## City of Blaine ## Planning Commission May 12, 2026 | 7:00 PM ## Blaine City Hall ## 10801 Town Square Drive NE ## Blaine, MN 55449 The Planning Commission is an advisory board to the City Council. One of the Commission’s functions is to hold public hearings and make recommendations to the City Council. The City Council makes all final decisions on these matters. For each agenda item the Commission will receive reports prepared by the City staff, open the public hearing, discuss and act on the application. Public comments prior to the meeting must be received by noon on the Monday prior to the meeting date. Email comments to: Planning@BlaineMN.gov or phone 763-785-6180. ## AGENDA 1. Call to Order ## 2. Roll Call 3. Approval of Minutes 3.1. 2026-53 Approval of the April 14, 2026 Planning Commission Minutes ## Sponsors: ## 4. Public Hearing 4.1. 2026-209 Case File No. 26-0015 // Minnesota Performance // 1550 91st Avenue NE, #306 The applicant is requesting a conditional use permit amendment to expand an existing auto repair business into an adjacent tenant space with outside storage of 6 passenger vehicles in a Light Industrial (I-1) zoning district. ## Sponsors: Alex Koberoski, Assistant Planner 4.2. 2026-205 Case File No. 26-0016 // Matt and Molly Gamble // 11770 Lexington Avenue ## NE The applicant is requesting a conditional use permit to allow a 3,000 square- foot attached garage (accessory building) in a Farm Residential (FR) zoning district. ## Sponsors: Shawn Kaye, Planner 4.3. 2026-206 Case File 26-0017 // Mark Montean // 3621 131st Avenue NE The applicant is requesting the following: Page 1 of 151 1. Rezoning from Farm Residential (FR) to Development Flex (DF). 2. Preliminary plat to subdivide 39.68 acres into 86 single family lots and 2 outlots to be known as Montean Meadows. 3. Conditional use permit to allow the construction of 86 single-family homes in a Development Flex (DF) zoning district. ## Sponsors: Shawn Kaye, Planner 5. Adjournment Page 2 of 151 ## City of Blaine ## Planning Commission April 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, April 14, 2026. Chair Goracke called the meeting to order at 7:00PM. ## 2.Administration of Oaths of Office - Olson, Geiselhart, Freeman City Clerk Sorensen administered the oath of office to Commissioners Olson, Geiselhart and Freeman. A round of applause was offered by all in attendance. 3.Election of Chair and Vice Chair City Planner Shawn Kaye requested the commission elect a chair and vice chair. Motion by Commissioner Olson to elect Al Goracke Chair of the Planning Commission. Motion seconded by Commissioner Howard. The motion passed 6-0. Motion by Commissioner Swanson to elect Maisa Olson Vice Chair of the Planning Commission. Motion seconded by Commissioner Freeman. The motion passed 6-0. 4.Roll Call Members Present: Commission Members Freeman, Geiselhart, Howard, Olson, Swanson, and Chair Goracke. Members Absent: Commission Member Halpern. ## Staff Present: ## Shawn Kaye, Planner ## Alex Koberoski, Assistant Planner ## Cathy Sorensen, City Clerk ## Teresa Barnes, Project Engineer Page 3 of 151 5. Approval of Minutes 5.1. 2026-52 Approval of the March 10, 2026 Planning Commission Minutes ## Sponsors: Motion by Commissioner Swanson to approve the minutes of March 10, 2026, as presented. Motion seconded by Commissioner Howard. The motion passed 6-0. ## 6. Public Hearing 6.1. 2026-152 Case File No. 26-0010 // James and Robin Obraske // 2808 93rd Lane NE and 2811 93rd Avenue NE The applicant is requesting preliminary plat approval to subdivide .69 acres into two lots, to be known as JJ Graham Addition. ## Sponsors: Alex Koberoski, Assistant Planner The report to the planning commission was presented by Alex Koberoski, Assistant Planner. The public hearing for Case File 26-0010 was opened at 7:06PM. Robin Obraske, 2808 93rd Lane NE, introduced herself to the commission and explained she would like to split this lot in order to build a home next to her mother. James Obraske, 2808 93rd Lane NE, discussed an error that was on a graphic that was presented by city staff. He explained a portion of the red hatched lot was owned by Janice Grahams and a portion was owned by he and his wife in order to create a new buildable lot. Assistant Planner Koberoski clarified that the graphic was a location map showing the existing lot and outlot as it currently stands, not the proposed property split. The public hearing was closed at 7:09PM. Commissioner Swanson asked how many homes would be built on the new lot. Ms. Obraske reported they would be building one single family home. Motion by Commissioner Howard to recommend approval of Planning Case 26-0010 based on the following conditions: Case 26-0010: 1. Park dedication for one residential unit is required prior to release of final plat mylars, at the rate in effect at the time of payment. Page 4 of 151 2. Developer must meet the City's tree preservation requirements as outlined in Section 129-9. 3. 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. 4. 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. 5. The property owner will need to submit the project to Rice Creek Watershed District (RCWD) to determine if a permit is required. Review, approval and permits are required prior to city plan approval and start of site work. Motion seconded by Commissioner Geiselhart. The motion passed 6-0. Chair Goracke noted this would be on the agenda of the May 4, 2026 city council meeting. 6.2. 2026-142 Case File No. 26-0011 // CAVA // 12351 Ulysses Street NE, #100 The applicant is requesting a conditional use permit to allow outdoor dining with 10 seats in the Regional Commercial (B-3) zoning district. ## Sponsors: Shawn Kaye, Planner The report to the planning commission was presented by Shawn Kaye, Planner. The public hearing for Case File 26-0011 was opened at 7:11PM. As no one wished to appear, the public hearing was closed at 7:11PM. Motion by Commissioner Olson to recommend approval of Planning Case 26-0011 based on the following conditions: Case 26-0011: 1. The outdoor dining area is subject to a SAC review and payment. The applicant must work with the City’s Chief Building Official and Met Council to determine the amount required for this use. 2. No outdoor advertising on the building or outdoor dining area without obtaining a temporary sign permit is allowed. 3. The outdoor dining area is limited to no more than 10 seats in the outdoor dining area. 4. The ability to operate outdoor dining is reliant upon the applicant’s ability to adequately control litter and refuse as associated with the facility. 5. No amplified outdoor music system is allowed. 6. Per the Minnesota Building Code, exit doors in any railing or fence in the outdoor dining area shall be openable from the inside without the use of a key or any special knowledge or effort. 7. The fence surrounding the outdoor dining area is required to be decorative and maintenance-free. Page 5 of 151 8. Provide manufacturing specifications and requirements for propane heater use and clearance to combustibles if they are to be used on site. Motion seconded by Commissioner Swanson. The motion passed 6-0. Chair Goracke noted this would be on the agenda of the May 4, 2026 city council meeting. 6.3. 2026-143 Case File No. 26-0013 // Dart Portable Storage // 8600 Rendova Street NE The applicant is requesting a conditional use permit to allow the outside storage of portable storage containers in a Heavy Industrial (I-2A) zoning district. ## Sponsors: Shawn Kaye, Planner The report to the planning commission was presented by Shawn Kaye, Planner. The public hearing for Case File 26-0013 was opened at 7:14PM. As no one wished to appear, the public hearing was closed at 7:14PM. The attorney for the applicant introduced himself to the commission and reported there was an existing CUP on this property, noting the existing truck terminal would remain in place. He commented the property was under contract by Dart Portable Storage but would not close until September. Motion by Commissioner Swanson to recommend approval of Planning Case 26-0013 based on the following conditions: Case 26-0013: 1. The outside storage area shall be limited to the area identified as outside storage on the west and north sides of the site on the attached site plan. This area is for the storage of portable storage containers. 2. Four overstory or conifer trees are required to be planted in the front yard. 3. The outside storage of portable containers to meet all parking setbacks and containers shall be located on a hard surface (asphalt/concrete). 4. A 20-foot drive aisle must be maintained between containers for emergency vehicle spacing as required by the fire code. Motion seconded by Commissioner Freeman. The motion passed 6-0. Chair Goracke noted this would be on the agenda of the May 4, 2026 city council meeting. 7. Adjournment Motion by Commissioner Olson to adjourn the regular planning commission meeting. Motion seconded by Commissioner Swanson. The motion passed 6-0. Page 6 of 151 Adjournment time was 7:17PM. Page 7 of 151 ## City of Blaine ## Staff Report ## File Number: 2026-209 ## Agenda Date ## Status May 12, 2026 ## In Control ## File Type ## Planning Commission ## Report ## Public Hearing - Alex Koberoski, Assistant Planner Agenda Item # 4.1 Case File No. 26-0015 // Minnesota Performance // 1550 91st Avenue NE, #306 The applicant is requesting a conditional use permit amendment to expand an existing auto repair business into an adjacent tenant space with outside storage of 6 passenger vehicles in a Light Industrial (I-1) zoning district. ## Background ## Zoning Light Industrial (L-I) ## Land Use Light Industrial (LI) ## Area Approximately 2.81 Acres Applicable Regulations Sections 101-4 and 121-22(5) ## Attachments Zoning and Location Map ## Narrative ## Floor Plan ## Outdoor Storage Parking Plan ## Tenant Signatures ## Owner Consent ## Site Plan ## Parking Analysis Resolution 10-107 Resolution 19-81 ## Final Violation Notice - March 23, 2026 ## Schedule Planning Commission: May 12, 2026 ## City Council: June 1, 2026 Staff report prepared by Alex Koberoski, Assistant Planner, and Teresa Barnes, Project Engineer ## Evaluation of Request ## Planning Analysis Page 8 of 151 ## Zoning The subject property is zoned Light Industrial (I-1), with a land use designation of Light Industrial (LI). ## Surrounding Zoning and Uses Surrounding properties are all zoned I-1, and all have a land use designation of Light Industrial (LI). Surrounding properties consist of a variety of manufacturing, warehousing, and auto repair uses. ## Existing Conditions The property is currently located within an existing multi-tenant building. The business is an auto repair business, and offers services such as body work, detailing, tuning, upholstery, and painting. ## History In 2010, a Conditional Use Permit (CUP) for auto repair was issued for suite 306, which included the condition that no auto body or painting work shall be permitted within the suite. This business has not been in operation since 2020, and as such, the CUP is no longer valid. In 2019, the property obtained a CUP to operate an auto repair, detailing and tuning business in an I-1 zoning district for suite 307. The CUP conditions included the requirement that no vehicles shall be stored outside at any time, serviced vehicles shall be stored indoors, and that expansion to other units would require a CUP amendment. On October 17, 2025, the property was issued a violation notice when it was brought to staff's attention that the current use had expanded into the adjacent tenant space (Suite 306). The expansion of the current business requires approval of a CUP amendment. Planning staff issued a violation notice outlining the steps required to apply for a CUP to address violations of the conditions included in the existing 2019 CUP, including outdoor vehicle storage and expansion into an adjacent tenant space. On January 5, 2026, the applicant's CUP amendment to expand into the neighboring tenant space was denied by the City Council, citing the applicant's lack of compliance with code enforcement and the existing CUP condition violations. Outside storage of vehicles was not included as part of the CUP amendment application at that time. On March 23, 2026, a representative of the association and the owners of both 307 and 306 were issued a final violation notice, outlining the outstanding violations, and providing the option of either complying with the conditions as stated in the original 2019 CUP, or to apply for a CUP to both expand into the adjacent tenant space and include outdoor storage of vehicles in the request. Refusal to comply with either option would have resulted in the issuance of citations. The current application request is for a CUP amendment to expand into the adjacent tenant space (suite 306), and for outdoor storage of no more than 6 passenger vehicles in designated parking stalls around the building. ## Floor Plan A floor plan has been submitted, showing both tenant spaces. The submitted floor plan shows a total of 3,590 square feet of work area, as well as a 'Dyno Room' which is used for measuring engine performance, and a customer waiting area. Page 9 of 151 ## Parking A parking plan has been completed, showing the square footage and uses of each tenant space. There are currently 119 available parking spaces on the property, and 82 are required to serve the existing uses. There is enough space available to accommodate the proposed 6 vehicles. The submitted parking plan indicates they will be stored in marked parking spaces directly adjacent to the two tenant spaces and will not affect surrounding tenants. The calculation shows that 31 spaces