Development Business - Lori Johnson, City Planner
Title
Granting a Conditional Use Permit for the Construction of Three Light Industrial/Office Buildings Totaling 317,400 Square Feet and an 8-Foot Fence on the Western Edge of the Project in a PBD (Planned Business District) Zoning District at 85th Avenue NE (County Road J) and I-35W Service Drive. Blaine 35 Business Park (Artis REIT) (Case File No. 21-0004/EES)
Executive Summary
The applicant is proposing three high-finish light industrial buildings totaling 317,400 square feet. The preliminary plat is consistent with the subdivision standards and the conditional use permit applies conditions typical to industrial development in the PBD.
Schedule of Actions
|
Planning Commission Public Hearing |
03/09/21 |
|
City Council (Preliminary Plat) |
04/05/21 |
|
City Council (Final Plat) |
TBD |
|
Action Deadline |
05/29/21 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
Artis REIT is proposing the development of a vacant property located at the northwest corner of 85th Avenue (County Road J) and 35W service road, which is zoned PBD-Planned Business District. The applicant is proposing three large, high finish industrial buildings with a total square footage of 317,400 square feet.
A plat is proposed to create three lots, one for each building. Because the property is zoned PBD, all uses require a conditional use permit. The applicant is also pursuing a conditional use permit for a special purpose fence to allow the construction of an 8-foot fence on the western edge of the project.
The City Council, acting as the EDA, has directed staff to establish a TIF district to provide financial assistance to this project and has agreed to sell wetland credits at a 50% discount to the developer.
Preliminary Plat
The proposed preliminary plat creates three lots, one for each building and dedicates right of way for 35W Service Road, which is currently located within an easement on the property. Park dedication for the platted lots becomes due at final plat approval, based on the industrial rate in effect at the time of development for the 24.49 total acres of upland within the plat. If final platted in 2021, the industrial rate of $6,702 per acre will result in a total park dedication payment of $164,132.
A RCWD permit is required for the proposed development.
The developer will be responsible for development custom grading, installation of additional required sanitary sewer and services, water main extension and services, storm drainage improvements, storm water quality treatment, mailboxes, and all appurtenant items.
Construction sites grading one acre or more requires a National Pollutant Discharge Elimination System (NPDES) Phase II Construction Activity Permit from the Minnesota Pollution Control Agency (MPCA) prior to construction. In order to obtain the permit, the developer is required to include temporary and permanent erosion protection and sediment control Best Management Practices (BMPs), and a Storm Water Pollution Prevention Plan (SWPPP) information on the development grading plan. A building permit will not be issued until a copy of the permit application and SWPPP are submitted to the City.
Conditional Use Permit
All uses/sites in the PBD (Planned Business District) require a conditional use permit. Artis REIT is proposing to construct three light industrial/office buildings with 118,500, 98,900, and 100,000 square feet. The buildings do not have identified tenants, however, the approved land uses will include office, office/showroom, light manufacturing and warehouse. Any warehouse use requires a minimum of 25% of the square footage be used for office or manufacturing. Outside storage is not permitted in the PBD zoning district. Building C may be constructed as a build to suit project.
The City has used a parking calculation utilizing a mix of the office, warehouse, and manufacturing parking ratio for general light industrial buildings for many years. This calculation results in a total of 784 stalls required for the project. The applicant is proposing a total of 718 stalls with proof of parking stalls resulting in 961 total stalls, exceeding the required parking. The potential user for Building C anticipates a need for additional parking as the company grows and 106 additional stalls are shown which will be constructed if needed. A separate conditional use permit will not be required for this expansion, but site plan approval will be required at that time.
All setbacks are met with both the building and parking areas. The parking lots for Building B and C are proposed to connect trucks serving Building C accessing the dock through Lot B. A cross access agreement will be required for the shared access.
Based on the proposed building floor area, the following landscaping must be provided and adjusted to reduce the required quantities in exchange for oversizing trees:
• Ornamental Trees (2”): 159
• Conifer Trees (8’): 80
• Overstory Trees (2.5”): 53
• Overstory Trees (3”): 53
The landscape plan provided meets these requirements. To provide buffering to the adjacent residential properties, a combination of trees and an 8-foot board on board fence is shown on the western edge of the project, with the trees located on the residential side of the fence. The requirement of the 8-foot fence is consistent with previous industrial projects adjacent to residential properties.
