DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT AMENDMENT FOR AN EXPANSION OF A PARKING LOT ASSOCIATED WITH A TRUCK TERMINAL IN AN I-2A (HEAVY INDUSTRIAL) ZONING DISTRICT, LOCATED AT 3686 FLOWERFIELD ROAD NE. SERVICE PLUS TRANSPORT (CASE FILE NO. 20-0023/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/14/20 |
|
City Council (Conditional Use Permit) |
08/03/20 |
|
Action Deadline |
08/22/20 |
Staff Report Prepared by Lori Johnson
Planning Commission Action
The Planning Commission voted unanimously to approve the conditional use permit. There was a comment at the public hearing from an adjacent resident who was concerned about drainage and water being diverted to his property.
Background
Service Plus Transport is currently located at 3686 Flowerfield Road. A conditional use permit was granted for this property in 1988 for Blaine Truck Company to operate a truck terminal at this location. This use has been continued throughout the years, and in 2000, Magnum Trucking, who owned the site at the time, applied for a conditional use permit to expand their operation with a building addition and additional parking areas for semi-trucks. This expansion received a conditional use permit but the building addition was never constructed. Today, Service Plus Transport is the current owner and the business would like to expand its parking area on the site that they currently own to the east of their existing site. This requires a conditional use permit amendment.
Service Plus Transport offers direct transport service. At this time they are not looking to expand their number of trucks on site, they are simply looking to provide better circulation for the trucks that they do have. Technically, this site would be considered legal nonconforming because the Zoning Ordinance requires that any truck terminal operation must also have a 50,000 square foot building on site. Given that this work is simply considered maintenance, this site does not need to be brought into conformance with the ordinance with the parking lot expansion.
Right now, the Service Plus Transport facility encompasses two lots, but will encompass three lots after the parking lot expansion. The three lots will need to be combined at Anoka County prior to any work being performed on site.
The site on which the parking lot will be expanded had many existing trees that were removed. Staff was disappointed to learn that these trees were removed in anticipation of this project prior to any approval from the city. That area was a little over 1 acre in size and the city’s tree preservation requirements indicated that for every acre of trees removed, 8 trees must be replaced. The landscape plan for the site indicates that the overall existing site has a lot of large mature trees and normal landscape requirements are being met on the existing site. It is recommended that the 8 new trees be conifer trees and all 8 of these trees must be placed along Flowerfield Road adjacent to the parking area. In addition, the existing berm along Flowerfield Road must be expanded to screen the new parking lot area on the east side of the site. The grading plan should be amended as such.
The site exceeds the number of parking spaces required for an 8,871 square foot building that is on site. There are 25 new semi stalls and 10 regular stalls provided on the new site plan. The parking around on the west side of the site is also being reconfigured to accommodate 11 stalls for trailer parking.
Any lighting on site must be downlit and shielded, including existing lights. If the existing lights are not downlit and shielded they must be changed to meet ordinance requirements.
Park dedication has not been paid for the new lot being used for the parking lot. It is generally the city’s process to obtain the park dedication fee when new lots are developed. In this case, there is no building being proposed on the new lot. It is recommended that park dedication be obtained when/if a building permit is ever requested on site. A building expansion would require another conditional use permit amendment, so the park dedication could be obtained at that time.
Site plan approval is required prior to any work being performed on site. This will include the submittal of a signed Site Improvement Performance Agreement and the submittal of a financial guarantee associated with this agreement.
A permit will be required from the Rice Creek Watershed District prior to any work being performed on site.
Concrete curb and gutter will be required around the new parking area.
There is currently a fence along Flowerfield that must be continued adjacent to the new parking area and on the east side lot line of the new parking area (on top of the berm). The fence must also wrap around the new trailer parking area on the west side of the site, because there will now be trailer parking in that area. It will be a requirement that the access gate for the fence be placed such that there is no obstruction or stacking of trucks within Flowerfield Road. This must be shown on the final plans.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Existing Conditions
Site Plan
Grading, Drainage and Erosion Control Plan
Landscape Plan
Body
WHEREAS, an application has been filed by Storlie & Associates LLC as Conditional Use Permit Amendment Case File No. 20-0023; and
WHEREAS, said case involves the land described as follows:
THAT PART OF LOT 1 BLOCK 1 ROBERTS ADDITION LYING WEST OF EAST 470 FEET THEREOF; SUBJECT TO EASEMENT OF RECORDING.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on July 14, 2020.; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit Amendment be approved; and
WHEREAS, the Blaine City Council has reviewed said case on August 3, 2020.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit Amendment is hereby approved per Section 31.198 (i) of the Zoning Ordinance to allow for an expansion of a parking lot associated with a truck terminal in an I-2A (Heavy Industrial) zoning district based on the following conditions:
1. Site plan approval is required prior to any work being performed on site. This will include the submittal of a signed Site Improvement Performance Agreement and the submittal of a financial guarantee associated with this agreement.
2. A permit will be required from the Rice Creek Watershed District prior to any work being performed on site.
3. Concrete curb and gutter will be required around the new parking area.
4. There is currently a fence along Flowerfield that must be continued adjacent to the new parking area and on the east side lot line of the new parking area. The fence must also wrap around the new trailer parking area on the west side of the site, because there will now be trailer parking in that area. It will be a requirement that the access gate for the fence be placed such that there is no obstruction or stacking of trucks within Flowerfield Road. This must be shown on the final plans.
5. Park dedication has not been paid for the new lot being used for the parking lot. It is generally the city’s process to obtain the park dedication fee when new lots are developed. In this case, there is no building being proposed on the new lot. It is recommended that park dedication be obtained when/if a building permit is ever requested on site. A building expansion would require another conditional use permit amendment, so the park dedication could be obtained at that time.
6. Any lighting on site must be downlit and shielded, including existing lights. If the existing lights are not downlit and shielded they must be changed to meet ordinance requirements.
7. The site on which the parking lot will be expanded currently has many existing trees that will be removed. That area is a little over 1 acre in size and the city’s tree preservation requirements indicated that for every acre of trees removed, 8 trees must be replaced. The landscape plan for the site indicates that the overall existing site has a lot of large mature trees and normal landscape requirements are being met on the existing site. It is recommended that the 8 new trees be conifer trees and all 8 of these trees must be placed along Flowerfield Road adjacent to the parking area.
8. The existing berm along Flowerfield Road must be expanded to screen the new parking lot area on the east side of the site. The grading plan should be amended as such. This is in addition to the fencing required in condition #4.
9. The three lots will need to be combined at Anoka County prior to any work being performed on site.
PASSED by the City Council of the City of Blaine this 3rd day of August, 2020.