are available on site for the other tenants and their customers/employees. The Light Industrial ordinance specifies that cars, vans, pickup trucks, and trailers no more than 15-feet in length parked outside and used by employees or visitors in the normal course of the business operation will not be construed to be outdoor storage when parked in the side and rear yard outside the required parking stalls. Trailers or vehicles that exceed the 15-feet in length limitation are allowed, provided there are no more stored on the property than the number of dock doors. Both suites 306 and 307 have their own dock doors (for a total of two). The two trailers proposed are therefore allowed without requiring formal approval. ## Setbacks/Architecture/Landscaping The proposed request is to occupy an existing tenant space. No exterior site or building modifications are proposed with this application. ## Engineering Analysis ## Grading/Storm Drainage The proposed request is to occupy an existing tenant space. No exterior site or building modifications are proposed with this application, therefore, no alterations to the existing site grading and/or storm drainage will occur. ## Wetlands/Watershed The proposed request is to occupy an existing tenant space. No exterior site or building modifications are proposed with this application, therefore, no alteration to the wetland in the southeast corner of the property will occur; no watershed permit would be required. ## Access/Street Design/Sidewalks/Trails The proposed request is to occupy an existing tenant space. No exterior site or building modifications are proposed with this application, therefore, there are no changes to the existing access points, and no street design, sidewalk or trail will be required. ## Easements/Right-of-way/Permits The proposed request is to occupy an existing tenant space. No exterior site or building modifications are proposed with this application. Therefore, no easements nor right-of-way are required. The project must obtain all other necessary permits. ## 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. Page 10 of 151 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. 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 proposed use will be occupying an existing structure, and will not create an excessive burden on parks, schools, streets, public facilities or utilities that serve the area. 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 Auto repair and outside storage of passenger vehicles are both conditional uses in the I-1 zoning district. The request is compatible with adjoining properties and the existing or intended character of the zoning district. 3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. o The proposed use will be expanding into an existing tenant space, and there is adequate parking available for outside storage of 6 passenger vehicles. The use will not have an adverse effect upon adjacent properties. 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 purpose of the I-1 zoning district is to allow light industrial uses, ranging from small to large scale industry and related services. The proposed use is consistent with the purpose of the zoning code and zoning district. 6. The use shall not be in conflict with the comprehensive plan of the city. o The proposed use is not in conflict with the comprehensive plan. 7. The use will not cause traffic hazards or congestion. o The proposed use will not generate any additional traffic hazard or congestion. 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. ## Recommendation In Planning Case File No. 26-0015, it is recommended that the Planning Commission recommend approval of a CUP amendment to expand an existing auto repair business into an adjacent tenant space with outdoor storage of 6 passenger vehicles in a Light Industrial (I-1) zoning district with the following conditions: 1. Resolution 10-107 and Resolution 19-81 are null and void with approval of this CUP. 2. No work pertaining to the business can be done outside. 3. Work is limited to auto repair services for passenger vehicles only. Work may include body work, painting, detailing and tuning. Page 11 of 151 4. No more than 6 passenger vehicles shall be stored overnight at any one time. Vehicles must be stored within the parking stalls indicated on the parking plan. Stalls shall be exclusively designated for the business. 5. No parking is to be allowed in front of any utilities or other areas as designated per the fire code official. 6. A building permit (Commercial Tenant Finish) is required. 7. Applicant shall work with staff to address any outstanding fire or building code issues on site. These must be addressed by October 1, 2026. 8. Work shall be conducted in suites 306 and 307 only. Any expansion of the use, or proposed modification to these conditions requires a CUP amendment. ## Attachment List 1. Attachments ## 2. Public Comments Page 12 of 151 ## AIRPORT ## AIRPORT ## AIRPORT ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## DF ## I-1 ## I-1 ## I-1 ## I-1 ## I-1 ## I-1 ## I-1 ## I-2 ## I-2 ## I-2 ## I-2 ## I-2 ## I-2 ## PBD ## PBD ## PBD ## R-2 ## R-3C ## R-3C ## RF ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## R-1 ## B-4 ## B-2 ## B-2 ## B-2 ## B-2 ## B-2 ## R-1 ## DF ## I-1 ## I-1 ## I-2 ## R-2 ## R-1 ## R-3C ## R-3C ## R-1 ## Mary ## Elizabeth ## Park ## Aquatore Park ## State Highway 65 ## 87th Ave NE ## Baltimore St NE ## 87th Ave NE ## 89th Ave NE ## Clover Leaf Pkwy NE ## Ce n ## tral Ave NE ## Hastings St NE ## Eldorado St NE ## Davenport St NE ## Baltimore St NE ## 93rd Ln Ext e ns i on ## Central Ave NE ## Lincoln St NE ## R a ## disson Rd NE 9 ## 1st Ave NE ## 92nd Ave NE ## November St NE ## Goodhue St NE ## Davenport St NE ## Isanti St NE ## 93rd Ln NE ## Linc o ln ## St NE ## 94th Ln NE ## 92nd Ln NE ## Ulysses St NE ## Goodhue St NE ## Eldorado St NE ## Hig h way 10 Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0015 ## Minnesota Performance ## BlaineMN.gov Scale: 1:6,762 . ## Project ## Location 00.070.150.04Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location Page 13 of 151 ## PARKING PLAN NARRATIVE – CUP AMENDMENT (UNITS 306 & 307) Unit 306 and Unit 307 have a combined area of approximately 4,540 square feet. The proposed Conditional Use Permit (CUP) amendment does not change the nature of the business, services, or hours of operation previously approved. The expansion into Unit 306 is intended solely to provide additional indoor workspace and improve organization of operations. No increase in employees, customer traffic, or parking demand is expected as a result of this amendment. Outdoor vehicle storage will be limited to a maximum of 3 vehicles per unit (6 total), within designated parking spaces directly adjacent to Units 306 and 307. These spaces will be actively managed to ensure that adequate parking remains available for all tenants on the property and that no drive aisles, fire lanes, or access points are obstructed. The existing parking supply is sufficient to accommodate all tenant uses on the property. The proposed use will remain compliant with all City and Association parking requirements. Owner consent has been obtained in accordance with the 50% requirement. The outdoor storage area is located within a fenced and gated portion of the property. The fence and gate are maintained by the Cornerstone Association. Screening providing 100% visual opacity will be ensured in coordination with the Cornerstone Association. Outdoor storage will be limited to areas where adequate screening is in place to meet City requirements. The trailer parking spaces proposed for outdoor storage are existing assigned spaces associated with Units 306 and 307, as documented in the Cornerstone Association parking assignment records (Spots #12 and #5). The standard parking spaces located directly adjacent to Units 306 and 307 are part of the common parking area and are utilized in a manner consistent with other tenants on the property. These spaces are not newly designated and do not reduce available parking for other users. Comprehensive square footage and parking allocations for all tenant spaces are maintained by the Cornerstone Association. The combined square footage of Units 306 and 307 has been provided for reference, and no increase in employees, customer traffic, or parking demand is expected as part of this request. Page 14 of 151 Site Plan Labels – Units 306 & 307 ##  Designated Outdoor Vehicle Storage Area  Unit 306 – Spaces 1–3 (Max 3 Vehicles)  Unit 307 – Spaces 4–6 (Max 3 Vehicles) ##  Existing Designated Trailer Parking – No Change Proposed ##  Existing Opaque Fence / Gated Area (Association Maintained) ## Site Plan Note Outdoor vehicle storage is limited to a maximum of 3 vehicles per unit (6 total) within designated parking spaces adjacent to Units 306 and 307. Vehicles will not obstruct drive aisles, fire lanes, or access to neighboring units. The trailer parking area is an existing designated area and no changes are proposed. This request is consistent with existing site conditions and operational use. See Appendix 1 – Floor Plan (Units 306 & 307) for layout details. See Appendix 2 – Site Plan for designated outdoor vehicle storage locations. Page 15 of 151 Appendix 1 – Floor Plan (Units 306 & 307) Page 16 of 151 Appendix 2 – Site Plan (Units 306 & 307) Page 17 of 151 Page 18 of 151 Page 19 of 151 Page 20 of 151 Page 21 of 151 Page 22 of 151 Page 23 of 151 Page 24 of 151 Page 25 of 151 ## City of Blaine ## 10801 Town Square Drive NE ## Blaine MN 55449-8100 ## City Hall 763-784-6700 | BlaineMN.gov ## FINAL NOTICE OF VIOLATION March 23, 2026 ## Property Manager: ## Doug Portlance ## Cornerstone Association ## Treasurer 1550 91 st ## Ave NE Suite 305 ## Blaine, MN 55449 ## Case Number: C26-0087 ## Inspection Location: Parking area Inspection dates: 12/9/25, 12/17/25, 12/31/25, 1/6/25, 3/18/26 MN Performance is currently operating under a Conditional Use Permit (CUP) Resolution 19-81, which permits auto repair, detailing and tuning. There are 5 conditions listed in the resolution that apply to the operations of this business in suite 307 Condition 5 specifically states “If this business expands to other units or the nature of the repair changes, a conditional use permit amendment is required”. After violation notices were sent to MN Performance, they applied for a CUP amendment to expand into the neighboring suite (306). At the January 5 th City Council meeting, Council voted to table the request due to outstanding violations of the CUP and City Code. After noting the applicant’s limited efforts to comply with city ordinances and CUP conditions - despite numerous communications and interactions with code enforcement staff - the Council denied the CUP amendment at the March 16 th meeting and directed staff to continue enforcement efforts. Based on current violations, you have the following two options: 1. Cease all auto repair-related operations within Suite 306 and remove all passenger vehicles currently stored on the property. Ensure full compliance with all conditions outlined in the 2019 ## CUP. ## OR: 2. Submit an application for a CUP amendment by April 6, 2026 to request expansion into suite 306 and include the outdoor storage of passenger vehicles. Instructions for applying, along with required submittal materials, are provided in this notice and the attached handout. As previously noted, the conditions of the Conditional Use Permit (CUP) approved in 2019 for 1550 91 st Ave Suite 307 are not being met under the current operations of MN Performance. The violations are as follows: Location of CUP request: ## MN Performance 1550 91 st ## Ave NE Suite 307 ## Blaine, MN 55449 Owner of 307: ## Moh’s Export and Import 5762 213 th ## St N ## Forest Lake, MN 55025 Owner of 306: ## HYB Property Inc ## 1301 Mississippi St NE ## STE A ## Fridley, MN 55432 Page 26 of 151 ## City of Blaine ## 10801 Town Square Drive NE ## Blaine MN 55449-8100 ## City Hall 763-784-6700 | BlaineMN.gov Condition 2: “All serviced vehicles shall be stored indoors at all times” - Adjacent tenants and staff have observed that there has been outside storage of vehicles in various states of disrepair around the building and parked in the shared parking area. Condition 3: “No vehicles shall be stored outside at any time.” - On several occasions, both staff and adjacent tenants have observed vehicles being stored outside and around the tenant’s space. Condition 5: “If this business expands to other units or the nature of the repair changes, a conditional use permit amendment is required.” - The CUP amendment to allow for the expansion of the business into 306 was denied. No auto repair or related activity can be conducted in suite 306 until a CUP amendment is applied for and obtained. This property is zoned I-1 (Light Industrial), and outdoor storage of vehicles is a conditional use in this zoning district. Outdoor storage areas must be screened with 100% opaqueness. The Conditional Use Permit amendment application consists of a $700 non-refundable application fee. The following items are required: 1. Narrative detailing the request, including any proposals to have vehicles stored outside. 2. Floor plan of 306 and 307 3. Signed property owner consent form. Consent is needed from both owners of the tenant spaces as well as a representative of the Condo Association (or 50% of the suite owners). 4. Site plan showing where the outdoor storage area will be located, the proposed number of vehicles that will be stored at any one time, and include which parking spaces will be occupied. 5. Proposed plans to screen the area with 100% opaqueness. 