city of blaine anoka county, minnesota

Text File

City of Blaine

Anoka County, Minnesota

Blaine City Hall

10801 Town Sq Dr NE

Blaine MN 55449

File Number: TMP 20-212

Agenda Date: 5/12/2020 Status: Agenda ReadyVersion: 1

File Type: Plan. Cmsn. ReportIn Control: Planning Commission

Agenda Number: 4.-2

Sponsor

Elizabeth Showalter, Planning/Economic Development Technician

Title

Public Hearing Case File No. 20-0011 // McHale Veterinary Care // 12535 Ulysses

Street NE

The applicant is requesting a conditional use permit to construct a new 3,581

square foot veterinary clinic in a DF (Development Flex) zoning district.

Background

Zoning: DF (Development Flex)

Land Use: CC (Community Commercial)

Area: 1 acre

Applicable Regulations: 29.80 of the Zoning Code

Attachments: Zoning and Location Map

Applicant Narrative

Site Plan

Floor Plan

Exterior Elevations

Survey

Landscape Plan

Grading Plan

Materials Samples

Schedule: Planning Commission Public Hearing: 05/12/20

City Council: 06/01/20

In 2002, Main Street Marketplace, the commercial area on the northwest corner of

the Highway 65/Main Street interchange where Perkins and Bruegger’s Bagels are

located, was approved. The development included four parcels, each with a

separate building and interconnected parking between the buildings. The area was

zoned DF, Development Flex, so the standards for the development were set by a

City of Blaine Printed on 5/12/2020


conditional use permit. The northwestern parcel has remained vacant since that

time, largely due to the small size and unique shape limiting the development that

can occur on the site. At this time, a veterinarian is proposing to construct a 3,581

square foot clinic on the vacant parcel.

Consistent with the rest of the development, the proposed vet clinic will meet a 30

foot building setback and a 15 foot parking setback in the front yard. The other

property lines are proposed for shared access and parking.

This property is located within the Highway 65 Overlay District, therefore the

material standards and increased landscaping requirements apply. The applicant is

proposing an integrally colored burnished block, EIFS, and glass on all four sides

of the building. Stone accents are also proposed. The proposed materials meet the

requirements of the Highway 65 Overlay District.

The following landscaping is required:

6 Conifers (6 foot height, 8 foot oversize)

6 Ornamental (2 inch)

12 Overstory (2.5 inch, 3 inch oversize)

6 of the required trees must be oversized

The city has received numerous complaints over the years regarding trees planted

on this site blocking sightlines for drivers on Ulysses Street. To ensure sightlines

are preserved, all tree locations will be subject to approval by the engineering

department as part of the site plan approval process. The applicant should

oversize trees to the extent possible to receive 2:1 credit to provide the required

trees (the required oversized trees do not receive 2:1 credit). If the required

number of trees are not able to be planted on the site, the applicant may pay $300

per tree to the city reforestation fund, subject to staff approval.

A small outside area is proposed for dogs to be brought out on a leash. The plans

show this area enclosed by a powder coated metal privacy fence. Consistent with

previous projects, the fence should be constructed of vinyl or composite. This is

listed as a condition of approval.

The sign code allows individual properties in a shopping center to forgo

installation of freestanding signs, in favor of a collaborative, multitenant sign. A

collaborative sign is currently in place for the properties in Main Street

Marketplace. Due to the sightline concerns along Ulysses Street and the existing



collaborative sign for the development, an individual freestanding sign will not be

allowed. Directional signs, meeting the requirements of 34.06 (b) are permitted.

For veterinary offices, the city has previously required that both the medical and

general office retail parking requirements are met to allow for building reuse.

Currently the code outlines a calculation for medical uses that is based on the

number of exam rooms and staff numbers. Staff has proposed an amendment to

the zoning code to simplify the determination of parking on medical buildings. The

proposed amendment is 1 space per 150 square feet of floor area. This is a higher

requirement than the office/retail requirement of 1 space per 200 square feet of

floor area. While the amendment has not yet been approved, staff recommends

that the new parking requirement is applied to this project through the conditional

use permit.

