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HomeMy WebLinkAbout2007 05-31 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MAY 31, 2007 STUDY SESSION 1. Call to Order: 7:00 p.m. 2. Roll Call 3. Approval of Minutes May 17, 2007 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 5. Brooklyn Center Church of the Nazarene 2007 -009 Request for Special Use Permit and Site and Building Plan approval for a three phase church addition and parking lot expansion at 501 73rd Avenue North. The City Council has tabled this item and requested the Planning Commission's review and comments on a proposed landscape screening plan along the west property line. 6. Other Business 7. Discussion Items 8. Adjournment planning\plancom\agendaIrm agenda.dat Application Filed on 4 -12 -07 City Council Action Should Be Taken By 6/11/07 (60 Days) Planning Commission Information Sheet Application No. 2007 -009 Applicant: Brooklyn Center Church of the Nazarene Location: 501 73rd Avenue North Request: Special Use Permit/Site and Building Plan Approval This application is for a Special Use Permit and Site and Building Plan approval for a three phase building addition and parking lot expansion for the Church of the Nazarene located at 50173 d Avenue North. This application was recommended for approval by the Planning Commission on April 26, 2007 subject to eleven conditions of approval and forwarded to the City Council for their consideration on May 14, 2007. Condition No. 11 of that recommendation stated "the plans shall be modified to provide a 6 ft. high opaque fence along the west property line to screen all R -1 zoned property except for the City's well house property." The applicant, Pastor Dean Potts, submitted a written request to the City Council to be allowed to provide a landscape screening along the west property line rather than the 6 ft. high opaque fence and submitted computer enhanced photographs of what they screening would look like in support of his proposal. Attached for the Commission's review is a copy of his submission. The City Council considered the applicant's request, aware that the Planning Commission had not had an opportunity to review the materials submitted. The Council wants Planning Commission input on the request and has tabled the matter and referred it back to the Planning Commission for input and comment. The City Council also requested that the staff notify the property owners at 7242 and 7250 Camden Avenue North of the Planning Commission's consideration to seek their input regarding screening if these parties are interested. The applicant notes in his written comments five points as to why he believes the landscape screening would be more appropriate than the 6 ft. high opaque fence. The Planning Commission should review the material submitted and make any recommendation with respect to the screening plan which is part of the site and building plan. Attached is a copy of the information sheet presented to the Planning Commission on April 26, 2007 as well as other supporting information. A 15 ft. green strip/buffer is required where this property abuts R- 1 zoned property. The parking lot screening standard requires effective screening from abutting residential lots by a solid opaque fence or wall 6 ft. high or such other device as may be approved by the City Council. Landscape screening has been approved in other cases based on a determination that the 6 ft. high opaque standard is met. The Planning Commission must make a determination that the information provided shows 5 -31 -07 Page 1 screening sufficient to recommend it as being adequate to meet the ordinance standards. The Commission should review and discuss this matter and make any appropriate recommendation. As mentioned previously, we have sent informational notices to the property owners at 7242 and 7250 Camden Avenue North regarding the reconsideration of this matter. The Commission may well wish to open the meeting to seek such input. 5 -31 -07 Page 2 I ■■i ���!��vU� ■E iii NEW t WWI WA Mod Illmd WIN wil nl 1f' \�o :F ■ice 1 ��a i 1p Zie m WA ■F3 LOGISMap Output Page Page 1 of 1 s http:// gis. logis. org/ LOGIS_ ArcIMS/ ims? ServiceName= bc_LOGISMap_OV &ClientVersio... 4/19/2007 To: City of Brooklyn Center City Planning Commission May 28, 2007 The Brooklyn Center Church of the Nazarene made an appeal to the City Commissioners about installing a six foot high fence on or near the west property line to screen the view of the proposed parking lot from the neighbors. The preference was to put more evergreen trees and shrubs in place to have a living screen vs. a board fence. A letter was written explaining our rationale and pictures were edited to show the effects of both plans. After listening to both the Planning Commissioners and the City Commissioners discuss the matter, it seems a compromise solution would be in the best interest of all parties. First to understand the requirements: 1) It seems that the primary goal of the screening is to block the lights from vehicles shining onto the neighboring properties, into bedroom windows, etc. 2) It was mentioned by one of the commissioners that it is best to have the fence close to where the vehicles actually are to best block the lights. An upper level room with a view over the fence would receive some headlight glare. This was a concern of the church and part of the reason we suggested using trees that would grow much taller than 6 ft. 3) It was noted that evergreen trees and shrubs would take some time to grow into an effective screen. This was a primary concern voiced by both councils. 