Public Hearing - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit for Indoor Auto Sales in an I-1 (Light Industrial) Zoning District at 1630 91st Avenue NE, #112. Refine Motors LLC (Case File No. 23-0013/EES)
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Executive Summary
The applicant is requesting a Conditional Use Permit (CUP) for indoor auto sales, which is a conditional use in industrial districts. The applicant will be purchasing salvage vehicles for specific customers and repairing them. No storage of cars is proposed.
Schedule of Actions
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City Council (Conditional Use Permit) |
03/06/23 |
|
Action Deadline |
04/08/23 |
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 Comprehensive Plan.
Surrounding Zoning and Uses
The property is surround by a mixture of I-1 (Light Industrial) and I-2 (Heavy Industrial) properties. The property is located in a condo industrial building with a variety of manufacturing, warehousing, and office uses. The condo building to the west includes similar uses and a few auto repair uses.
Existing Conditions
The building is a textured concrete building on an approximately 3.5 acre property. The applicant owns suites 113 and 112 of the building and is operating an auto repair business. They wish to separate 112 from 113 and utilize it for indoor auto sales.
History
A conditional use permit was granted in 2010 (PC09-0005/Resolution 10-41) for auto body repair in suite 112.
Evaluation of Request
Site Plan
No site changes are proposed. The building was built in 2001 and all current setbacks and site design requirements are met.
Architecture
No building changes are proposed. The building is block with windows along the front facades and dock doors in the rear. All current architectural control standards are met.
Grading/Storm Drainage
No site changes are proposed. Therefore, the grading and storm water drainage will remain unchanged.
Wetlands/Watershed
No site changes are proposed. Therefore, there are no wetland impacts and no watershed review required.
Access/Street Design
The existing access points to the property will remain unchanged. No additional site access will be granted and no additional street design will be required.
Easements/Right-of-way/Permits
No site changes are proposed. Therefore, no additional easements or right-of-way are required. The project will be required to obtain any additional building permits as required.
Conditional Use Permit
The applicant is requesting a conditional use permit for indoor auto sales. The applicant does not intend to have a stock of vehicles stored on the property, but instead will purchase salvage cars for specific customers and repair the vehicles for sale. No vehicle storage is proposed.
A city exercises “quasi-judicial” authority when considering a CUP application. This means the city’s role is limited to applying the standards in the ordinance to the facts presented by the application. The city acts like a judge in evaluating the facts against the standards.
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 cause an increase 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 use is compatible with the surrounding light industrial uses. All business activities will occur inside.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. No change in appearance is proposed from the current condition.
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 use is consistent with the purpose of the district to provide for the development of small to large scale industry and related services.
6. The use shall not be in conflict with the comprehensive plan of the City. The proposed use is consistent with the comprehensive plan.
7. The use will not cause traffic hazard or congestion. The proposed project 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 reconfiguration of suites already has the required utility services, adequate roads and necessary drainage facilities to service the proposed project.
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 website.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Applicant’s Narrative
Floor Plan
Site Plan
Resolution 10-41
Public Comments
Body
WHEREAS, an application has been filed by Refine Motors LLC as Conditional Use Permit Case File No. 23-0013; and
WHEREAS, said case involves the property described as follows:
Unit 112 CIC NO 106 Eldorado Office Warehouse Inc 1st Amended, together with Common Element, Subject to Easement of Record.
WHEREAS, the Blaine City Council held a public hearing on March 6, 2023, regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on March 6, 2023; 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 (h) and 27.04 of the Zoning Ordinance to allow indoor vehicle sales with the following conditions:
1. Major auto repair, as previously authorized by Resolution 10-41, may continue under the following conditions:
a. No work pertaining to the business can be done outside.
b. Inside use of the building must comply with all fire and building codes.
c. No more than six damaged vehicles, or vehicles that are being worked on, are to be parked outside at any given time.
d. Any damaged vehicles that are stored outside shall be parked in the approved designated six (6) parking stalls.
2. Indoor auto sales limited to vehicles purchased and repaired for specific customers.
3. No outside storage permitted.
PASSED by the City Council of the City of Blaine this 6th day of March, 2023.