategic Plan Relationship Not applicable. ## Board/Commission Review The Planning Commission voted unanimously to approve the conditional use permit. No one spoke at the public hearing. The meeting minutes are attached for reference. ## 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 website. 4. Posted (sign) on the property with contact information for the Planning Department. In accordance with the Neighborhood Meeting Policy, a neighborhood meeting was held on Sunday, July 12. A summary of the meeting is attached. ## Staff Recommendation By motion, adopt the resolution. ## Attachment List 1. Attachments ## 2. Public Comments ## 3. Traffic Study ## 4. PC Minutes Page 154 of 181 Page 155 of 181 ## City of Blaine ## Signature Copy ## Resolution: RES 26-146 Resolution Granting a Conditional Use Permit to Allow an 84-Unit Apartment Building in a Planned Business District (PBD) Zoning District with Shared Parking and Shared Access at 9436 and 9422 Ulysses Street NE. Viridian Sentinel (Sentinel Management Company) (Case File No. 26- ## 0032/EES) WHEREAS, an application has been filed by Sentinel Management Company as Conditional Use Permit ## Case File No. 26-0032 for Viridian Sentinel; and WHEREAS, said case involves the property described as follows: Parcel 1: Lots 2 and 3, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. Abstract Property Parcel 2: Lot 1, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. Abstract Property WHEREAS, the Blaine Planning Commission held a public hearing on July 14, 2026, and recommended approval regarding said Conditional Use Permit; and WHEREAS, the Blaine City Council has reviewed said case on August 3, 2026; and WHEREAS, the criteria identified in Section 101-4 for granting a conditional use permit has been met. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 74-46 of the subdivision code and sections 101-4 and 117-60 of the zoning code to allow an 84-unit apartment building and shared access and zero lot line on the north and east sides of the proposed Lot 2, Block 1 in a Planned Business District (PBD) zoning district with the following conditions: 1. Architectural design of the proposed apartment building shall be consistent with the elevations and materials submitted with the application. 2. A zero lot line setback applies to parking between lots 1, 2, and 3, and to the eastern building setback on lot 2 and the western building setback on lot 3. 3. Shared access and parking agreements must be recorded on each of the three properties and proof of recording must be submitted to the City prior to permit issuance. 4. Building and site must meet all performance standards for the Planned Business District and Highway Overlay District. PASSEDby the City Council of the City of Blaine this 3rd day of August, 2026. Page 156 of 181 Signed by ## Tim Sanders, Mayor Signed by ## Catherine M. Sorensen, City Clerk Page 157 of 181 ## AIRPORT ## AIRPORT ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## DF ## I-1 ## I-1 ## I-1 ## I-1 ## PBD ## PBD ## PBD ## PBD ## PBD ## PBD ## R-1 ## R-1 ## R-1 ## R-1 ## R-2 ## R-3B ## R-3C ## R-4 ## RF ## RF ## RF ## RF ## RF ## RF ## RF ## R-1 ## R-1 ## R-1 ## AIRPORT ## I-1 ## B-2 ## PBD ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## R-4 ## R-4 ## DF ## PBD ## R-3B ## R-1 ## R-1 ## RF ## Olympia ## Park ## Aquatore Park ## C l o v e r ## L e a f ## P k w y ## N ## E ## State Highway 65 ## 96th Ave NE 9 5 t h ## A v e ## N ## E ## 97th Ave NE ## 93rd Ln NE ## Polk St NE ## Taylor St NE ## C e n t r a l ## A v e ## N ## E ## Fillmore St NE ## 92nd Ave NE 9 7 t h ## L n ## N ## E ## 98th Ave NE ## T y l e r ## S t ## N ## E ## Pierce St NE ## Pierce Pl NE ## 94th Ln NE ## B a l t i m o r e ## S t ## N ## E ## 92nd Ln NE ## Buchanan St NE ## Ulysses St NE ## L i n c o l n ## S t ## N ## E ## U l y s s e s ## S t ## N ## E Highway 10 Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0032 ## Viridian Sentinel ## BlaineMN.gov Scale: 1:5,852 . ## Project ## Location 00.070.130.03Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location This map is for general reference only. It is not for legal, engineering, or surveying use. Page 158 of 181 ## 12" HDPE ## 15" HDPE ## 15" RCP ## 30" RCP ## 30" RCP ## 12" PVC ## 12" HDPE ## 12" HDPE ## 18" HDPE 12" ## HDPE ## 6" HDPE ## 6" HDPE Edge of ## Concrete ## Bituminous Walkway ## Rip Rap ## Rip Rap ## Rip Rap ## Concrete ## KeystoneRetaining Walls ## C.L. ## Fence ## Iron ## Fence ## C.L. ## Fence ## Pond Edge of ## Ice Edge of ## Ice Edge of ## Ice ## 24" RCP ## 18" RCP ## Concrete 19 11 11 6 6 7 6 6 16 21 9 6 20 30 16 25 ## Trench ## Drain ## Concrete ## BituminousParking Lot ## BituminousDrive ## Concrete Walkway ## Concrete Walkway ## Concrete Walkway ## Concrete Walkway ## Concrete ## Concrete ## Concrete 13.3 67.6 26.8 2.0 11.6 2.0 17.2 2.0 14.9 2.0 22.0 2.0 15.0 2.1 22.0 1.9 15.0 2.2 9.9 10.0 2.1 5.0 7.511.6 7.7 5.0 2.2 10.2 51.7 2.1 13.2 2.0 21.7 2.0 15.0 2.0 22.0 2.0 15.0 2.0 21.9 2.0 15.1 2.0 21.9 2.0 17.1 2.1 21.9 2.0 16.9 2.0 28.3 10.3 2.0 15.0 1.9 47.9 2.0 15.0 1.9 52.9 2.0 11.7 2.0 27.8 21.2 1.4 16.7 1.5 29.8 25.0 2.0 13.2 2.0 98.8 2.0 15.0 1.9 96.5 10.5 2.0 13.2 2.0 35.3 2.0 15.0 2.0 125.9 2.0 15.0 2.0 22.0 2.1 15.0 2.0 115.9 2.0 15.0 1.9 63.7 188.4 2.1 15.0 1.9 23.8 2.0 11.5 1.9 14.1 0.7 30.7 0.7 14.0 15.9 0.7 12.1 0.7 12.0 0.7 12.0 0.7 12.0 0.7 12.1 0.7 11.9 0.7 12.1 0.7 11.9 0.8 12.0 0.6 16.0 13.9 0.7 30.8 0.7 14.0 16.0 0.6 12.0 0.8 11.9 0.7 12.1 0.7 11.9 0.7 12.1 0.7 12.0 0.7 12.0 0.7 12.0 0.7 12.1 0.7 15.9 ## PID: 293123340013 ## Address: 9436 Ulysses St NE 5 Story Brick BuildingFoundation Area = 56,205 +/- Sq. Ft. ## PID: 293123340010 ## Address: 9422 Ulysses St NE ## Owner: TEAMSTERS LOCAL 120 BLDG HOLDING CO ## PID: 293123340014 ## Address: 9460 Ulysses St NE ## Owner: SEQR BLAINE LLC ## PID: 293123310001 ## Address: 9550 Central Ave NE ## Owner: PENTAVENTURE PROPERTIES LLLP ## PID: 293123330009 ## Address: Unassigned ## Owner: CITY OF BLAINE ## PID: 293123340013 ## Address: 9432 Ulysses St NE ## 1 Story Brick Garage Foundation Area = 8,354 +/- Sq. Ft. Edge of ## Woods ## Existing Building ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 ## PID: 293123340003 ## Address: Unassigned ## Owner: CITY OF BLAINE 8" W.M. (Per Rec) ## 6" SprinklerService(Per Rec) ## 6" Water Service (Per Rec) ## 24" RCP (Per Rec) ## 30" RCP 30" RCP (Per Rec) ## 30" RCP ## 8"PVC ## 8"PVC Edge of ## Woods Edge of ## Woods ## 8"PVC ## 10"PVC ## 10"PVC ## 12" RCP ## 6" HDPE ## 10"PVC ## 10"PVC ## BituminousParking Lot ## BituminousParking Lot 8"PVC (Per Rec) ## 8"PVC ## 8"PVC (Per Rec) 4 ## 8"PVC 8" W.M. (Per Rec) ## 8" DIP (Per Rec) ## 8" W.M. (Per Rec) 8" W.M. (Per Rec) ## 6" Water Service(Per Rec) 8" W.M. (Per Rec) 8" W.M. (Per Rec) 8" W.M. (Per Rec) ## 10"PVC ## 12" HDPE (Per Rec) 12" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) ## 10" HDPE (Per Rec) 6" SanitaryService (Per Rec) ## Infiltration System (Per Rec) ## 6" Water Service (Per Rec) 12" HDPE (Per Rec) 12" HDPE (Per Rec) ## S00°19'02"W 350.52 ## S89°38'41"E 817.18 ## N00°12'39"W 658.04 ## S00°19'02"W 153.31 ## C=161.68 ## CB=S18°47'59"W ## R=255.00 ## Δ=36°57'54" 164.52 ## Drainage and Utility Per Plat of ## CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS ## SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVER LEAF COMMONS &CLOVERLEAF COMMONSSECOND ADDITION ## Drainage and Utility Per Plat of CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS SECOND ADDITION ## Drainage and Utility Per Plat of CLOVER LEAF COMMONS & ## CLOVERLEAF COMMONS SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS ## SECOND ADDITION ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## Found 1/2 Inch ## Open Iron Pipe ## N89°42'20"W 759.86 ## Found Mag Nail ## Found 1/2 Inch ## Iron Pipe W/ Illegible Cap ## Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## Found 1/2 Inch ## Iron Pipe W/Cap No. 25287 1 2 ## BLOCK 1 3 374.31 ## N89°45'30"E 428.55 11.20 ## S89°38'45"E 264.71 ## S66°16'32"E 91.83 ## Δ=17°09'05" 76.34 ## Δ=19°48'49" 88.18 26.89 ## N90°00'00"W 80.41 ## N90°00'00"E 27.98 ## S00°00'00"W 95.03 384.67 ## N00°00'00"E 38.10 283.73 375.19 ## N00°02'40"W 154.34 193.68 ## N61°28'16"E 239.91 ## S89°38'45"E 245.45 ## N00°21'15"E 77.77 359.75 ## Δ=13°54'11" 61.88 ## N73°49'58"W 64.02 ## S16°10'02"W 10.00 ## S73°49'58"E 126.71 160.61 ## S89°38'45"E 70.85 ## N00°21'15"E 36.00 ## S89°38'45"E 177.75 ## S73°40'52"E 130.89 31.97 ## N Line of CLOVERLEAF COMMONS SECOND ADDITION ## VICINITY MAP ## PROJECT ## PROJECT NO.: 24011.03 ## COPYRIGHT 2026 CIVIL SITE GROUP INC. c ## REVISION SUMMARY ## DATE ## DESCRIPTION ## V2.0 ## PRELIMINARY PLAT . . . . . . . . . . . . ## N 44565 ## RORY L. SYNSTELIEN ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS SURVEY, ## PLAN, OR REPORT WAS PREPARED BY ME ## OR UNDER MY DIRECT SUPERVISION AND ## THAT I AM A DULY LICENSED LAND ## SURVEYOR UNDER THE LAWS OF THE ## STATE OF MINNESOTA. ## SIGN-DATE ## N ## CLIENT ## Civil Engineering ## Surveying ## Landscape Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## QA/QC ## FIELD CREW ## DRAWN BY ## REVIEWED BY ## UPDATED BY ## .CJRS. ## PRELIMINARY PLAT GENERAL NOTES ## PROPERTY DESCRIPTION: Parcel 1:Lots 2 and 3, Block 1, Cloverleaf Commons Second Addition, Anoka County,Minnesota. ## Abstract Property Parcel 2:Lot 1, Block 1, Cloverleaf Commons Second Addition, Anoka County, Minnesota. ## Abstract Property For Parcel 1, this preliminary plat was prepared with the benefit of a Commitment for Title Insurance issued by Commercial Partners Title, a divisionof Chicago Title Insurance Company, as agent for Chicago Title ## Insurance Company, ## File No. CP72235 (Supplement No. 10), dated March 6, 2024. For Parcel 2, this preliminary plat was prepared without the benefit of a Commitment for Title Insurance. The description for Parcel 2 listed hereon is percounty tax records and may not be the description of record. There may beeasements or other matters of record we are unaware of and thus not shown hereon. ## DATE OF PREPARATION: 5-12-2026 Please note that the background survey information is per a survey performed by us dated 1-31-2024 (last revised 4-1-2024) ## APPLICANT: ## Sentinel Management Company ## Fabrizio Montermini521 Edina Industrial Blvd, Suite 100Edina, MN 55439 952-314-2648 fabrizio@sentinelapts.com ## BENCHMARKS: Elevations are based on the NAVD 88 Datum. Site Benchmark is the top nut of the fire hydrant located along the easterly portion of Ulysses Street NE approximately 60 feet southeast of the southeasterly corner of the subject property, as shown hereon. Elevation=910.45. AREAS:Proposed Lot 1 = 308,350 Sq. Ft. or 7.079 AcresProposed Lot 2 = 104,921 Sq. Ft. or 2.409 AcresProposed Lot 3 = 108,883 Sq. Ft. or 2.499 AcresTotal Property Area = 522,154 Sq. Ft. or 11.987 Acres ## FLOOD ZONE: This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No.27003C0338E, effective date of December 16, 2015. ________________________________________________________ ## Rory L. Synstelien ## Minnesota License No. 44565 rory@civilsitegroup.com ## PRELIMINARY PLAT: CLOVERLEAF COMMONS THIRD ADDITION ## OVERHEAD UTILITIESGASMAIN ## SANITARY SEWER ## STORM SEWER ## FIBER/COMM. LINEELECTRIC LINE (RECORD) ## WATERMAIN ## ELECTRIC LINE ## GASMAIN (RECORD) ## CHAINLINK FENCE LINE ## Linetype & Symbol Legend ## CONCRETE SURFACE ## PAVER SURFACEBITUMINOUS SURFACE ## GRAVEL/LANDSCAPE SURFACE ## IRON FENCE LINE ## GUARDRAIL ## WATERMAIN (RECORD) ## SANITARY SEWER (RECORD)STORM SEWER (RECORD) ## FIBER/COMM. LINE (RECORD) ## TELEPHONE LINE (RECORD)TELEPHONE LINE ## SIGN ## SANITARY MANHOLESTORM MANHOLECABLE TV BOX ## TELEPHONE MANHOLE ## ELECTRIC TRANSFORMER ## TELEPHONE BOXTRAFFIC SIGNAL ## GAS METER ## ELECTRICAL METER ## WATER MANHOLE ## WATER VALVEAIR CONDITIONER ## BOLLARD ## CATCH BASINELECTRIC MANHOLE ## GAS VALVE ## FLAG POLEHANDICAP SYMBOLFOUND IRON MONUMENT ## HYDRANT ## CAST IRON MONUMENTSET OR TO BE SET IRON MONUMENT ## FLARED END SECTION ## POWER POLE ## UTILITY MANHOLE ## GUY WIRE ## CONIFEROUS TREE ## DECIDUOUS TREE ## ROOF DRAIN ## SEWER CLEAN OUT ## FIRE CONNECTION ## WELL ## UTILITY VAULT ## POST INDICATOR VALVE ## GAS MANHOLE ## HAND HOLE ## FIBER/COMM. MANHOLE ## MAIL BOX ## FUEL TANK ## ELECTRICAL OUTLET ## SB ## SOIL BORING ## LIGHT POLE ## ACCESS RESTRICTION ## WOODEN FENCE LINE ## SATELLITE DISH ## BUSH/SHRUB 80 20 40 0 20 40 ## SCALE IN FEET 9422 & 9436 Ulysses Street NE ## Blaine, Anoka County, Minnesota 55434 ## 5215 Edina Industrial Blvd. Suite 100, Edina, Minnesota 55439 ## Sentinel Management Company Page 159 of 181 ## REVISIONS: ## SHEET TITLE ## PROJECT NO: ## DRAWN BY: ## CHK'D BY: www.collagearchitects.com ## DATE: ## DATE: ## PETER KEELY ## REGISTRATION NO: 23570 Collage | architects ## Architects ## Pete Keely 651.472.0050 708 15th Avenue NE ## Minneapolis, MN 55413 ## Civill Engineer ## Firm ## EOR ## Phone ## Street ## City, State, Zip ## I HEREBY CERTIFY THAT THIS PLAN ## SPECIFICATION OR REPORT WAS PREPARED ## BY ME OR UNDER MY DIRECT SUPERVISION ## AND THAT I AM A DULY LICENSED ARCHITECT ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. ## 5/7/2026 11:23:21 AM 2.0 ## ELEVATIONS ## THE VIRIDIAN ## Issue Date ## Project Number ## BLAINE, MN ## Author ## Checker ## LUA ## Issue Date ## EAST ELEVATION ## NORTH ELEVATION ## WEST ELEVATION ## SOUTH ELEVATION ## No.DateDescription Page 160 of 181 ## Rip Rap ## Rip Rap ## Rip Rap ## KeystoneRetaining Walls ## C.L. ## Fence ## Iron ## Fence ## C.L. ## Fence ## Pond 16 21 9 6 20 30 16 25 ## Trench ## Drain Edge of ## Woods ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 Edge of ## Woods Edge of ## Woods 4 ## WATER SERVICE ## TRASH ## MOVE ## IN ## LOT A ## LOT B ## LOT C ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## EXTERIOR PARKING SUMMARY ## EXISTING ## STND. SPACES 181 ## ADA SPACES 2 ## TOTAL 183 ## PROPOSED ## STND. SPACES 141 ## ADA SPACES 2 ## TOTAL 143 ## EXTERIOR PARKING SUMMARY ## EXISTING ## STND. SPACES 202 ## ADA SPACES 6 ## TOTAL 208 ## EXTERIOR PARKING SUMMARY ## INTERIOR ## (INCLUDES 5 FUTURE) 59 ## PARKING ## STND. SPACES 62 ## 60° SPACES 7 ## ADA SPACES 2 ## SUBTOTAL 71 ## SUBTOTAL 130 ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 44263 ## Matthew R. Pavek ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED PROFESSIONAL ENGINEER ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER ## CITY OF ## BLAINE ## SITE SPECIFIC NOTES: 1. ## RESERVED FOR CITY SPECIFIC SITE NOTES. ## REVISION SUMMARY ## DATE ## DESCRIPTION ## C0.1 ## SITE PLAN - OVERALL 0 1" = 40'-0" 40'-0" 20'-0" ## N ## OWNER INFORMATION ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD, #100 ## EDINA, MN 55439 ## FABRIZIO MONTERMINI 952-314-2648 ## FABRIZIO@SENTINELAPTS.COM ## SITE ENLARGEMENTSEE SHEETS: ## C1.0C2.1C2.2C3.0C4.0 ## L1.0 ## SW1.0SW1.1 ## ULYSSES STREET NE Page 161 of 181 ## Pond ## Concrete ## Trench ## Drain ## Concrete ## Concrete Walkway ## N00°21'15"E 195.68 ## S89°38'45"E 96.00 ## N00°21'15"E 81.00 [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAF ## COMMONS SECOND ADDITION [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAFCOMMONS SECOND ADDITION ## [12] Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION Edge of ## Woods ## 8"PVC ## S89°42'20"E 282.94 ## Found 1/2 Inch ## Iron Pipe W/ Cap No. 25287 ## BUCHANAN ## STREET NE ## 8"PVC ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## WATER SERVICE ## TRASH ## MOVE ## IN 7 8 8 5 10 17 17 5 5 2 1 9 ## LOT C 31.1 169.1 8.0 14.5 6.0 18.0 9.0 23.2 109.2 5.0 24.0 24.0 18.0 9.0 9.0 8.0 20.7 4.0 24.0 4.3 60.0 20.6 18.024.018.0 8.0 18.0 24.0 18.0 6.0 19.0 24.0 38.0 8.0 15.0 20.1 6.0 6.4 8.0 8.0 ## CONSTRUCTION ## LIMITS ## (4) VEHICULAR ## BOLLARD, TYP. ## BIT. PVMT., ## TYP, SEE ## FINAL ## GEOTECH ## FOR ## THICKNESS ## PVMT. ## STRIPING TYP. ## CONC. WALK, TYP ## CONC. WALK, TYP ## ACCESSIBLE ## PARKING SPACE, ## INCL. SIGNAGE, ## STRIPING AND ## RAMPS ## B612 C&G, ## TYP. ## CONC. POLE ## BASE PER ## MANUF. SPECS, ## TYP. ## CONC. POLE ## BASE PER ## MANUF. SPECS, ## TYP. ## SWCP AREA, SEE ## ARCH'L PLANS ## FOR DETAILS ## PROOF OF ## PARKING ## CURB STOP ## TYP. ## DRAINAGE ## CURB CUT ## ACCESSIBLE ROUTE ## ARROW. DO NOT ## PAINT, FOR CODE ## REVIEW ONLY, TYP. ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## DRAINAGE ## CURB CUT ## SURMOUNTABLE ## CURB & CONC. ## WALK ## MONOLITHIC ## CONC. CURB ## B612 C&G, ## TYP. ## (4) VEHICULAR ## BOLLARD, TYP. ## B612 C&G, ## TYP. ## VALLEY GUTTER, TYP. ## R10.0 ## R13.0 ## R12.0 18.0 7.1 17.7 81.0 5.6 9.0 5.7 45.0 9.0 45.0 23.7 4.9 90.0 7.6 153.0 162.3 17.4 18.2 37.2 2.0 ## (4) VEHICULAR ## BOLLARD, TYP. 7.0 153.0 10.0 45.012.672.036.0 24.0 72.0 14.6 27.3 21.6 10.9 ## ST-9 ## ST-7 ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 44263 ## Matthew R. Pavek ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED PROFESSIONAL ENGINEER ## UNDER THE LAWS OF THE STATE OF ## MINNESOTA. 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER ## SITE LAYOUT NOTES: ## SITE PLAN LEGEND: ## TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS ## SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED. ## HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANE ## ST = STOP ## CP = COMPACT CAR PARKING ONLY ## PROPERTY LINE ## CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT GUTTER WHERE APPLICABLE-SEE PLAN ## LIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORT ## FOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. HEAVY DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORTFOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. ## CONSTRUCTION LIMITS ## TO ## CITY OF ## BLAINE ## SITE SPECIFIC NOTES: 1. ## RESERVED FOR CITY SPECIFIC SITE NOTES. ## ACCESSIBILITY ROUTE ARROW (IF APPLICABLE) DO NOT PAINT. 1. ## ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" ## (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE ## CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT ## NO COST TO THE OWNER. 2. CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNINGCONSTRUCTION, INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY ## LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE ## FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER ## COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ## ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE ## ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR ## APPROVAL. 3. ## THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A ## RIGHT-OF-WAY AND STREET OPENING PERMIT. 4. ## THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO ## INSTALLATION OF SITE IMPROVEMENT MATERIALS. 5. ## CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE ## BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO ## INSTALLATION OF FOOTING MATERIALS. 6. ## LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE ## APPROXIMATE AND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL ## BY THE ENGINEER/LANDSCAPE ARCHITECT. 7. ## CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE ## FOUNDATION. LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE ## DRAWINGS. 8. ## THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND ## APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED ## SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT ANDPOLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOT PREVIOUSLY ## APPROVED. 9. ## PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ## ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL. 10. ## CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR ## TO THE FLOW OF TRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS ## SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING ## BODIES. 11. ## SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL. 12. ## ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED. 13. ## CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS ## PRIOR TO SITE IMPROVEMENTS. 14. ## FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS. 15. ## PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE. 16. ## ALL PARKING LOT PAINT STRIPING TO BE WHITE, 4" WIDE TYP. 17. ## BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR ## PAVEMENT SECTIONS. 18. ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCEAT THE DRIP LINE. ## SEE LANDSCAPE DOCUMENTS. 19. ## CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR ## TO VERIFY ALL CURBS AND SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS. ## CONTRACTOR MUST ## CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB OR SIDEWALKREPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED. 20. FINISH GRADING FOR HARDSCAPE AREAS IE. PARKING LOTS, CURBS, SIDEWALKS SHALL BE WITHIN 0.05FEET. ADA AREAS MUST COMPLY WITH REQUIREMENTS ON PLANS AND ADA REGULATIONS. TOLERANCE ## WITHIN ADA AREAS IS 0.00 FEET DISCUSS ANY DEVIATIONS WITH ENGINEER PRIOR TO CONSTRUCTION. ## CONTRACTOR IS RESPONSIBLE FOR ANY CURB, SIDEWALK AND/OR PAVEMENT REPLACEMENT THAT DOES ## NOT MEET TOLERANCE/ADA REQUIREMENTS. ## CONCRETE PAVEMENT (IF APPLICABLE) AS SPECIFIED (PAD OR WALK) SEE ## GEOTECHNICAL REPORT FOR AGGREGATE BASE & CONCRETE DEPTHS, WITHIN ROW ## SEE CITY DETAIL, WITHIN PRIVATE PROPERTY SEE CSG DETAIL ## REVISION SUMMARY ## DATE ## DESCRIPTION ## C2.0 ## SITE PLAN - ## ENLARGEMENT ## OPERATIONAL NOTES ## SNOW REMOVAL ## ALL SNOW SHALL BE STORED ON-SITE OUTSIDE ## PARKING LOT. WHEN FULL, REMOVAL CO. SHALLREMOVE EXCESS OFF-SITE. ## TRASH REMOVAL ## TRASH SHALL BE PLACED IN INTERIOR SOLID ## WASTE COLLECTION POINT, MOVED TO ## TEMPORARY EXTERIOR LOCATION ON ## COLLECTION DAY AND REMOVED BYCOMMERCIAL CO. ## DELIVERIES ## DELIVERIES SHALL OCCUR AT THE FRONT DOOR ## VIA STANDARD COMMERCIAL DELIVERYVEHICLES (UPS, FED-EX, USPS). 