4) In discussion, passing mention was made of earth berms as a means of blocking headlight glare. As one alternative, the Brooklyn Center Church of the Nazarene is suggesting an east -west fence be put along the north line of the new parking section next to the pond and a short fence along the west side of the parking area next to the Church Parsonage. A low berm, 3 to 4 ft high would be erected along the west side of the driveway. Trees would be planted along the west property line as previously described. (See attached sketch) 1) The fence and berm placed close to the parking area and driveway would do a better job of keeping headlights from shining into the upper bedrooms of the two houses located on properties 7242 and 7250 Camden Ave. than would a fence along the west property line. 2) This plan would allow time for the trees to grow to greater height and coverage before additional parking was put into place and the berm was removed. 3) The amount of fence required would be less and it would be further away from the 73 Ave., improving the looks of the property. We want to have the best, most effective solution but will implement any decision the council agrees to. Best Regards, RRO.-Kl YN _j 2' CN4P Cr A L4 40. DO B erm Y I rNE STOR 3' "'-DING 5 Fence tfi. 4 24A* 144 ft -4- 4 dW A& L A JL AL AL AL AL AL A AL ALWA (j�oo�l5k cues Cj~eG 6t tkot lWitgvO Qc Lookr of INisF Fro f• 73rd �r a Al �xi6f%arj f• i Y i s m w a r .E J`sE -�.s� a�x, 1. t.: 3 gdry s .3,. mss„ d 1✓ m q rv.. l -zF,.. i;� 'r •'.a 9:. =^r.. �i vs�: x::' J i -i b nt Y d �'O i;+ irt¢e F wk 5 .1 gf d•': a v t U-' ,EL 10-3 ailD✓1 �Z' N tii�3 DOJ Ma (3 /oO e-y oP /�/a�a ✓eke �71 -73 Ad /0 TP "s S a�(er $'trays ok f>UeSt Pry fine- Imp r''--�b- .n om.- �f>�nr�r,*a�s,.o-�+�r 'max"' �3�'t� a �.ig L• w, �t-c t -r... t #'c =`�t�" R� s 5 y. �+�`�t�' y r�s L r 8- tn.•:. e 'l. 'KN 3e i' r�A- �''r 'i FR ,'t •{y% t4 4 7 1 1 2^' A YL y y 3 t X C-E ri 6 1 Y' dr J ill �i t !C. i s d! T�` F s s.. -fig F�` T J gyp_. -a c a i x.:• r a M r �a a>- �r Application Filed on 4/12/07 City Council Action Should Be Taken By 6/11/07 (60 Days) Planning Commission Information Sheet Application No. 2007 -009 Applicant: Brooklyn Center Church of the Nazarene Location: 501 73rd Avenue North Request: Special Use Permit/Site and Building Plan Approval The applicant, Pastor Dean Potts on behalf of the Brooklyn Center Church of the Nazarene, is seeking a Special Use Permit and Site and Building Plan approval for a three phase building addition and parking lot expansion for the Church of the Nazarene located at 50173 rd Avenue North. The property in question is zoned R -1 (One Family Residence) and is located at the southwest quadrant of T.H. 252 and 73 Avenue North. It is surrounded on the north by 73 Avenue which is the municipal boundary between Brooklyn Center and Brooklyn Park with single family homes on the opposite side of the street; on the east by T.H. 252; on the south by R -4 (Multiple Residence) zoned property containing the Evergreen Park apartments; and on the west by R -1 zoned property containing single family homes and a city well house. Churches are listed as special uses in the R -1 zoning district. PROPOSAL The applicant proposes to do the above mentioned additions and alterations in three phases. (See the written narrative provided by Pastor Potts, attached.) Phase I includes a substantial expansion to the east, west and south sides of the existing parking lot. The parking lot would still be to the back side of the church and would be expanded to within 5 ft. of the south property line, 15 ft. of the west property line, and 15 ft. of the T.H. 252 right of way, which are all the minimum required property line setbacks in these cases. They also plan to alter the current drop off area on the east side of the church by removing the existing canopy and drop off area while making a relatively small addition (1,047 sq. ft.) to the southeast corner of the building to accommodate an expanded sanctuary and a new foyer. Also to be added at this time would be a new canopy over a revised drop off area and an unfinished second floor addition. The Phase I plan will provide a new dry pond area at the northwest corner of the site to accommodate and control water run off from the expanded parking lot and proposed three phase building expansions. Phase II would involve an L- shaped addition at the southeast corner of the church along with parking lot alterations, sidewalk expansions and finishing of spaces in the second story addition. Twenty five new parking spaces would be provided on the west side of the building along both sides of the access drive from 73 Avenue North. A reconfigured drive up /drop off area would also be accomplished under this phase. 