HomeMy WebLinkAbout2006 06-29 PCP •
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JUNE 29, 2006
STUDY SESSION
1. Call to Order: 7:00 p.m.
2. Roll Call
3. Approval of Minutes - June 15, 2006
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. TJB Homes, Inc. 2006 -008
Request for site and building plan approval for an 8,000 sq. ft. one story office building
and a special use permit to allow the placement of fill below the 100 year flood elevation
at 1701 James Circle North.
6. Discussion Items:
a. Salt Storage Building
7. Other Business
8. Adjournment
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Application Filed on 6 -14 -06
City Council Action Should Be
Taken By 8 -13 -06 (60 Days)
Planning Commission Information Sheet
Application No. 2006 -008
Applicant: T J B Homes, Inc.
Location: 1701 James Circle North
Request: Site and Building Plan/Special Use Permit
The applicant, Jason Budzynski on behalf of TJB Homes, Inc., is seeking Site and Building Plan
approval to construct an 8,000 sq. ft. one story office building and a Special Use Permit to allow
the placement of fill below the 100 year flood elevation on the property addressed as 1701 James
Circle North.
The property in question is 55,453 sq. ft. (1.27 acres) in area and is zoned C -2 (Commerce). It
lies north of I -94 between the Denny's and Olive Garden Restaurants. It is bounded on the north
by James Circle with the Earle Brown Bowl on the opposite side of the street; on the east by the
Olive Garden Restaurant; on the south by I -94 right of way; and on the west by the Denny's
Restaurant. Office building such as being proposed are permitted uses in the C -2 zoning district.
A Special Use Permit is required to place fill on land located below the 100 year flood elevation.
This same site was the subject of Planning Commission Application No. 2005 -012 submitted by
the same applicant for Site and Building Plan approval of a 12,800 sq. ft. one story office
building and a Special Use Permit to allow the placement of fill below the 100 year flood
elevation. That application was approved by the City Council on August 22, 2005 following
review, public hearing and recommendation by the Planning Commission. Various factors have
caused the applicant not to pursue that particular plan and he is now proposing the 8,000 sq. ft.
building for similar use. He has altered the site plan accordingly requiring only a slight
encroachment into the 100 year flood elevation.
ACCESS /PARKING
Access to the site will be gained off James Circle at two points. The easterly access leads to the
parking lot. The proposed 100 ft. by 80 ft. building is to be located to the west side of the site.
The westerly access serves a loading and trash enclosure area. Thirty six parking spaces are
located to the east and north of the building, two of which are handicap accessible. Thirty four
parking spaces are required based on 80 percent of the building being office and 20 percent of the
building being accessory storage space. The parking requirement is one space for every 200 sq.
ft. of gross floor area for office space (32 spaces) and one space for every 800 sq. ft. of gross
floor area for the accessory storage space (two spaces). The applicant's plan is to market this
building to office users that have a need for accessory storage space such as a contractor's office.
It should be noted that retail uses, although permitted uses in the C -2 zone will not be allowed to
occupy space within this development because provided parking will not accommodate such
6 -29 -06
Page 1
uses. Also, it should be pointed out that production or industrial type uses will not be allowed as i
they are not allowed in the C -2 zoning district.
B612 curb and gutter will be provided around all driving and parking areas as well as concrete
parking delineators /protectors throughout the site.
GRADING/DRAINAGE/[JTII.ITIES
The applicant has submitted a grading/drainage /utility and erosion control plan that is being
reviewed by the Director of Public Works /City Engineer. His written comments are attached for
the Commission's review. The site is 1.27 acres in area and it appears that no formal Watershed
Commission review will be required. A portion of the property, however, is located below the
100 year flood elevation of 844 ft. for this area of the city as shown on the flood insurance rate
map. It is the applicant's plan to regrade and fill a portion of the area to accommodate this
development. A plan has been developed showing a proposed ponding area on the east end of
the site. The 100 year flood elevation is also shown on the site. A portion of the land below the
100 year flood elevation will be filled to accommodate the parking lot and a boulder retaining
wall would be constructed in this area. Compensatory storage will be provided at the southeast
corner of the site by expanding the area below the 100 year flood elevation. Approximately 89
sq. ft. of flood plain will be filled with 300 sq. ft. of flood plain mitigation provided.
