DEVELOPMENT BUSINESS - Erik Thorvig, Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO CONSTRUCT A 11,284 SQUARE FOOT MULTI-TENANT RETAIL BUILDING THAT WOULD PERMIT 7,000 SQUARE FEET OF RESTAURANT SPACE AND 4,300 SQUARE FEET OF GENERAL RETAIL SPACE IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT LOCATED AT 12475 LEXINGTON AVENUE NE. ROYAL LAKES RETAIL CENTER. PLL PROPERTIES, LLC (CLASSIC CONSTRUCTION) (CASE FILE NO. 19-0032/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
08/13/19 |
|
City Council (Conditional Use Permit) |
09/04/19 |
|
Action Deadline |
09/09/19 |
Planning Commission
The Planning Commission voted unanimously to approve the rezoning with the recommendation of adding a driver feedback sign on Fraizer Street. There were comments at the public hearing related to traffic, lighting, property values, and the type of uses permitted in the Planned Business District.
Background
The applicant is proposing to construct a multi-tenant building on the southeast corner of Lexington Avenue and 125th Avenue. The site is zoned B-1 (Neighborhood Business)/ DF (Development Flex) and will need to be rezoned to PBD (Planned Business District) to allow a retail building with a conditional use permit. The site is guided in the comprehensive plan as CC (Community Commercial)/PC (Planned Commercial)/HDR (High Density Residential). The proposed PBD is the correct zoning to implement the CC/ PC land use and a conditional use permit is required for the intended uses.
A preliminary plat is included as a part of the application to combine the two existing parcels into one lot.
The proposed retail building is an 11,284 square foot building. All setbacks have been met for this site. Site access will consist of a right-in/right-out on 125th Avenue and a full access off of Fraizer Street. The existing right in/right out on Lexington Avenue will be removed as a part of the development of this parcel. Anoka County Highway Department is requiring an additional 10’ of permanent roadway easement plus 5’ of permanent utility, drainage, slope, and trail easement adjacent to 125th Avenue.
The building will be constructed of brick, EIFS, rock face block and glass. The building meets the requirements of the Highway Overlay District.
All signage requires a separate permit meeting the requirements of the Zoning Ordinance. A menu ordering board is proposed for the tenant space on the east side of the building. The ordering board has been directed southward which should eliminate any potential audible noise from the ordering board becoming a nuisance to the residential properties to the east.
The number of plantings identified on the landscape plan meets the Overlay District requirements. A number of new conifer trees were planted by the developer of the Parkside North 7th Addition (detached villas to the east) on the eastern portion of the subject site. Those trees were not required as part of any prior development approval and therefore can be removed. This lot was sold by the master housing developer to the developer of the Royal Lakes Retail Center project.
The parking provided on site meets parking requirements for an approximately 1,500 square foot restaurant, an approximately 5,500 square foot restaurant with ten percent bar area, and approximately 4,200 square feet of general retail.
Site plan approval will be required prior to issuance of building permits for this site. Additional detailed comments will generated with site plan review.
Park dedication will be required at the rate of $8,704/acre for the parcel that was part of the Parkside North 9th development (outlot).
Trunk sanitary sewer charges become due with developing in the amount of $6,621 per acre (2019 rate) for the original site parcel only. There are 1.39 acres on this parcel for a charge of $9,203.
Development exceeds one acre and requires a National Pollutant Discharge Elimination System (NPDES) Phase II permit from the Minnesota Pollution Control Agency (MPCA). A construction Stormwater Pollution Protection Plan (SWPPP) must be filed for dealing with erosion control and water quality.
The applicant will need to obtain a permit from Rice Creek Watershed District prior to site plan approval.
Recommendation
By motion, approve the Resolution.
Attachments
See Rezoning (2nd Reading) report.
Body
WHEREAS, an application has been filed by PLL Properties, LLC (Classic Construction) as Conditional Use Permit Case File No. 19-0032; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on August 13, 2019; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; 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 is hereby approved per Section 31.33 (11) of the Zoning Ordinance to construct an 11,284 square foot multi-tenant retail building that would permit 7,000 square feet of restaurant space and 4,300 square feet of general retail space in a PBD (Planned Business District) zoning district 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 agreement and covered by an acceptable financial guarantee.
3. All site lighting to be down lit-style lamps to reduce glare and to meet the requirements of the Zoning Ordinance. Final site plan to include detailed lighting plan. Pole mounted lighting is limited to 20 feet in height.
4. All signage requires a separate permit meeting the requirements of the Zoning Ordinance. Wall signage will not be permitted on the east elevation (facing residential).One monument sign will be permitted with a maximum height of 14 feet and 140 square feet of signage on Lexington Avenue or 125th Avenue.
5. Temporary signage to be regulated under Zoning Ordinance Section 34.13.
6. Obtain all necessary permits from Anoka County Highway Department for proposed construction in their respective Right-of-Way.
7. A National Pollutant Discharge Elimination System Phase II permit required from the MN Pollution Control Agency. Building permits will not be issued until a copy of the permit is sent to the city.
8. A Rice Creek Watershed District permit is required. Building permits will not be issued until a copy of the permit is sent to the city.
9. 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 the City Council of the City of Blaine this 4th day of September, 2019.