4 -26 -07 Page 1 Phase III would include a courtyard and foyer addition at the northeast and southwest corners of the building respectively and expansion of the sanctuary. ACCESS/PARKING Access to the site is unchanged and is provided by a single curb break off 73 rd Avenue North, west of the existing location of the church building. The parking requirement for a church is based on its seating capacity. The final expansion of the church would have a seating capacity of 350 seats, requiring a total of 117 parking spaces. Interim expansion has a maximum seating capacity of 300 seats, requiring 100 parking spaces. The Phase I parking expansion and reconfiguration will accommodate 120 cars. One hundred thirty four spaces will be provided in the final phase, which exceeds the minimum required for this facility. GRADING/DRAINAGE/UTILITIES The applicant has provided a grading, drainage, utility and erosion control plan which is being reviewed by the City Engineer. His written comments will be attached for the Commission's review. A ponding area sized to accommodate the full expansion of the church will be constructed during the Phase I expansion. Storm sewer will be provided to capture drainage to be conveyed to the ponding area and then discharged into the public storm sewer system. B -612 curb and gutter is required around all parking and driving areas. The church serves as an informal Metro Transit Park and Ride facility during off peak church hours. The expanded parking facility will accommodate additional Park and Ride users and the site will be connected in the future to the bus shelter adjacent to T.H. 252 by the sidewalk. Approval of this application should acknowledge the Park and Ride arrangement between the church and Metro Transit based on an off peak use of the property. LANDSCAPING /SCREENING The applicant has proposed two provide some landscaping on the site in conjunction with his required site and building plan submittal. There are a few deciduous trees and shrubs on the site, some of which will have to be removed for construction. The applicant has been provided with the landscape point system used by the Planning Commission for evaluating landscape plans. It should be noted that the landscape point system does not address church facilities or schools, so we really have no evaluation criteria. We have suggested the service /office category as a guideline for evaluating this landscape plan. Screening is also required where parking lots of six or more vehicles abut residentially zoned property. A 15 ft. green strip is required where this property abuts R -1 and is provided. No buffer distance is required where the church property abuts with the apartment complex to the south. The parking lot screening standard requires effective screening from abutting residential lots by a solid opaque fence or wall 6 ft. high or such other device as may be approved by the City Council. The City Council has approved Page 2 i landscape screening in the past that will meet the 6 ft. opaque standard. The site in question is 2.28 acres which, if it were a service /office use would require 220 landscape points. Their plan indicates two new Hackberry trees, to be placed along the northwest green strip: four new Norway Spruce west of the retention pond; nine new shrubs planted 6 ft. apart, west of the new parking lot; ten new shrubs planted 6 ft. apart in the two island delineation areas in the parking lot, and 23 shrubs along the south property line east of an existing 6 ft. high wood fence. There appears to be three existing deciduous trees on the site that will be saved. This appears to be a total point value of 85 points, given the landscape point system. The Commission must determine two things: 1. Is this sufficient landscaping to meet the requirement of a landscape plan? And 2. Is the screening sufficient to recommend the screening plan to the City Council as being adequate to meet the standards of the ordinance? Screening is required along the west side and south side of the newly expanded parking lot. It should be pointed out that there is an existing 6 ft. high wooden fence that meanders along the property line between the Church of the Nazarene and the apartment complex to the south. The apartment complex also had screening requirements where it abuts with the R -1 zoned church property. It is believed that this fence is for screening purposes between the two uses, however, it does not screen the entire width of the lot nor would it provide screening for the expanded parking area. Again, the applicant proposes to fill this area in with shrubs planted 6 ft. apart to meet their screening obligation. Along the west property line are three existing single family homes and a city well house which has the appearance of a single family home. Again, screening is required along this area because of the abutting parking lot. We have advised the applicant that we do not believe it is mandatory to screen the parking lot from the city's well house, however, the balance of the residential property should be provided with screening that is considered appropriate for this area. BUILDING The applicant has