DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A ONE (1) FOOT VARIANCE TO THE TWENTY (20) FOOT PARKING STALL LENGTH TO ALLOW A NINETEEN (19) FOOT STALL LENGTH AND ELEVEN (11) ADDITIONAL PARKING STALLS ON SITE AT 11225 ULYSSES STREET NE. TCO REAL ESTATE FUND 1 LLC (TWIN CITIES ORTHOPEDICS) (CASE FILE NO. 16-0050/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
12/13/16 |
|
City Council (Variance) |
01/19/17 |
|
Action Deadline |
02/13/17 |
Planning Commission Action
The Planning Commission voted unanimously to approve the variance. There were no comments at the public hearing.
Background
Rezoning
Twin Cities Orthopedics (TCO) is proposing to construct a 50,000 square foot, three-story medical office building at 11225 Ulysses Street NE. TCO selected this site to meet the needs of its patient base in the community and surrounding area.
TCO evaluated design options to reduce the required space for program requirements to approximately 50,000 square feet from an original 60,000 square feet. Because of the site constraints such as wetlands and parking requirements the applicant has designed a 50,000 square foot 3 story building. The height of the building be proposed by TCO is approximately 48 feet.
The parcel is currently zoned B-2 (Community Commercial). This zoning district does not permit buildings to exceed 2.5 stories or 36 feet, whichever is less. The B-3 (Regional Commercial) zoning district allows buildings up to three (3) stories or 50 feet without a Conditional Use Permit. Therefore, the applicant has requested approval of a rezoning of the parcel from B-2 (Community Commercial) to B-3 (Regional Commercial). The property adjacent to the north is currently zoned B-3, therefore, this would be a boundary extension of the B-3 zoning district.
The medical office use is a permitted use in both the B-2 or B-3 zoning districts.
Preliminary Plat
The proposed plat creates one lot. Lot 1 is 4.02 acres and is the site of the proposed TCO Medical Office Building.
Park dedication will be due with the platting of one lot. The 2017 park dedication rate for commercial development is $8,704/acre for a total due of $26,547.20 (for 3.05 upland acres). This fee will need to be paid, at the rate in effect at the time of Final Plat, prior to release of final plat mylars for recording at Anoka County.
Applicant will need to receive a Coon Creek Watershed District Permit prior to any site work. The applicant has been working with the Watershed District for the filling of wetland on the site and will be purchasing wetland credits from the Blaine EDA to compensate for the filling.
Variance
The variance being requested is a one (1) foot variance to the 20-foot parking stall length allowing a 19 foot stall length. The drawings submitted by the applicant have indicated the variance would include the interior head-to-head parking stalls. The one foot stall length reduction would allow the applicant to provide 11 additional stalls on site. City staff has contacted several other communities in the area and some of these Cities permit 19 foot stall lengths. Staff is amenable to granting this variance and the recommendation is for approval.
Recommendation
By motion, approve the Resolution.
Attachments
See report for Rezone.
Body
WHEREAS, an application has been filed by TCO Real Estate Fund 1 LLC (Twin Cities Orthopedics) as Case File No. 16-0050; and
WHEREAS, said case involves the land described as follows:
LOT 1, BLOCK 1, TCO BLAINE ADDITION
WHEREAS, a public hearing has been held by the Blaine Planning Commission on December 13, 2016; and
WHEREAS, the Blaine Planning Commission recommends said Variance be approved; and
WHEREAS, the Blaine City Council has reviewed said case on January 19, 2017.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a variance is hereby approved per Sections 30.20 and 33.14 (b)(1) of the Zoning Ordinance to allow for a one (1) foot variance to the twenty (20) foot parking stall length to allow a nineteen (19) foot stall length and eleven (11) additional parking stalls on site, with the following rationale:
1. Exceptional circumstances, such as the placement and extent of regulated wetlands, apply to this property, which do not generally apply to other properties in the same zone or vicinity.
2. A variance would not be detrimental to the purposes of this ordinance or to other properties in the area.
PASSED by the City Council of the City of Blaine this 19th day of January 2017.