6. Parking plan showing the square footage of all tenant spaces and uses to ensure parking requirements are being met and parking is available for all of the tenants on the property. A parking calculation form is attached. This will need to be filled out and included in your application submission. Conditional Use Permit applications require a public hearing before the Planning Commission and subsequent consideration by the City Council. The review process typically takes 60-90 days. Failure to comply with City ordinances will result in the issuance of citations and may lead to the revocation of the existing 2019 CUP. Revocation of the 2019 CUP would prohibit the operation of an auto repair business in suite 307 (as stated earlier, the CUP for auto repair in 306 was denied, and no auto repair or related activity shall occur in that suite, unless a CUP is applied for). Please note that citations will be issued to the owners of suites 307 and 306. Page 27 of 151 ## City of Blaine ## 10801 Town Square Drive NE ## Blaine MN 55449-8100 ## City Hall 763-784-6700 | BlaineMN.gov The CUP must be applied for by April 6, 2026 and must include all aspects of the request, including any proposals for the outside storage of vehicles, as outlined above. Please contact Alex Koberoski at akoberoski@blainemn.gov or 763-717-2748 if you would like to schedule a meeting with code enforcement, planning, and building inspection staff. ## Sincerely, ## Alex Koberoski ## Assistant Planner Page 28 of 151 ## City of Blaine ## 10801 Town Square Drive NE ## Blaine MN 55449-8100 ## City Hall 763-784-6700 | BlaineMN.gov Planning & Community Development | 763-717-2748 | AKoberoski@BlaineMN.gov ## VIOLATION PICTURES Picture taken Dec 9, 2025 Picture taken Dec 31, 2025 Page 29 of 151 ## City of Blaine ## 10801 Town Square Drive NE ## Blaine MN 55449-8100 ## City Hall 763-784-6700 | BlaineMN.gov Planning & Community Development | 763-717-2748 | AKoberoski@BlaineMN.gov Picture taken Dec 31, 2025. Note the number of vehicles covered in snow and the amount of vehicles behind the building. Picture taken March 18, 2026. Note the three vehicles have been parked in the same spot since December 2025. Page 30 of 151 ## City of Blaine ## 10801 Town Square Drive NE ## Blaine MN 55449-8100 ## City Hall 763-784-6700 | BlaineMN.gov Planning & Community Development | 763-717-2748 | AKoberoski@BlaineMN.gov Picture taken March 18, 2026. There are several vehicles parked behind the building and covered in snow, indicating they have not been moved in some time. This is consistent with pictures taken in December 2025. Picture taken March 18, 2026. Page 31 of 151 Page 32 of 151 Page 33 of 151 1 | P a g e STEP 1 – Prepare ## Requirements for a Planning Application Submittal Before starting the application process, contact the Planning Department at 763-785-6180 to discuss your proposal. A planner will inform you of specific documents required for your application based on the nature of your request. The next pages outline the documents generally required for each type of application. Documents should be uploaded in PDF format. STEP 2 – Log in to Account Are you a New User? • If no, continue to Step 3. • If yes, please select Register as a New User. Having trouble creating an account? Detailed directions are provided at the following link: https://www.blainemn.gov/iMSHelp STEP 3 – Apply Once you have gathered the necessary documents, you are ready to begin the online application process. https://www.blainemn.gov/iMS The application will prompt you for the following items. Items marked with an asterisk must be uploaded to continue the application. ## 1. Architectural Plans ## 2. Civil Plans ## 3. Landscape Plans ## 4. Project Narrative* ## 5. Property Owner Authorization* a. This may be a letter signed by the property owner or a completed copy of the https://www.blainemn.gov/OwnerConsent ## 6. Wetland Documentation STEP 4 – Review and Payment ## Fee & Review Process Fee Schedule (PDF) • Application fees depend on the approvals requested. Application fees are non- refundable. • Applications must be submitted by the designated deadlines to be included on the upcoming planning commission agenda. • Planning applications, other than release of development agreements, require a public hearing before the planning commission. All applications require the approval of the city council. • You will receive communication regarding the status of your application within 15 business days of submitting the application. ## PLANNING APPLICATION PROCESS ## 10801 Town Square Drive NE, Blaine MN 55449 ## Planning Department phone: 763-785-6180 | BlaineMN.gov ## Blaine Page 34 of 151 ## Project Name: _____________________________________________________________________________ ## Project Location: __________________________________________________________________________ ## Owner Name: ____________________________________________________________________________ I, __________________________ (name), am the owner of the above list property and authorize _____________________________ (name of applicant) to submit the selected applications. ##  Permanent Sign Permit ##  Temporary Sign Permit Number of weeks: _____ (max 4 weeks per calendar year) ##  Special Event Sign Permit Number of weeks: _____ (max 2 weeks per calendar year) ##  Site Plan Approval  Conditional Use Permit (or extension)  Preliminary or Final Plat (or extension) ##  Administrative Subdivision  Variance  Rezoning ##  Conditional Use Permit Amendment ##  Release of Development Agreement ##  Comprehensive Plan Amendment  Other (please describe) ____________________________________________________________ _____________________________ __________________________ _______________ Owner (please print) Owner Signature Date ## Owner Consent ## 10801 Town Square Drive NE, Blaine MN 55449 ## Planning Department phone: 763-785-6180 | BlaineMN.gov ## Blaine Page 35 of 151 1 | P a g e Any change in use requires an associated parking analysis to ensure there is available parking on-site to accommodate the proposed use. For multi-tenant buildings, a change in use for one tenant requires a comprehensive parking analysis that ensures all tenants have available parking to accommodate all uses in the building. ## Common Parking Ratios ## Restaurants • 1 space per 100 square feet of floor area, (excluding bar area and kitchen area), • 1 space for each 40 square feet of bar area • 1 space for each 200 square feet of kitchen area. • If no dining provided, at least 1 space per 275 square feet of public pick-up area. Office (excluding medical) 1 space per 250 square feet Medical Office 1 space per 150 square feet Banks 1 space per 400 square feet Automobile repair 4 parking spaces, plus 2 per service bay Fitness Centers 1 space per 300 square feet General retail 1 space for each 200 square feet of floor area Manufacturing 1 space per 500 square feet ## Warehouse 1 space per 2,000 square feet or 1 space for every two employees, whichever is greater (Refer to section 129-13(8) if your use is not listed, or contact a planner) ## PARKING ANALYSIS TEMPLATE ## 10801 Town Square Drive NE, Blaine MN 55449 ## Planning Department phone: 763-785-6180 | BlaineMN.gov ## Blaine Page 36 of 151 2 | P a g e Instructions and example: 1. Count the total number of parking stalls on the property 2. Insert building number/ suite number 3. Insert business name 4. Insert use category 5. Insert square footage 6. Use the parking ratio that corresponds to the specific use of each tenant and calculate the parking needs. Note on calculations: If the number of parking spaces required results in a requirement of a fractional space, any fraction of one-half or less may be dropped, while a fraction in excess of one-half shall be counted as one parking space. ## Total ## Spaces ## Provided 40 ## Building / Unit ## Business Name Type of Use ## Area (Square Feet) ## Parking Ratio ## Number of Spaces ## Required 100 Kathleen’s Karate Fitness 2,000 1:300 6.6 = 7 ## 101 Billy’s Banking Bank 5,000 1:400 12.5 = 12 102 Alisson’s Accounting Services Professional Office 3,000 1:250 1.2 = 1 103 Mason’s Machine Parts Manufacturing 5,000 1:500 10 ## Total ## Spaces ## Required 30 Page 37 of 151 ## Total Spaces ## Provided ## Building/ ## Unit ## Business NameType of Use ## Area (Square Feet) ## Parking Ratio ## Total Spaces ## Required (Rounded Up) ## Parking Analysis Form ## Site Address: ## Number of Spaces ## Required Page 38 of 151 ## Cornerstone Association 1550 91 st ## Ave Ne ## Blaine, MN 55449 5/11/2025 ## City of Blaine – Planning & Community Development ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## Re: Opposition to Conditional Use Permit Amendment ## To Whom It May Concern, I am writing again on behalf of the Cornerstone Association to formally oppose the Conditional Use Permit amendment request to expand Minnesota Performance into Suite 306. It is our understanding that this expansion has already occurred without approval from either the Association or the City of Blaine, which is a direct violation of the original CUP approval terms. In addition, we strongly oppose the request for outside storage of six additional passenger vehicles. The proposed expansion and increased vehicle storage are inconsistent with the Association’s governing bylaws and conflict with the zoning regulations applicable to the Light Industrial district in which the property is located. These bylaws and zoning standards were established to preserve operational consistency, appearance standards, business compatibility, and the overall functionality of the district. As outlined in the CIC Rules and Regulations, Article 7.01 that the units are intended for general office and warehouse purposes only. Furthermore, the original CUP approval was specifically limited to Suite 307. This limitation was an important consideration for neighboring owners who supported the original request, as it provided a buffer between Minnesota Performance and adjacent units. Since the expansion into adjoining Suite 306, the owner of Suite 305 has experienced significant disruptions, including excessive noise, strong exhaust and gasoline odors, vibrations from revving vehicles, and parking spaces being occupied by additional vehicles associated with the business operations. Page 39 of 151 Regarding parking at Cornerstone, there are 72 parking spaces located in front of the building, including four handicap-accessible spaces. With 21 units in the association, this average to approximately three parking spaces per unit for normal business use. In addition, there are 21 parking spaces along the west side of the property designated for trailer or equipment parking. In some cases, unit owners may also park one vehicle behind their unit near the garage door, if applicable. Altogether, this provides roughly five parking spaces per unit. Because parking is already limited, any unit owner using more than their fair share of spaces directly impacts other businesses operating within the association. To help manage this, the association maintains parking rules and regulations designed to limit overcrowding and ensure fair access for all owners and tenants. Allowing additional vehicles beyond these limits would likely create further congestion and conflict within the parking lot affecting multiple business. The associations adopted parking rules and regulations are attached for reference. In conclusion, the Association believes the requested CUP amendment is incompatible with both the governing documents of the Cornerstone Association and the intended use standards of the Light Industrial zoning district. The unauthorized expansion into Suite 306, combined with the proposed increase in outside vehicle storage, has already created measurable negative impacts on neighboring unit owners and common area operations. For these reasons, the Cornerstone Association respectfully requests that the City deny the CUP amendment request in its current form. See attachments Thank you for your time and consideration ## Sincerely, ## Cornerstone Association Board 1550 91 st ## Ave Ne ## Blaine, MN 55449 Page 40 of 151 Notice unit numbers 307 and 306 there is a total of 6 vehicles in the back courtyard. Page 41 of 151 Notice the trailer parked in front of building utility meters and additional cars. Page 42 of 151 Page 43 of 151 Page 44 of 151 1 ## COMMON INTEREST COMMUNITY NO. 200 ## A CONDOMINIUM ## CORNERSTONE OFFICE WAREHOUSE, INC. ## DECLARATION Page 45 of 151 2 Page 46 of 151 3 Page 47 of 151 4 Page 48 of 151 5 Page 49 of 151 6 Page 50 of 151 7 Page 51 of 151 8 Page 52 of 151 9 Page 53 of 151 10 Page 54 of 151 11 Page 55 of 151 12 15.07 Vehicle Storage. No boats, snowmobiles, trailers, camping vehicles, buses, camper tops, "all-terrain vehicles," tractor/trailers or trucks in excess of 9,000 pounds' gross vehicle weight, or unlicensed or inoperable vehicles shall at any time be stored or parked on the common elements without the express written approval of the Board of Directors, which may be withheld without stated reason. 15.08 Repair to Vehicles. Save for emergency repairs, no repairs or adjustments to motor vehicles may be carried out on the common elements. 15.09 Landscaping. No one shall harm, mutilate, destroy, alter or litter any of the landscaping work or improvements on the common elements, including grass, trees, and flower beds. 15.10 Designated Areas for Vehicles. No motor vehicle shall be driven or parked on any part of the common elements other than on a driveway or parking space. 15.1 1 No Obstructions. The sidewalks, walkways, halls, passages, entrances, corridors, stairways, and driveways shall not be obstructed or used for any other purpose than ingress to and egress from the units and parking areas within the common elements. 