The City's flood plan ordinance requires a special use permit for filling in areas below the 100
year flood elevation. The applicant's plan has been forwarded to the DNR waters area
hydrologist for review and comment. The city's flood plain ordinance allows such filling
provided compensatory storage of equal or greater volume is provided. Also, the encroachment
of such filling shall not create any surcharge, nor shall it create hazardous velocities. Attached
for the Commission's review is Section 35 -2190 Subdivision 4c and 4d regarding procedures and
factors for flood plain special use permits.
With respect to drainage, the entire site will be drained to the ponding area with an outlet located
at the northeast corner of the site connected to existing storm sewer in James Circle. A storm
sewer line within the site will connect the area south of the building under the parking lot to the
ponding area at the northeast area of the site.
Water to the building will be tied into a water main located in an easement along the east side of
the site. Sanitary sewer will connect to the building at the north end and be connected to sanitary
sewer located in the James Circle right of way.
The drainage, grading, utility and erosion control plans are subject to the City Engineer's
approval. Additional comments from the Watershed Commission and DNR will be taken into
consideration and provided to the Planning Commission if received prior to Thursday's evening.
6 -29 -06 is
Page 2
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LANDSCAPING
The applicant has submitted a landscape plan in response to the point system used to evaluate
such plans. This 1.27 acre site requires a minimum of 127 landscape points. The applicant's
proposal is to provide 135 landscape points with a variety of trees and shrubs. Six shade trees,
two Marshall's Seedless Ashe and four Sugar Maple are proposed. The four Sugar Maple are
proposed along the green strip adjacent to James Circle. The two Marshall's Seedless Ashe are
located along the south side of the building. A total of six Colorado Green Spruce, two at the
northwest corner of the site and four at the southwest corner of the site are to be provided. Six
Radiant Crab Apple are proposed around the site with two in the north green strip, two at the
southeast corner of the building, one to the east of the parking lot and one at a parking lot
protector area at the northeast corner of the building. Sixty three shrubs including Purple Leaf
Sand Cherry and Gold Flame Spirea will be planted around the perimeter of the building.
Sod is indicated except over the pond area and underground irrigation is to be installed in all
landscaped areas.
A 6 ft. high wood screen fence is to be provided along the west edge of the loading area and also
around the south end to screen this area from public view.
BUILDING
. The building exterior is proposed to be a combination of primarily rock face block in two colors
and a smooth rock face block band around the upper portion of the building. Prefinished metal
canopies are to be provided over the three doors on the east elevation of the building. The west
elevation includes two overhead doors and three service doors. Windows will be uniformly
spaced around the northeast and south elevations.
LIGHTING /TRASH,
The applicant has indicated on the landscape plan the location of one 250 watt metal halide
fixture mounted on a 15 ft. tall pole. This is to be located at the east entrance to the site. The
balance of the site lighting will be wall mounted 250 watt metal halide fixtures. Two are
proposed for the west elevation, two for the east elevation and one on the north elevation. The
plan notes indicated approximately .5 ft. candles for each of the lights. A note on the plan states
that all lighting is to be directed away from adjacent properties and away from street right of
ways. Also, downcast shields are to be provided at all wall mounted fixtures.
The plan shows the location of the trash enclosure at the southwest corner of the site. No details
other than the location of the trash enclosure have been submitted. The applicant's previous plan
included a 6 ft. high cedar enclosure with a solid opaque gate also made up of cedar over tube
steeled door frames. It is anticipated that a similar trash enclosure will be provided in this case.
The applicant should verify this for the Planning Commission.
6 -29 -06
Page 3
SPECIAL USE PERMIT,
As mentioned previously, the special use permit portion of the application is to allow for the
placement of fill below the 100 year flood elevation on the site. The applicant proposes to
provide compensatory storage of equal or greater volume as part of their flood mitigation plan.
The Commission's attention is directed to Sections 35 -2190, Subdivision 4c and 4d of the flood
plain ordinance. Particular attention should be addressed to the factors upon which the City
Council should make its decision. We find no conflict with the 12 factors listed in the ordinance
and would recommend approval of the Special Use Permit subject to further review and
evaluation by the City Engineer and favorable comments from DNR and the Watershed
Commission.
