DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT AMENDMENT TO RESOLUTION 14-198 TO ALLOW FOR AN AMUSEMENT/RECREATION USE (CLUB PILATES), ONE FUTURE RESTAURANT AND GENERAL RETAIL USES AT THE CAVNER COMMONS DEVELOPMENT LOCATED AT 10945, 10961 AND 10995 CLUB WEST PARKWAY. HC DEVELOPMENT II LLC (CASE NO. 18-0059/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
09/11/2018 |
|
City Council (Conditional Use Permit) |
10/04/2018 |
|
Action Deadline |
10/16/2018 |
Planning Commission
The motion was passed unanimously. There were no comments from the public.
Background
In 2014, the City Council approved a conditional use permit amendment for Cavner Commons on the northeast corner of 109th Avenue and Club West Parkway that allowed the applicant to construct the 3rd and final building in that development. There are two single-level, multi-tenant retail buildings and a large medical office building and all of these buildings share a parking field, which was approved with the conditional use permit amendment.
The total square footage of the three buildings in this development is 73,055 square feet. With regards to parking, the parking needs for the overall site have been calculated and 340 stalls are required for the entire site. There are 346 stalls on this site. This calculation does not include potential higher parking demand uses that might occupy these spaces so the resolution that governs the site states that no restaurants are allowed in this building. The resolution specifically spells out what uses are allowed on the site and they are as follows:
“The following uses are permitted, by this CUP, in the two single level, multi-tenant buildings:
• Permitted uses outlined in Zoning Ordinance Section 30.32(a) bank
• medical product sales
• dry cleaning
• barber/beauty shop
• jewelry store
• book store
• musical instrument store
• card/flower shop
• optical goods store
• travel bureau
Restaurants of any type, other general retail uses or any auto related uses will not be permitted with this CUP.”
The applicant currently has a tenant that would occupy a 2,275 square foot tenant space in the last building that was constructed and it is a pilates studio. If you recall, this type of fitness studio is considered as amusement and recreation in all other zoning districts and it requires a conditional use permit in all circumstances. The reason it requires a conditional use permit is due to the unique parking requirements of such fitness tenants. This use is currently not allowed on this site due to the constraints of the existing resolution of approval.
The applicant, HC Development, has asked to pursue the approval of this type of user so they had a parking study done for this site to determine if this type of use could be accommodated with the parking provided on this site. The parking study was done by SRF Consulting and the study indicated that this tenant and future uses could be accommodated by the parking provided on site.
The applicant has requested that the conditional use permit be amended to include general retail, restaurant and amusement/recreation uses.
While staff concurs that the existing uses, general retail-because it has same parking requirements as office and the one amusement and recreation use can be accommodated by the existing parking field, there are still concerns with the overall parking on site if the restaurants and other parking intensive uses are allowed on this site. The study does a good job of analyzing each tenant that is currently in the building using industry standards for parking requirements; however, the study does not take into consideration the actual parking requirements the City’s zoning ordinance has in place. According to ordinance requirements, the site has almost exactly the required stalls for the square footages of the buildings on site. That calculation does not include restaurants or other uses that have a greater parking requirement. That calculation is based on retail services and office uses that require one stall per every 200 square feet of tenant space. Restaurants require one space for every 100 square feet of tenant space.
Staff is amenable and is recommending the CUP be amended to allow:
• Amusement and recreation use (Club Pilates) with up to 2,275 square feet
• General retail uses
• Café/coffee shop up to 2,800 sq feet (without bar). The parking study does support that at least one small (up to 2,800 square foot) restaurant (without a bar) could be added and still have the site meet parking requirements
Staff is uncomfortable in generally allowing restaurant uses based on the analysis in the previous paragraph. If the applicant has a larger restaurant tenant or other amusement and recreation tenant a further conditional use permit amendment must be obtained so parking can be analyzed at that time.
Please note that the site is up to date on all other zoning ordinance requirements.
For informational purposes, the Club Pilates narrative and floor plan have been provided for your review. The pilates studio will provide small group classes and private training. Group classes are limited to a maximum of 12 students with one instructor. The busiest class times are generally 5-7:00 p.m. during the week, and all classes during the weekend. The studio is open 7 days a week. The maximum occupancy at the studio is 19.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Narrative - HC Development
Parking Study (includes site plan)
Narrative - Club Pilates
Floor Plan - Club Pilates
Resolution 14-198
Body
WHEREAS, an application has been filed by HC Development II, LLC as Conditional Use Permit Case File No. 18-0059; and
WHEREAS, said case involves the land described as follows:
LOTS 1, 2 AND 3, BLOCK 1, CAVNER COMMONS, ANOKA COUNTY, MINNESOTA.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on September 11, 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 October 4, 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 29.80 of the Zoning Ordinance to allow for a Conditional Use Permit Amendment to Resolution 14-198 to allow for an amusement/recreation use (Club Pilates), one future restaurant of up to 2,800 square feet and general retail uses at the Cavner Commons development based on the following conditions:
1. This CUP resolution, for Lot 2, Block 1; Cavner Commons, replaces previously approved Resolution No. 14-198.
2. No overnight storage of delivery vehicles unless approval is received from the Zoning Administrator.
3. The following uses are permitted, by this CUP, in all buildings within Cavner Commons:
Permitted uses outlined in Zoning Ordinance Section 30.32(a)
• Bank
• medical product sales
• dry cleaning
• barber/beauty shop
• jewelry store
• book store
• musical instrument store
• card/flower shop
• optical goods store
• travel bureau
• one 2,800 square foot restaurant (coffee shop or café without bar)
• one 2,275 square foot amusement and recreation tenant
• other general retail/commercial uses unless listed as Conditional Uses in Zoning Section 30.24 in which case they are not permitted.
4. Any modification to the uses listed in this resolution will require a specific CUP amendment, with Public Hearing, and subsequent City Council approval.
PASSED by the City Council of the City of Blaine this 4th day of October, 2018.