DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A NEW 3,581 SQUARE FOOT VETERINARY CLINIC IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT LOCATED AT 12535 ULYSSES STREET NE. 7 ACRES LLC (MCHALE VETERINARY CARE) (CASE FILE NO. 20-0011/EES)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/12/20 |
|
City Council (Conditional Use Permit) |
06/01/20 |
|
Action Deadline |
07/16/20 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. The applicant’s architect raised concerns with the limitation on signage, the required fence materials and height, and the requirement that a CUP amendment be obtained for construction of the future expansion area. The applicant’s concerns on signage and fencing have been addressed in the revised conditions of approval. Consistent with previous approvals in the DF district, the condition that a CUP amendment is required for the proposed future expansion area remains in the staff recommendation.
Background
In 2002, Main Street Marketplace, the commercial area on the northwest corner of the Highway 65/Main Street interchange where Perkins and Bruegger’s Bagels are located, was approved. The development included four parcels, each with a separate building and interconnected parking between the buildings. The area was zoned DF, Development Flex, so the standards for the development were set by a conditional use permit. The northwestern parcel has remained vacant since that time, largely due to the small size and unique shape limiting the development that can occur on the site. At this time, a veterinarian is proposing to construct a 3,581 square foot clinic on the vacant parcel.
Consistent with the rest of the development, the proposed vet clinic will meet a 30 foot building setback and a 15 foot parking setback in the front yard. The other property lines are proposed for shared access and parking.
This property is located within the Highway 65 Overlay District, therefore the material standards and increased landscaping requirements apply. The applicant is proposing an integrally colored burnished block, EIFS, and glass on all four sides of the building. Stone accents are also proposed. The proposed materials meet the requirements of the Highway 65 Overlay District.
The following landscaping is required:
• 6 Conifers (6 foot height, 8 foot oversize)
• 6 Ornamental (2 inch)
• 12 Overstory (2.5 inch, 3 inch oversize)
• 6 of the required trees must be oversized
The city has received numerous complaints over the years regarding trees planted on this site blocking sightlines for drivers on Ulysses Street. To ensure sightlines are preserved, all tree locations will be subject to approval by the engineering department as part of the site plan approval process. The applicant should oversize trees to the extent possible to receive 2:1 credit to provide the required trees (the required oversized trees do not receive 2:1 credit). If the required number of trees are not able to be planted on the site, the applicant may pay $300 per tree to the city reforestation fund, subject to staff approval.
A small outside area is proposed for dogs to be brought out on a leash. The plans show this area enclosed by a powder coated metal privacy fence. This fence must be a solid fence as stated in the recommended conditions of approval.
The sign code allows individual properties in a shopping center to forgo installation of freestanding signs, in favor of a collaborative, multitenant sign. A collaborative sign is currently in place for the properties in Main Street Marketplace. Due to the sightline concerns along Ulysses Street and the existing collaborative sign for the development, an individual freestanding sign will not be allowed. Directional signs, meeting the requirements of 34.06 (b) and wall signs on two walls are permitted.
For veterinary offices, the city has previously required that both the medical and general office retail parking requirements are met to allow for building reuse. Currently the code outlines a calculation for medical uses that is based on the number of exam rooms and staff numbers. Staff has proposed an amendment to the zoning code to simplify the determination of parking on medical buildings. The proposed amendment is 1 space per 150 square feet of floor area. This is a higher requirement than the office/retail requirement of 1 space per 200 square feet of floor area. While the amendment has not yet been approved, staff recommends that the new parking requirement is applied to this project through the conditional use permit.
The clinic is proposed to be open 8AM to 6PM weekdays and Saturday mornings, with the potential to be open until 8PM a couple of days a week. The clinic will start with 4-5 employees and is anticipated to eventual employ 20 or more employees in full or part time positions.
The proposed plans show a future expansion area. Construction of the future expansion area is not included in this approval and would require a conditional use permit amendment.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Applicant Narrative
Site Plan
Floor Plan
Exterior Elevations
Survey
Landscape Plan
Grading Plan
Materials Samples
Body
WHEREAS, an application has been filed by 7 Acres LLC (McHale Veterinary Care) as Conditional Use Permit Case File No. 20-0011; and
WHEREAS, said case involves the land described as follows:
LOT 1, BLOCK 1, MAIN STREET MARKETPLACE, EX RD SUBJ TO EASE OF REC.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 12, 2020; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 1, 2020.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.80 of the Zoning Ordinance to allow a conditional use permit to construct a new 3,581 square foot veterinary clinic in a DF (Development Flex) zoning district based on the following conditions:
1. The business is to operate as described in the narrative attached to the staff report.
2. All site and landscaping requirements must be constructed as shown on the plans presented for the conditional use permit approval with all required staff changes included on the plans.
3. Any expansion, including the proposed future expansion shown on the submitted plans, will require a conditional use permit amendment.
4. The landscaping and building must meet the requirements of the Highway 65 Overlay District.
5. All signage on site, permanent or temporary must adhere to the signage requirements of the Zoning Ordinance for properties zoned B-2, B-3 and B-4. Wall signage is allowed on two sides of the building. No freestanding sign is permitted. All signage is issued under separate permit.
6. Outside dog area must be enclosed by a 7 foot, solid fence made of maintenance free materials.
7. Animals may not be left unattended in the outside area.
8. No boarding may take place.
9. Tree placement is subject to approval by the engineering department in the site plan approval process.
10. Parking to be provided at a ratio of 1 space per 150 square feet of floor area.
11. Site plan approval is required with execution of a Site Improvement Performance Agreement and acceptable financial guarantee is required prior to issuance of a building permit or commencement of any work.
12. Payment of SAC and WAC with building permit.
13. Applicant is required to obtain Coon Creek Watershed District permit prior to any plan approval by the city.
14. All lighting must be downlit and shielded to prevent glare or spill.
PASSED by the City Council of the City of Blaine this 1st day of June, 2020.