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HomeMy WebLinkAbout2008 10-30 PCP ' THE BOOK PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER OCTOBER 30, 2008 STUDY SESSION 1. Call to Order: 7:00 p.m. 2. Roll Call 3. Approval of Minutes - July 31, 2008 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. Osseo Independent School District No. 279 2008 -008 Request for Special Use Permit Amendment for parking lot screening. • 6. Discussion Items a. An Ordinance Amending Chapter 35 of the City Code of Ordinances Regarding the Sale of Motor Vehicles. b. Planning Commission term expirations. 7. Other Business 8. Adjournment Application Filed on 10 -21 -08 City Council Action Should Be Taken By 12 -20 -08 (60 Days) Planning Commission Information Sheet Application No. 2008 -008 .Applicant: Osseo ISD No. 279 Location: 7020 Perry Avenue North (Willow Lane School) Request: Special Use Permit Amendment The applicant, Dale Carlstrom, Director of Facilities and Transportation Operations, on behalf of the Osseo Independent School District No. 279, is seeking a Special Use Permit Amendment for parking lot screening to convert a bituminous area primarily used for outdoor basketball to a parking facility at the Willow Lane Elementary School site, 7020 Perry Avenue North. The property in question is zoned R -1 (One Family Residence) and is bounded on the north by R- 1 zoned property containing single family homes; on the east by C -1 (Service /Office) zoned property containing the school district's recently constructed Adult Basic Education facility; on the east and south by R -1 zoned property containing the city's Willow Lane Park; and on the west by Perry Avenue with single family homes on the opposite side of that street. Elementary and secondary schools as well as daycare facilities are special uses in the R -1 Zoning district. Willow Lane Elementary School has not been used as a traditional elementary school for a . number of years. Early Childhood Education and other types of school programs have been operated by the school district in this facility over the years. The school district and city operate under an agreement whereby school facilities and Willow Lane Park are shared. Land was swapped between the school district and the city when the Adult Basic Education Facility at 7051 Brooklyn Boulevard was developed a few years ago. BACKGROUND The school district plans to convert the bituminous basketball /play area on the south side of the school building to a parking facility to accommodate some of the expanded educational programs to be conducted at Willow Lane Elementary. This will involve replacing the blacktop with a full depth bituminous surface and appropriate base for a parking surface which will be surrounded by B -612 concrete curb and gutter. The facility will provide parking for 28 vehicles with access to the parking lot from a new, approximate 24 ft. wide, driveway off Perry Avenue at the southwesterly corner of the parking lot. The Engineering Department has reviewed the plans and finds the proposal to meet parking lot standards, curb and gutter requirements as well as drainage requirements for such a facility. Because there will be no appreciable increase in hard surface area, no Watershed Management Commission approval or ponding areas are required. � 10 -30 -08 Page 1 LANDSCAPE SCREENING Section 35 -711 of the zoning ordinance requires all open off street parking areas having more than six parking spaces which abut along a street which is residentially zoned on the opposite side of that street to be screened from street view by a screening device as approved by the City Council. Typically this has involved the use of landscape screening that will provide screening up to a height of two to three feet primarily to avoid light glare from the automobiles utilizing the facility. The district plan involves the removal of a concrete sidewalk leading from the city sidewalk to the building and also removal of some trees in this location. They plan to build a three foot high berm along a large portion of the parking lot that will contain 18 Blue Chip Juniper planted atop the berm. Three Colorado Blue Spruce that will be seven feet high at the time of planting will be located in the area where the berm drops. They also plan to plant four, two 1 /2 inch diameter Northfire Maple trees to replace the Ash trees that will need to be removed to accommodate the proposed improvements. Two of these will be at the south corner of the parking lot and two in the green area between the parking lot and the city sidewalk. The plan seems to provide appropriate screening comparable to other screening plans throughout the city. LIGHTING The plan also includes three freestanding parking lot security lights, two to be located on the east side and one on the south side of the parking lot. The light poles will be 25 ft. high and shall be provided with lenses, reflectors or shades to concentrate light on the site to be consistent with Section 35 -712 of the city zoning ordinance. That section of the ordinance limits light intensity to no greater than three foot candles at