Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Preliminary Plat to Subdivide One Parcel into Two Parcels and Road Right-of Way to Facilitate the Construction of an Industrial/Warehouse Building to be Known as Naples Industrial II at 10320 Naples Street NE. Capital Partners (Case File No. 22-0059/EES)
end
Executive Summary
The applicant is requesting a preliminary plat of a 40-acre parcel into two parcels. The proposed southern parcel will contain two existing waste transfer stations and the northern parcel will be used for the construction of a new industrial building.
Schedule of Actions
|
Planning Commission Public Hearing |
10/11/22 |
|
City Council (Preliminary Plat) |
11/07/22 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
11/12/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist and Teresa Barnes, Project Engineer
Zoning
The property is zoned I-2A (Heavy Industrial). The intent of the district is to provide for the development of heavy industrial uses ranging from small to large scale industry with a need for outdoor uses and related services, including trucking.
Land Use Designation
The property is guided HI (Heavy Industrial).
Surrounding Zoning and Land Uses
The surrounding properties have a variety of industrial land uses including Light Industrial, Heavy Industrial, and Planned Industrial. The properties to the south are zoned I-2A, the property to the north is zoned I-1 (Light Industrial), the properties to the west are zoned I-1 and I-1A (Light Industrial). Across Naples Street properties are zoned Planned Office, I-1, and I-2 (Heavy Industrial).
Existing Conditions
The property currently has two waste transfer stations located on the one existing parcel. There is an undeveloped area of upland on the northern portion of the parcel.
History
The initial plan for development of the 40-acre parcel in 2000 was for a concrete batch plant and a waste transfer station. The first transfer station was eventually built in 2004. In 2004 another conditional use permit was granted for a second transfer station on the property due to the difficulty in obtaining a tenant for a concrete batch plant. A conditional use permit amendment was approved in 2008 for outside storage of clean recyclables.
All previous development has occurred on the southern portion of the site. The northern portion of the site has remained vacant.
Evaluation of Request
Plat
The proposed plat will subdivide the existing 40-acre parcel into two parcels. The southern parcel will contain both of the existing transfer stations on the site and the northern parcel will be used for the construction of a new industrial building. The two buildings have an existing conditional use permit allowing multiple buildings on a lot. To meet the minimum lot size requirements for transfer stations, they must remain on the same lot.
Architecture
The proposed building is shown with smooth faced painted precast panels with varying reveal patterns. The proposed materials meet the standards of 31.292 which require a masonry building (met by the concrete panel), and the building utilizes a four-sided design with metal accents on each side.
Setbacks
Waste transfer stations have larger setback requirements which are outlined in 62-157 of the Code of Ordinances. The buildings continue to meet the following setbacks:
• Front Yard: 150 (building)/50 (parking)
• Side Yard: 100 (building)/50 (parking)
• Rear Yard: 100 (building)/50 (parking)
The proposed new building is required to meet the smaller setbacks listed in the I-2A district standards.
• Front Yard: 40 (building)/25 (parking)
• Side Yard: 15 (building)/10 (parking)
• Rear Yard: 20 (building)/10 (parking)
The applicant’s site plan demonstrates that a conforming building can be constructed on the northern lot.
Landscaping
The following landscaping quantities are required:
• 83 Overstory Trees
• 83 Conifer Trees
• 83 Ornamental Trees
• 553 Shrubs
The applicant has provided a landscaping plan that meets the required numbers for the trees but falls short on shrubs. The applicant has indicated that they are claiming credit for existing shrubs being preserved. The applicant has several options for designing a complying landscape plan:
1. Provide an inventory of the shrubs being preserved to meet the shrub requirement. The shrubs must not be invasive species.
2. Add additional shrubs to the landscape plan.
3. Provide a larger number of trees as allowed by 33.07 (n). Up to 50% of the shrubs may be exchanged with trees at a ratio of 1 tree to 3 shrubs.
Tree Preservation
One for one replacement is required for each tree removed up to a maximum of eight trees per disturbed acre. The applicant is proposing 15 acres of disturbance, which results in a maximum tree replacement requirement of 120 trees. This is met by the required landscaping trees.
