Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit Amendment for Two or More Buildings on One Lot, Truck Wash, and the Outside Storage of Residential Carts, Commercial Containers and Roll-off Boxes in an I-2 (Heavy Industrial) Zoning District at 10191 Xylite Street NE. Walter’s Recycling (Case File No. 22-0029/SLK)
end
Executive Summary
The applicant is requesting approval to construct a cart maintenance building, a truck wash and expand their outside storage area for the storage of residential carts, commercial containers, and roll-off boxes.
Schedule of Actions
|
Planning Commission Public Hearing |
05/10/22 |
|
City Council (Conditional Use Permit) |
06/06/22 |
|
Action Deadline |
06/18/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner, and Teresa Barnes, Project Engineer
Zoning
The subject site is zoned I-2 (Heavy Industrial). The I-2 district is intended to provide for the development of heavy industrial uses ranging from small to large scale industry with a need for outdoor uses and storage and related services.
Surrounding Zoning and land uses
The property to the east and west of the subject site are zoned I-2A (Heavy Industrial). The newly constructed building/site to the north known as Sanctuary Business Center is zoned I-1(Light Industrial).
Existing Conditions
The subject parcel has an existing transfer station building, outside storage of residential carts, commercial containers, and trailers for the carts. The front of the site has a berm with conifer trees and additional plantings on all sides. The parking lot is paved.
History
In 2001, the site received approval for the outside storage of trailers and to operate a waste transfer and recycling facility for construction and demolition debris, solid waste, and recyclable materials.
Evaluation of Request
Site Plan
Walter’s has been searching for property, or an appropriate existing facility, for several years for the growth of their business. They are not able to expand on their existing property located at 2830 101st Avenue due to wetland constraints. The applicant is proposing to construct a 13,624 square foot maintenance/office building with an attached 3,050 square foot truck wash bay. The new maintenance building bays will be used exclusively for container and cart washing and repair. No truck maintenance will take place in the new facility. The application does not propose to change or intensify the existing transfer facility on the property.
The new office/maintenance building will include office space, a large meeting area with kitchen, locker rooms, and a break room.
A 26-stall parking lot will be defined with curb and gutter to the immediate west of the new proposed building. The proposed defined parking area with the ability to stripe additional stalls on the large, paved site provides adequate parking on site.
The application request also includes an increase in the existing outside storage area approved on site. The proposed outside storage area will be approximately 42,000 square feet on the east side of the site.
All setbacks for parking and the proposed building will be met. The proposed building will meet the I-2 (Heavy Industrial) rear yard setback of 20 feet and side yard setback of 15 feet. The increased parking and outside storage will meet the required I-2 side yard parking setback of 10 feet on the north and east side of the site. The outside storage will be setback from the front property line (101st Avenue) approximately 130 feet. Therefore, the outside storage will be well beyond the 1-2 front yard building setback of 40 feet.
The applicant has also stated that they will be storing cart, container, and roll- off trucks on the site. At this time, they have three trucks. Section 31.22 (b) states that the outside parking of trucks, semitrailers, or other vehicles greater than 10,000 GVW other than buses cannot exceed the number of docks and/or bay doors on site. The two buildings combined have 11 dock/bay doors and therefore will be limited to parking 11 trucks outside.
Architecture
The proposed maintenance/wash bay building will be constructed of precast concrete panels and glass (windows).
Landscaping
A landscape plan has been provided that meets zoning ordinance requirements. This landscape plan includes 46 new trees being planted within the setback areas on the north and east sides of the property. The existing landscaping on the west and south side of the site will remain, the south side of the site has an existing 8-10-foot berm with conifers planted.
Grading/Storm Drainage
The developer is proposing to grade the site as shown on the 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.
Water/Sanitary Sewer Services
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.
Wetlands/Watershed/FEMA
The developer will need to submit the project to Rice Creek Watershed District (RCWD) for review, approval, and permit(s) required prior to city plan approval and start of site work.
Access/Street Design/Sidewalks/Trails
The development will use the existing access drive off Xylite Street to the property. No additional access will be required.
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.
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 multiple buildings on one lot, truck wash, and the outside storage of carts, containers, and roll-offs does 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 I-2 district is intended to provide for the development of heavy industrial uses ranging from small to large scale industry with a need for outdoor uses and storage and related services. The use meets this intent.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The use 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-2 Zoning District.
6. The use shall not be in conflict with the comprehensive plan of the City. The comprehensive plan designation is Heavy Industrial (HI) which is for small to large scale industry with a need for outdoor uses and related services. The use is not in conflict with the Comprehensive Plan.
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
Existing Conditions
Site Plan
Grading Plan
Landscape Plan
Building Elevations
Floor Plan
Narrative
Resolution 01-145
Unapproved Planning Commission minutes 5/10/22
Body
WHEREAS, an application has been filed by Stantec as Conditional Use Permit Case File No. 22-0029 for Walter’s Recycling and Refuse, Inc.; and
WHEREAS, said case involves the property described as follows:
THE E 521 FT OF W 851 FT OF S1/2 OF SW1/4 OF SW1/4 OF SEC 22 TWP 31 RGE 23, EX RD, SUBJ TO EASE OF REC
WHEREAS, the Blaine Planning Commission held a public hearing on May 10, 2022, and recommended approval regarding said conditional use permit; and
WHEREAS, the Blaine City Council has reviewed said case on June 6, 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 31.24 (e) (g) (l) and 27.04 of the Zoning Ordinance to allow for two or more buildings on one lot, truck wash, and the outside storage of residential carts, commercial containers and roll-off boxes in an I-2 (Heavy Industrial) zoning district with the following conditions:
1. Site plan approval is required as a part of the issuance of a building permit. All site improvements to be included in site improvement performance agreement and covered by an acceptable financial guarantee.
2. The overall development shall be certified by a professional engineer licensed in the State of Minnesota and indicate all structures shall be protected from flooding.
3. All site lighting to be down lit style lamps to reduce glare and to meet the requirements of the zoning ordinance. Pole mounted lighting is limited to 20 feet in height.
4. All building construction to meet the I-2 (Heavy Industrial) zoning standards.
5. The outside storage area shall be limited to a 42,000 square foot area on the east side of the site. This area to be generally for the storage of dumpsters, cart/containers, and trailers for carts/containers.
6. All signage requires a separate permit meeting the requirements of the zoning ordinance.
7. A Rice Creek Watershed District permit is required. Building permits will not be issued until a copy of the permit is sent to the City.
8. The approval of this request is in addition to Resolution No. 01-145.
PASSED by the City Council of the City of Blaine this 6th day of June, 2022.