A public hearing has been scheduled with respect to this Special Use Permit and notices have ben
sent to surrounding property owners and to the DNR.
RECOMMENDATION
We believe the plans are generally in order and approval is recommended subject to the
following conditions:
1. The building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
2. Grading, drainage, utility and erosion control plans 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
permits to assure the completion of site improvements.
4. Any outside trash disposal facilities and rooftop or on ground mechanical
equipment shall be appropriately screened from view.
5. The building is to be equipped with an automatic fire extinguishing system to meet
NFPA standards and shall be connected to a central monitoring device in
accordance with Chapter 5 of the City Ordinances.
6. An underground irrigation system shall be installed in all landscape areas to
facilitate site maintenance.
7. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City
Ordinances.
8. B -612 curb and gutter shall be provided around all parking and driving areas.
6 -29 -06 0
Page 4
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9. The applicant shall submit an as built survey of the property, improvements and
utility service lines prior to the release of the performance guarantee.
10. All work performed and materials used for construction of utilities shall conform
to the City of Brooklyn Center current Standard Specifications and Details.
11. Appropriate erosion and sediment control devices shall be provided on site during
construction as approved by the City Engineering Department.
12. The applicant shall obtain an NPDES permit from the Minnesota PCA prior to
disturbing the site.
13. A special use permit is granted for the placement of fill in areas below the 100 year
flood elevation based upon the acceptance of an appropriate flood mitigation plan
providing acceptable compensatory storage as approved by the City Engineer. Said
approval shall take into consideration appropriate comments from the Minnesota
DNR and the Watershed Management Commission.
14. This special use permit is subject to all applicable codes, ordinances and
regulations. Any violation thereof shall be grounds for revocation.
15. The property owner shall enter into a utility maintenance agreement as approved by
the City Engineer prior to the issuance of building permits.
6 -29 -06
Page 5
1
City of Brooklyn Center
A Millennium Community
MEMORANDUM
DATE: June 27, 2006
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Blomstrom, Director of Public Works
SUBJECT: Lot 1, Block 2, Richardson Park Addition
Preliminary Site Plan Review
Planning Commission Applications 2006 -008
Public Works Department staff reviewed the following preliminary documents submitted for
review under Planning Commission Application 2006 -008 for the vacant parcel located along the
southern portion of James Circle North.
• Site Plan, Sheet Al, dated June 1, 2006
• Drainage, Sewer and Watermain Utility Plan, Sheet 1, dated June 12, 2006
The following comments and recommendations are provided for consideration as part of the site
development approval process.
Site Grading and Earthwork
Portions the site currently located below ground elevation 844.0 is considered flood plain in
accordance with the Flood Insurance Rate Map Number 27053CO208E. The applicant is
proposing to fill and grade the site, including a small portion of the flood plain area, to provide
for the construction of a commercial building and parking lot.
The applicant is proposing to mitigate the proposed filling of flood plain storage volume by
providing compensatory storage volume along the southern property line. The engineer for the
applicant has provided data indicating that the net flood plain storage volume on the site after site
development will equal or exceed the existing flood plain storage volume. The applicant shall
obtain all necessary approvals for the proposed site development from the Minnesota Department
of Natural Resources and the Shingle Creek Watershed Management Commission.
Water and Sanitary Sewer Utility Service
Public water and sanitary sewer service is available for the proposed development. A 16 -inch
diameter water main is located along the southern property boundary and an 8 -inch diameter
water main is located along the east property boundary. Record plans indicate that an 8 -inch
diameter sanitary sewer service is available near the northwest corner of the property.
6301 Shingle Creek Parkway Recreation and Community Center Phone & TDD Number
Brooklyn Center, MN 55430 -2199 (763) 569 -3400
City Hall & TDD Number (763) 569 -3300 FAX (763) 569 -3434
FAX (763) 569 -3494
www.cityofbrook lyncen ter. o rg
1. Domestic and fire services shall have separate exterior curb stops, gate valves or PIVs to
allow isolation of individual water service lines.