0 1" = 20'-0" 20'-0" 10'-0" ## N Know what's below. before you dig. ## Call ## R ## OWNER INFORMATION ## SENTINEL MANAGEMENT COMPANY5212 EDINA INDUSTRIAL BOULEVARD, #100 ## EDINA, MN 55439FABRIZIO MONTERMINI 952-314-2648 ## FABRIZIO@SENTINELAPTS.COM ## CURB TAPER Page 162 of 181 ## Pond ## Concrete ## Trench ## Drain ## Concrete ## Concrete Walkway [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAF ## COMMONS SECOND ADDITION [10][12]Drainage and Utility ## Per Plat of CLOVER LEAF ## COMMONS & CLOVERLEAFCOMMONS SECOND ADDITION ## [12] Drainage and Utility Per Plat of ## CLOVERLEAF COMMONS SECOND ADDITION ## [14][15] Driveway Easement Per Doc. No. 1997127.002 ## Drainage and Utility Easement Per Doc. No. 1997127.003 ## PID: 293123340003 Edge of ## Woods ## 8"PVC ## Found 1/2 Inch ## Iron Pipe W/ Cap No. 25287 ## BUCHANAN ## STREET NE ## 8"PVC ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## Building &Parking Lot ## Side Setback ## WATER SERVICE ## TRASH ## MOVE ## IN ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## CONSTRUCTION ## LIMITS ## 1 - AG ## 25 - NW2 ## 16 - PN ## 1 - CA ## 4 - TT ## 13 - HS ## 6 - IC ## 9 - IC ## 16 - HS ## 1 - CA ## 16 - HS ## 55 - HA2 ## 18 - CF ## 11 - TT ## 3 - RG ## 3 - RG ## 16 - RG ## 1 - GS ## 1 - AG ## 17 - HS ## 1 - MP ## 9 - IC ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - MP ## 1 - GS ## 1 - GS ## 1 - GS ## 15 - RG ## 1 - AG16 - NW2 ## 2 - SS ## 10 - SS ## 15 - SS ## 1 - GC2.5 ## 15 - SS ## 6 - NW2 ## 1 - GS ## 9 - CF ## 24 - RG ## 6 - JE ## 4 - JE ## 1 - GC2.5 ## 3 - RB2.5 ## 1 - GC2.5 ## 56 - RG ## 8 - TT ## SYMBOL ## COMMON / BOTANICAL NAME ## QTY ## SIZE ## GROUND COVERS ## 1.5" SCREENED ROCK/STONE, 3" DEEP / ROCK MULCH 530 sf ## Mulch ## SHREDDED CEDAR MULCH 3" DEEP / SHREDDED CEDAR MULCH 5,390 sf ## Mulch ## PLANT SCHEDULE ## L1.0 ## LANDSCAPE PLAN- ## ENLARGEMENT ## COPYRIGHT CIVIL SITE GROUP INC. c ## PROJECT ## PRELIMINARY: ## NOT FOR ## CONSTRUCTION 2026 ## ISSUE/SUBMITTAL SUMMARY ## DATE ## DESCRIPTION 05/04/2026 ## WATERSHED SUBMITTAL ## PROJECT MANAGER ## MATT PAVEK ## CONTACT NUMBER ## 612-615-0060 X 701 ## DRAWN BY ## RB,ZH,WB,AM ## REVIEWED BY ## RB, MP ## PROJECT NUMBER 24011.03 ## VIRIDIAN SENTINEL ## 9436 ULYSSES ST NE, BLAINE, MN 55434 ## SENTINEL MANAGEMENT COMPANY ## 5212 EDINA INDUSTRIAL BOULEVARD #100, EDINA, MN 55439 ## LICENSE NO. ## DATE ## I HEREBY CERTIFY THAT THIS PLAN, ## SPECIFICATION, OR REPORT WAS ## PREPARED BY ME OR UNDER MY DIRECT ## SUPERVISION AND THAT I AM A DULY ## LICENSED LANDSCAPE ARCHITECT UNDER ## THE LAWS OF THE STATE OF MINNESOTA. 25821 ## Robert L. Binder 05/04/26 ## Civil Engineering ° Surveying ° Landscape ## Architecture ## 5000 Glenwood Avenue ## Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 ## OWNER 1. ## THE CONTRACTOR SHALL PROVIDE ONLY PLANT MATERIAL FREE OF NEONICOTINOID BASED INSECTICIDES ## AND/OR TREATMENTS OF ANY KIND, INCLUDING BY NOT LIMITED TO IMIDACLOPRID (CONFIDOR, ADMIRE, ## GAUCHO, ADVOCATE), THIAMETHOXAM (ACTARA, PLATINUM, CRUISER), CLOTHIANIDIN (PONCHO, DANTOSU, ## DANTOP), ACETAMIPRID (MOSPILAN, ASSAIL, CHIPCOTRISTAR), THIACLOPRID (CALYPSO), DINOTEFURAN ## (STARKLE, SAFARI, VENOM), AND NITENPYRAM (CAPSTAR, GUARDIAN). 2. ## CONTRACTOR SHALL CERTIFY, THROUGH SUPPLIERS POLICY STATEMENT OR AFFIDAVIT, THAT NO ## NEONICOTINOID BASED INSECTICIDES HAVE BEEN USED ON SITE OR DIRECTLY ADJACENT TO THE GROWING OR STORAGE PLOTS OF THE SUPPLIED PLANT MATERIAL, INCLUDING THE PLANTING OF AGRICULTURAL (OROTHER) SEED TREATED WITH NEONICS .. ## POLLINATOR SAFE PLANT MATERIAL: ## LANDSCAPE NOTES: ## PROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANT ## SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES PROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZESPROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANT SCHEDULE ANDPLAN FOR SPECIES AND PLANTING SIZESPROPOSED EVERGREEN TREE SYMBOLS - SEE PLANT SCHEDULE ANDPLAN FOR SPECIES AND PLANTING SIZES ## PROPOSED CANOPY TREE SYMBOLS - SEEPLANT SCHEDULE AND PLAN FOR SPECIES ## AND PLANTING SIZES ## DECORATIVE BOULDERS (ROUNDED & BLOCK STYLE), 18"-30" DIA. ## LANDSCAPE PLAN LEGEND: EDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM, BLACK ORDARK GREEN IN COLOR, INCLUDE ALL CONNECTORS, STAKES, & ALL ## APPURTENANCES PER MANUF. INSTALL PER MANUF. INSTRUC./SPECS. ## SEE SHEET L1.1 FOR PLANTING SCHEDULE ## PLANTING SEASON SCHEDULE ## SEASON ## CONIFEROUS ## DECIDUOUS ## REMARKS ## SPRING PLANTING ## APRIL 15 - JUNE 15 ## APRIL 15 - JUNE 15 ## FALL PLANTING ## AUGUST 21 - SEPTEMBER 30 ## AUGUST 15 - NOVEMBER 15 ## NOTE: ADJUSTMENTS TO PLANTING DATES MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT. ## CONSTRUCTION LIMITS ## REVISION SUMMARY ## DATE ## DESCRIPTION 0 1" = 20'-0" 20'-0" 10'-0" ## N Know what's below. before you dig. ## Call ## R ## MULCH SCHEDULE ## AREA ## MULCH TYPE ## EDGING ## FABRIC ## REMARKS ## TREE RINGS ## 4" DEPTH, SHREDDED CEDAR ## NO ## NO ## SEE DETAIL SHT. L1.1 ## PLANTING BEDS ## 4" DEPTH, SHREDDED CEDAR ## YES ## NO ## MAINT. STRIP AT BUILDING FOUNDATION ## NA ## YES ## YES ## NATIVE SEED AREAS ## NA ## NA ## NA NOTE: COORDINATE ALL MULCH AND PLANTING BED MATERIAL PRIOR TO INSTALLATION, PROVIDE SAMPLES AND SHOP DRAWINGS/PHOTOS/DATA SHEETS OF ALL ## MATERIALS 1. ## ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" ## (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE ## CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT ## NO COST TO THE OWNER. 2. ## REFERENCE MULCH SCHEDULE FOR MULCH MATERIALS AND LOCATIONS. 3. ## ALL TREES SHALL BE MULCHED WITH ## SHREDDED CEDAR MULCH ## TO OUTER EDGE OF SAUCER OR TO EDGE ## OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROM TREE TRUNK. 4. ## IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW ## LANDSCAPING. OWNER TO APPROVE BOULDER SAMPLES PRIOR TO INSTALLATION. 5. ## PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND ## SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR IS ## RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD. 6. ## UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND ## THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN. 7. ## CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE ## DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTED ## FOR TWO (2) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE. 8. ## ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 6" LAYER ## TOPSOIL ## AND SOD AS ## SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS. 9. ## COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING ## FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES AND ## SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 10. ## ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE. 11. ## REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES. 12. ## SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE ## CONTRACTOR'S ACTIVITIES. 13. PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLYPROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TOHEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. ## SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB. 14. CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INCLUDING PRICING FROMOWNER, PRIOR TO INSTALLATION. Page 163 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## PROJECT NARRATIVE ## VIRIDAN CENTRAL PHASE 2 February 23, 2026 The proposed project is to develop a new 84-unit market-rate apartment building as a second phase of an existing 191-unit multifamily development. It redevelops underutilized parking areas across two parcels into an organized, attractively landscaped residential building that complements the existing development. Designed as an integrated extension of the current community, the project provides much-needed housing while enhancing shared amenities for all residents. New interior and exterior recreation spaces would be available to residents of both buildings, fostering a cohesive community and enhancing the appeal of the property to existing and prospective residents. New exterior amenities have been added to the site for outdoor recreation opportunities providing an opportunity for new residents of the proposed building to share this as well. The site presents a strong opportunity to transform excess parking into new homes that benefit from visual access to the green spaces to the south and west, while efficiently leveraging existing amenity and management infrastructure. Overall, the proposed development would be a valuable and seamless addition to the site. The proposed building would consist of 84 new market-rate units in the unit mix outlined below. The structure would be four stories of