15.12 Hazardous Substances. No "Hazardous Substance" as defined by any applicable federal or state environmental law shall be stored or generated on any part of the Real Estate. Notwithstanding the preceding sentence, an owner or tenant of an owner may use or store i immaterial amounts of commonly known and used materials which may be deemed Hazard Substances hereunder, provided that any such use or storage (a) does not constitute a remunerative activity of the owner or tenant, (b) is incidental to the owner or such tenant's primary use of the Unit and does not constitute a primary use thereof, and (c) complies at all times with all applicable federal and state environmental laws. 15.13 Non-Interference. No part of the common elements shall be used by anyone in such a manner so as to interfere with the use and enjoyment of the units or the common elements. No part of the common elements shall be used by the owners for the erection, placing or maintenance of clotheslines, incinerators, garbage disposal equipment, recreation or athletic equipment, tents, fences or other barriers or for the placing or disposal of rubbish, garbage or waste without the prior written consent of the Board of Directors. 15.14 Cable System Access. In the event the Board of Directors authorizes any sort of master, cable or community television or data system, each owner hereby authorizes access to his or her unit upon reasonable notice for the purpose of installing the conduits and fixtures necessary to serve such unit, without regard to whether the owner then elects to subscribe to or use such system. 15.16 Rules and Redations. The Board of Directors may from time to time adopt, promulgate and publish other rules of conduct reasonable relating to the enjoyment of the CIC by owners and Page 56 of 151 13 Page 57 of 151 14 Page 58 of 151 15 Page 59 of 151 16 Page 60 of 151 17 Page 61 of 151 18 Page 62 of 151 Page 63 of 151 Page 64 of 151 Page 65 of 151 Page 66 of 151 Page 67 of 151 Page 68 of 151 Page 69 of 151 Page 70 of 151 Page 71 of 151 Page 72 of 151 Page 73 of 151 ## City of Blaine ## Staff Report ## File Number: 2026-205 ## Agenda Date ## Status May 12, 2026 ## In Control ## File Type ## Planning Commission ## Report ## Public Hearing - Shawn Kaye, Planner Agenda Item # 4.2 Case File No. 26-0016 // Matt and Molly Gamble // 11770 Lexington Avenue NE The applicant is requesting a conditional use permit to allow a 3,000 square-foot attached garage (accessory building) in a Farm Residential (FR) zoning district. ## Background ## Zoning Farm Residential (FR) ## Land Use Low Density Residential (LDR) Area 21.21 acres Applicable Regulations Sections 101.4 and 109.53 (11) ## Attachments Zoning and Location Map ## Site Survey ## Floor Plan ## Building Elevations ## Narrative ## Schedule Planning Commission: May 12, 2026 ## City Council: June 1, 2026 Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer ## Executive Summary ## Zoning The property is zoned Farm Residential (FR) and has a Low Density Residential (LDR) land use designation. ## Surrounding Zoning and Uses The adjacent property to the north is zoned FR and has a single-family home. The property to the south is zoned R-1 and is the location of Bridgewood Community Church. The property to the west is zoned Residential Flex (RF) and is owned by the City of Blaine (wetlands). Page 74 of 151 ## Existing Conditions The property is currently vacant. ## History There are no previous approvals on this parcel. ## Evaluation of Request ## Site Plan The applicant is proposing to construct an attached 3,000 square foot garage with the construction of their new home. The proposed garage will be used for indoor storage of equipment required for their children's athletic activities and personal storage. The garage will meet all setbacks and standards for this zoning district. The submitted building elevations show a garage door on the rear elevation. This space, if finished as accessory building space, will count towards the total of 3,000 square feet. In the FR zone, total accessory structure building space is limited to 1,200 square feet or 3,000 square feet with a conditional use permit. ## Architecture The proposed garage must match architecturally with the home. The submitted plans indicate the garage will be compatible with the proposed construction of the new home. ## Tree Preservation The applicant will need to meet tree preservation requirements with the construction of the home. ## Grading/Storm Drainage The property owner will be required to submit a complete Certificate of Survey that shows the location of the proposed structure(s), the associated well and septic system and the driveway with required grading to ensure maintenance of storm water drainage prior to discharge into the adjacent wetland area. As-built surveys, a foundation as-built and a final grading as-built, shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations. ## Utilities The proposed structure(s) will be served via a new well and septic system; approval of both the well and septic system will be required to be obtained through a permit from the Building Department. ## Wetlands/Watershed An application has been made to the Rice Creek Watershed District and the property owner will continue to work with the district to meet any and all requirements. The property has several large wetland areas that the property owner understands cannot be disturbed. The proposed driveway will pass by the end/edge of one area; grading will be completed to ensure that storm water runoff passes through vegetated areas prior to discharge into the wetland area. Page 75 of 151 ## Access/Street Design/Sidewalks/Trails Access to the property will occur from Lexington Avenue. The property owner has received written approval from Anoka County to construct the new driveway at the location of an existing old driveway. No additional street design, sidewalks or trails are required. ## Easements/Right-of-way/Permits The property owner 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. ## 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 101.04 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 construction of a 3,000 sf attached garage will not create an excessive burden on existing parks, schools, or streets. 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 proposed home and attached garage will be located approximately 500 feet from Lexington Avenue, and will be consistent with other properties in the area that have larger accessory structures. The attached garage will be compatible with adjacent properties. 3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. o The attached garage will be constructed to match the proposed home, and therefore will not have an adverse effect upon adjacent properties. 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 FR district is intended to preserve natural and agricultural uses and promotes orderly development in areas of the City where urban services are not presently available. The larger accessory building use is consistent with other FR properties. Therefore, the use is consistent with the zoning code. 6. The use shall not be in conflict with the comprehensive plan of the City. o The use is not in conflict with the LDR designation in the Comprehensive Plan. 7. The use will not cause traffic hazards or congestion. o The proposed use will not generate any additional traffic hazard or congestion. 8. The use shall have adequate utilities, access roads, drainage and necessary facilities. Page 76 of 151 o The existing structure is served with the required utility services, adequate roadway infrastructure and necessary drainage facilities to service the proposed uses. ## Recommendation In Planning Case File No. 26-0016, it is recommended that the Planning Commission recommend approval of a conditional use permit to allow 3,000 square feet of attached garage/accessory building space in the Farm Residential (FR) zoning district with the following conditions: 1. The proposed attached garage shall match the home in terms of architectural style, exterior color and materials. 2. The attached garage be used for personal storage only. 3. The attached garage (total accessory building space) is limited to 3,000 square feet. 4. As-built surveys, a foundation as-built and a final grading as-built, shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations. ## Attachment List 1. Attachments Page 77 of 151 ## B-5 ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## FR ## FR ## FR ## FR ## FR ## FR ## R-1 ## RF ## RF ## RF ## B-5 ## B-5 ## FR ## DF ## DF ## DF ## DF ## FR ## FR ## FR ## FR ## R-1 ## FR ## FR ## RF ## RF ## Lochness Park ## Lexington ## Athletic ## Complex ## Blaine ## Wetland ## Sanctuary ## Hupp St NE ## G h i a ## S t ## N ## E ## 117th Ave NE ## W o o d l a n d ## P k w y ## N ## E 1 1 4 t h ## L n ## N ## E ## Cord Ct NE ## Lexington Ave NE ## Austin Ct NE 1 2 1 s t ## A v e ## N ## E Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0016 ## Matt & Molly Gamble ## BlaineMN.gov Scale: 1:6,962 . ## Project ## Location 00.080.160.04Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location This map is for general reference only. It is not for legal, engineering, or surveying use. Page 78 of 151 Page 79 of 151 Page 80 of 151 Page 81 of 151 Page 82 of 151 ## PARENT ## Custom Homes, LLC 13654 Van Buren Street NE Suite 400 Ham Lake MN 55304. Phone (612) 282-2384 Brook Narrative for conditional use permit for the City of Blaine. We are requesting a conditional use to increase the garage square footage to the maximum amount of 3,000 square feet per the city ordinance. The request is based on the needs of additional space required to support the indoor storage of equipment required for our daughters to participate in their primary athletic activities. This equipment includes (but is not limited to) RV’s, trailers, trucks, and vans, as well as other competitive recreational vehicles. Our investment into additional land was primarily done to support additional storage space for this equipment. This investment into this property also retains our residence in Blaine as well as provides ongoing enrollment/involvement within the Blaine community as our children also participate in Girl Scouts, basketball, and Volleyball, and are currently open enrolled in Johnsville Elementary. Additionally, Molly works as a dedicated employee within the Blaine High school activities office and assists with 99%+ of all activities enrollments. Our ability to invest into this property also supports Molly's ongoing dedication to the local school system. The approval of this request will further support the development of our children into productive future members of the Blaine community. While the approval of this request of up to 3,000 square feet would be accepted and appreciated, consideration for an additional 1,000 square feet (not to exceed 4,000 total - actual plan showed +\-3,500) was the original goal. Our intent was to invest in the 21+ acres of land so it could not fall to future development while supporting the proper equipment storage of our activities. It is our understanding (and accept) that this request should be made through a Variance Request with a $500 application fee. However, we were politely advised that the Blaine City Council would not accept this request, and the application fee would be lost. Please also advise if this request would be acceptable. Thank you for your consideration. Thank you, ## Matt and Molly Gamble Page 83 of 151 ## City of Blaine ## Staff Report ## File Number: 2026-206 ## Agenda Date ## Status May 12, 2026 ## In Control ## File Type ## Planning Commission ## Report ## Public Hearing - Shawn Kaye, Planner Agenda Item # 4.3 Case File 26-0017 // Mark Montean // 3621 131st Avenue NE The applicant is requesting the following: 1. Rezoning from Farm Residential (FR) to Development Flex (DF). 2. Preliminary plat to subdivide 39.68 acres into 86 single family lots and 2 outlots to be known as Montean Meadows. 