Public Hearing - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Occupy and Operate a Mental Health Therapy Use (Medical Office) Focused on Children and Adolescents in a PBD (Planned Business District) Zoning District at 3629 95th Avenue NE. MedWay Support Services (Case File No. 22-0026/SLK)
end
Executive Summary
The applicant is proposing to operate a mental health therapy office that assists children with increasing their social and emotional functioning that may be impaired due to a number of difficult life situations.
Schedule of Actions
|
City Council (Conditional Use Permit) |
05/02/22 |
|
Action Deadline |
06/05/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner, and Teresa Barnes, Project Engineer
Medway Support Services is proposing a medical type office for mental health therapy focused on children and adolescents. Counselors and care providers will teach coping and personal management skills in a classroom setting to patients. The therapy will help patients develop skills to manage various mental health challenges ranging from autism to a variety of mental health diagnoses.
Zoning
The property is zoned PBD (Planned Business District) and all uses in the PBD zoning district require a conditional use permit.
Surrounding Zoning and land uses
The parcels to the west, east and south are zoned PBD (Planned Business District). The parcel to the north is a vacant parcel that appears to have wetlands and is zoned R-1 (Single Family).
Existing Conditions
The site has an existing 25,000 square foot building and parking lot that was approved in 2009. The parcel is approximately 3.67 acres.
History
The site was previously approved (2009) for post-secondary education, Rasmussen College.
Evaluation of Request
Site Plan
The applicant does not propose to do any site work inside the building or outside on the site. The existing building is 25,000 square feet. All setbacks, building materials, and lighting were previously approved in 2009. The property has 207 stalls on site and the applicant does not anticipate more than 100 total stalls needed daily. The medical therapy type use anticipates 45-50 employees and 50 children arriving during normal working hours of 8 a.m. to 5:30 p.m. Monday through Friday.
Architecture
The existing building is constructed primarily of brick and glass.
Landscaping
The landscaping on site was approved with the construction of the building in 2009.
Grading/Storm Drainage
The applicant does not propose to do any site work inside the building or outside on the site, therefore, the existing conditions will remain. Engineering is not aware of any issues within the area.
Wetlands/Watershed
The applicant does not propose to do any site work inside the building or outside on the site, therefore, a watershed permit is not required. The existing conditions will remain.
Access/Street Design
The applicant does not propose to do any site work inside the building or outside on the site, therefore, the existing conditions will remain. Engineering is not aware of any issues with the access to the site and does not anticipate any traffic related issues with the proposed use.
Easements/Right-of-way/Permits
The applicant does not propose to do any site work inside the building or outside on the site, therefore, the existing conditions will remain; no additional easements or right-of-way are required.
Conditional Use Permit
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 proposed medical therapy 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. (Ord. No. 20-2447, 7-20-2020) The adjacent properties to the west, east and south are zoned PBD (Planned Business District) which is the same zoning as this site. 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 medical therapy use will operate within the building and adequate parking is provided on site.
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. An intent of the PBD zoning district is to provide opportunity for greater flexibility in arranging land uses according to relative compatibility, convenience, and community needs. This use meets the intent of the PBD district.
6. The use shall not be in conflict with the comprehensive plan of the City. The Comprehensive Plan designation is PI (Planned Industrial/(Planned Commercial) which is for a mixture of industrial and commercial type uses. This use is not in conflict with the Comprehensive Plan.
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 has the necessary utilities, access roads, and drainage to be adequately served.
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
Site Plan
Building Elevation
Floor Plan
Narrative/Parking Analysis
Body
WHEREAS, an application has been filed by Minnesota Management Inc. as Conditional Use Permit Case File No. 22-0026 for MedWay Support Services; and
WHEREAS, said case involves the property described as follows:
Lot 1 Block 1 Blaine Preserve Business Park Second Addition
WHEREAS, the Blaine City Council held a public hearing and has reviewed said case on May 2, 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 30.52 (d) and 27.04 of the Zoning Ordinance to occupy and operate a mental health therapy use (medical office) focused on children and adolescents in PBD (Planned Business District) zoning district with the following conditions:
1. All signage requires a separate permit meeting the requirements of the zoning ordinance.
2. The applicant must obtain a certificate of occupancy from the City prior to occupying the building.
PASSED by the City Council of the City of Blaine this 2nd day of May, 2022.