wood-frame construction over one level of at-grade enclosed parking. The front of the building would feature a prominent two-story lobby at grade, along with conveniently located amenity spaces designed for easy access and resident drop-off. The newly constructed units would allow us to bring some modifications to the unit styles and offerings, allow for greater flexibility within the marketplace, and enhance the success of both buildings. Overall, we would be adding a higher percentage of one-bedroom units and studios as the current building has a high percentage of two-bedroom units. The two-story luxury lobby would provide a variety of amenity areas and resident services. At the top level, a roof deck and sky lounge with south- and west-facing exposure would be provided, offering a highly desirable and useful amenity for residents. The overall site would be subdivided from one existing parcel into two new parcels. As part of this subdivision, the boundaries of the neighboring Teamsters property would also be adjusted through targeted land swaps to accommodate the proposed development. These changes are illustrated on Sheet C2.1 of the attached civil engineering drawings. Sentinel Management Company would retain ownership of both parcels and continue to manage both buildings. Existing access and parking agreements with the neighboring Teamsters property to the southeast are currently in place and would be restructured in order to accommodate the proposed development. ## OVERALL UNIT MIX of PROPOSED BUILDING ## UNIT TYPE QUANTITY APPROX. SF PARKING REQ’D ## STUDIOS 20 570-630 20 ## ONE BEDROOM 30 710-800 45 ## ONE BEDROOM DEN 8 900 12 ## TWO BEDROOM 23 1080-1150 46 ## THREE BEDROOM 3 1400 6 ## TOTAL 84 841 129 ## TOTAL BEDROOMS = 113 Page 164 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## OVERALL FLOOR AREAS of PROPOSED BUILDING ## FLOOR USE AREA ## FIRST PARKING / ENTRY 23,119 SF ## SECOND HOUSING/ AMENITY 20,509 SF ## THIRD HOUSING 21,657 SF ## FOURTH HOUSING 21,657 SF ## FIFTH HOUSING / SKY LOUNGE 21,149 SF ## TOTAL 108,091 SF ## PARKING: The proposed building will go in an area of the site that is currently an empty lot over half of the site, and the other half is used for surface parking. Parking in this area is more than what is needed to operate the current apartment building. The current parking count also exceeds the current city requirements. The new development provides 55 enclosed parking stalls in a first-level garage. Additionally, there is a 6-stall parking area on the first floor that may be leased back to the Teamsters for their storage needs, at least on a temporary basis. The building will be designed so that access to those parking stalls can be reconfigured in the future to allow direct resident parking if needed. The site would still meet the overall city parking requirements for both building. Because both buildings are under single ownership, the management company would manage the parking resource to meet the needs of the tenants by using the parking counts of both lots to meet the parking demand. ## OVERALL UNIT MIX OF THE CURRENT BUILDING ## UNIT TYPE QUANTITY PARKING REQ’D ## STUDIOS 23 23 ## ONE BEDROOM 78 117 ## TWO + THREE BEDROOM 90 180 ## TOTAL 191 320 ## OVERALL MIX WITH CURRENT AND PROPOSED BUILDING ## UNIT TYPE QUANTITY PARKING REQ’D ## STUDIOS 43 43 ## ONE BEDROOM (DEN) 116 174 ## TWO + THREE BEDROOM 116 232 ## TOTAL 275 449 ## OVERALL PARKING COUNTS: ## CURRENT PROPOSED TOTAL Underground 152 0 152 Enclosed Garage 24 61 86 Surface 219 -5 214 Total 395 77 452 Page 165 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 Required parking enclosed 160 65 225 Required parking surface 160 64 224 Total req 320 129 449 Over/under +75 +0 ## BUILDING HEIGHT: The total building height would be 68’ from average grade to the top of the roof deck. The building is 5,223’ from the runway. Based on the 34:1 slope requirement, a building of this height would need 2,334 feet of horizontal separation, so it appears to comply. More discussion with MAC is needed to verify the height requirements. ## DENSITY: PROPOSED SITE AREA (with Teamsters land swap): TOTAL = 413,659.38 SF = 9.50 ACRES ## PROPOSED LOT B: EXISTING BUILDING = 308,360 SF = 7.08 ACRES ## PROPOSED LOT C: NEW PARCEL = 104,912 SF = 2.41 ACRES ## DENSITY: TOTAL = 275/ 9.50 ACRES = 28.95 DU/ACRE This density for the combined 2-phase development exceeds the current allowable density by 3.95 dwelling units per acre and would require a land-use amendment to change the land use from High Density Residential 1 to High Density Residential II. The current density parameters would allow a total of 228 units (an additional 37 units to the original 191 units). We would like to propose a plan use amendment to increase the density to High Density Residential II that would allow the construction of proposed 275 units. The total area of the development would be 28.95 DU/acre. ## Density Rationale The southern portion of the site is significantly underutilized and lacks definition from both a functional and aesthetic standpoint. Today, there is little distinction between our parking area and the adjacent Teamsters lot, resulting in a large expanse of impervious surface that provides limited value. Increasing the site’s density is essential to support a meaningful reinvestment and transformation of this space. Under the current land-use designation, only 37 additional units would be permitted, which is not financially viable; a larger project is needed to distribute development costs effectively and ensure overall feasibility. As the long-term operators of the property, we also recognize a strong and growing demand for housing in the area. Our occupancy levels remain very high, and the addition of 84 new units would help address this need while advancing the City’s Comprehensive Plan goals for expanded housing options (Chapter 3, Goals #1, #2, and #3). The proposed building includes a diverse mix of unit types—ranging from studios to larger two- and three-bedroom apartments—to serve residents of various ages and incomes. This enhanced variety complements the first phase of the development and responds to broader market needs, including the demand for naturally more affordable smaller units such as studios and one-bedrooms. Other developments in the area, such as Doran’s adjacent Arris property, also recently had its land use change to High Density Residential II, which we believe supports that use on our parcel as well. The location has great site access and could readily handle additional units. The current infrastructure in the area looks to be able to support the additional units. Some rework of the storm water system and underground piping would be required, but that can be easily incorporated into the new development. The site is located near Highway 65 and 10 and it is easily accessible from these two roads, and easy access to goods and services especially in the Central corridor. This location in the city is near commercial uses and away from single-family neighborhoods which is a good area to add additional density. The residents have views of significant green areas and have walking access to park space and recreation areas. ## CONDITIONAL USE PERMIT: Page 166 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 The additional units would also require a conditional use permit. Sentinel Management and the design team believe this will be a great opportunity to add needed housing on an under- utilized site. We also think this is an opportunity to elevate the look, feel, character and offerings of the entire