DEVELOPMENT BUSINESS - Erik Thorvig, Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT AMENDMENT TO ALLOW FOR THE CONSTRUCTION OF A 36,202 SQUARE FOOT BUILDING IN A I-2A (HEAVY INDUSTRIAL) ZONING DISTRICT LOCATED AT 3051 82ND LANE NE. MIDWEST DIESEL ADDITION (STONE CONSTRUCTION). (CASE FILE NO. 19-0034/LSJ)
Schedule of Actions
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City Council (Conditional Use Permit) |
09/04/19 |
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Action Deadline |
10/05/19 |
Background
Midwest Diesel, located at 8284 West I-35W Service Road, is proposing to construct a new building to the south of their existing building at 3051 82nd Lane. Please note, they also occupy 8284 West I-35W Service Road and the two sites share a parking area and outside storage area. In 2012, Midwest Diesel constructed the existing building to use for the truck sales and service portion of this use, and a conditional use permit was issued at the time for this use and for outside storage of trucks and sea land trailers. Included in the conditional use permit was a zero lot line and shared access with the two adjacent sites (the other Midwest Diesel site and Bauer Built). Midwest Diesel will be the only tenant in this building. Because this use is expanding on the site, an amendment is required to original conditional use permit for this site. The address for the new building will be 3043-82nd Lane.
Staff did not bring this request to the Planning Commission due to the fact that this was simple amendment to a previous conditional use permit. The adjacent neighborhood was notified of this meeting.
As a reminder, Midwest Diesel Service provides sales, parts and service of trucks and trailers. Inside the building will be vehicles that are being repaired, tools needed for repair and parts storage. There will be no body work or tire work done in the bldg. The business presently employs 40 people, with the hopes of employing over fifty by the year 2022.
The proposed new building is a 36,202 square foot building. This includes a main floor and mezzanine. The building will match the existing building with precast panels with exposed aggregate finish. The building meets the requirements of the I-2A zoning district.
The applicant should be made aware that there will be no outside storage of any kind allowed on this site besides what was allowed through previous conditional use permits. Previously allowed storage includes truck storage and 10 sea land trailers but not parts or tires. Staff will do a site inspection to make sure there is no storage of anything other than trucks and sea land trailers. If there is other storage, this must be removed from the existing Midwest Diesel and Bauer Built Inc. sites prior to issuance of site plan approval. (Bauer Built is included in the conditional use permit because of the shared access portion of the CUP).
The building being proposed meets all setback requirements of the I-2A zoning district. The number of parking stalls required for the site is 131 stalls based on the square footage of both buildings. Only 64 stalls are provided on site but the applicant has provided a proof of parking plan that indicates 131 stalls can be accommodated on this site if they are ever needed, or there is a change in use of the building.
The following landscaping is required on site:
a) Overstory Trees: 27
b) Conifer Trees: 27
c) Ornamental Trees: 27
The landscape plan that has been submitted for the site does not meet these requirements of the Zoning Ordinance. Staff will work with the applicant during the site plan review process to make sure these trees are provided. Stall will accept oversizing of trees at a 2 to 1 ratio to make sure all trees are accommodated on site. All new planting areas must have underground irrigation.
As a reminder there is a condition on the original conditional use permit that indicates no truck storage will be allowed on the parking stalls shown on the site.
All lighting on site must be downlit and shielded. This includes new lighting proposed in the parking areas and on the new building as well as parking lot lights and wall packs on the existing buildings. If the existing lights do not meet this requirement, they must be replaced with fixtures that are downlit and shielded.
Rice Creek Watershed District must issue a permit for the work to be done on site prior to issuance of site plan approval and building permits.
Site plan approval is required prior to any work being performed on site and prior to issuance of building permit.
Applicant should also indicate, during site plan approval, how trash will be handled on site. If a dumpster will be provided outside of the building an enclosure must be provided that matches the building.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Floor Plans
Building Elevations
Landscape Plan
Grading Plan
Proof of Parking Plan
Resolution 11-91
Resolution 12-163
Body
WHEREAS, an application has been filed by Stone Construction as Conditional Use Permit Case File No. 19-0034; and
WHEREAS, the Blaine City Council has reviewed said case on September 4, 2019.
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 31.1984 (i) of the Zoning Ordinance to allow for the construction of a 36,202 square foot building in a 1-2A (Heavy Industrial) zoning district based on the following conditions:
1. All conditions of Resolutions of 11-91 and 12-163 remain in place, keeping in mind that most of those conditions were time sensitive and have already been met.
2. The applicant must obtain site plan approval prior to any work being performed on site and prior to issuance of a building permit. The address for the new building will be 3043-82nd Lane.
3. Rice Creek Watershed District must issue a permit for the work to be done on site prior to issuance of site plan approval and building permits.
4. Applicant should also indicate, during site plan approval, how trash will be handled on site. If a dumpster will be provided outside of the building an enclosure must be provided that matches the building.
5. The following landscaping is required on site:
a) Overstory Trees: 27
b) Conifer Trees: 27
c) Ornamental Trees: 27
6. The landscape plan that has been submitted for the site does not meet these requirements of the Zoning Ordinance. Staff will work with the applicant during the site plan review process to make sure these trees are provided. Stall will accept oversizing of trees at a 2 to 1 ratio to make sure all trees are accommodated on site. All new planting areas must have underground irrigation.
7. All lighting on site must be downlit and shielded. This includes new lighting proposed in the parking areas and on the new building as well as parking lot lights and wall packs on the existing buildings. If the existing lights do not meet this requirement, they must be replaced with fixtures that are downlit and shielded.
8. The applicant should be made aware that there will be no outside storage of any kind allowed on this site besides what was allowed through previous conditional use permits. This includes the truck storage and 10 sea land trailers but not parts or tires. Staff will do a site inspection to make sure there is no storage of anything other than trucks and sea land trailers. If there is other storage, this must be removed from the existing Midwest Diesel and Bauer Built Inc. sites prior to issuance of site plan approval.
9. If additional parking stalls are ever needed on this site, the applicant must adhere to the proof of parking plan that was submitted with this conditional use permit amendment application.
PASSED by the City Council of the City of Blaine this 4th day of September, 2019.