Parking
The proposed building is 195,250 square feet. It is proposed as a speculative industrial building which will have some mixture of office, manufacturing, and warehousing. The building is intended to have a large proportion of the building used for warehousing due to the proposed semi-truck storage. The 150 stalls shown on the site plan would allow for up a mixture of 10,000 square feet of office space and 185,250 square feet of warehousing space. The outside storage and trailer parking could be converted into passenger vehicle parking if a greater proportion of office or manufacturing is desired. Tenant finish and occupancy permits will be reviewed to ensure adequate parking is provided.
Park Dedication
Park dedication was paid for the property with the building permit issued for the first transfer station in 2004.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the Rice Creek Watershed District (RCWD) 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.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source 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 shall surround all wetlands. This buffer strip shall be placed in an easement.
The developer will need to submit the project to RCWD review, approval and permits required prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the homeowners, and to record the final documents 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 a connection to Naples Street NE.
No public streets, sidewalks or trails are required as part of this project.
Easements/Right-of-Way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the city prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
Conditional Use Permit
A conditional use permit is required for the outdoor storage of trucks or trailers beyond one per dock door. This building is not proposed as a truck terminal but does wish to offer tenants additional truck parking than just at the dock doors. Forty-three truck parking spots are proposed in addition to the 22 spaces associated with dock doors. The area is over 500 feet back from the front property line and is behind the rear of the building on the southern parcel.
The submitted plans also show an area for outside storage. Since tenants have not been identified at this time, the conditional use permit will not include approval of the general outside storage. The CUP for outside storage is dependent on the specific materials being stored, and therefore cannot be approved prior to identification of a tenant and materials being stored. In the future, the applicant may apply for a CUP amendment to allow for outside storage. At that time the City can apply conditions such as the materials being stored, the height of the storage, and required screening.
Section 27.04 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. The proposed use will not create an excessive burden on parks, schools, streets or other public facilities.
2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. The I-2A zoning district was specifically created to allow for trucking uses not allowed in the I-2 district. The proposed outside storage of an additional 43 trucks is compatible with the intended character of the zoning district. The adjoining properties have various industrial zonings and are consistent with the proposed use.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The building is designed to be similar to the existing Naples Industrial I property directly to the north which was developed by the applicant.
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. The purpose of the zoning district is to provide for the development of heavy industrial uses ranging from small to large scale industry with a need for outdoor uses and related services, including trucking and asphalt plants. The outside storage of trucks is consistent with that purpose.
6. The use shall not be in conflict with the comprehensive plan of the City. The property is guided for Heavy Industrial in the 2040 Comprehensive Plan. The proposed use is consistent with that land use.
7. The use will not cause traffic hazard or congestion. The proposed development will not result in any additional traffic hazards or additional congestion to the area.
8. The use shall have adequate utilities, access roads, drainage, and necessary facilities. The proposed development, once constructed, will have the required utility services, adequate roads, and necessary drainage facilities to service the proposed development.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
Staff Recommendation
By motion, adopt the Resolution
Attachment List
Zoning and Location Map
Narrative
Rendered Site Plan
Existing Conditions
Preliminary Plat
Removals Plan
Site Plan
Utility Plan
Grading Plan
Landscape Plan
Building Rendering
Building Elevations
Unapproved Planning Commission Minutes 10/11/22
Body
WHEREAS, an application has been filed by Capital Partners as Case File No. 22-0059 for a preliminary plat known as Naples Industrial II; and
WHEREAS, said case involves the division of land described as follows:
The Northeast ¼ of the Southeast ¼ of Section 22, Township 31 North, Range 23 West, Anoka County, Minnesota. (Abstract Property)
WHEREAS, the Blaine Planning Commission has reviewed said case file on October 11, 2022; and
WHEREAS, the preliminary plat meets the general requirements of section 74-81 of the Blaine Zoning Code; and
WHEREAS, the Blaine Planning Commission held a public hearing on October 11, 2022 and recommend approval regarding said plat with conditions; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that preliminary plat approval per Section 74-42 of the subdivision regulations is hereby granted for Naples Industrial II permitting preparation of a final plat for approval per Section 74-43 subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreement and releases related to the approval, recording or administration of Naples Industrial II.
1. The applicant is responsible for recording the plat. No building permits will be issued until proof of recording of the plat has been received by the City.
PASSED by City Council of the City of Blaine this 7th day of November, 2022.