Development Business - Lori Johnson, City Planner
Title
Granting a Conditional Use Permit to Construct a 5,481 Square Foot Multi-tenant Restaurant Building with 600 Square Feet of Outdoor Patio Seating in a PBD (Planned Business District) Zoning District, with Shared Parking and Accesses at 10650 Baltimore Street NE. Elevage Development Group (Case File No. 21-0014/LSJ)
Executive Summary
The applicant is proposing to construct multi-tenant building in a PBD (Planned Business District) and this use, along with the outdoor dining and the shared parking and accesses, requires a conditional use permit.
Schedule of Actions
|
Planning Commission Public Hearing |
03/09/21 |
|
City Council (Conditional Use Permit) |
03/15/21 |
|
Action Deadline |
04/23/21 |
Background
Staff Report Prepared by Lori Johnson, City Planner
Elevage Development is proposing to construct a new multi-tenant restaurant building in front of the Planet Fitness building on the southwest corner of 107th Avenue and Highway 65. The new building will sit in the southwest corner of the parking lot for the larger building on this site. The site is located in the PBD (Planned Business District) so all uses require a conditional use permit.
The building will have two restaurant tenant spaces; one will be occupied by Crisp & Green, and will have outdoor dining. Outdoor dining will be included with the conditional use permit as well. Finally, a preliminary plat is required to split the property into two parcels.
Preliminary Plat
The applicant is proposing to split one lot into two lots to be known as Baltimore 2nd Addition. Proposed Lot 1 will be 8.2 acres in size and proposed Lot 2 will be 1.23 acres in size. Park dedication for this property was paid when the large building on the property was developed by Gander Mountain several years ago, so no further park dedication is required for this plat.
Conditional Use Permit
The building is a 5,481 square foot multi-tenant restaurant building. Crisp & Green is proposing to locate in one of the tenant spaces (west end) and will have 600 square feet of outdoor dining. The outdoor dining request is also included in the conditional use permit application. A drive thru would be constructed on the south side of the building for the other unknown restaurant tenant.
The site will be accessed through a shared drive with the Planet Fitness site. A shared access agreement must be submitted prior to issuance of a building permit for the building.
The building will be constructed of brick, metal panels, EIFS and glass. The building meets the requirements of the PBD (Planned Business District) and will present a nice appearance for the traveling public.
All signage requires a separate permit meeting the requirements of the zoning ordinance. This lot will be allowed two elevations of wall signage meeting the requirements of the sign ordinance. The lot is also allowed one monument sign not to exceed 140 square feet in size and 14 feet in height.
The landscape plan for the site must meet the Highway 65 Overlay District. Since the overall site (Planet Fitness site) meets the current landscaping requirements for the site perimeter (recently constructed), no further landscaping would be required for this building. The applicant is proposing to add two ornamental trees and shrubs to the site plan.
A parking analysis was completed for this site, and for the overall site, since the two will have contiguous parking areas. It was determined that the two lots have enough parking spaces for the current tenant mix in the larger retail building, and two restaurant uses in the proposed building. If new tenants are added to the larger building, further analysis may be required if restaurant uses are proposed in that building.
Crisp & Green is proposing to have an outdoor dining space located on the west side of the building. The other restaurant tenant may also want outdoor dining space but the two outdoor dining spaces together would not be greater than 600 square feet. The standard conditions for outdoor dining are included with this conditional use permit recommendation.
The outdoor dining area will be subject to SAC (Sewer Access Charges). The applicant must work with the City’s chief building official and Metropolitan Council to determine the amount required for this use.
Site plan approval will be required prior to issuance of building permits for this site.
The applicant will need to obtain a permit from the Coon Creek Watershed District prior to site plan approval.
All lighting must be downlit and shielded to prevent glare or spill. Free standing lights cannot exceed 20 feet in height.
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
A public hearing notice for the Planning Commission meeting was sent to property owners within 350 feet of the property boundaries.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
See Preliminary Plat Report
Body
WHEREAS, an application has been filed by Duck Hill LLC as Conditional Use Permit Case File No. 21-0014; and
WHEREAS, said case involves the land described as follows:
Lot 1, Block 1, BALTIMORE ADDITION.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 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 15, 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 30.50 of the Zoning Ordinance to construct a 5,481 square foot multi-tenant restaurant building with 600 square feet of outdoor patio seating in a PBD (Planned Business District) zoning district, with shared parking and accesses, based on the following conditions:
1. The exterior building materials to match those on the submitted plans.
2. Site plan approval is required prior to issuance of building permits. All site improvements to be included in site improvement performance agreement and covered by an acceptable financial guarantee.
3. The site must meet the Highway 65 Overlay District requirements with regard to landscaping.
4. 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.
5. All signage requires a separate permit meeting the requirements of the zoning ordinance. This lot will be allowed two elevations of wall signage meeting the requirements of the sign ordinance. The lot is also allowed one monument sign not to exceed 140 square feet in size and 14 feet in height.
6. Temporary signage to be regulated under Zoning Ordinance Section 34.13.
7. No exterior overnight storage of pallets or delivered products.
8. No overnight storage of semi-trailers or delivery vehicles.
9. The outdoor dining area will be subject to a SAC review and payment. The applicant must work with the City’s chief building official and Metropolitan Council to determine the amount required for this use.
10. Plans for amplified music or a public address system for the outdoor dining area to be reviewed by the City and approved by the management company prior to installation. Noise level of the music in the outdoor dining area is not to exceed normal conversation level.
11. No outdoor advertising on building or patio area without obtaining a permit, including any signage on table umbrellas.
12. The outdoor dining area limited to 600 square foot for the entire building.
13. The ability to operate outdoor dining is reliant upon the applicant’s ability to adequately control litter and refuse as associated with the facility.
14. Exit doors in any railing or fence in the outdoor dining area shall be openable from the inside without the use of a key or any special knowledge or effort, per the Minnesota Building Code.
15. Provide manufacturing specifications and requirements for propane heater use and clearance to combustibles if they are to be used on site.
16. A copy of the shared access/parking agreement with the adjacent site must be submitted to the Planning Department prior to any work being allowed on site.
17. A Coon Creek Watershed District permit is required. Building permits will not be issued until a copy of the permit is sent to the City.
18. The uses permitted by this conditional use permit to be operated in accordance with all applicable city regulations and ordinance requirements. Violation of these standards or any conditions of the conditional use permit shall be enforceable, by the City as a misdemeanor violation.
PASSED by City Council of the City of Blaine this 15th day of March, 2021.