3. Conditional use permit to allow the construction of 86 single-family homes in a Development Flex (DF) zoning district. ## Background ## Zoning Farm Residential (FR) ## Land Use Development Flex (DF) Area 39.68 acres ## Applicable Regulations Sections 101-4 and Chapter 109 ARTICLE XIII ## Attachments Zoning and Location Map ## Preliminary Plat (3) ## Grading Plan (3) ## Landscape Plan ## Tree Preservation Plan ## House Elevations ## Narrative ## Cost Share 131st Improvements ## Public Comments ## Schedule Planning Commission: May 12, 2026 Page 84 of 151 City Council: June 1, 2026, and June 15, 2026 Staff report prepared by Shawn Kaye, Planner, and Teresa Barnes, Project Engineer. ## Rezoning 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. Although there are no explicit findings that must be made in conjunction with rezoning, appropriate considerations include: • Whether the proposed District is consistent with the Comprehensive Plan. • How the proposed district differs from the existing district. • How the proposed district meets the goals and polices of the City The proposed development meets the following criteria for the Development Flex Zoning District: a. That the proposal shall provide for a wider range of housing types, price ranges and styles than could be accomplished under the existing zoning; o By utilizing the development flex zoning, this will provide the setbacks and lot areas needed to meet the required density requirements. The applicant proposes to construct 86 single-family homes. b. That the proposal shall provide amenities and facilities and open spaces greater than the minimum requirements under existing zoning; o This project does propose providing an approximately 13 acre open area. This will include storm water pounding, trees and wetlands. c. That the proposed development is compatible with the purposes and intents of this ordinance and with the comprehensive plan; o The development is compatible with the purpose and intent of the ordinance and aligns with the comprehensive plan as it is being developed into single-family homes with a density of 2.73 units per acre. d. That the proposal shall in no way be detrimental to the environment. Scenic aspects and natural features, such as streams, trees, topography, and geological features, shall be protected and preserved to the greatest extent possible; o The development has been designed in a way that will have little to no impact to the existing wetlands. The site as designed will also preserve the existing flood plain volume and provide the necessary storm water system for the project. Some trees will be removed, although a tree inventory has been completed and new tree plantings will be provided with this project. e. That the proposal shall not impose any undue burden upon the public services and facilities, such as fire and police protection, schools, streets, water systems, sanitary sewer systems, and storm sewer systems; o The project has been designed in a manner that will not impose any undue burden upon the public services and facilities,such as fire and police protection, schools, streets, water systems, sanitary sewer systems, and storm sewer systems Page 85 of 151 f. That the proposed development is designed in such a manner to form a desirable and unified environment within its own boundaries, and also which will not be detrimental to future land uses in the surrounding areas; and o The project has been designed in a manner that has taken into account the surrounding environment. This includes the existing flood plains, wetland and MnDNR determined environmentally sensitive areas. g. That the proposal be consistent with all other applicable City and State regulations. o The project has been submitted to Coon Creek Watershed in conjunction with the City's application process, and has been designed to accommodate their requirements. ## Preliminary Plat ## Section 74-46 Preliminary Plat Standards of Review: The planning commission shall make a recommendation on the preliminary plat considering conformance with the city's comprehensive plan, zoning ordinance, this chapter and all chapters of this code. ## Evaluation of Request ## Planning Analysis ## Surrounding Zoning and Uses The properties to the north are single family and located in Ham Lake. The properties to the west, east, and south have single family homes and are zoned Farm Residential (FR). ## Current Zoning The site is currently zoned Farm Residential (FR). The FR district is intended for areas where urban services are not presently available. A minimum lot size of ten acres will retain these lands in their natural uses and agricultural uses pending proper timing of economic provision for parks, streets, utilities, and other public facilities, so that orderly development will occur. ## Proposed Zoning The proposed zoning is Development Flex (DF). The DF 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 ordinance. The DF district also attempts to create a reasonable balance between the interests of the property owner in freely developing their property with greater flexibility in land uses, and at the same time, protect the interest of surrounding properties in the following ways: a. By encouraging a more creative approach in housing developments, that will result in quality living environments through innovative design and aesthetic controls; b. By permitting a combination of housing types and style, including single, two-family, and multiple family dwellings, with the exception of mobile homes; c. By allowing flexibility in design by permitting cluster developments and a variety of architectural styles and treatments; d. By allowing for any type of ownership, private, condominium, or rental; e. By allowing flexibility in setback and height restrictions; Page 86 of 151 f. By allowing non-residential uses, such as commercial or light industrial uses which will serve the inhabitants of such district, provided such non-residential uses will enhance the character, amenities, and convenience of those who live in the proposed development; g. By providing an efficient use of land resulting in more cost efficient installation of utilities, streets, and other facilities. h. By encouraging the preservation of common open space, recreational facilities, natural features, such as woodland and wetland areas; i. By contributing to the tax base of the community without making undue demands on the community services; and j. By providing the means for greater creativity and flexibility in environmental design than is provided under the strict application of the Blaine Zoning Ordinance and Subdivision Ordinance, while, at the same time, preserving the health, safety, order, convenience, prosperity, and general welfare of the City of Blaine and its inhabitants. A rezoning to DF is necessary as the R-1 district requires a minimum lot width of 80 feet, lot depth of 125 feet, and a 10,000 sf lot size. ## Land Use Designation The subject site is designated Low Density Residential (LDR) in the City's Comprehensive Land Use Plan. The LDR designation is for single-family homes with a density of 2.5–6 units an acre. The proposal meets this designation with single-family, and a density of 2.73 units/acre. ## Existing Conditions The site is currently made up of two parcels with frontage on 131st Avenue. The southwest parcel has a single family home and detached accessory building. The larger parcel is vacant. ## History There are no previous approvals on this property. The applicant requested feedback on rezoning to DF for 101 single-family homes at an August 2025 City Council Workshop meeting. The plan included 101 homes, including 8 80-foot wide lots and the remaining 93 lots split approximately evenly between 65-foot and 70-foot lots. At that meeting, council provided feedback that all lots should be 70 feet wide or wider. The applicant returned to a council workshop in February 2026 and requested feedback on rezoning to DF for: • 80 foot lots - 9 • 70 foot lots- 62 • 65 foot lots- 15 Council consensus was to require 70-foot-wide lots (at a minimum), and would consider cost-share proposals for street and sanitary sewer. ## Plat The preliminary plat creates 86 single family lots and 2 outlots for ponding and wetlands. The DF zoning district does not have minimum lot sizes. The lot width of most lots is 70 feet wide with corner lots Page 87 of 151 being wider. As proposed, the lot sizes are as follows: • Single family lots range from 8,750 s.f to 13,045 s.f. • Outlot A - .30 acres • Outlot B - 12.91 acres ## Architecture The proposed single-family homes will have varying roof styles and exterior treatments. All homes constructed should be consistent in architecture, materials and style with the drawings/elevations submitted for Conditional Use Permit (CUP) approval. Use of premium materials such as brick, natural stone, stucco, cementitious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. ## Setbacks The DF zoning district does not have set standards for setbacks; these are determined as part of the ## CUP. The setbacks are as follows: • Front yard setback - 25 feet • Side yard setback - 7.5 feet (house and garage) • Corner side yard setback - 20 feet • Rear yard setback - 30 feet ## Landscaping The landscape plan proposes one front yard tree and one rear yard tree in the rear yard, except for Lot 1 Block 1, Lots 1-13 Block 8, and Lots 13-14 Block 7 will have one front yard tree with additional trees planted adjacent to 131st Avenue. ## Tree Preservation Approximately 12.2 acres of trees will be disturbed during construction and the City’s tree preservation requirement includes replacing eight trees per acre for all disturbed portions of the development. This would mean that 98 trees would be required for tree replacement purposes. The developer has proposed a total of 258 trees within this development. The tree preservation replacement requirement has been met. A total of 3.6 acres of trees are proposed to be saved on the site. ## Park Dedication Park dedication will be required for the 86 new single-family lots being constructed at the rate of $5,800 per unit (2026 rate) for a total park dedication fee of $498,800 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 is proposing to grade the entire site as shown on the Coon Creek Watershed District Page 88 of 151 (CCWD) and city approved grading, drainage, erosion protection and sediment control plans prepared by the developer's engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications. 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. The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property. 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 has requested the City to coordinate a reimbursement for the installation of the regional sanitary sewer system, including the required lift station within the 131st Avenue corridor. The installation will also include the public water main along the 131st Avenue corridor. 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 6-5 is $8,344.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 31.5 acres of upland for a total sewer area charge of $262,836.00. 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. Utilities will be extended to the edge of the plat for future connection to adjacent parcels. 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 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 Page 89 of 151 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 131st Avenue NE beginning at the north end of Legacy Creek Parkway. 131st Avenue NE is a state aid roadway and will need to be constructed to state aid standards, including a trail and sidewalk. The developer has requested the City to coordinate a reimbursement for the installation of 131st Avenue to the benefiting parcels as they develop. 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 are required to be constructed on one side of all local streets. Location to be determined in the plan review process. Trails shall be required to be constructed in accordance with current city standards. Location to be determined in the plan review process. 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 Dedication of public right-of-way along the 131st Avenue corridor will be required. 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. The developer is to provide access for inspection and maintenance of storm water management infrastructure. This maintenance access shall be a minimum of 10-feet wide and allow for vehicular access. Restrictions will be placed on lot lines as needed to limit fences and landscaping to ensure access. ## Conditional Use Permit Page 90 of 151 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 proposed single-family subdivision is guided LDR which allows up to 6 units per acre, and will not create excessive burden on public facilities or utilities. 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 architectural standards listed in the proposed conditions will ensure the use is compatible with developments to the west and the intent of the DF zoning district. The development meets the intended character of the zoning district. 3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. o The architectural standards listed in the proposed conditions will ensure the use is compatible with the developed properties to the west and the intent of the DF zoning district. 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 use is consistent with the purpose of the district to allow for flexible residential development. The DF zoning 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 ordinance. The DF district also attempts to create a reasonable balance between the interests of the property owner in freely developing his property with greater flexibility in land uses. 6. The use shall not be in conflict with the comprehensive plan of the city. o The use is consistent with the LDR land use. 7. The use will not cause traffic hazard or congestion. (Engineering) o The proposed use will not generate any additional traffic hazard or congestion. 8. The use shall have adequate utilities, access roads, drainage, and necessary facilities. (Engineering) o The existing structure is served with the required utility services, adequate roadway infrastructure and necessary drainage facilities to service the proposed uses. ## Recommendation Page 91 of 151 In Planning Case File No. 26-0017, it is recommended that the Planning Commission recommend approval of a rezoning from Farm Residential (FR) to Development Flex (DF), with the following rationale: 1. The DF zoning standards to be incorporated are consistent with and will complement homes and housing options that have been constructed within recent developments. The standards will create an attractive benchmark of quality homes with a desired range in appearance, style, density, and construction value and market appeal. 2. The DF zoning district allows the City the opportunity to have some flexibility when approving developments that warrant higher standards than what is allowed with the traditional zoning districts. It affords the City the opportunity to provide input on items that would benefit the surrounding neighborhoods and the City as a whole. In Planning Case File No. 26-0017, it is recommended that the Planning Commission recommend a preliminary plat to subdivide 39.68 acres into 86 single family lots and 2 outlots to be known as Montean Meadows with the following conditions: 1. Park dedication will be required for the 86 new lots being constructed at the rate of $5,800 per unit (2026 rate), for a total park dedication fee of $498,800 if paid in 2026. This amount must be paid prior to releasing the plat mylars for recording at Anoka County. 