The clinic is proposed to be open 8AM to 6PM weekdays and Saturday

mornings, with the potential to be open until 8PM a couple of days a week. The

clinic will start with 4-5 employees and is anticipated to eventual employ 20 or

more employees in full or part time positions.

The proposed plans show a future expansion area. Construction of the future

expansion area is not included in this approval and would require a conditional use

permit amendment.

Recommendation

In Planning Case File No. 20-0011 it is recommended that the Planning

Commission recommend approval of a conditional use permit to construct a new

3,581 square foot veterinary clinic in a DF (Development Flex) zoning district

based on the following conditions:

1. The business is to operate as described in the narrative attached to the staff

report.

2. All site and landscaping requirements must be constructed as shown on the

plans presented for the conditional use permit approval with all required

staff changes included on the plans.

3. Any expansion, including the proposed future expansion shown on the

submitted plans, will require a conditional use permit amendment.

4. The landscaping and building must meet the requirements of the Highway 65

Overlay District.

5. All signage on site, permanent or temporary must adhere to the signage

requirements of the Zoning Ordinance for properties zoned B-2, B-3 and B-



4. Wall signage is allowed on one side of the building. No freestanding sign

is permitted. All signage is issued under separate permit.

6. Outside dog area must be enclosed by a 6 foot, solid fence made of vinyl or

composite material.

7. Animals may not be left unattended in the outside area.

8. No boarding may take place.

9. Tree placement is subject to approval by the engineering department in the

site plan approval process.

10. Parking to be provided at a ratio of 1 space per 150 square feet of floor

area.

11. Site plan approval is required with execution of a Site Improvement

Performance Agreement and acceptable financial guarantee is required prior

to issuance of a building permit or commencement of any work.

12. Payment of SAC and WAC with building permit.

13. Applicant is required to obtain Coon Creek Watershed District permit prior

to any plan approval by the city.

14. All lighting must be downlit and shielded to prevent glare or spill.


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Blaine Planning Department / 10801 Town Square Dr NE / Blaine, MN 55449 / (763) 785-6180 ®Case File No. 20-0011

McHale Veterinary Care

PUBLIC NOTIFICATION LINE

EXEX

PROPOSEDBUILDINGFFE = 905.80

NOTE: "RAIN GUARDIAN" BUNKER PRETREATMENT DEVICESPLACED AT CURB CUTS SHALL BE AS MANUFACTURED BYANOKA SOIL & WATER CONSERVATION DISTRICT.INSTALLATION SHALL BE IN STRICT ACCORDANCE WITHMANUFACTURER'S REQUIREMENTS AND SPECIFICATIONS.

CONTACT ANOKA SWCD FOR ADDITIONAL INFORMATION(763) 434-2030, EXT [email protected]

EX EX EX

EX

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EX

DEMOLITIONLIMITS (TYP)




GENERAL GRADING NOTES:

2. EXISTING TOPOGRAPHICAL INFORMATION WAS OBTAINED FROM A TOPOGRAPHIC SURVEY COMPLETED BY KEMPER & ASSOCIATES, INC., NEW BRIGHTON, MN (651) 631-0351

3. SITE BENCHMARKS (SEE PLAN):

* TOP NUT OF HYDRANT LOCATED NEAR NORTHEAST CORNER OF SITE - ELEV = 908.63 (NAVD88)

* TOP NUT OF HYDRANT LOCATED SOUTH OF SITE - ELEV = 906. 68 (NAVD88)

CONTACT KEMPER & ASSOC. FOR ADDITIONAL INFORMATION

4. NOTIFY ENGINEER IMMEDIATELY IF ANY INCONSISTENCIES ARE DISCOVERED BETWEEN ACTUAL SITE CONDITIONS AND WHAT IS SHOWN ON THE PLANS, WHICH ARE SIGNIFICANT ENOUGH TO ALTER THE INTENT OF THE DRAWINGS.

