DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF AN 80 ROOM, FIVE (5) STORY HOTEL AND ASSOCIATED SHARED PARKING AND A ZERO LOT LINE IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT AT 10611 BALTIMORE STREET NE. ELEVAGE DEVELOPMENT GROUP. (CASE FILE NO. 16-0035/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
08/10/16 |
|
City Council (Conditional Use Permit) |
09/01/16 |
|
Action Deadline |
09/05/16 |
Planning Commission
The Planning Commission voted to approve the conditional use permit but recommended that the condition regarding restaurant uses in the multi-tenant retail building be removed. The applicants spoke on their behalf at the public hearing and asked that the ordinance be adhered to regarding the parking calculations for hotels, and that the multi-tenant retail building not be limited to non-restaurant uses.
Background
Elevage Development Group is requesting the approval of a conditional use permit that would allow for the construction of a hotel in the PBD (Planned Business District). All uses in this district require a conditional use permit. The location of the hotel is between Bricks restaurant and the multi-tenant retail building on the west side of Davenport Street and near the intersection with 107th Avenue NE. The hotel would actually be constructed on the same lot as the multi-tenant retail building (see note below regarding lot lines).
The proposed 5-story hotel would include 80 rooms and would operate all day every day. The building height will be approximately 50-feet, however there is no height restriction in the PBD zoning district. The first floor of the hotel includes a kitchen, lounge area, offices and a fitness room. The other floors would contain guest rooms. The applicant believes the hotel’s location adjacent to the National Sports Center is a great benefit and that there is a need for a hotel in this area.
Staff’s main concern with this development is the amount of required and provided parking. Part of this conditional use permit is shared parking and zero lot lines between the site to the north and this site. This particular site also contains two buildings. To the north is Bricks restaurant and to the south is a multi-tenant retail building. The parking calculation for all three sites is as follows:
• Bricks-requires 57 stalls for restaurant and bar area
• Multi-tenant retail building-81 stalls required for retail uses in the 16,200 square foot building (no restaurants)
• Hotel-80 stalls required at a ratio of 1 per room (this has been used for other hotel developments in Blaine through the CUP review and exceeds our typical zoning code standard).
The total number of required parking spaces for all three sites is 218 stalls. There are 219 stalls provided on site. Because this calculation is based on the fact that there are no restaurants in the multi-tenant building, a condition has been added to this approval that there shall be no restaurant tenants in that building unless more parking can be provided on site. *With regard to the City’s Zoning Ordinance requirements for hotels, it should be made clear that the current ordinance requires one stall for every three hotel rooms. This ordinance has been in place for more than 30 years and staff believes it is outdated and really not logical. For the other hotel development along Highway 65 and Baltimore, the one stall for one room ratio was used and staff believes this is much more realistic. In fact, there are other developments in which the City has also limited restaurant uses for lack of parking. This area is not equipped to handle on street parking and there is limited parking available for major events in this area. Staff is trying to minimize the parking issues on site and in the area in general by requiring the higher number of stalls. Additionally, the condition regarding restaurant uses in the multi-tenant retail space has been changed to indicate staff will review the parking requirements for each use when they apply for a certificate of occupancy in this building. The applicant should be aware that restaurant uses may not be allowed if the parking calculations of the use do not meet the restaurant parking requirements for the site. A restaurant for the multi-tenant building would require a Conditional Use Permit review which is consistent with the site’s original approval in 2006.
The applicant must make an application for site plan approval and provide the associated Site Improvement Performance Agreement and associated financial guarantee.
While the building materials are not called out on the plans, it appears as though the building is constructed of brick, stucco or EIFS and glass, which meets the requirements of the Highway 65 Overlay District. This information will need to be confirmed through site plan approval and the building must meet the requirements of the Highway 65 Overlay District.
The landscape plan that has been provided is lacking some information. A full size landscape plan will be required that includes all existing and new landscaping over the entire site (including the landscaping provided for the multi-tenant retail building.) The landscape plan must meet the Highway 65 Overlay District. Staff will further review the landscape plan through Site Plan Approval.
The applicant will need to obtain a permit from the Coon Creek Watershed District prior to issuance of site plan approval and building permits.
All lighting on site must meet the requirements of the zoning ordinance. Pole mounted lighting is limited to 20 feet in height.
All signage is issued under a separate permit. Park dedication has been paid for these parcels.
The hotel building, as proposed, crosses over the lot line between Lot 1 (Bricks) and Lot 2 (multi-tenant retail building). Prior to obtaining formal Site Plan Approval or a Building Permit the applicant will either need to:
• Combine the two lots into one tax parcel thus effectively removing the lot line between the two lots
Or
• Re-plat the property to match the building footprints that are proposed. This will involve a separate plat process and application through the Planning Commission and City Council.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Maps
Narrative
Site Plan
Floor Plans
Building Elevations
Layout Plan
Landscape Plan
Unapproved Minutes 8/10/16 Planning Commission
Body
WHEREAS, an application has been filed by Elevage Development Group as Conditional Use Permit Case File No. 16-0035; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on August 10, 2016; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on September 1, 2016.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 31.30 of the Zoning Ordinance to allow for the construction of an 80 room, five (5) story hotel and associated shared parking and a zero lot line in a PBD (Planned Business District) zoning district at 10611 Baltimore Street NE based on the following conditions:
1. Site plan approval is required along with the associated Site Improvement Performance Agreement and financial guarantee.
2. The development of the site must meet the Highway 65 Overlay District requirements and the parking requirement of one stall for every room in the hotel.
3. A shared parking and access agreement must be provided prior to issuance of site plan approval and building permits.
4. The applicant must confirm that the exterior materials on the building will meet the Highway 65 Overlay District.
5. A full size landscape plan will be required that includes all existing and new landscaping over the entire site (including the landscaping provided for the multi-tenant retail building.) The landscape plan must meet the Highway 65 Overlay District.
6. The applicant will need to obtain a permit from the Coon Creek Watershed District prior to issuance of site plan approval and building permits.
7. All lighting on site must meet the requirements of the zoning ordinance. Pole mounted lighting is limited to 20 feet in height.
8. All signage is issued under a separate permit.
9. The hotel building, as proposed, crosses over the lot line between Lot 1 (Bricks) and Lot 2 (multi tenant retail building). Prior to obtaining formal Site Plan Approval or a Building Permit the applicant will either need to:
• Combine the two lots into one tax parcel thus effectively removing the lot line between the two lots
Or
• Re-plat the property to match the building footprints that are proposed. This will involve a separate plat process and application through the Planning Commission and City Council.
PASSED by the City Council of the City of Blaine this 1st day of September, 2016.