Overhead doors are limited to 1 per 6000 square feet of floor area in the PBD district. The submitted plans meet the requirement and depict knock out panels to allow for future doors, if needed. Staff will review building permits to ensure that overhead doors do not exceed 20 for Building A, 16 for Building B, and 17 for Building C.
Site plan approval is required for the site, including submission of a site improvement performance agreement and associated financial guarantee.
The developer shall address comments from MnDOT and Anoka County. See the attached letter from MnDOT.
The buildings are shown with a combination of prefinished exposed aggregate concrete panels, glass, and metal accents. An accent color must be provided on all four sides of the building to meet the architectural design requirements in the PBD.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the preliminary plat. Two neighboring property owners that spoke at the public hearing were concerned about the buffering on the west side of the site and wanted a berm between their homes and the project. The placement of the trees between the fence and their property alleviated some of their concern.
Financial Impact
The zoning approvals do not have a financial impact. The EDA approved financial assistance through the establishment of a new economic development TIF District and the sale of wetland credits at a 50% discount.
Public Outreach/Input
A public hearing notice for the Planning Commission meeting was sent to property owners within 350 feet of the property boundaries.
A neighborhood meeting was held virtually on February 25, 2021 in accordance with the Neighborhood Meeting Policy. No members of the public attended the meeting. A copy of the notice mailed to property owners is attached.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
See Preliminary Plat Report
Body
WHEREAS, an application has been filed by Artis REIT as Conditional Use Permit Case File No. 21-0004; and
WHEREAS, said case involves the division of land described as follows:
That part of the South Half of the Southeast Quarter of Section 34, Township 31 North, Range 23 West, Anoka County, Minnesota, lying westerly and northwesterly of a line run parallel with and distant 60 feet northwesterly of the following described line:
Beginning at a point on the North line of Section 5, Township 30 North, Range 23 West, distant 523.15 feet West of the Northeast corner thereof; thence run northerly at an angle of 89 degrees 40 minutes with said North Section line (measured from west to north) for 466.4 feet: thence deflect to the right on
a 6 degree 00 minute curve (delta angle 27 degrees 04 minutes 06 seconds) for 451.14 feet; thence on tangent to said curve for 380.9 feet; thence deflect to the left on a 6 degree 00 minute curve (delta angle 27 degrees 44 minutes 10 seconds) for 462.27 feet and there terminating;
Excepting therefrom a triangular parcel, adjoining and westerly of the above-described parallel line and southeasterly of the following described line:
Beginning at a point on the above described parallel line, distant 50 feet northerly of its Intersection with the Northerly right of way line of County Road J, running along the South line of said Section 34, thence run Southwesterly to a point on said Northerly right of way line, distant 50 feet westerly of said intersection and there terminating.
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 27.04 and 30.50 of the Zoning Ordinance to allow for the construction of three light industrial/office buildings totaling 317,400 square feet and an 8-foot fence on the western edge of the project in a PBD (Planned Business District) zoning district based on the following conditions:
1. Approved uses are office, office/showroom, light manufacturing and warehouse. Any warehouse use requires a minimum of 25% of the square footage be used for office or manufacturing.
2. No outside storage or display is allowed, other than one truck or trailer per dock door.
3. Permanent signage requires a separate permit approval process.
4. A cross-access agreement is required between Lot B and Lot C.
5. The following landscaping must be provided:
a. Ornamental Trees (2”): 159
b. Conifer Trees (8’): 80
c. Overstory Trees (2.5”): 53
d. Overstory Trees (3”): 53
6. Underground irrigation must be provided for the entire site.
7. All site lighting shall be downlit and shielded. All lighting within the development must meet requirements established by Section 33.02 of the Zoning Ordinance.
8. Site plan approval is required including execution of a Site Improvement Performance Agreement and associated financial guarantee.
9. The developer to construct an 8-foot solid board on board fence between the Building C parking lot/dock and the western property line.
10. The developer shall address any comments from MnDOT and Anoka County.
11. Overhead doors are limited to 20 for Building A, 16 for Building B, and 17 for Building C.
12. Buildings must meet the architectural standards of 30.54 (e), which may be met by incorporating the accent color concrete panels on all four elevations. Building design is subject to staff approval.
PASSED by the City Council of the City of Blaine this 5th day of April, 2021.