Consent - Sheila Sellman, City Planner
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Granting Final Plat Approval to Subdivide One Parcel into Two Parcels and Road Right-of Way to Facilitate the Construction of an Industrial/Warehouse Building to be Known as Naples Industrial Two at 10320 Naples Street NE. Capital Partners (Case File No. 22-0059/EES)
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Executive Summary
The applicant is requesting a final plat of a 40-acre parcel into two parcels. The proposed southern parcel will contain two existing waste transfer stations and the northern parcel will be used for the construction of a new industrial building.
Schedule of Actions
|
Planning Commission Public Hearing |
10/11/22 |
|
City Council (Preliminary Plat) |
11/07/22 |
|
City Council (Final Plat) |
12/05/22 |
|
Action Deadline |
01/09/23 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist and Teresa Barnes, Project Engineer
The final plat is consistent with the approved preliminary plat, Resolution No. 22-170.
Zoning
The property is zoned I-2A (Heavy Industrial). The intent of the district is to provide for the development of heavy industrial uses ranging from small to large scale industry with a need for outdoor uses and related services, including trucking.
Land Use Designation
The property is guided HI (Heavy Industrial).
Surrounding Zoning and Land Uses
The surrounding properties have a variety of industrial land uses including Light Industrial, Heavy Industrial, and Planned Industrial. The properties to the south are zoned I-2A, the property to the north is zoned I-1 (Light Industrial), the properties to the west are zoned I-1 and I-1A (Light Industrial). Across Naples Street properties are zoned Planned Office, I-1, and I-2 (Heavy Industrial).
Existing Conditions
The property currently has two waste transfer stations located on the one existing parcel. There is an undeveloped area of upland on the northern portion of the parcel.
History
The initial plan for development of the 40-acre parcel in 2000 was for a concrete batch plant and a waste transfer station. The first transfer station was eventually built in 2004. In 2004, another conditional use permit was granted for a second transfer station on the property due to the difficulty in obtaining a tenant for a concrete batch plant. A conditional use permit amendment was approved in 2008 for outside storage of clean recyclables.
All previous development has occurred on the southern portion of the site. The northern portion of the site has remained vacant.
Evaluation of Request
Plat
The proposed plat will subdivide the existing 40-acre parcel into two parcels. The southern parcel will contain both existing transfer stations on the site and the northern parcel will be used for the construction of a new industrial building. The two buildings have an existing conditional use permit allowing multiple buildings on a lot. To meet the minimum lot size requirements for transfer stations, they must remain on the same lot.
Architecture
The proposed building is shown with smooth faced painted precast panels with varying reveal patterns. The proposed materials meet the standards of 31.292 which require a masonry building (met by the concrete panel), and the building utilizes a four-sided design with metal accents on each side.
Setbacks
Waste transfer stations have larger setback requirements which are outlined in 62-157 of the Code of Ordinances. The buildings continue to meet the following setbacks:
• Front Yard: 150 (building)/50 (parking)
• Side Yard: 100 (building)/50 (parking)
• Rear Yard: 100 (building)/50 (parking)
The proposed new building is required to meet the smaller setbacks listed in the I-2A district standards.
• Front Yard: 40 (building)/25 (parking)
• Side Yard: 15 (building)/10 (parking)
• Rear Yard: 20 (building)/10 (parking)
The applicant’s site plan demonstrates that a conforming building can be constructed on the northern lot.
Landscaping
The following landscaping quantities are required:
• 83 Overstory Trees
• 83 Conifer Trees
• 83 Ornamental Trees
• 553 Shrubs
The applicant has provided a landscaping plan that meets the required numbers for the trees but falls short on shrubs. The applicant has indicated that they are claiming credit for existing shrubs being preserved. The applicant has several options for designing a complying landscape plan:
1. Provide an inventory of the shrubs being preserved to meet the shrub requirement. The shrubs must not be invasive species.
2. Add additional shrubs to the landscape plan.
3. Provide a larger number of trees as allowed by 33.07 (n). Up to 50% of the shrubs may be exchanged with trees at a ratio of 1 tree to 3 shrubs.
Tree Preservation
One for one replacement is required for each tree removed up to a maximum of eight trees per disturbed acre. The applicant is proposing 15 acres of disturbance, which results in a maximum tree replacement requirement of 120 trees. This is met by the required landscaping trees.
Parking
The proposed building is 195,250 square feet. It is proposed as a speculative industrial building which will have some mixture of office, manufacturing, and warehousing. The building is intended to have a large proportion of the building used for warehousing due to the proposed semi-truck storage. The 150 stalls shown on the site plan would allow for up a mixture of 10,000 square feet of office space and 185,250 square feet of warehousing space. The outside storage and trailer parking could be converted into passenger vehicle parking if a greater proportion of office or manufacturing is desired. Tenant finish and occupancy permits will be reviewed to ensure adequate parking is provided.
Park Dedication
Park dedication was paid for the property with the building permit issued for the first transfer station in 2004.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the Rice Creek Watershed District (RCWD) and city approved grading, drainage, erosion protection and sediment control plans prepared by the Developer's engineer. The plans 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.
The developer will also need to submit construction contract documents that include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval.
The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
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
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed/FEMA
The plat will need to provide for a protective buffer strip of natural vegetation, at least 15-feet in width shall surround all wetlands. This buffer strip shall be placed in an easement.
The developer will need to submit the project to RCWD review, approval and permits required prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding by processing a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
Access/Street Design/Sidewalks/Trails
The development is proposing to gain/provide access from a connection to Naples Street NE.
No public streets, sidewalks or trails are required as part of this project.
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.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. The Planning Commission does not review final plats.
Financial Impact
Not applicable.
Public Outreach/Input
Notices of a public hearing on the preliminary plat 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.
Notifications are not required for final plats.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Capital Partners Development, LLC as Case File No. 22-0080 for a final plat known as Naples Industrial Two; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
The Northeast Quarter of the Southeast Quarter of Section 22, Township 31, Range 23, Anoka County, Minnesota.
WHEREAS, the Blaine City Council granted preliminary plat approval on November 7, 2022, subject to the conditions as contained in Blaine City Council Resolution No. 22-170; and
WHEREAS, the final plat is in general conformance with the approved preliminary plat.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that final plat approval for Naples Industiral Two per Section 74-43 of the subdivision regulations is hereby granted subject to the listed conditions. NOW, THEREFORE, BE IT FURTHER RESOLVED The Mayor, City Clerk and City Manager are hereby authorized to execute any and all necessary documents, agreement and releases related to the approval, recording or administration of Naples Industrial Two.
1. The developer is responsible for recording plat mylars with Anoka County. Proof of recording must be provided prior to issuance of building permits.
PASSED by the City Council of the City of Blaine this 5th day of December, 2022.