6. THE CONTRACTOR SHALL CONTACT GOPHER ONE CALL AT (800) 252-1166 FOR A UTILITY LOCATE PRIOR TO THE START OF CONSTRUCTION AND VERIFY LOCATIONS OF UTILITIES BEFORE BEGINNING WORK.

7. SEE SHEET C2 FOR STANDARD DETAILS.

12. ALL PROPOSED ELEVATIONS ARE TOP OF PAVING OR GUTTER, UNLESS NOTED OTHERWISE. PROPOSED ELEVATIONS ARE INTENDED TO PROVIDE POSITIVE DRAINAGE TOWARDS CATCH BASINS AND/OR OUTLETS. THE CONTRACTOR SHALL BE RESPONSIBLE TO PROVIDE THE REQUIRED ELEVATIONS, WHICH WILL PROMOTE POSITIVE DRAINAGE THROUGHOUT THE PROJECT SITE.

1. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS INCLUDING LOCATIONS, AND RIM AND INVERT ELEVATIONS, OF EXISTING DRAINAGE AND SANITARY STRUCTURES. LOCATION AND SIZE OF EXISTING SANITARY, WATER, AND STORM SEWER STUBS, AND EXISTING GRADES SHALL ALSO BE VERIFIED.

10. SPOT ELEVATIONS ARE FLOW LINE AND/OR FINISHED GRADES, UNLESS OTHERWISE INDICATED. TOP OF CURB ELEVATIONS ARE 6" ABOVE THE FLOW LINE SPOT ELEVATION SHOWN ON THE PLANS, UNLESS NOTED OTHERWISE.

5. IF REQUIRED BY THE MINNESOTA DEPARTMENT OF LABOR AND INDUSTRY, THE OWNER OR CONTRACTOR SHALL OBTAIN A PLUMBING PERMIT PRIOR TO THE INSTALLATION OF ANY STORM SEWER UTILITIES.

9. CONTRACTOR SHALL PERFORM CALCULATIONS TO VERIFY EARTHWORK QUANTITIES. CONTRACTOR'S BID SHALL BE BASED ON EARTHWORK CALCULATIONS COMPLETED BY THE CONTRACTOR

8. FINISHED ELEVATIONS OF LAWN/GREEN AREAS ADJACENT TO BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED FLOOR OR TOP-OF-BLOCK ELEVATION.

11. "EX" DENOTES EXISTING SPOT ELEVATIONS. "HP" DENOTES HIGH POINTS.

2-FT CURB CUTELEV = 904.90

EX

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INSTALL "RAINGUARDIAN"W/ 5-FT CURBCUT - GUTTERELEV = 904.00

RETAINING WALLLENGTH = 94 LFHEIGHT = 0 TO 1-FT

INFILTRATION BASIN (IB1)(SEE 1/C101.1)

BOTTOM OF BASIN = 902.0TOP OF BASIN = 904.0BASIN EOF = 904.5

13. CONTRACTOR SHALL CONTRACT WITH A LICENSED STRUCTURAL ENGINEER FOR DESIGN OF ANY RETAINING WALLS SHOWN ON THIS PLAN.

14. LINEAR FOOTAGE AND HEIGHTS OF ANY RETAINING WALLS SHOWN ON THIS PLAN ARE ESTIMATED, BASED ON THE TOPOGRAPHIC SURVEY BACKGROUND, AND SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD.

0 20 40

Sjoquist Architects, Inc2800 University Avenue SE, Suite 100

Minneapolis, Minnesota 55414612.379.9233 Fax 612.379.9263

http://www.sjoquist.com

18 South Riverside AvenueSuite 230

Sartell, MN 56377Ph: (320) 339-0669Fx: (866) 633-1830

[email protected]

I hereby certify that this plan,specification or report was preparedby me or under my direct supervisionand that I am a duly licensedEngineer under the laws of the stateof Minnesota

