DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF ONE (1) 201,600 SQUARE FOOT OFFICE/WAREHOUSE BUILDING, AN EIGHT (8) FOOT SOLID FENCE ON NORTH PROPERTY LINE AND FOR SHARED PARKING AND ACCESS, IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT FOR BLAINE PRESERVE BUSINESS PARK FOURTH ADDITION AT 3705 95TH AVENUE NE. UNITED PROPERTIES INVESTMENT, LLC. (CASE FILE NO. 15-0062/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
11/10/15 |
|
City Council (Conditional Use Permit) |
11/19/15 |
|
Action Deadline |
12/07/15 |
Planning Commission
At the time this report was drafted the Planning Commission had not met, a summary of the meeting will be sent under separate cover.
Background
On September 7, 2006 Blaine Ponds, LLC received Preliminary Plat and Master Development Plan approval for a business park development to be known as Blaine Preserve Business Park. At this time, United Properties Investment, LLC is requesting approval of a preliminary plat to replat an outlot in the original plat, a conditional use permit for the development of a new site in the plat, a zero lot line for a shared access, and an 8 foot fence on the north property line. As you are aware, all uses in the PBD zoning district require a separate conditional use permit. The original Master Plan approved in 2006 proposed three buildings in the location where the current building is being proposed. The three buildings proposed in the original Master Plan in 2006 were 63,500 square feet and two were 79,500 square feet for a square foot total of just over 220,000 sq feet.
Preliminary Plat
The proposed preliminary plat consists of one lot. A new building is proposed on Lot 1 of the plat. Because the property was previously platted as an outlot, park dedication has never been paid for the property. Park dedication would be due for the platted lot, which is 14.03 acres, at the industrial rate in effect at the time of final plat approval. Payment would be required prior to release of final plat mylars for recording. The current industrial rate for park dedication is $5,803 per acre for a total amount due of $81,416 in 2015.
The plat’s primary access point will be a single location on 95th Avenue, with a full intersection serving the development. It is the developer’s hope that this location would allow a traffic signal at some point in the future, which will depend on the intersection meeting traffic warrants for that type of improvement. An existing access for the north part of the development connects to Hamline Avenue at the Edith Lane alignment. A “No Truck Exit” sign will need to installed at this access to limit truck use on Hamline Avenue.
A RCWD permit is required for the proposed development.
The Developer will be responsible for development custom grading; installation of additional required sanitary sewer and services; water main extension and services; storm drainage improvements; storm water quality treatment, mailboxes; and all appurtenant items.
Construction sites grading one acre or more require a National Pollutant Discharge Elimination System (NPDES) Phase II Construction Activity Permit from the Minnesota Pollution Control Agency (MPCA) prior to construction. In order to obtain the permit, the Developer is required to include temporary and permanent erosion protection and sediment control Best Management Practices (BMPs), and a Storm Water Pollution Prevention Plan (SWPPP) information on the development grading plan. A building permit will not be issued until a copy of the permit application and SWPPP are submitted to the City.
Conditional Use Permit
All uses/sites in the PBD (Planned Business District) require a conditional use permit. Blaine Ponds, LLC is proposing to construct a 201,600 square foot office/warehouse building on proposed Lots 1 Block 1. There are no definite tenants for this building at this time however the approved land uses will include office, office/showroom, light manufacturing and warehouse. Outside storage is not permitted in the PBD. The building will be located west of Hamline Avenue and north of 95th Avenue NE.
There are 329 parking stalls provided on Lot 1. The number of parking stalls shown on the plan are required according to the zoning ordinance; however, the ability to provide additional parking in the rear of the site is possible if necessary. Therefore, the parking is considered sufficient on site.
All setbacks are being met with both the building and parking areas. The site does share access with the sites to the west, east, and south which is another aspect of the conditional use permit. A cross access agreement will be required for the shared access.
The following landscaping must be provided on the proposed Lots 1:
LOT 1
Overstory Trees: 85
Conifer Trees: 85
Ornamental Trees: 85
The landscape plan that has been provided meets the PBD standards for a building of this size. All landscape areas will need to be provided with underground irrigation and sod. The number of plantings on site can be reduced to meet the requirement above. The plantings on the north property line, northwest and northeast corners should remain as they are shown on the attached landscape plan. The applicant has shown a 2-3 foot berm on the north property line (that backs onto rear yards of homes that are in the City of Lexington) with an 8 foot fence and landscaping.
The building itself mainly consists of brick, composite metal panels and glass. It is an attractive building that carries a higher degree of finish.
Site plan approval is required on the site.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Pre-Plat
Site Plan
Grading Plan
Utility Plan
Landscape Plan
Building Elevations
Master/Concept Plan 2006
Body
WHEREAS, an application has been filed by United Properties Investment, LLC as Conditional Use Permit Case File No. 15-0062; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on November 10, 2015; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on November 19, 2015.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.80 of the Zoning Ordinance to allow for construction of one (1) 201,600 square foot office/warehouse building, an 8 foot solid fence on north property line and for shared parking and access, in a PBD (Planned Business District) zoning district for Blaine Preserve Business Park Fourth Addition at 3705 95th Avenue NE based on the following conditions:
1. No outside display or storage of products is allowed at any time within the development.
2. Permanent signage requires a separate permit approval process.
3. A cross access agreement will be required for the shared access with all adjacent sites.
4. The following landscaping must be provided on the proposed Lot 1:
Overstory Trees: 85
Conifer Trees: 85
Ornamental Trees: 85
5. Underground irrigation must be provided for the entire site.
6. All site lighting shall be downlit and shielded. All lighting within the development must meet requirements established by Section 33.02 of the Zoning Ordinance.
7. Site plan approval is required.
8. Developer to create a 2-3 foot high earth berm on the north property line to help mitigate off-site impacts.
9. The developer to construct an 8 foot solid board on board fence on the north property line.
PASSED by the City Council of the City of Blaine this 19th day of November, 2015.