Development Business - Lori Johnson, City Planner
Title
Title
Granting a Conditional Use Permit to Construct a 50,150 Square Foot, Two-Story Medical Office Building in a PBD (Planned Business District) Zoning District at 4181 108th Avenue NE. Lexington Meadows Medical Office Building (Terrain Holdings, LLC) (Case File No. 21-0028/LSJ)
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Executive Summary
This is an application for a conditional use permit in a PBD (Planned Business District) zoning district to construct a medical office building in the Lexington Meadows development.
Schedule of Actions
|
Planning Commission Public Hearing |
05/11/21 |
|
City Council (Conditional Use Permit) |
07/07/21 |
|
Action Deadline |
08/14/21 |
Background
Staff report prepared by Lori Johnson, City Planner
The applicant, Terrain Holdings, LLC, is proposing to construct a 50,150 square foot, two-story, medical office building on a lot within the Lexington Meadows development. The lot on which this building will be located is on the immediate southwest corner of 109th Avenue and Lexington Avenue and will be final platted prior to site plan approval or building permits being issued.
The narrative indicates that this building will contain a single user and is conceptualized as a “health village”. The site is zoned PBD (Planned Business District) and all uses require a conditional use permit in this zoning district.
This building will include a primary care clinic, urgent care clinic, specialty care clinic, cardiac diagnostics and rehabilitation clinic, and imaging and lab services. The building will operate 7 days a week from 7AM to 8PM. Evening and weekend hours would be utilized for the 12 bay urgent care clinic.
The site has 292 parking stalls for the entire building. The parking requirement for medical office buildings is one space for every 150 square feet of the building, which would equal 334 spaces. Typically there is about 10-15% of the total building space that could never be converted to usable space due to stairwells, elevators and mechanical spaces. When 10-15% of this area is taken out of the equation, 294 stalls is an acceptable number of parking spaces for this site.
The building is comprised of brick, metal panels and glass, and the renderings meet the architectural requirements of the PBD (Planned Business District). The floor plan is not yet totally completed for the building.
The landscape plan that has been submitted does not meet the ordinance requirements of the PBD and Highway 65 Overlay Sections. The landscape plan only takes into consideration one story of the building, therefore the following landscaping is required on the plans:
• Overstory Trees: 38
• Conifer Trees: 38
• Ornamental Trees: 38
At least 25 percent of the total number of trees provided must be oversized, with overstory trees being at least 3-inch caliper, conifer trees being 8 feet in height, and ornamental trees being 2 ½-inch caliper. Location of the proposed landscaping will have to take into account the location of the existing overhead power lines and if placed along 109th Ave NE, may require Anoka County approval.
There is one location on the plan where the 10-foot side yard parking setback is not met, and the site plan must be changed to meet this requirement. This is on the western property line adjacent to the parking stalls. The parking setback shown is 8.2 feet, and this setback needs to be 10 feet. This change can be handled through site plan approval.
It is unclear how trash will be handled on site and this information can be presented during the site plan approval process. If trash and recycling is going to be handled on the exterior of the building, an enclosure for the bins must be constructed with materials that match those on the building.
A lighting plan shall be presented that indicates that the site will be meeting lighting ordinance requirements. All exterior fixtures must be downlit and shielded to prevent glare or spill. All light poles are limited to 20 feet in overall height.
All signage is issued under a separate permit.
A Rice Creek Watershed District permit is required prior to any work being performed on site.
Administrative site plan approval is required prior to any work being performed on site. Site plan approval will not be granted until the City receives a signed site improvement performance agreement and the associated financial guarantee.
A final plat must be approved by the City Council and the mylars released for recording prior to issuance of any building permits.
Strategic Plan Relationship
The Growth Management section identifies “assist developer to complete the Lexington Meadows plan” which this developer meets.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. 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.
4. Posted (sign) on the property with contact information for the Planning Department.
No comments were received for the public hearing notice.
Staff Recommendation
By motion, approve the resolution.
Attachment List
Zoning and Location Map
Site Plan
Utility Plan
Grading Plan
Landscape Plan
Floor Plans
Exterior Building Elevations
Narrative
Approved Planning Commission Meeting Minutes 5/11/21
Body
WHEREAS, an application has been filed by Lexington Meadows LLC (Terrain Holdings, LLC) as Conditional Use Permit Case File No. 21-0028; and
WHEREAS, said case involves the land described as follows:
Lot 1, Block 1, Lexington Meadows 4th Addition.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 11, 2021; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on July 7, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 30.50 of the Zoning Ordinance to construct a 50,150 square foot, two-story medical office building in a PBD (Planned Business District) zoning district based on the following conditions:
1. The site and buildings must be constructed in conformance with the plans presented for this conditional use permit. The site and building must meet the requirements of the zoning ordinance.
2. Administrative site plan approval is required prior to any work being performed on site. Site plan approval will not be granted until the City receives a signed site improvement performance agreement and the associated financial guarantee.
3. A final plat must be approved by the City Council and the mylars released for recording prior to issuance of any building permits.
4. Rice Creek Watershed District permit is required prior to any work being performed on site.
5. A lighting plan must be presented that indicates that the site will be meeting lighting ordinance requirements. All exterior fixtures must be downlit and shielded to prevent glare or spill. All light poles are limited to 20 feet in overall height.
6. All signage is issued under a separate permit.
7. It is unclear how trash will be handled on the site and this information must be presented during the site plan approval process. If trash and recycling is going to be handled on the exterior of the building, an enclosure for the bins must be constructed with materials that match those on the building.
8. There is one location on the plan where the 10 foot side yard parking setback is not met, and the site plan must be changed to meet this requirement. This is on the western property line adjacent to the parking stalls. The parking setback shown is 8.2 feet, and this setback needs to be 10 feet. This change can be handled through site plan approval.
9. The landscape plan that has been submitted does not meet the ordinance requirements of the PBD and Highway 65 Overlay Sections. The landscape plan only takes into consideration one-story of the building, therefore the following landscaping is required on the plans:
• Overstory Trees: 38
• Conifer Trees: 38
• Ornamental Trees: 38
10. At least 25% of the total number of trees provided must be oversized, with overstory trees being at least 3-inch caliper, conifer trees being 8 feet in height, and ornamental trees being 2 ½-inch caliper. Location of the proposed landscaping will have to take into account the location of the existing overhead power lines, and if placed along 109th Ave NE, may require Anoka County approval.
PASSED by the City Council of the City of Blaine this 7th day of July, 2021.