Development Business - Lori Johnson, City Planner
Title
Granting a Conditional Use Permit for the Construction of Two Apartment Buildings Totaling 152 Units in a DF (Development Flex) Zoning District on the Northwest Corner of 85th Avenue and 93rd Avenue (Airport Road). Glenfield Park Estates (Kuepers Inc.) (Case File No. 21-0011/EES)
Executive Summary
The applicant is requesting a conditional use permit to allow for the construction of two apartment buildings totaling 152 units. The proposal is consistent with the land use and zoning for the parcel and previous similar approvals. Staff recommends approval with the listed conditions.
Schedule of Actions
|
Planning Commission Public Hearing |
03/09/21 |
|
City Council (Conditional Use Permit) |
04/05/21 |
|
Action Deadline |
04/10/21 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
In February 2021, the City Council approved a comprehensive plan amendment for Groveland Village establishing High Density Residential (HDR) land use for two lots within the subdivision for a future apartment project. The property was also rezoned at that time to DF (Development Flex) to allow for the proposed residential uses.
At this time, the developer of the apartment portion of the Groveland Village project is seeking a conditional use permit for two 4-story apartment buildings, 1-story of parking and 3-stories of residential units to be known as Glenfield Park Estates. The conditional use permit is required to establish the standards of the DF zoning for the project.
Conditional Use Permit
The project consists of 152 units on 8 acres. The unit mix is described below:
Building 1:
• 28 One Bedroom
• 54 Two Bedroom
Building 2:
• 24 One Bedroom
• 46 Two Bedroom
The rents for these units will start at $1,195. The sizes of the units range from 778-1,118 square feet.
Project amenities include a community room, fitness center, theater room, storage, outdoor pool, and a play area for children.
The exterior of the building includes a combination of stone, premium steel lap and board and batten siding, and glass. This meets the Highway 65 Overlay District standards that the City Council directed be applied to all apartment projects in the DF zone. The proposed building meets these requirements.
There is one level of underground parking provided in each building. One stall is provided for each unit within the building, with an additional 153 stalls in the parking lot. This meets the requirement of two stalls per unit, with at least one as underground parking.
The submitted landscape plan meets the base landscaping requirements, however, as an apartment project in the DF zoning district, the Highway 65 landscaping standards apply. This requires 50% more of each type of tree and 25% of the trees must be oversized. The required landscaping quantities are:
a) Lot 1:
• Overstory: 31
• Conifer: 25
• Ornamental: 25
b) Lot 2:
• Overstory: 25
• Conifer: 22
• Ornamental: 22
An outdoor amenity area is proposed between the two buildings with a pool and playground equipment. A fence is required around the pool to meet building code requirements. A condition has been included that the fence is wrought iron or equivalent.
A traffic study was conducted for Groveland Village, which accounted for 152 apartment units. The executive summary of the traffic study is attached.
A lighting plan will need to be provided that meets ordinance requirements. All lighting needs to be downlit and shielded to prevent glare or spill. Pole mounted lighting is limited to 20-feet in height.
SAC and WAC payments will also become due prior to the issuance of building permits.
The applicant will need to obtain a Coon Creek Watershed District permit prior to city approval of construction plans and specifications.
All signage is issued under a separate permit.
The applicant will need to obtain administrative site plan approval that will include the submittal of a Site Improvement Performance Agreement and the associated financial guarantee.
This approval is contingent upon the Metropolitan Council approval of the land use amendment to establish HDR as the land use for this parcel.
The developer of the Groveland Village Plat shall be required to address comments from MnDOT, Anoka County, and Ramsey County.
Strategic Plan Relationship
Not applicable
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. One resident spoke at the meeting and expressed concerns about tree removal related to the neighboring Groveland Village townhome project. No public comments were received regarding the apartments.
Financial Impact
Not applicable.
Public Outreach/Input
A public hearing notice for the Planning Commission meeting was sent to property owners within 350 feet of the property boundaries as required by state statute. The notice area was expanded to also include homes east of Hastings Street NE regardless of distance to the project.
A neighborhood meeting was held virtually on February 26, 2021 in accordance with the Neighborhood Meeting Policy. A summary of the meeting is attached. Attendees asked questions about the site design and traffic impacts.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Project Narrative
Colored Site Plan
Site Plan
Utility Plan
Grading and Erosion Control
Landscape Plan (4)
Building Elevations (8)
Floor Plans (6)
Renderings (5)
Neighborhood Meeting Summary
Draft Planning Commission Meeting Minutes 3/9/21
Body
WHEREAS, an application has been filed by Kuepers Inc. as Conditional Use Permit Case File No. 21-0011; and
WHEREAS, said case involves the land described as follows:
Lots 1 and 2, Block 1, GROVELAND VILLAGE, Anoka County, Minnesota.
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 9, 2021; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on April 5, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.110 and 27.04 of the Zoning Ordinance to allow for the construction of two apartment buildings totaling 152 units in a DF (Development Flex) zoning district based on the following conditions:
1. This site needs to meet the Highway 65 Overlay District requirements for exterior materials, and the plans that have been submitted for this proposal meet this requirement.
2. The landscaping on site needs to meet the Highway 65 Overlay District requirements and the plan provided meets those requirements with one exception. At least 25% of the trees need to be oversized to meet the Highway 65 Overlay District standards. Oversized trees must be 3 inch caliper overstory trees, 8-foot conifer trees, and it is not recommended that ornamental trees be oversized. The required quantities are:
a) Lot 1:
• Overstory: 31
• Conifer: 25
• Ornamental: 25
b) Lot 2:
• Overstory: 25
• Conifer: 22
• Ornamental: 22
3. A lighting plan will need to be provided that illustrates that the lighting provided meets ordinance requirements. All lighting needs to be downlit and shielded to prevent glare or spill. Pole mounted lighting is limited to 20-feet in height.
4. SAC and WAC payments will also become due prior to the issuance of building permits.
5. The applicant will need to obtain a Coon Creek Watershed District permit prior to City approval of construction plans and specifications.
6. A fence permit must be obtained for the fence around the pool and the fence must be wrought iron or equivalent.
7. This building will need to be licensed under the City’s annual Rental License Program.
8. All signage is issued under a separate permit.
9. The applicant will need to obtain administrative site plan approval that will include the submittal of a Site Improvement Performance Agreement and the associated financial guarantee.
10. This approval is contingent upon approval of the Land Use Map Amendment by the Metropolitan Council from PI/PC to HDR.
11. The developer of the Groveland Village plat shall be required to address comments from MnDOT, Anoka County, and Ramsey County. See the attached letter from MnDOT.
PASSED by the City Council of the City of Blaine this 5th day of April, 2021.