2. The development is required to complete the construction of the 131st Avenue NE corridor, from the north end of Legacy Creek Parkway to the east property line of the proposed plat. The developer has requested the City to coordinate a reimbursement for the installation of 131st Avenue to the benefiting parcels as they develop. 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 6-5 is $8,344.00 per upland acre and will be applied to the acreage platted. This phase is proposing to develop 31.5 acres of upland for a total sewer area charge of $262,836.00. 4. The overall development shall be certified by a Professional Engineer licensed in the State of Minnesota and indicate that all structures shall be protected from flooding. 5. Plans and specifications must be approved by the City prior to the start of construction. 6. Coon Creek Watershed District (CCWD) permit is required prior to city approval of construction plans and specifications. 7. Development requires a National Pollutant Discharge Elimination System (NPDES) Phase II General Storm Water Permit for Construction Activity from Minnesota Pollution Control Agency (MPCA). A prerequisite to the MPCA permit application includes preparation of a site Storm Water Pollution Prevention Plan (SWPPP) for the development site. 8. Construction contract documents shall include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval. 9. The grading plan shall provide greater detail on protecting existing trees and provide additional information on adjacent property. 10. Standard utility and drainage easements must be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds. Page 92 of 151 11. A protective buffer strip of natural vegetation, at least 15 feet in width (25-feet is preferred) shall surround all wetlands. This buffer strip shall be placed in easement. 12. The developer is to provide access for inspection and maintenance of storm water management infrastructure. Restrictions will be placed on lot lines as needed to limit fences and landscaping to ensure access. 13. All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. 14. 131st Avenue NE will be required to be built to State Aid Standards. 15. All streets will follow the Anoka County street name grid system. 16. Street and utility extensions are required to the edge of the plat for each future connection to the adjacent parcels. 17. Sidewalks and or trails are required on all streets and location will be determined in the plan review process. 18. Streetlights shall be installed in the manner, location and type prescribed by the City Engineer. The developer shall pay the costs of all street lighting installations. The City agrees to pay the cost of maintaining the portion of lights that are installed that reflect the normal and typical lighting requirements of the City. Additional lights, and those within neighborhoods that are installed by the Developer, will be required to be maintained by the Homeowners Association. 19. Hydrant locations must be reviewed and approved by the Fire Department. 20. Water and sanitary sewer availability charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued. 21. As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations. 22. The Developer shall process 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 time of lot closing. Developer is responsible for following through with FEMA (as necessary) to receive final FEMA documents, to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development. 23. Developer to install grouped mailboxes with design and locations approved by the City and US Postal Service. 24. All development signage by separate review. 25. Each lot in the development will be required to have the standard two trees with a minimum of 2½-inch caliper per lot. One tree will be required in the front yard and one tree may be planted in the rear or front yard. Lot 1 Block 1, Lots 1-13 Block 8, and Lots 13-14 Block 7 will have one front yard tree with additional trees planted adjacent to 131st Avenue. 26. Seventy-eight trees are required to be planted adjacent to 131st Avenue in the rear yards of Lot 1 Block 1, Lots 1-13 Block 8, and Lots 13-14 Block 7. 27. The developer must meet the City’s tree preservation requirements by planting 98 replacement trees for the lots that are preliminary platted (12.2 disturbed acres). This requirement can be met with the required front and rear yard trees, and trees planted adjacent to 131st Avenue. 28. All existing structure removals will require demolition permits. All wells and septic systems shall be properly abandoned per all local and state requirements. 29. All existing structures on site shall be removed prior to the final plat being released for recording. 30. 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. Page 93 of 151 31. 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. In Planning Case File No. 26-0017, it is recommended that the Planning Commission recommend approval of a conditional use permit to allow construction of 86 single-family homes in a Development Flex (DF) zoning district with the following conditions: ## Single Family - Development Flex (DF) Development Standards ## Permitted Uses: 1. Single-family detached dwellings 2. Group family daycare ## Accessory Uses: 1. Private attached garages - one detached accessory structure, with area less than 120 square feet, will be permitted. 2. Private swimming pools meeting the requirements of Blaine Municipal Code Chapter 18 Article ## III. 3. Keeping of not more than two (2) boarders and/or roomers per dwelling unit. ## Conditional Uses: 1. Home occupations listed as conditional uses in Section 129-10 ## Standards: • Front yard setback - 25 feet • Side yard setback - 7.5 feet (house and garage) • Corner side yard setback - 20 feet • Rear yard setback - 30 feet 1. Maximum building height — 2 1/2 stories or 35 feet. 2. It shall be required for all single-family dwellings that there be an attached garage constructed of a minimum of four hundred (400) square feet, with no dimension less than 20 feet. Total garage space shall not exceed one thousand (1,000) square feet. Detached garages or accessory storage buildings are not permitted. 3. The minimum finished floor area above grade for all homes shall be 1,500 square feet above ground for a single-level home and 2,500 square feet above ground for a two-story home. 4. All homes shall have a minimum depth and width of 24 feet. 5. All homes to incorporate multiple gables or varied rooflines and articulation of the front façade. Premium materials such as brick, natural stone, stucco, cementitious or engineered wood siding or shake shingle siding on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. Page 94 of 151 6. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code. 7. Driveways shall not be constructed closer than three feet to the property line. All driveways and approaches shall be hard surfaced using concrete, bituminous asphalt or other city-approved material that is consistent in durability and quality. 8. It shall be required that all yards of a new single-family dwelling be sodded over a minimum of 4- inches of topsoil (black dirt containing not more than 35 percent sand). Yards may be seeded over 4-inches of black dirt if underground irrigation is installed with the home. 9. Each lot in the development will be required to have two trees with a minimum of 2½-inch caliper per lot. One tree will be required in the front yard (not boulevard) and one tree may be planted in the rear or front yard. Lot 1 Block 1, Lots 1-13 Block 8, and Lots 13-14 Block 7 will have one front yard tree with additional trees planted adjacent to 131st Avenue. 10. The developer to require the Homeowners Association to maintain all common areas. 11. All development entrance signage by separate permit. ## Attachment List 1. Attachments ## 2. Public Comments Page 95 of 151 ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## FR ## FR ## FR ## FR ## FR ## FR ## DF ## DF ## DF ## DF ## DF ## DF ## DF ## FR ## FR ## FR ## FR ## FR ## FR ## Savanna ## Grove Park ## Legacy ## Creek Park ## Legacy Woods ## Open Space ## 131st Ave NE ## Quemoy St NE 1 2 8 t h ## A v e ## N ## E ## K i s k a ## S t ## N ## E ## L e y t e ## S t ## N ## E ## 129th Ave NE ## 127th Ln NE ## Zest St NE 1 2 6 t h ## A v e ## N ## E ## 128th Ln NE ## 127th Ave NE ## 129th Ln NE ## 127th Ave NE ## 126th Ln NE 1 2 8 t h ## L n ## N ## E ## Jamestown St NE ## L e g a c y ## C r e e k ## P k w y ## N ## E 1 3 2 n d ## A v e ## N ## E ## Tippecanoe St NE ## Xebec St NE 1 3 1 s t ## A v e ## N ## E 1 2 8 t h ## C t ## N ## E 1 3 0 t h ## L n ## N ## E ## Erskin Cir NE ## 126th Ave NE 1 2 7 t h ## A v e ## N ## E ## M i d w a y ## S t ## N ## E ## P e t e r s b u r g ## S t ## N ## E ## 129th Ct NE ## 126th Cir NE ## L e x i n g t o n ## A v e ## N ## E ## 128th Ave NE ## L e y t e ## C i r ## N ## E Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ## Case File No. 26-0017 ## Montean Meadows ## BlaineMN.gov Scale: 1:10,878 . ## Project ## Location 00.10.20.05Miles ## Zoning ## Blaine Parcels ## City Parks ## Project Location This map is for general reference only. It is not for legal, engineering, or surveying use. Page 96 of 151 ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## 131ST AVENUE NE ## SHENANDOAH ST. NE ## STREET B ## STREET C ## STREET D ## STREET A ## STREET E ## STREET A f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\survey\pre plat\10143_preplat index.dwg ## Save Date: 04/08/26 ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 of ## MONTEAN MEADOWS ## Blaine, Minnesota ## PRELIMINARY PLAT INDEX Thomas R. Balluff, L.S. 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 ## Print Name: ## Signature: ## Date: License #: 04/03/26 40361 ## DRAWN BY: ## ISSUE DATE: ## FILE NO: ## Revisions: 16 3 npc 04/03/26 2494 ## LEGEND ## SITE DATA ## SEE SHEET 5 ## SEE SHEET 4 Page 97 of 151 ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## STREET B ## STREET C ## STREET D ## STREET A ## STREET A ## 131ST AVENUE NE f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\survey\pre plat\10143_preplat.dwg ## Save Date: 04/08/26 ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 of ## MONTEAN MEADOWS ## Blaine, Minnesota ## PRELIMINARY PLAT Thomas R. Balluff, L.S. 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 ## Print Name: ## Signature: ## Date: License #: 04/03/26 40361 ## DRAWN BY: ## ISSUE DATE: ## FILE NO: ## Revisions: 16 4 npc 04/03/26 2494 Page 98 of 151 ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## OWNER: ## STREET B ## STREET D ## STREET E ## STREET A ## SHENANDOAH ## ST. NE f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\survey\pre plat\10143_preplat.dwg ## Save Date: 04/08/26 ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 of ## MONTEAN MEADOWS ## Blaine, Minnesota ## PRELIMINARY PLAT Thomas R. Balluff, L.S. 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 ## Print Name: ## Signature: ## Date: License #: 04/03/26 40361 ## DRAWN BY: ## ISSUE DATE: ## FILE NO: ## Revisions: 16 5 npc 04/03/26 2494 Page 99 of 151 ## H I D D E N ## F O R E S T ## C O T T A G E W O O D ## C O V E ## C I T Y P A R K ## G H O S T ## P L A T ## G H O S T ## P L A T 3 6 1 0 3 6 5 0 3 6 9 0 3 7 1 0 3 6 9 8 3 7 5 0 3 7 8 1 3 5 3 1 3 4 9 1 3 4 6 5 3 4 4 1 ofof f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\engineering\preliminary\10143_gr.dwg ## Save Date: 04/08/26 16 ## Revisions: ## Print Name: ## Signature: ## Date: License #: ## Drawn:Designed:Date: I hereby certify that this plan, specification or report was prepared by me or under mydirect supervision and that I am a duly ## Licensed Professional Engineer under the laws of the State of Minnesota 04/03/26 ## LOC 04/03/26 Brian J. Krystofiak, P.E. 25063 ## BJK #10143 ## MONTEAN MEADOWS ## Blaine, Minnesota ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 ## R ## Call before you dig. below. Know what's ## PRELIMINARY GRADING & ## EROSION CONTROL INDEX 11 Page 100 of 151 ## G H O S T ## P L A T 3 6 1 0 3 6 5 0 3 6 9 0 3 7 1 0 3 6 9 8 3 7 5 0 3 7 8 1 ofof f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\engineering\preliminary\10143_gr.dwg ## Save Date: 04/08/26 16 ## Revisions: ## Print Name: ## Signature: ## Date: License #: ## Drawn:Designed:Date: I hereby certify that this plan, specification or report was prepared by me or under mydirect supervision and that I am a duly ## Licensed Professional Engineer under the laws of the State of Minnesota 04/03/26 ## LOC 04/03/26 Brian J. Krystofiak, P.E. 25063 ## BJK #10143 ## MONTEAN MEADOWS ## Blaine, Minnesota ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 13 ## PRELIMINARY GRADING & ## EROSION CONTROL PLAN Page 101 of 151 ## H I D D E N ## F O R E S T ofof f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\engineering\preliminary\10143_gr.dwg ## Save Date: 04/08/26 16 ## Revisions: ## Print Name: ## Signature: ## Date: License #: ## Drawn:Designed:Date: I hereby certify that this plan, specification or report was prepared by me or under mydirect supervision and that I am a duly ## Licensed Professional Engineer under the laws of the State of Minnesota 04/03/26 ## LOC 04/03/26 Brian J. Krystofiak, P.E. 25063 ## BJK #10143 ## MONTEAN MEADOWS ## Blaine, Minnesota ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 14 ## PRELIMINARY GRADING & ## EROSION CONTROL PLAN Page 102 of 151 ## C O T T A G E W O O D ## C O V E ## P R E S E R V E A T ## L E G A C Y C R E E K ## 2 N D A D D I T I O N ## C I T Y P A R K ## G H O S T ## P L A T ## G H O S T ## P L A T ## G H O S T ## P L A T 3 6 1 0 3 6 5 0 3 6 9 0 3 7 1 0 3 6 9 8 3 7 5 0 3 7 8 1 3 5 3 1 3 4 9 1 3 4 6 5 3 4 4 1 ## H I D D E N ## F O R E S T ofof f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\landscape\10143_landscape.dwg ## Save Date: 04/08/26 ## Revisions: #10143 ## MONTEAN MEADOWS ## Blaine, Minnesota 4 ## Print Name: ## Signature: Date:License #: ## Drawn: ## Designed: ## 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 04/03/26 ## RJR 04/03/26 ## Ryan J. Ruttger, RLA 56346 ## RJR ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 Know what's below. before you dig. ## Call ## R ## PRELIMINARY ## LANDSCAPE PLAN ## L1 Page 103 of 151 of of f:\jobs\10141 - 10160\10143 - 131st avenue ne, blaine - montean\cad c3d\engineering\preliminary\10143_tree preservation.dwg ## Save Date: 03/27/26 16 ## Revisions: ## Print Name: ## Signature: ## Date: License #: ## Drawn:Designed:Date: I hereby certify that this plan, specification or report was prepared by me or under mydirect supervision and that I am a duly ## Licensed Professional Engineer under the laws of the State of Minnesota 04/03/26 ## LOC 04/03/26 Brian J. Krystofiak, P.E. 25063 ## BJK #10143 ## MONTEAN MEADOWS ## Blaine, Minnesota ## MONTEAN PROPERTIES, LLC ## 1230 Sycamore Lane N ## Plymouth, MN 55441 ## TREE PRESERVATION PLAN ## T1 ## T1 ## P A R K ## C I T Y ## P L A T ## G H O S T ## P L A T ## G H O S T ## F O R E S T ## H I D D E N ## C O T T A G E W O O D ## C O V E 3 5 3 1 3 4 9 1 3 4 6 5 3 4 4 1 3 6 1 0 3 6 5 0 3 6 9 0 3 7 1 0 3 6 9 8 3 7 5 0 ## F O R E S T ## H I D D E N Page 104 of 151 ## Lewis Approx. 