site that creates a stronger community. Thank you! Page 167 of 181 management@sentinelapts.com 5215 Edina Industrial Blvd. Suite 100 952-831-5002 ## Edina, MN 55439 ## Neighborhood Meeting ## Summary ## Project Title: Viridian Central, Phase II Location of Meeting: Viridian Central Community Room (9436 Ulysses St. NE) Date of Meeting: July 12, 2026 ## Time of Meeting: 5:00 PM Summary of Meeting Preparations: Neighborhood meeting notices were mailed to applicable residents in accordance with the City of Blaine’s Neighborhood Meeting policy. A copy of this letter was provided to City Staff for approval. On July 10, 2026, signs were posted at the front door of the property and along the path to the Community Room, indicating that the neighborhood meeting would occur at 5:00 pm on July 12, 2026. On the day of the meeting, the developer was present on site at 4:40 pm and unlocked the front doors and the door to the community room. Both doors were held open with temporary door stops in order to allow non-residents to access the property without any issue. In the Community Room, the attached handouts were displayed on a table. Summary of Meeting: The developer remained in the Community Room with the door open until approximately 5:20 pm. One resident of Viridian Central walked by and walked in at about 5:15 pm to ask what the meeting was about. The developer gave the resident a brief overview of the intent of the meeting, including information that the company is seeking to build a phase 2 development at the southwest corner of the site; that the development would include 84 market multifamily units; and that this Neighborhood Meeting is a City requirement ahead of the Planning Commission in order for the developer to collect feedback to give to the City. The developer paused to ask if the resident wanted more formal information and what, if any, feedback the resident might have to pass along. The resident said that he didn’t oppose construction of additional units, wished the developer the best of luck in the project, and left the Community Room. The developer remained in the room until approximately 5:20 pm before concluding the meeting and locking all the doors and rooms for the night. Page 168 of 181 ## Viridian Central Apartments ## Phase II ## Project Facts ## Developer: Sentinel Management Company ## Building Size: 84 Units ## Estimated Project Start Date: November 1, 2026 ## Estimated Completion Date: December 1, 2027 Estimated TraƯic Impact: 1 additional vehicle every 2-3 minutes during peak traƯic Page 169 of 181 Page 170 of 181 ## From:Christine Martin ## To:Planning ## Subject:New Apt Buildings Date:Wednesday, July 8, 2026 5:30:02 PM ## Hello, My understanding is that there were no additional apt complexes to be built in Blaine. Did that change? I think it would be beneficial to check the numerous apts currently in Blaine for percent of vacancies before approving any additional ones. Besides, they won’t be affordable living for many people. Thank you. ## Christine Martin 2401 108th Lane NE Apt 210 651-621-0413 Page 171 of 181 ## DRAFT REPORT | www.transportationcollaborative.com | ## To: Fabrizio Montermini, Vice President - Principal ## Sentinel Management Company ## From: Matt Pacyna, PE, Principal ## Transportation Collaborative & Consultants, LLC Date: July 24, 2026 ## Subject: Viridian Central (Phase 2) Development Traffic Study; Blaine, MN ## INTRODUCTION TC2 conducted a traffic study for the proposed Viridian Central Phase 2 Apartments development in the City of Blaine. The subject site is generally in the northwest quadrant of the Clover Leaf Parkway and Ulysses Street intersection. The proposed development is an 84-unit market-rate apartment building, which is adjacent to the 191-unit Viridian Central Apartments constructed in 2017. The purpose of the traffic study is to document the site changes with respect to trip generation, site operations, and overall traffic impact to the area, as well as identify any improvements or considerations to ensure safe and efficient operations for all users. The following information provides an overview of the traffic review. ## PROJECT DETAILS The proposed development is an 84-unit market-rate apartment building. The site is located on an existing outlot and parking areas for the adjacent Viridian Central Apartments and the Teamsters building. A total of 1 28 parking spaces are planned for the proposed development through a combination of surface-lot (67) and garage ( 61) parking areas; parking for the ## existing Viridian Central Apartments and the Teamsters building would be reduced by about 36 and 65 spaces, respectively. Vehicle and multimodal access to the site would be provided via the existing shared driveway and sidewalk to Ulysses Street. The access at Ulysses Street is currently unsignalized and operates as a side-street stop-controlled intersection although there is no stop sign at the eastbound approach today. T he project is expected to open for residents in 2028. ## Subject Site ## Baltimore St ## Clover Leaf Pkwy 93 rd ## Ln ## Ulysses St ## Central Ave ( Hwy 65 ) ## Lincoln St 95 th ## Ave Page 172 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 2 ## TRIP GENERATION To quantify the expected trip generation of the proposed development, an estimate was developed ## using the ITE Trip Generation Manual, 12 th Edition, which includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. The trip generation summary, shown in Table 1, indicates that the proposed development is expected to generate on average 32 a.m. peak hour (7 in / 25 out), 32 p.m. peak hour (20 in / 12 out), and 380 daily site trips (190 in / 190 out). No reductions were applied for trips completed by alternative modes (e.g., walk, bike, transit) to provide a more conservative review. Table 1 ## Trip Generation Summary ## Land Use Type (ITE Code) Size ## AM Peak Hour PM Peak Hour ## Daily ## In Out In Out Multifamily Housing - Mid-Rise (221) 84 units 7 25 20 12 380 The site generated trips were distributed throughout the study area using the directional distribution shown in Figure 1, which is based on existing area travel patterns and engineering judgment. ## TRAFFIC REVIEW ## Crash History Five (5) years of crash history was reviewed from 2021 through 2025 using MnDOT’s Crash Mapping Analysis Tool (MnCMAT), which identified a total of three (3) crashes at the Clover Leaf Parkway / Ulysses Street intersection and zero (0) crashes at the site access along Ulysses Street. None of the crashes involved a pedestrian / bicyclist or resulted in a fatality or serious injury. Therefore, based on this review there does not appear to be any safety issues from a crash frequency or severity perspective at the Ulysses Street intersections. ## Roadway Capacity Ulysses Street is a 2-lane local roadway with right-turn lanes at Clover Leaf Parkway, while Clover Leaf Parkway is a 2-lane major collector roadway that includes additional lanes / turn lanes near Central Avenue (Hwy 65). Based on the City of Blaine’s Transportation Plan, these facility types have a two- way daily volume planning-level roadway capacity ranging from 9,000 to 11,000 vehicles per day (vpd) (see Figure 7-3). Existing average daily traffic (ADT) volumes along these roadways range from approximately 2,300 to 7,250 vpd. This information indicates that Ulysses Street and Clover Leaf Parkway are currently operating under capacity. The proposed development is estimated to generate a total of about 380 daily trips to / from the site, which are expected to disperse throughout the area as shown in Figure 