Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit Amendment to Allow Additional Outside Storage Onsite In An I-2 (Heavy Industrial) Zoning District at 12325 Cloud Drive NE. Adolph’s Catalytic Converters (Case File No. 21-0088/SLK)
end
Executive Summary
The applicant is requesting to increase his existing outside storage in the rear yard of the site. The outside storage would consist of scrap metal, miscellaneous recycling materials and pallets stored to a height of approximately 12 feet. The outside storage is proposed to be under a canopy and adjacent to the canopy.
Schedule of Actions
|
Planning Commission Public Hearing |
03/08/22 |
|
City Council (Conditional Use Permit) |
03/21/22 |
|
Action Deadline |
05/11/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
The applicant received a conditional use permit in 1997 for outside storage of barrels and other materials.
In 2001, a conditional use permit was approved to allow for two buildings on one lot. A second building was built on the site to the east of the outdoor storage area. In 2006, an addition of 4,886 square feet connected the two buildings and occupied the space used as outdoor storage. Also, in 2006 a CUP amendment was approved for relocating the outdoor storage to the south of the eastern existing building. This relocated outdoor storage area is under an existing canopy attached to the building which was attached to the south side of the existing second building and the east side of the new connection building.
Currently, as approved in 2006, the site continues to use the outdoor storage area under the existing 51-feet by 41-feet canopy area. The site also uses areas south and east of the existing building as outdoor storage areas.
The applicant is proposing a building addition to the north side of his existing building. As a part of that construction project an additional canopy is proposed to be constructed to the east of the new building addition. This canopy would be for covered outside storage and is proposed to be 51 feet x 49 feet (2,499 square feet). The existing outdoor storage space that will not be under a canopy will continue. The applicant is also requesting to continue the outside storage area (not under the canopy to the east and north of the proposed new canopy).
The total outside storage areas (not including canopy area) are approximately:
• The existing and proposed area on the east side of the canopies is 10’ x 130’ (1,300 square feet).
• The existing area on south side of the canopies is 30’ x 60’ (1,800 square feet).
• A proposed area on the north side of the proposed canopy is 15’ x 60’ (900 square feet).
The outdoor storage will consist of scrap metal, miscellaneous recycling materials and pallets under the canopies, stored to a height of approximately 12 feet.
The outside storage areas not under the canopies will be used to store open-end shipping barrels, scrap metal, and miscellaneous recycling materials to a height of 10’-0”. The barrels are delivered to the site empty and are filled with recyclable metal material before being transported out by truck. The storage of the previously listed materials is currently happening on site.
The applicant will need to meet tree preservation requirements for the site. The Zoning Ordinance requires the total number of replacement trees shall not exceed eight (8) trees per acre. The applicant proposes to remove trees from 0.67 acres of the site for a requiring a total of 5 trees to be planted onsite or a payment for 5 trees made to the reforestation fund. The applicant has submitted a landscape plan that identifies 5 new trees being planted onsite and meets landscape requirements.
The applicant would like to store two 30-yard recycling containers as a part of his business operation. The proposed site plan shows the containers in the southwest corner of the site, however, outside storage is required to be located in the rear yard of the site. Therefore, the containers will need to be moved to the southeast corner of the site to meet the rear yard outside storage requirement. Staff has added a condition to help screen the containers from Cloud Drive by requiring a 6-foot solid maintenance free fence on the west side of the parking and outside storage area.
The additional building construction will include sprinkling the building addition as well as dry sprinkling the canopy. The existing building and canopy have been sprinkled.
The south pavement on the south end of the parking lot encroaches into the 10-foot parking setback by approximately 4-5 feet. The applicant has agreed to reduce the hard surface in this area to meet the Zoning Ordinance setback requirement of 10 feet.
In granting a conditional use permit, the Blaine City Council shall consider the effect of the proposed use on the comprehensive plan and the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable:
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 proposed outside storage use will not put an excessive burden on parks, schools, streets, or utilities.