2,692 sq ft 4 beds • 2.5 baths 3-car garage ## Folk - C3 Page 105 of 151 ## To: Planning Commission Members, ## From: Mark Montean ## Project Background and Site History The subject property was purchased by my family in the spring of 1964. At the time of purchase, it was understood that the area would ultimately be serviced by municipal water and sanitary sewer. For several decades, the property functioned as a hobby farm, utilizing private well and septic systems and reflecting the area’s rural character at that time. In 2008, I began evaluating development potential for the approximately 39-acre site. These efforts were delayed due to the economic downturn and the property’s location outside an eligible sanitary sewer district. Following the passing of the applicant’s parents in 2014 and 2015, the existing residence was renovated and transitioned to a rental use, while the agricultural land continued to be leased to a local farmer. In April 2018, the property was reclassified from Sewer District 7 to Sewer District 6, significantly improving access to municipal water and sanitary sewer infrastructure. Following this change, the applicant engaged Carlson Engineering to prepare multiple concept plans to evaluate feasible development options. During 2024 and 2025, I met with adjacent property owners and participated in two City Council workshops to review development concepts and address site-specific engineering constraints. Based on feedback from City staff and the City Council workshops, the development plan was refined to incorporate environmental considerations, including the preservation of approximately 12 acres of non-developable open space. My family wants to leave a legacy in Blaine. The Michael’s Meadow (open area) will be named after my brother who passed away unexpectedly. These areas include land identified by the Minnesota Department of Natural Resources as supporting rare plant species. The current proposal reflects this feedback and seeks to develop the site as an approximately 86-lot residential subdivision. The plan emphasizes larger lot configurations, integration of open space, preservation of environmentally sensitive areas, and neighborhood amenities, including views of onsite ponds. Page 106 of 151 ## COST* $1,550,000.00 * ** Existing Escrow w/City of Blaine (Amount to be verified by City) Total cost of 131st Avenue Improvements = $1,550,000 (excluding lift station and forcemain) ## Lift Station The developer also proposes that the lift station & forcemain improvements be paid for up front by the Montean Development. Again the developer would be reimbursed by all the benefitting parcels as they develop/connect. The developer will look to the city for the best method to calculate reimbursment amounts for each benefitting parcel. The estimated cost for the lift station is $550,000 ## PID 02-31-23-21-001 ## PRESERVE AT LEGACY CREEKN/A ## CITY PARK 330'8.3% 131st Improvements: ## FRONTAGE The developer would like to propose that the cost of the improvements for 131st Avenue NE be paid for up front by the Montean Development. The developer would be reimbursed by each parcel fronting on 131st Avenue as they develop or sell. This reimbursement amount would be based on each parcels proportional share (based on frontage), and would be collected by the city and reimbursed to the developer. ## COST ESTIMATE SUMMARY ## SHARE OF COST (%) Based on Engineers Estimate 2/18/25 (subject to change w/final bid numbers) $128,650.00 ## 3698 - 131ST AVENUE 100% ## 3610 - 131ST AVENUE ## TOTAL ## N/A** 3986' ## PID 02-31-23-23-005 ## PROPERTY ## 3465 - 131ST AVENUE ## 3491 - 131ST AVENUE ## 3531 - 131ST AVENUE ## 3650 - 131ST AVENUE ## 3690 - 131ST AVENUE ## COTTAGEWOOD COVE ## 3621 - 131ST AVENUE ## DEVELOPMENT 1318'33.0%$511,500.00 ## FUTURE DEVELOPMENT 2338'58.7%$909,850.00 ## 3710 - 131ST AVENUE Page 107 of 151 ## From:Patrick Vesperman ## To:Planning ## Subject:Montean Meadows Case: 26-0017 Date:Saturday, May 2, 2026 8:38:16 AM ## Hello, I would like to voice my opposition to Case 26-0017 Montean Meadows rezoning request and development plan. Blaine has shrinking open green space and the area north of 131st is a city gem and should be preserved. ## Best, -- ## Patrick Vesperman 651-788-5846 Page 108 of 151 ## From:David L Mathews ## To:Sheila Sellman ## Cc:Terra Fleming; Chris Massoglia; Pat Robinson; Alan Goracke Subject:Formal Objection: Montean Meadows Development - Case 26-0017 (3621 131st Ave NE) Date:Friday, May 8, 2026 12:41:17 PM ## Dear Ms. Sellman, I am formally submitting my objections regarding Case 26-0017, the proposed Montean Meadows development at 3621 131st Avenue NE. Having resided on the property adjacent to this site for 40 years, I am deeply concerned by the precedent this project sets for the City of Blaine. Specifically, the plan calls for property owners surrounding the project to pay the developer directly for the cost of the project's lift station. This is a highly irregular arrangement that forces neighbors to fund a private developer's essential utility infrastructure. I am requesting formal clarification from the city on whether Blaine has ever allowed a developer to mandate that unattached private property owners pay for the construction of a lift station. My objections are centered on the following critical issues: Zoning Precedent and Tax Impact: I oppose the rezoning from Farm Residential (FR) to Development Flex (DF). This shift creates an expectation that the surrounding properties will be subject to involuntary rezoning in the future, fundamentally altering the character of our established neighborhood. Furthermore, I am deeply concerned that this rezoning will result in significantly higher property taxes for long-standing residents, essentially forcing neighbors to pay higher costs for a development they did not initiate and do not want. Inequitable Infrastructure Costs: The current funding model requires the eight adjacent properties to pay 67% of an estimated $2.5 million in infrastructure costs. In contrast, the developer can spread their 33% share across the entire 86 units in the project, significantly diluting their individual financial burden. Forcing unattached properties to bear the overwhelming financial weight of a private developer’s requirements, including the lift station, mandatory sewer hook-ups, septic removals, and well capping, is fundamentally unjust. I urge the city to require the developer to pay for all infrastructure costs associated with this project and to place no financial burden on non-participating landowners. Page 109 of 151 Traffic and Safety Hazards on 131st Ave NE: The addition of 86 new units will critically overload the currently unpaved gravel road. Under Minnesota Statutes Chapter 160, roads designated for "low-volume" use are generally appropriate only for volumes of fewer than 150 vehicles per day. This development will immediately surpass this threshold. Furthermore, under MN Rule 7470.1100, the city must ensure school bus stops are safe; a high-traffic gravel road creates visibility and braking hazards for students. Paving Requirement to Lexington Avenue: The current plan shows a complete disregard for residents to the east. I urge the council to require that the developer, at their sole expense, pave 131st Ave NE in its entirety from the development site to Lexington Avenue. The city should not allow a developer to shift their primary business expenses onto long-standing residents while failing to provide necessary safety and infrastructure improvements for the impacted community. Please include these comments in the official record for the public hearing on Tuesday, May 12, 2026. ## Sincerely, ## David L. Mathews ## 3650 131st Ave NE, Blaine, MN 612-240-3631 ## Virus-free.www.avast.com Page 110 of 151 ## From:Rieschl, James B ## To:Planning ## Subject:FW: Case File NO. 26-0017 Monteam Medows Date:Thursday, May 7, 2026 7:49:10 PM ## Attachments:image002.png I will be unable to attend the Public Hearing because I work 2 nd shift. My concern is a health issue. I have a rare fungal infection called Blastomycosis (see description below) Everything you are planning on doing is everything I can’t be around for health reasons, moving Rotting trees, Digging, and disruption to the soil and so on . Our property is in Ham Lake along Shenandoah Street. Lot 1 is in contact with our property but only part of it. Is there any way to protect our property from direct contact to this project. Maybe leave a small buffer of tress to reduce the dust or shift lot 1 to the right one property. I know you don’t have to do anything, but the chance of me contacting the Blastomycosis while I am still in treatment for it is very high. I can’t mow the lawn or rake / blow leaves. 4 out of 5 people die from Blastomycosis, so am a lucky one, it almost killed me twice during my 9-week hospital stay So you can understand my concern. If you want a Docters note to prove my sickness let me know. Thanks for your consideration. James Rieschl 3602 133 rd ## Lane NE Page 111 of 151 ## From:Jon Gorzycki ## To:Sheila Sellman; Shawn Kaye; Pat Robinson; Alan Goracke ## Subject:Public Comments on Case File 26-0017 Date:Sunday, May 10, 2026 11:05:36 AM ## Dear Ms. Sellman and Ms. Kaye, I am writing to formally submit my objections and concerns on Case File 26-0017, the proposed Montean Meadows development located at 3621 131st Avenue NE. The current plan indicates that neighboring property owners may be required to directly compensate the developer for construction of a lift station. This arrangement appears highly atypical and raises significant concerns regarding the appropriateness of assigning private development infrastructure costs to adjacent, non-participating property owners. I respectfully request formal clarification from the City regarding whether similar requirements have been authorized in prior developments, and under what statutory or municipal authority such a condition is being considered. My concerns are outlined in detail below: ## 1. Inequitable Allocation of Infrastructure Costs The proposed cost-sharing model assigns approximately 67% of an estimated $2.5 million in infrastructure costs to eight adjacent properties, while the developer’s 33% share may be distributed across 86 residential units. This results in a disproportionate and inequitable financial burden on existing property owners who are not participants in the development. These costs include, but are not limited to, lift station construction, sewer connections, septic system removal, and well capping. I respectfully request that the City require the developer to assume full responsibility for all infrastructure necessary to support the project and to avoid imposing financial obligations on neighboring properties that do not directly benefit from or request these improvements. ## 2. Traffic and Safety Concerns – 131st Avenue NE The addition of 86 residential units will substantially increase traffic volume on 131st Avenue NE, which currently exists as an unpaved gravel roadway. This increase will exacerbate existing safety concerns associated with unpaved roads, including reduced visibility, dust generation, and longer vehicle stopping distances. Additionally, the most direct and commonly recommended route from the proposed development to the nearest freeway access point (Lexington Avenue and I-35W) utilizes the unpaved portion of 131st Avenue NE. As a result, this segment is likely to experience the majority of increased traffic. In contrast, Legacy Creek Parkway NE, an alternate route, presents its own safety concerns due to the presence of parked vehicles and frequent pedestrian activity, including children. These conditions collectively indicate that the current roadway infrastructure is not adequate to safely support the anticipated increase in traffic. ## 3. Road Improvement Requirements The current