Consent - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Operate a Major Auto Repair Shop with Outside Storage of Six Vehicles in an I-1 (Light Industrial) Zoning District at 9155 Davenport Street NE. Donte Williams (Case File No. 22-0062/SLK)
end
Executive Summary
The proposed request is for a Conditional Use Permit (CUP) to operate a major auto repair business with the outside storage of six vehicles in the rear yard.
Schedule of Actions
|
Planning Commission Public Hearing |
10/11/22 |
|
City Council (Conditional Use Permit) |
11/07/22 |
|
Action Deadline |
01/07/23 |
Background
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
Zoning
The property is zoned I-1 (Light Industrial).
Surrounding Zoning and land uses
The properties to the north, south, and west are zoned I-1 (Light Industrial) and have a LI (Light Industrial) land use. The property to the east is zoned I-2 (Heavy Industrial) and has a land use of HI (Heavy Industrial).
Existing Conditions
The site consists of one multi-tenant building with a front and rear hard surface parking lot.
History
This tenant space does not have any prior zoning approvals.
Evaluation of Request
Site Plan
The applicant would like to operate his auto repair/auto body business out of a 1,250 square foot tenant space at 9155 Davenport Street. The property is zoned I-1 and the use requires a conditional use permit in this zoning district.
The ordinance requires that any outside storage of vehicles in relation to this business must be screened. The applicant is proposing to use six parking stalls in the rear of the building for vehicle storage associated with the business as shown on the site plan. The proposed location of the six stalls is located behind the building and is screened from the front (Davenport Street).
The site is not currently in compliance with the zoning ordinance regarding outside storage in the rear side of the site. The code enforcement department is working with the property owner to bring the site into compliance. This is separate from this action.
Grading/Storm Drainage
The building is existing. The storage of six cars in the existing rear parking area will not alter the existing grading or storm drainage of the area.
Wetlands/Watershed
The existing building and parking area do not encroach into any wetland area, therefore, the parking of six cars on the rear lot will not alter the wetland area nor require a watershed review/approval.
Access/Street Design/Sidewalks/Trails
The building is existing, therefore, the parking of six cars on the rear lot will not require any additional access, street design, sidewalks, or trails.
Easements/Right-of-Way/Permits
The building is existing, therefore, the parking of 6 cars on the rear lot will not require any additional easements, or right-of-way dedication.
Conditional Use Permit
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 outside storage of six vehicles that will be located in the parking area behind the building (not seen from roadway) and the major auto repair (inside building) will not create an excessive burden.
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. (Ord. No. 20-2447, 7-20-2020) The intent of the I-1 (Light Industrial) is to provide for the development of industrial uses ranging from small to large scale industry and related services. The uses meet this intent.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The use of storing cars outside will be in the rear of the site and adjacent to other industrially zoned parcels. The use will not have an adverse effect on other adjacent parcels.
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 use meets the purpose of the I-1 zoning district.
6. The use shall not be in conflict with the comprehensive plan of the City. The comprehensive plan designation is Light Industrial (LI) which is for small to large scale industry. The use is not in conflict with the Comprehensive Plan.
7. The use will not cause traffic hazard or congestion. The use will not cause any traffic hazard or congestion.
8. The use shall have adequate utilities, access roads, drainage and necessary facilities. The use will have adequate utilities, access roads, drainage, and necessary facilities.
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.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Site Plan
Floor Plan
Narrative
Unapproved PC Minutes 10/11/22
Body
WHEREAS, an application has been filed by Donte Williams as Conditional Use Permit Case File No. 22-0062; and
WHEREAS, said case involves the property described as follows:
Lot 3 Block 1 CRAIG ADDITION
WHEREAS, the Blaine Planning Commission held a public hearing on October 11, 2022, and recommended approval regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on November 7, 2022; and
WHEREAS, the criteria identified in Section 27.04 for granting a conditional use permit has been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 31.04 (d) and 27.04 of the Zoning Ordinance to operate a major auto repair shop with the outside storage of six vehicles in a I-1 (Light Industrial) zoning district with the following conditions:
1. No work pertaining to the business can be done outside.
2. Inside use of the building must comply with all fire and building codes and a Certificate of Occupancy must be obtained.
3. Any damaged vehicles or vehicles being serviced that are parked outside for this business must be parked in the rear parking lot (hard surface) behind the building and limited to not more than six vehicles.
PASSED by the City Council of the City of Blaine this 7th day of November, 2022.