BRIAN J. SCHULTZ, PE

DATE LICENSE NO.03/19/2020 43129

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SCHULTZ ENGINEERING

& SITE DESIGN

INFILTRATION BASIN #1 (IB1) PROFILE1

4:1

4:1

4:1

BASIN BOTTOM = 902.0

NATIVE SANDSOILS

5" SOIL MEDIA:70% CLEAN SAND30% COMPOST(BELOW ELEV 904.0)

5" TOPSOIL

5" TOPSOIL

CONVENTIONAL LAWNGRASS SEEDING(ABOVE ELEV 904.0)

CONVENTIONAL LAWNGRASS SEEDING(ABOVE ELEV 904.0, ANDOUTSIDE OF BASIN)

NATIVE GRASS SEEDING(BELOW ELEV 904.0, ANDWITHIN BASIN)

NOTES:

1. BASIN SHALL BE EXCAVATED THROUGH ANY EXISTING CLAY/SILT SOILS UNSUITABLE FOR INFILTRATION, SUCH THAT NATIVE SANDS ARE EXPOSED. THIS SHALL BE FIELD VERIFIED, AND CERTIFIED BY A QUALIFIEDGEOTECHNICAL ENGINEER/TECHNICIAN, OR SOIL SCIENTIST.

2. SOIL MEDIA SHALL CONSIST OF 70% CLEAN, WASHED SAND, AND 30% MNDOT 3890 GRADE 2 COMPOST, BY VOLUME.

3. THE BASIN BOTTOM AND SIDEWALLS SHALL BE SEEDED WITH NATIVE GRASS SEED MIX TO AN ELEVATION OF 904.0.

INFILTRATION BASIN NOTES:

1. TRAFFIC FROM CONSTRUCTION EQUIPMENT SHALL BE LIMITED AS MUCH AS POSSIBLE ACROSS INFILTRATION BASIN AREAS, AND BE ONLY LOW IMPACT TRACK EQUIPMENT. BASIN AREAS SHALL BE EXCAVATED WITH A BACKHOE STATIONED OUTSIDE OF THE AREA AS MUCH AS POSSIBLE.

2. DURING CONSTRUCTION OF THE ADJACENT PARKING LOT AND BUILDING, THE INFILTRATION BASIN AREAS SHALL BE PROTECTED FROM TRAFFIC AND SEDIMENT WITH SILT FENCE.

3. THE BOTTOM OF THE INFILTRATION BASIN SHALL BE SCARIFIED TO A MINIMUM DEPTH OF 24 INCHES WITH THE USE OF APPROPRIATE EQUIPMENT (TILLER, RIPPER, ETC.). AFTER SCARIFICATION, THE BASIN SIDEWALLS AND BOTTOM SHALL BE LINED WITH A MINIMUM OF 5-INCHES OF SAND/COMPOST MIX. SAND/COMPOST MIX SHALL BE PLACED AS LOOSELY AS POSSIBLE.

5. ONCE THE INFILTRATION BASIN IS COMPLETED AND THE SITE HAS BEEN STABILIZED, THE CONTRACTOR SHALL ARRANGE AND PAY FOR TESTING THE INFILTRATION RATES OF THE BOTTOM OF THE BASIN. THE TEST RESULTS SHALL BE SUBMITTED TO THE CITY AND THE ENGINEER.

6. FINAL STABILIZATION OF THE INFILTRATION BASINS SHALL NOT BE COMPLETED UNTIL THE UPSTREAM DRAINAGE AREAS HAVE BEEN STABILIZED.

4. ONCE EXCAVATED TO FINAL GRADE, INFILTRATION AREAS SHALL BE INSPECTED TO ENSURE THAT NO SEDIMENT FROM ONGOING CONSTRUCTION ACTIVITY IS REACHING THE INFILTRATION AREA. ALL INFILTRATION AREAS SHALL BE INSPECTED TO ENSURE THAT UNAUTHORIZED EQUIPMENT IS NOT BEING DRIVEN ACROSS THE INFILTRATION AREAS.

EX

SIDEWALK CROSS-DRAINFLOWLINE S = 904.25FLOWLINE N = 904.15

905

902

city of blaine anoka county, minnesota

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