proposal does not sufficiently address impacts to properties located east of the Page 112 of 151 development site. I respectfully request that the Planning Commission consider adding a condition of approval requiring the developer to fully fund and complete paving of 131st Avenue NE from the development site through to Lexington Avenue, thereby ensuring safe and equitable access for all impacted residents. ## 4. Conformance with Section 101-4 CUP Criteria Based on the current proposal, I believe the project does not meet key requirements outlined in Section 101-4 Conditional Use Permit (CUP) criteria, including: Excessive Burden on Public Infrastructure: The proposal places undue strain on existing streets and utilities, particularly given that the primary access road remains unpaved and infrastructure costs are shifted to non-participating property owners. Compatibility with Adjacent Properties: The proposal does not adequately consider the impacts on properties to the east of the development, resulting in incompatibility with the surrounding area. Traffic Safety and Congestion: The anticipated increase in traffic on an unpaved roadway introduces safety hazards and congestion concerns that are not sufficiently mitigated in the current plan. Given these concerns, I respectfully request that the Planning Commission consider recommending amendments to the proposal to ensure compliance with Section 101-4 requirements. Alternatively, I request that the Commission consider returning this case to a workshop setting for further review and revision prior to approval. Thank you for your consideration. I respectfully request that this correspondence be entered into the official record for the public hearing scheduled for May 12, 2026. ## Sincerely, ## Jon Gorzycki Page 113 of 151 ## From:Chris Berry ## To:Planning Cc:ssellman@blainmn.com; probinson@blainmn.com; agorache@blainmn.com ## Subject:Montean Meadows (26-0017) Date:Monday, May 11, 2026 10:21:12 AM ## Dear Planning Department, I am writing to formally express my concerns regarding the proposed Montean Meadows development and its potential impact on our community. My primary concern involves the significant increase in traffic and activity that 86 new housing units would generate. We previously experienced the dangers of increased traffic volume when 125th Avenue was closed and vehicles were rerouted to 131st Avenue NE. This period proved extremely hazardous for my children and highlighted that our quiet neighborhood—currently a haven for local wildlife like deer and turkey—is not equipped for such high-density activity. This development threatens to permanently disrupt the safety and character of our residential area. Furthermore, I have been informed that the developer, Mark Monteen, is requesting that current homeowners share in the cost of required infrastructure improvements. I find this proposal highly inappropriate. As the developer stands to gain the financial benefit from this project, they should be solely responsible for the associated investment costs. Existing homeowners should not be expected to subsidize the infrastructure necessary for a private development that we did not initiate. Thank you for your time and for considering these points during the planning process. Best regards, ## Chris Berry ## 3781 131st Ave NE, Blaine, MN 55449 Page 114 of 151 ## From:Elizabeth Grazulis ## To:Planning ## Cc:Sheila Sellman; Alan Goracke; Pat Robinson ## Subject:Porposed Montean Meadows Case 26-0017 on 131st AVE Date:Monday, May 11, 2026 10:05:29 AM Planning Committee, we have the following questions and concerns regarding the proposed development - Specifically Development Flex (DF). Development Flex (DF) zoning district. Can you please explain how you came to this proposal? 1. Sounds like anything goes as far as any type of housing built, condos, townhouses, cluster (high density??) in an area where the rest of the road is farm residential?? Basically anything but a mobile home?? Really? This clearly isn’t a good fit for our neighborhood. 2. What is a cluster? Will there be commercial property?? We really need to know exactly what this means and what types of "homes" this DF would include! We originally were told that this would be single family homes? 3. Why should the adjacent properties pay a dime for the road/lift station if they are not the ones wanting this? 4. Why should the adjacent properties pay 2/3 of the cost for this lift station when the developer and Montean will pay only 1/3? 5. What impact does this have to the rest of us to the east of the proposed DF development? We were told many times that “you won’t have to pay for sewer or water unless you decide to hook up or sell your property”. This has huge financial implications for all of us!! 6. Did you consider the impact to the current residents on this road, both to the east and west of this property as well as those on Legacy Creek Parkway as far as traffic and safety to the residents? 7. It appears that the road will start at Legacy Creek Parkway and end Montean’s parcel. Can you please confirm this? 8. Will the north side of this proposed development have access to 133 rd in Ham Lake? 9. Can you please provide all of the access roads that this proposed development will use? 10. It appears that the ditch 59 will remain the same with the 100 ft easement? 11. Will these potential additional “homes” impact our wells and the water levels? Several years ago many pumps/wells were impacted. The pumps had to be lowered as many households had no water. 12. What type of development is the Legacy Creek Parkway in? Why wouldn’t this proposed development be the same to have similar houses? 13. Why are you proposing this DF zoning on a road that is the least feasible to handle this population as well as the traffic? 14. Will the potential kids in this area go to Sunrise Elementary as it’s within a mile? 15. Will there be speed bumps on 13st AVE as the traffic will increase significantly and certainly speeds as it’s a straight 1 mile road from Legacy Creek to Lexington AVE? We have serious concerns on many issues and several objections on what we have read!! We appreciate some clarification on all of our concerns. Thank you st Page 115 of 151 Chris and Liz Grazulis 3790 131 ave NE Page 116 of 151 ## Cornerstone Association 1550 91 st ## Ave Ne ## Blaine, MN 55449 5/11/2025 ## City of Blaine – Planning & Community Development ## 10801 Town Square Drive NE ## Blaine, MN 55449 ## Re: Opposition to Conditional Use Permit Amendment ## To Whom It May Concern, I am writing again on behalf of the Cornerstone Association to formally oppose the Conditional Use Permit amendment request to expand Minnesota Performance into Suite 306. It is our understanding that this expansion has already occurred without approval from either the Association or the City of Blaine, which is a direct violation of the original CUP approval terms. In addition, we strongly oppose the request for outside storage of six additional passenger vehicles. The proposed expansion and increased vehicle storage are inconsistent with the Association’s governing bylaws and conflict with the zoning regulations applicable to the Light Industrial district in which the property is located. These bylaws and zoning standards were established to preserve operational consistency, appearance standards, business compatibility, and the overall functionality of the district. As outlined in the CIC Rules and Regulations, Article 7.01 that the units are intended for general office and warehouse purposes only. Furthermore, the original CUP approval was specifically limited to Suite 307. This limitation was an important consideration for neighboring owners who supported the original request, as it provided a buffer between Minnesota Performance and adjacent units. Since the expansion into adjoining Suite 306, the owner of Suite 305 has experienced significant disruptions, including excessive noise, strong exhaust and gasoline odors, vibrations from revving vehicles, and parking spaces being occupied by additional vehicles associated with the business operations. Page 117 of 151 Regarding parking at Cornerstone, there are 72 parking spaces located in front of the building, including four handicap-accessible spaces. With 21 units in the association, this average to approximately three parking spaces per unit for normal business use. In addition, there are 21 parking spaces along the west side of the property designated for trailer or equipment parking. In some cases, unit owners may also park one vehicle behind their unit near the garage door, if applicable. Altogether, this provides roughly five parking spaces per unit. Because parking is already limited, any unit owner using more than their fair share of spaces directly impacts other businesses operating within the association. To help manage this, the association maintains parking rules and regulations designed to limit overcrowding and ensure fair access for all owners and tenants. Allowing additional vehicles beyond these limits would likely create further congestion and conflict within the parking lot affecting multiple business. The associations adopted parking rules and regulations are attached for reference. In conclusion, the Association believes the requested CUP amendment is incompatible with both the governing documents of the Cornerstone Association and the intended use standards of the Light Industrial zoning district. The unauthorized expansion into Suite 306, combined with the proposed increase in outside vehicle storage, has already created measurable negative impacts on neighboring unit owners and common area operations. For these reasons, the Cornerstone Association respectfully requests that the City deny the CUP amendment request in its current form. See attachments Thank you for your time and consideration ## Sincerely, ## Cornerstone Association Board 1550 91 st ## Ave Ne ## Blaine, MN 55449 Page 118 of 151 Notice unit numbers 307 and 306 there is a total of 6 vehicles in the back courtyard. Page 119 of 151 Notice the trailer parked in front of building utility meters and additional cars. Page 120 of 151 Page 121 of 151 Page 122 of 151 1 ## COMMON INTEREST COMMUNITY NO. 200 ## A CONDOMINIUM ## CORNERSTONE OFFICE WAREHOUSE, INC. ## DECLARATION Page 123 of 151 2 Page 124 of 151 3 Page 125 of 151 4 Page 126 of 151 5 Page 127 of 151 6 Page 128 of 151 7 Page 129 of 151 8 Page 130 of 151 9 Page 131 of 151 10 Page 132 of 151 11 Page 133 of 151 12 15.07 Vehicle Storage. No boats, snowmobiles, trailers, camping vehicles, buses, camper tops, "all-terrain vehicles," tractor/trailers or trucks in excess of 9,000 pounds' gross vehicle weight, or unlicensed or inoperable vehicles shall at any time be stored or parked on the common elements without the express written approval of the Board of Directors, which may be withheld without stated reason. 15.08 Repair to Vehicles. Save for emergency repairs, no repairs or adjustments to motor vehicles may be carried out on the common elements. 15.09 Landscaping. No one shall harm, mutilate, destroy, alter or litter any of the landscaping work or improvements on the common elements, including grass, trees, and flower beds. 15.10 Designated Areas for Vehicles. No motor vehicle shall be driven or parked on any part of the common elements other than on a driveway or parking space. 15.1 1 No Obstructions. The sidewalks, walkways, halls, passages, entrances, corridors, stairways, and driveways shall not be obstructed or used for any other purpose than ingress to and egress from the units and parking areas within the common elements. 15.12 Hazardous Substances. No "Hazardous Substance" as defined by any applicable federal or state environmental law shall be stored or generated on any part of the Real Estate. Notwithstanding the preceding sentence, an owner or tenant of an owner may use or store i immaterial amounts of commonly known and used materials which may be deemed Hazard Substances hereunder, provided that any such use or storage (a) does not constitute a remunerative activity of the owner or tenant, (b) is incidental to the owner or such tenant's primary use of the Unit and does not constitute a primary use thereof, and (c) complies at all times with all applicable federal and state environmental laws. 15.13 Non-Interference. No part of the common elements shall be used by anyone in such a manner so as to interfere with the use and enjoyment of the units or the common elements. No part of the common elements shall be used by the owners for the erection, placing or maintenance of clotheslines, incinerators, garbage disposal equipment, recreation or athletic equipment, tents, fences or other barriers or for the placing or disposal of rubbish, garbage or waste without the prior written consent of the Board of Directors. 15.14 Cable System Access. In the event the Board of Directors authorizes any sort of master, cable or community television or data system, each owner hereby authorizes access to his or her unit upon reasonable notice for the purpose of installing the conduits and fixtures necessary to serve such unit, without regard to whether the owner then elects to subscribe to or use such system. 15.16 Rules and Redations. The Board of Directors may from time to time adopt, promulgate and publish other rules of conduct reasonable relating to the enjoyment of the CIC by owners and Page 134 of 151 13 Page 135 of 151 14 Page 136 of 151 15 Page 137 of 151 16 Page 138 of 151 17 Page 139 of 151 18 Page 140 of 151 Page 141 of 151 Page 142 of 151 Page 143 of 151 Page 144 of 151 Page 145 of 151 Page 146 of 151 Page 147 of 151 Page 148 of 151 Page 149 of 151 Page 150 of 151 Page 151 of 151