the property line in residential areas and also prohibits light glare. The photometric plan shows foot candles from the light poles to be no greater than .5 foot candles at the property line and the fixtures will direct light down on the site and avoid off • site glare. SPECIAL USE PERMIT STANDARDS A public hearing is scheduled for this Special Use Permit Amendment and notices to surrounding property owners have been sent in accordance with the requirements of the city's zoning ordinance. Attached for the Commission's review is a copy of Section 35 -220 containing the Standards for Special Use Permits. These standards require that the proposed special use and any subsequent amendment, 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 properties; 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. The existing school has been at this location for over 50 years. The modifications proposed and the parking lot screening appear to be appropriate. The proposal will not be detrimental to or endanger the public health, safety, morals or comfort. We do not believe that the amendment will be injurious to other property in the immediate vicinity nor will it diminish or impair property values within the neighborhood. Furthermore, we believe that adequate measures have been taken to provide appropriate screening of the newly proposed parking facility consistent with Section 35 -711 of the zoning 10 -30 -08 . Page 2 ordinances. Also, the parking lot and screening will conform with the applicable regulations of the district in which it is located. As mentioned, a public hearing has been scheduled and notices of the Planning Commission's consideration have been sent to surrounding property owners. RECONINIENDATION Approval of this Special Use Permit Amendment is recommended subject to at least the following conditions or considerations: 1. The Special Use Permit Amendment acknowledges appropriate parking lot screening consistent with Section 35 -711 of the city's zoning ordinance. 2. Grading, drainage, curbing and parking lot plans are subject to review and approval by the City Engineer prior to issuance of permits for the project. 3. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department. 4. All work performed and materials used for construction of parking lot, sidewalk and curb and gutter improvements, shall conform to the City of Brooklyn Center's current Standard Specifications and Details. 5. The Special Use Permit Amendment is subject to all applicable codes, ordinances and regulations. Any violation thereof could be grounds for revocation. 6. Lighting on the property shall be consistent with Section 35 -712 of the City Ordinances with respect to light intensity and avoidance of light glare. 10 -30 -08 Page 3 ..... 2 E PRRY CT. W. 3. PERRY Pt, E. 4. BROOKLYN PL 5. WtNGARD PL 6 QUAIL CIR. ,. .� ► ti I BI JWC2 I ,, I I I I I I I l III i PLANNING COMMISSION j APPLICATION NO. 2008-008 — T` "' !a�E• �• ! 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Klemz City of Brooklyn Center Special Use Permits - Section 35 -220 2. Standards for Special Use Permits A special use permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. L Conditions and Restrictions The Planning Commission may recommend and the City Council may impose such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with requirements specified in this ordinance. In all cases in which special use permits are granted, the City Council may require such evidence • and guarantees as it may deem necessary as part of the conditions stipulated in connection therewith. 4. Resubmission No application for a special use permit which has been denied by the City Council shall be resubmitted for a period of twelve (12) months from the date of the final determination by the City Council; except that the applicant may set forth in writing newly discovered evidence of change of condition upon which he relies to gain the consent of the City Council for resubmission at an earlier time. 5. Revocation and Extension of Special Use Permits When a special use permit has been issued pursuant to the provisions of this ordinance, such permit shall expire without further action by the Planning Commission or the City Council unless the applicant or his assignee or successor commences work upon the subject property within one year of the date the special use permit is granted, or unless before the expiration of the one year period the applicant shall apply for an extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use Permit" application requesting such extension and paying an additional fee in an amount as set forth by the City Council resolution. Special use permits granted pursuant to the provisions of a piJor ordinance of Brooklyn Center shall expire within one year of the effective date of this ordinance if construction upon the subject property pursuant to such special use permit has not commenced within that time. In any instance where an existing and established special use is abandoned for a period of one eyar, the special use permit related thereto shall expire one year following the date of abandonment. •