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. The adjacent properties to the east and south are zoned I-2 (Heavy Industrial) and have outside storage on their respective parcels. The use is compatible with the adjacent properties.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The proposed outside storage will have minimum visibility from Cloud Drive, the east, and the south. The parking setback areas will have fencing and landscaping. The existing trees on the northern portion of the site will remain.
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 purpose of the I-2 (Heavy Industrial) is to provide for the development of heavy industrial uses ranging from small to large scale industry with a need for outdoor uses and storage.
6. The use shall not be in conflict with the comprehensive plan of the City. The HI (Heavy Industrial) land use is described as small to large scale industry with a need for outdoor uses and related services.
7. The use will not cause traffic hazard or congestion. Given that property is HI (Heavy Industrial) land use and the proposed additional outside storage does not change the existing use of the property, there will be no anticipated additional congestion or traffic hazard as a result of the proposed use.
8. The use shall have adequate utilities, access roads, drainage and necessary facilities. Given that the proposed additional outside storage does not change the existing use of the property, the existing utilities, access drives and drainage patterns are adequate to serve the property.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit amendment. There were no comments at the public hearing.
Financial Impact
Not Applicable.
Public Outreach/Input
Notice 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.
Staff Recommendation
By motion, adopt the Resolution
Attachment List
Zoning and Location Map
Site Plan
Landscape Plan
Building Elevations
Floor Plan
Narrative
Unapproved Planning Commission Minutes 3/8/22
Body
WHEREAS, an application has been filed by Adolph’s Catalytic Converters as Conditional Use Permit Amendment Case File No. 21-0088; and
WHEREAS, said case involves the land described as follows:
THE N1/2 OF E 355 FT OF W 375 FT OF THAT PRT OF NE1/4 OF NE1/4 OF SEC 09 T31 R23 LYG NLY OF S 100 FT THEREOF EX RD; SUBJ TO EASE OF REC
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 8, 2022; 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 March 21, 2022.
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) of the Zoning Ordinance to allow additional outside storage on site, including storage under a newly constructed canopy based on the following conditions:
1. The outside storage areas (not including canopy area) shall not extend beyond the designated areas (on attached Site Plan) listed as a 10’ x 130’ (existing and proposed area on east side of canopies), 30’ x 60’ (existing area on south side of existing canopy), and a 15’ x 60’ (proposed area on the north side of proposed canopy). Outside storage is permitted under the existing and proposed canopy.
2. The outside storage areas (not including canopy area) shall be for the storage of open-end shipping barrels, scrap metal, and miscellaneous recycling materials.
3. The outside storage areas (not including canopy area) shall have a maximum height of 10-feet.
4. Outside storage areas under canopy shall have a maximum height of 12 feet.
5. The designated outside storage areas shall be hard surfaced with bituminous or concrete.
6. The new canopy shall be equipped with an automatic fire suppression system (dry sprinkled).
7. Site plan approval is required.
8. Sod must be placed over all disturbed areas and must be placed over four inches of black dirt containing no more than 35% sand.
9. All lighting shall be completely downlit with a maximum height of 20 feet.
10. Two 30-yard recycling containers shall be stored in the southeast corner of the site. A 6-foot solid maintenance free fence on the west side of the parking and outside storage area shall be constructed to screen the containers from Cloud Drive. The outside storage area shall be enclosed by a chain link fence on the south, east, and north property lines (existing).
11. The applicant shall meet tree preservation requirements for the site, Five trees are required to be planted on site or a payment for five trees be made to the reforestation fund. The applicant has submitted a landscape plan that identifies five new trees being planted on site and meets landscape requirements.
12. All site improvements must be covered by a site improvement performance agreement and an associated financial guarantee.
13. Trucks on site are limited to not exceeding the number of docks and/or bay doors on the site.
14. The pavement on the south side of the building shall meet the 10-foot parking setback from the property line.
PASSED by the City Council of the City of Blaine this 21st day of March, 2022.