Public Hearing - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Conduct Passenger Vehicle Service in an I-1 (Light Industrial) Zoning District at 9221 Baltimore Street NE, #400. RC Automotive (Case File No. 22-0070/EES)
end
Executive Summary
The applicant is requesting a Conditional Use Permit (CUP) to allow for auto repair in an I-1 district. No overnight outside storage of vehicles is proposed. Staff recommends approval.
Schedule of Actions
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City Council (Conditional Use Permit) |
11/21/22 |
|
Action Deadline |
12/11/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist and Teresa Barnes, Project Engineer
Zoning
The property is zoned I-1 (Light Industrial) and is guided Light Industrial in the 2040 comprehensive plan.
Surrounding Zoning and Land Uses
The adjacent properties are zoned I-1 and guided Light Industrial. The properties on the west side of Baltimore Street are zoned B-2 (Community Commercial) and guided Community Commercial.
Existing Conditions
The property is a multitenant building with three tenant spaces. Suite 400 is currently being used for passenger vehicle repair by RC Automotive. During the routine fire inspection, staff identified that the required Certificate of Occupancy was never applied for by the tenant or owner. At this time the applicant is requesting the necessary CUP to operate the existing auto repair business.
History
No previous approvals apply to this tenant space. A CUP was issued in 2019 for indoor auto sales in suite 200 of this building (PC19-0046).
Evaluation of Request
Site Plan
The building and site improvements were constructed in 2005 (SP05-0003) and meet current requirements for parking and building setbacks and landscaping.
The site has 31 parking stalls and the building is a total of 10,737 square feet. The parking requirements for the tenants are:
• Suite 100 - Classic Marble Restoration - 1/500 +6 = 11 spaces
• Suite 200 - Dixon Auto Sales - 1/600 = 8 spaces
• Suite 400 - RC Automotive - 4 +2/bay = 12 spaces
A total of 31 parking stalls are required for the uses and 31 stalls are provided, so the requirements have been met.
Architecture
The building is constructed of a combination of brick, stucco, textured block, and glass. The building meets the Highway 65 Overlay District standards for architecture.
Landscaping
Landscaping was installed as part of SP05-0003 and meets the requirements of the Highway 65 Overlay District.
Grading/Storm Drainage
No new development is proposed, the building and parking lot are existing, therefore there is no grading/storm drainage to review.
Wetlands/Watershed
No new development is proposed, the building and parking lot are existing, therefore there will be no impacts to any wetlands and no watershed review is required.
Access/Street Design
No new development is proposed, the building and parking lot are existing, therefore no additional access nor street design is required.
Easements/Right-of-way/Permits
No new development is proposed, the building and parking lot are existing, therefore there no additional easements or right-of-way are required.
Conditional Use Permit
The applicant conducts all repairs inside and is not proposing to store vehicles outside.
Section 27.04 Criteria for granting conditional use permits:
The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020)
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 use will not create an excessive burden on public facilities 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 auto repair business without outside storage is compatible with the commercial and light industrial uses surrounding the property.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The existing building is well designed, and the proposed use will take place within the building.
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 zoning district is to provide for the development of light industrial uses which passenger vehicle service is.
6. The use shall not be in conflict with the comprehensive plan of the City.
7. The use will not cause traffic hazard or congestion. The proposed development will not result in any additional traffic hazards or additional congestion to the area.
8. The use shall have adequate utilities, access roads, drainage and necessary facilities. The proposed development, once constructed, will have the required utility services, adequate roads and necessary drainage facilities to service the proposed development.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The public hearing is being held at the City Council meeting, therefore no review or
recommendation was received from the Planning Commission.
Financial Impact
Not applicable.
Public Outreach/Input
Notices 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
Floor Plan
Narrative
Body
WHEREAS, an application has been filed by RC Automotive as Conditional Use Permit Case File No. 22-0070; and
WHEREAS, said case involves the property described as follows:
Lot 2, Block 2, CRAIG 3RD ADDITION
WHEREAS, the Blaine City Council held a public hearing on November 21, 2022, regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on November 21, 2022; and
WHEREAS, the criteria identified in Section 27.04 for granting a conditional use permit has been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 31.04 (d) and 27.04 of the Zoning Ordinance to allow for a conditional use permit for passenger vehicle service in an I-1 (Light Industrial) zoning district with the following conditions:
1. No vehicle repair may occur outside.
2. Any overnight storage of vehicles must be located within the building.
PASSED by the City Council of the City of Blaine this 21st day of November, 2022.