1. With additional traffic from the proposed development, Ulysses Street and Clover Leaf Parkway are expected to continue to be under their respective roadway capacities. Note that the peak hour site trip generation represents approximately one (1) additional vehicle on average every two (2) to three (3) minutes along area roadways; this level of peak hour trip generation is not expected to impact corridor capacity. Page 173 of 181 Figure 1 ## Site Generated Trips ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Directional Distribution ## Legend 15% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) ## XX ## (XX) ## X,XXX +340 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) +60 (18) 6 1 (2) 0 (0) (1) 3 (0) 0 (11) 22 +380 10% 10% 45% +40 +280 +40 +240+160 20% +240 +80 (3) 1 5 (15) 0 (0) 4 (2)0 (0)18 (9) (9) 3 1 (4) 1 (2) (2) 5 (1) 2 (6) 11 ## XXX ## (XXX) ## X,XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## N ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) Page 174 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 4 ## Intersection Capacity To better understand how peak hour intersection operations within the study area would be impacted, a detailed intersection capacity analysis was conducted under existing and year 2029 build conditions. This analysis was completed using Synchro / SimTraffic software, which is used to develop calibrated models that simulate observed traffic operations, account for peaking characteristics, and identify key metrics such as intersection Level of Service (LOS) and queues. These models incorporate collected traffic, pedestrian, and bicyclist volumes, traffic controls, heavy commercial vehicle activity (i.e., buses and trucks), and driver behavior factors. Note that MnDOT provided existing signal timing for the Central Avenue (Hwy 65) and Clover Leaf Parkway / 93 rd Avenue intersection, which was included as part of the analysis to better reflect intersection operations along Ulysses Street and Clover Leaf Parkway. Level of Service (LOS) quantifies how an intersection is operating. Intersections are graded from LOS A to LOS F, which corresponds to the average delay per vehicle values shown. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds ## capacity. Overall intersection LOS A thru LOS D is considered acceptable in the study area. For side-street stop-controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side- street stop control can be described in two ways. First, consideration is given to the overall intersection level of service, which takes into account the total number of vehicles entering the intersection and the capability of the intersection to support the volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, most delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high-levels of delay (i.e., poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during peak hour conditions. For side-street stop intersections, the overall intersection level of service is shown followed by the worst-approach level of service and delay. Vehicular intersection turning movement counts were collected along Ulysses Street at Clover Leaf Parkway and the Site Access on Tuesday July 21, 2026 from 7:30 to 8:30 a.m. and 4:30 to 5:30 p.m. In addition, a historical count provided by MnDOT from Thursday, January 16, 2025 at the Central Avenue (Hwy 65) and Clover Leaf Parkway / 93 rd Avenue intersection was also utilized. The year 2029 build traffic volumes include a one-half (0.5) percent annual background growth applied to the existing traffic volumes, as well as the site generated trips illustrated in Figure 1. The existing and year 2029 build traffic forecasts are shown in Figure 2 and Figure 3, respectively. Results of the existing and future intersection capacity analysis, summarized in Table 2, indicate that all study intersections and approaches operate at an acceptable LOS D or better during the typical weekday peak hours, except the east-west approaches of Clover Leaf Parkway / 93 rd ## Avenue at Central Avenue (Hwy 65). These approaches have higher delays given the current traffic signal timing and MnDOT’s priority of Central Avenue (Hwy 65) operations. Queues along Clover Leaf Parkway from Central Avenue (Hwy 65) can occasionally extend near Ulyssess Street during the a.m. peak hour but quickly dissipate as the traffic signal turns green; these queues did not impact the overall operations along Ulysses Street. No other queuing or operational issues were identified. Level of ## Service ## Average Delay / Vehicles ## Unsignalized Signalized A < 10 seconds < 10 seconds B 10 to 15 seconds 10 to 20 seconds C 15 to 25 seconds 20 to 35 seconds D 25 to 35 seconds 35 to 55 seconds E 35 to 50 seconds 55 to 80 seconds F > 50 seconds > 80 seconds Page 175 of 181 Figure 2 ## Existing Conditions ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) 2,300 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) (69) 28 (56) 24 (13) 12 2 (2) 36 (46) 0 (0) 0 (2) 2 (0) 10 (15) (1) 6 (0) 0 (30) 36 +380 (28) 8 (132) 193 (14) 6 56 (110) 104 (238) 31 (42) 4 (18)6 (2)72 (71) ## XX ## (XX) ## XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) (22) 0 (0) 0 (50) 8 (37) 41 (58) 40 (158) 192 46 (93) 36 (117) 98 (158) 76 (107)2385 (1809)58 (35) (166) 79 (2366) 1338 (475) 193 1,050 1,050 4,850 7,250 7,950 69,000 61,500 1,150 Page 176 of 181 Figure 3 ## Year 2029 Build Conditions ## Viridian Central (Phase 2) Development Traffic Study ## N 35% 75% 65% 32.5% ## Goodrich Ave ## Lexington Pkwy ## Oxford St 36th St 25% 30% 32.5% 47.5% 15% 2.5% 2.5% 17.5% 5% 22.5% 70% 40% 60% 37.5% 52.5% 5% 30% 7.5% 2.5% 2.5% 2.5% ## N 8,000 275 50 0 (0) 2 (3) 2,700 0 (0) 0 (0) 9 (2) 3 (11) 4 (1) 0 (0) 3 (11) 2 (11) 7 (4)5 (1)7 (4)5 (1) 7 (4)5 (1) 7 (4)5 (1) 9 (2) 3 (11) 9 (2) 3 (11) 7 (4)5 (1) 7 (4)5 (1) 0 (0)0 (0) 9 (2) 3 (11) 9 (2) 3 (11) 0 (0) 2 (6) 3 (2)7 (4) (88) 34 (57) 25 (13) 12 3 (4) 37 (47) 0 (0) 0 (2) 2 (0) 10 (15) (1) 9 (0) 0 (41) 59 +380 (31) 9 (134) 196 (14) 6 62 (127) 106 (242) 31 (43) 8 (20)6 (2)92 (81) ## XX ## (XX) ## XXX ## AM Peak Hour Volume ## PM Peak Hour Volume ## Estimated ADT Volume ## Traffic Signal ## Stop Sign ## Legend ## City ## Hall ## 48th Ave S 20 (20) 300 (185) 295 (205) 95 (115) 130 (255) 75 (100) 155 (60)520 (310)15 (30) 75 (105) 195 (610)130 (330) (22) 0 (0) 0 (51) 8 (40) 47 (60) 43 (166) 206 47 (94) 38 (121) 99 (160) 78 (107)2421 (1809)59 (35) (178) 83 (2402) 1358 (482) 196 1,450 1,100 4,950 7,650 8,100 70,200 62,500 1,200 Page 177 of 181 ## Viridian Central (Phase 2) Development Traffic Study July 24, 2026 Page 7 Table 2 Intersection Capacity Analysis (Existing and Year 2029 Build Conditions) ## Intersection ## Traffic ## Control Level of Service (delay in seconds) ## AM Peak Hour PM Peak Hour ## Existing 2029 Build Existing 2029 Build Ulysses St and Site Access SSS A / A (6) A / A (7) A / A (5) A / A (6) Ulysses St and Clover Leaf Pkwy SSS A / A (9) A / B (10) A / B (10) A / B (10) Hwy 65 and Clover Leaf Pkwy / 93 rd ## Ave Signal C (25) C (27) D (43) D (45) ## SSS – Side-Street-Stop (overall intersection level of service is shown followed by the worst-approach level of service and delay) Note that delays at study intersections a re expected to increase by approximately one (1) to two (2) seconds during the peak hours under future conditions. In addition, existing queues are expected to increase by about one (1) vehicle as a result of the proposed development. These impacts are relatively minimal and within the daily variation of the roadway today. Thus, there are no significant existing operational issues from an intersection