provided building elevations showing the east and north building elevations for the church in its final stage. They plan to have five inch vinyl siding with an aluminum covered trim board around the perimeter of the building and a shingled roof. Floor plans and building sections have also been provided showing the expanded sanctuary area, foyer, classrooms, offices, restrooms and kitchen areas for the revised facility. LIGHTING /TRASH The applicant has submitted a lighting plan showing foot candles at various locations surrounding the site. The plan shows seven light standards surrounding the new parking facility on the south side of the church and one light standard at the entrance. The lighting plan shows foot candles to be within the range of authorized lighting in residential areas. Section 35 -712 of the City Ordinances requires that all exterior lighting shall be provided with lenses, reflectors or shades so as to concentrate illumination on the property of the owner or Page 3 operator of the illumination devices. Rays of light shall not pass beyond the property lines of the premises at an intensity greater than 3 ft. candles measured at property lines abutting residentially zoned property. No glare shall emanate from or be visible beyond the boundaries of the illuminated premises. The applicant provides a note on the plan indicating that fixtures are "forward throw with sharp cut off lights at required locations such that lighting levels will be zero at lot lines The plan indicates no outside trash facilities. It is assumed that any trash will be contained within the building. If this is not the case, the applicant should provide a location for trash and an appropriate screening device compatible with the building to screen the trash containers from public view. SPECIAL USE PERMIT STANDARDS As indicated previously, the church is a special use in the R -1 zoning district and is subject to the standards for special use permits contained in Section 35 -220 of the City Ordinances (copy attached). These standards for special use permits require that the proposed special use will promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood, nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with the applicable regulations of the district in which it is located. We would comment that the expansion of the Brooklyn Center Church of the Nazarene would not be detrimental to or endanger the public health, safety, morals or comfort. Furthermore, it is believed that this expansion will not be injurious to other property in the immediate vicinity nor will it diminish or impair property values within the neighborhood. Adequate measures have been taken to provide property ingress and egress and the parking on the site is adequate for the uses provided and the use of the parking lot facility at off peak times from the church use as a Park and Ride facility is appropriate and should be encouraged. We also do not see traffic congestion on public streets to be created with this expansion. There are matters that need to be worked out with respect to the adequacy of the proposed landscaping and screening plan. These do not seem to be insurmountable and once satisfied, it can be determined that the proposal meets the standards for special use permits contained in the City's Zoning Ordinance and can be recommended for approval. A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners. RECOMMENDATION Page 4 Approval of this application is recommended subject to the following conditions and considerations: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of building permits. 2. Grading, drainage, utility and erosion control plan are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of building permits. 4. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 5. B612 curb and gutter shall be provided around all parking and driving areas. 6. An as built survey of the property, improvements and utility service lines shall be submitted to the City Engineering Department. 7. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standards specifications and details. 8. The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department and shall obtain an NPDES construction site erosion control permit from the Minnesota Pollution Control Agency prior to disturbing the site. 9. A special use permit is granted to the Brooklyn Center Church of the Nazarene to expand the church in the proposed three phase development and to provide for a Metro Transit Park and Ride facility as comprehended by these plans. Any expansion or alteration of this site, not comprehended by the zoning ordinance or by these approved plans shall not be authorized and would be subject to an amendment to the special use permit. 10. The special use permit is subject to all applicable codes, ordinances and regulations. Any violations thereof could be grounds for revocation. 11. The plans shall be modified in such a manner to bring the landscaping and screening plans into compliance with city requirements or the landscape plans and screening plans are recommended to be in compliance with the provisions of the zoning ordinance for these two matters. Page 5