Development Business - Lori Johnson, City Planner
Title
Granting a Conditional Use Permit for Shared Access Between Two Lots in a B-3 (Regional Commercial) Zoning District Located at 221 County Road 10 NE. Chase Bank (The Architect’s Partnership LTD). (Case File No. 21-0005/LSJ)
Executive Summary
The applicant wishes to construct a 3,300 square foot bank on the former Baker’s Square site, and the site shares an access with the adjacent site, which requires a conditional use permit.
Schedule of Actions
|
Planning Commission Public Hearing |
02/09/21 |
|
City Council (Conditional Use Permit) |
03/01/21 |
|
Action Deadline |
03/21/21 |
Background
Staff report prepared by Lori Johnson, City Planner
Chase Bank is proposing to construct a 3,300 square foot bank on the site formerly occupied by Baker’s Square at 221 County Road 10 NE. The Baker’s Square building will be torn down and the site will be completely redeveloped.
For many years, this site has shared an access on 87th Lane with the adjacent site to the northwest. Given that the Baker’s Square building and the adjacent building were constructed many years ago before a conditional use permit was required for this type of situation, the applicant must now go through the proper process as regulated by the City’s zoning ordinance. Shared accesses require a conditional use permit according to Section 30.24 (y) of the zoning ordinance.
The applicant is proposing to modify the access slightly from its original location to make movements into the site more clear for customers accessing both sites. A shared access agreement must be submitted prior to a building permit or site plan approval being granted for the site. If the applicant is unable to provide this information, staff will work with the applicant on a timetable for providing this document.
As a conditional use permit is required for this project, the Highway 65 Overlay District Landscaping requirements must be met for this site. It has been standard practice to require the additional landscaping on redeveloped sites when a conditional use permit is required, therefore, the following landscaping must be provided on site:
a) Overstory Trees: 17
b) Conifer Trees: 9
c) Ornamental Trees: 9
In addition, 25% of the trees must be oversized and located within the front yards of the site. 87th Avenue and Highway 10 are considered front yards. Oversized trees should include 3-inch caliper overstory trees, 8 feet in height conifer trees and 2 ½-inch ornamental trees.
The building is a 3,300 square foot single story building constructed of cultured stone, fiber cement panels, aluminum panels and glass. The building meets the requirements of the B-3 zoning district for architectural materials.
The site includes an access from 7th Street as well as the access mentioned above from 87th Lane. The site has a total of 34 parking stalls which well exceeds the required 9 parking stalls for a financial institution. The bank does not have a drive-up facility but it does have a freestanding ATM machine with the associated drive through on the northern end of the parking lot.
Site plan approval is required prior to any work being performed on site. Site plan approval will be granted upon the receipt of plans meeting all ordinance and conditional use permit requirements, and the submission of a Site Improvement Performance Agreement and associated financial guarantee.
A Coon Creek Watershed District permit is required prior to issuance of Site Plan approval.
All lighting must be down lit and shielded. Freestanding lighting is limited to 20 feet in height.
All signage is issued under a separate permit. The building is allowed to have signage on three sides of the building as the site has frontage on a public road on three sides.
Strategic Plan Relationship
While this site was not specifically mentioned in the strategic plan, the strategic plan does call out the advancement of Northtown redevelopment. This site, of course, is north of the Northtown Mall, but it is in the same general vicinity.
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
A public hearing notice for the public hearing held on February 9, 2021 was sent out to property owners within 350 feet of the lot lines of this property.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Site Plan
Grading and Drainage Plan
Landscape Plan
Floor Plan
Building Elevations
Narrative
Planning Commission Draft Minutes 2/9/21
Body
WHEREAS, an application has been filed by Blaine County Road 10 Investors LLLP (The Architect’s Partnership, LTD) as Conditional Use Permit Case File No. 21-0005; and
WHEREAS, said case involves the land described as follows:
MUIRS NORTHTOWN 3RD ADDITION LOT 1 BLOCK 3 MUIRS NORTHTOWN 3RD ADDITION
WHEREAS, a public hearing has been held by the Blaine Planning Commission on February 9, 2021; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on March 1, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 30.24 (y) of the Zoning Ordinance to allow for a shared access between two lots in a B-3 (Regional Commercial) zoning district based on the following conditions:
1. A shared access agreement must be submitted prior to a building permit or site plan approval being granted for the site. If the applicant is unable to provide this information, staff will work with the applicant on a timetable for providing this document.
2. The following landscaping must be provided on site:
a) Overstory Trees: 17
b) Conifer Trees: 9
c) Ornamental Trees: 9
In addition, 25% of the trees must be oversized and located within the front yards of the site. 87th Avenue and Highway 10 are considered front yards. Oversized trees should include 3-inch caliper overstory trees, 8 feet in height conifer trees and 2 ½-inch ornamental trees.
3. Site plan approval is required prior to any work being performed on site. Site plan approval will be granted upon the receipt of plans meeting all ordinance and conditional use permit requirements, and the submission of a Site Improvement Performance Agreement and associated financial guarantee.
4. A Coon Creek Watershed District permit is required prior to issuance of Site Plan approval.
5. All lighting must be down lit and shielded. Freestanding lighting is limited to 20 feet in height.
6. All signage is issued under a separate permit. The building is allowed to have signage on three sides of the building due the fact that the site has frontage on a public road on three sides.
7. The site and buildings must be constructed consistent with the submittals for this conditional use permit and with the resolution of approval for this conditional use permit.
PASSED by the City Council of the City of Blaine this 1st day of March, 2021.