capacity perspective, and no infrastructure improvements are needed to support the proposed development from a capacity perspective. ## SITE PLAN REVIEW A preliminary review of the proposed site plan does not indicate any significant issues with respect to access, circulation, or parking; the following site plan items are offered for consideration / discussion: • Review proposed signage and landscaping to avoid creating any sight distance issues. • Confirm truck (i.e., garbage / recycling, delivery, and emergency services) maneuverability to ensure adequate circulation is provided. • Provide a stop sign at the eastbound approach of the existing driveway with Ulysses Street for continuity with the westbound approach. ## FINDINGS AND CONCLUSIONS Based on the findings of the study, the following conclusions are offered for consideration. • There does not appear to be any safety issues from a crash frequency or severity perspective at the Ulysses Street intersections. • The proposed 84-unit apartment development is expected to generate on average 32 a.m. peak hour (7 in / 25 out), 32 p.m. peak hour (20 in / 12 out), and 380 daily site trips (190 in / 190 out). • No significant existing or future operational issues from an intersection capacity perspective were identified, and no infrastructure improvements are needed to support the proposed development. • There are no significant site plan issues with respect to access, circulation, or parking, although a stop sign at the eastbound approach of the existing driveway with Ulysses Street should be provided for continuity with the westbound approach. Page 178 of 181 ## City of Blaine ## Planning Commission July 14, 2026 | 7:00 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## MINUTES 1.Call to Order The Blaine planning commission met in the City Hall Chambers on Tuesday, July 14, 2026. Chair Goracke called the meeting to order at 7:00PM. 2.Roll Call Members Present: Commission Members Freeman, Olson, Swanson and Chair Goracke. Members Absent: Commission Members Geiselhart, Halpern and Howard. ## Staff Present: Elizabeth Showalter, Housing Program Coordinator ## Teresa Barnes, Project Engineer 3.Approval of Minutes 3.1. 2026-55 Approval of the June 9, 2026 Planning Commission Minutes ## Sponsors: Motion by Commissioner Swanson to approve the minutes of June 9, 2026, as presented. Motion seconded by Commissioner Freeman. The motion passed 4-0. 4.Public Hearing 4.1. 2026-285 Case File No. 26-0032 // Sentinel Management Company // 9436 and 9422 ## Ulysses Street NE The applicant is requesting the following: 1.Comprehensive plan amendment from High Density ## Residential/Planned Industrial/Planned Commercial and Planned ## Industrial/Planned Commercial to High Density Residential 2/Planned Commercial. Page 179 of 181 2.Preliminary plat to reconfigure two existing lots totaling approximately 12 acres into three lots to be known as Cloverleaf Commons Third Addition. 3.Conditional use permit to allow an 84-unit apartment building in a Planned Business District (PBD) zoning district with shared parking and shared access. ## Sponsors: Elizabeth Showalter, Housing Program Coordinator The report to the planning commission was presented by Elizabeth Showalter, Housing Program Coordinator. The public hearing for Case File 26-0032 was opened at 7:09PM. As no one wished to appear, the public hearing was closed at 7:09PM. ## Fabrizio Montramini, Sentinel Management Company, thanked the commission for considering his request. He explained his company was located in Edina and was founded in 1972. He noted his company purchased this property in 2024, and he believed this expansion would be a good opportunity for the community. Chair Goracke inquired if the applicant supported completing an updated traffic study prior to the city council meeting. Mr. Montramini reported his consultant should be able to complete the updated traffic study prior to the city council meeting. Motion by Commissioner Olson to recommend approval of Planning Case 26-0032A a comprehensive plan amendment from Planned Industrial/Planned Commercial and ## High Density Residential/Planned Industrial/Planned Commercial to High Density Residential 2/Planned Commercial with the following rationale: Case 26-0032A: 1.The proposed land use amendment is consistent with the goal of the housing chapter of the comprehensive plan to "support the development of well- designed and appropriately-located multifamily housing projects when these developments improve access to affordable housing and transit, creative positive community impacts, and preserve natural resources." 2.The proposed land use amendment is consistent with the goal of the land use chapter of the comprehensive plan to "recognize varied housing densities as a means of accommodating community growth" and "encourage increased density through appropriately designed and located townhouses and apartments, a variety of single-family detached-style homes with clustering, varying lot sizes, and shared open space." Motion by Commissioner OIson to recommend approval of Planning Case 26-0032B a preliminary plat approval to subdivide approximately 12 acres to be known as Cloverleaf Commons Third Addition with the following conditions: Page 180 of 181 Case 26-0032B: 1.Park Dedication is due at time of building permit for the proposed new apartment units. A total of $407,968 is due if paid in 2026 for 84 units with credit for previously paid park dedication for 0.4 acres of commercial land. 2.The developer will be responsible for trunk sanitary sewer area charges. These charges become due with platting for upland acreage. The 2026 rate for Sanitary Sewer District 1 is $5,518.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 2.4 acres of upland for a total sewer area charge of $13,243.20. 3.The developer is responsible to submit a traffic impact study prior to any site plan approvals. Developer shall complete any mitigation measures identified in the traffic impact study, as determined by the Director of Engineering. 4.The developer is responsible for obtaining a Coon Creek Watershed District (CCWD) permit. A copy will need to be submitted to the city prior to any site plan construction. 5.The developer is responsible for recording the plat mylars with Anoka County. Proof of recording must be provided to the City prior to issuance of building permits. 6.Site plan approval is required as part of the building permit application. All site improvements to be included in the Site Improvement Performance Agreement and covered by an acceptable financial guarantee. 7.A shared parking and access agreement shall be recorded on all three parcels concurrently with recording the plat. Proof of recording must be submitted to the City prior to issuance of any permits. Motion by Commissioner Olson to recommend approval of Planning Case 26-0032C a conditional use permit to allow an 84-unit apartment building and shared access and zero lot line on the north and east sides of the proposed Lot 2, Block 1 in a Planned Business District (PBD) zoning district with the following conditions: Case 26-0032C: 1.Architectural design of the proposed apartment building shall be consistent with the elevations and materials submitted with the application. 2.A zero lot line setback applies to parking between lots 1, 2, and 3, and to the eastern building setback on lot 2 and the western building setback on lot 3. Motion seconded by Commissioner Freeman. The motion passed 4-0. Chair Goracke noted this would be on the agenda of the August 3, 2026 city council meeting. Page 181 of 181