DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF A 16,225 SQUARE FOOT HARDWARE STORE (HARBOR FREIGHT) IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT ON A 1.45 ACRE LOT IN NORTH CENTRAL COMMONS, LOCATED AT 11727 ULYSSES LANE NE. CAMPBELL PROPERTIES LIMITED PARTNERSHIP II (HARBOR FREIGHT TOOLS) (CASE FILE NO. 18-0031/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/08/18 |
|
City Council (Conditional Use Permit) |
06/07/18 |
|
Action Deadline |
06/16/18 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Background
Harbor Freight Tools is proposing to construct a building located on the northeast corner of 117th Avenue and Ulysses Lane NE, just north of the Goodwill store. The site is zoned PBD (Planned Business District) and each use in this district requires a conditional use permit. In addition, the site needs to meet the Highway 65 Overlay District requirements for landscaping and building elevations.
The building being proposed is 16,225 square feet in size. The building has a front entrance facing the north with a with a loading area/delivery area on the west side of the building. The applicant has added a 12-foot high integral color rock face block wall on the west side of the delivery area to block the view of the trucks that are parked in that area.
A total of 73 parking stalls are required for this site after doing a parking calculation for a retail use. Only 54 stalls are provided on site. In the instances where the site plan does not meet parking requirements, staff asks that proof of parking plans be submitted to make sure that the stalls could be provided if absolutely necessary. The applicant has presented a proof of parking plan that indicates how the 73 stalls can be provided on site, but there is a problem with this proof of parking plan. The applicant has indicated that a storm water area will be positioned in the location of the proof of parking stalls. As a conditional of approval, the applicant will need to supply a different plan that indicates how storm water will be handled if the proof of parking is ever required to be constructed. This may include an underground system to handle the water.
The site plans indicate that trash dumpsters will be located on the west side of the site. The applicant must be aware that any dumpsters must be fully enclosed with an enclosure that matches the building. Dumpsters will not be allowed outside of an enclosure. This has been added as a condition of approval.
The building being proposed does not meet the Highway 65 Overlay District Standards with regard to materials used on each elevation. As you know, a combination of three upgraded materials (brick, stone, glass, EIFS, stucco, or integral color rock face block or decorative metal) must be present on at least 50% of the building and be present on all four sides of the building. The current elevations include stone, glass and decorative metal on only some portions of the building. Staff is working with the applicant to include glass on other elevations to bring the building into compliance with the Overlay District requirements.
The landscaping plan that has been proposed generally meets the Highway 65 Overlay District standards but does not meet the oversizing requirement. At least 25% of the trees must be oversized with overstory trees oversized to 3 inch caliper and conifer trees oversized to 8 feet in height. Oversizing is not recommended for ornamental trees, which are required to be at least 2 inch caliper.
All signage is issued under a separate permit.
All pole mounted lighting is limited to 20-feet in height. The applicant must supply a lighting plan and fixture cut-sheets prior to issuance of building permits.
Park dedication was previously paid when the property was platted.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Proof of Parking Plan
Grading Plan
Landscape Plan
Floor Plan
Exterior Elevations
Body
WHEREAS, an application has been filed by Campbell Properties Limited Partnership II (Harbor Freight Tools) as Conditional Use Permit Case File No. 18-0031; and
WHEREAS, said case involves the land described as follows:
THAT PRT OF LOT 4 BLOCK 1 NORTH CENTRAL COMMONS LYG NWLY OF A LINE DRAWN FROM NE COR OF LOT 5 SD BLK 1 TO SW COR OF LOT 3 SD BLK 1, SUBJ TO EASE OF REC
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 8, 2018; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 7, 2018.
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 a 16,225 square foot hardware store (Harbor Freight) on a 1.45 acre lot in North Central Commons at 11727 Ulysses Lane NE, based on the following conditions:
1. A total of 73 parking stalls are required for this site after doing a parking calculation for a retail use. The applicant has supplied a proof of parking plan that meets this requirement but the applicant will need to supply a additional information that indicates how storm water will be handled if the proof of parking is ever required to be constructed. This may include an underground system to handle the water.
2. The applicant to indicate on the site plan that the dumpsters will be fully enclosed with an enclosure that matches the building.
3. At least 25% of the trees must be oversized, and overstory trees must be oversized to 3 inch caliper and conifer trees must be oversized to 8 feet in height. Oversizing is not recommended for ornamental trees, which are required to be at least 2 inch caliper.
4. All signage is issued under a separate permit.
5. All pole mounted lighting is limited to 20-feet in height. The applicant must supply a lighting plan and fixture cut-sheets prior to issuance of building permits.
6. No exterior overnight storage of pallets or delivered products.
7. No overnight storage of semi-trailers or delivery vehicles unless they are positioned behind the 12 foot screen wall on the west side of the building.
8. Applicant should be aware of future MNDot improvements at the intersection of TH 65 and 117th Avenue NE. As part of MNDot’s Access Management Plan there is a proposed improvement that is directly adjacent to the proposed site. The proposed improvement will include a full interchange at this intersection. This MNDot improvement currently does not have a scheduled timeframe or allocated funding. Applicant to recognize that future changes made to Highway 65 could impact how the site is accessed in the future.
9. Storage or display of retail items not permitted in the parking area, driveway surface, or front sidewalk area. All display items to be inside the building.
10. Applicant must provide building elevations that meet the Highway 65 Overlay District prior to issuance of site plan approval.
11. Site plan and grading plan approval is required prior to any work being performed on site and issuance of building permits.
12. Applicant to obtain Coon Creek Watershed District permit prior to start of site work.
PASSED by the City Council of the City of Blaine this 7th day of June, 2018.