2. Site grading operations must avoid ground disturbance and grade changes over the 16-
inch water main located within an easement along the southern property line. Silt fence
shall be installed and maintained along the north side of the water main utility easement
as shown on the plan to prevent equipment operation over the water main. The
developer shall be responsible for all costs associated with damage to the water main
resulting from site grading operations within the easement area.
3. The existing gate valve on the water service stub serving the site shall be inspected and
tested by the developer's contractor in the presence of utility staff prior to extending the
water service line into the site. The developer shall replace or repair the existing gate
valve at the developer's expense if the Supervisor of Public Utilities determines that
repairs or replacement of the valve is necessary.
4. The proposed site plan shall be subject to the approval of the City Fire Chief and
Building Official, including hydrant spacing requirements and any other requirements of
the Fire Department.
5. The applicant shall coordinate site development plans with Xcel Energy, CenterPoint
Energy, Qwest Communications and all other private utility companies.
6. The applicant shall pay City and Metropolitan Council sanitary sewer connection charges
and City water connection charges for the proposed building.
7. All utility extensions shall meet City of Brooklyn Center design standards. The location
and method of connection to the existing sanitary sewer and water mains shall be subject
to approval by the Supervisor of Public Utilities.
Site Access and Parking
The proposed site improvements include two driveway access points on James Circle North.
The anticipated land use for the site is not expected to create significant traffic related issues
along adjacent public streets.
1. Concrete aprons and gutters shall be constructed at both driveway access points in
accordance with City design standards. Aprons shall be a minimum of 8- inches thick and
extend a minimum of 10 -feet into the site as measured from the back of curb. Concrete
gutters shall be extended across the driveway curb openings. is
2. Parking space dimensions shall meet or exceed the minimum standards provided in City
Ordinance Section 35 -702.
3. The applicant shall construction concrete curb and gutter along the perimeter of all
driveways, parking lots, parking spaces and paved driving surfaces. Curb and gutter shall be
constructed in accordance with the dimensions of Type B -618 or B -612 as per City design
standards.
Storm Water Management
The proposed site improvements would covert a portion of the site to impervious surface.
NPDES regulations require that land development projects incorporate construction and post -
construction storm water best management practices to control the rate and quality of storm
water discharges. The preliminary site plans include an on -site storm water detention basin to
manage storm water runoff from the site.
1. The storm water pond and all erosion control measures shown on the plans shall be
constructed and/or installed prior to initiating building construction.
2. Emergent vegetation shall be established around the perimeter of the pond using a
suitable seed mixture.
3. All turf areas located outside of the high water level of the pond shall be maintained with
mowed turf grass or actively managed with native prairie plantings. The site shall be
subject to the City's noxious weed abatement requirements.
4. An NPDES construction site erosion control permit must be obtained from the Minnesota
Pollution Control Agency prior to disturbing the site.
5. The property owner shall enter into a utility maintenance agreement with the City to
provide for the long term maintenance of private utilities and storm water facilities within
the development site.
6. Based on the Shingle Creek Watershed Management Commission Rules and Standards,
this project will require approval from the Watershed due to the proximity to the 100 -year
floodplain. The developer shall submit all necessary watershed application materials and
application fee to the City of Brooklyn Center. The City will coordinate application to
the Watershed.
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City of Brooklyn Center
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R. Nelson Engineering R. Nelson Engineering , Seiner end W.1—in Utility PJn
2004 1628 Highway County Hwy 10, Spring Inks Pvk, MN 55432. (763) 7114-7390 S3FPPP Plan urt
For community map revision history prior to countywide mapping, refer to the Community
Map History table located in the Flood Insurance Study report for this jurisdiction.
To determine if flood insurance is available in this community, contact your insurance
agent or call the National Flood Insurance Program at (800) 638 -6620.
MAP SCALE 1" = 500'
250 0 500 1000
FEET
—. �--. METERS
150 0 150 300
PANEL 0208E
FIRM
° FLOOD INSURANCE RATE MAP
HENNEPIN COUNTY,
MINNESOTA
(ALL JURISDICTIONS)
PANEL 208 OF 479
(SEE MAP INDEX FOR FIRM PANEL LAYOUT)
CONTAINS:
°CIE
mT� COMMUNITY NUMBER PANEL SUFFIX
BROOKLYN CENTER, CITY OF 270151 0208 E
(! BROOKLYN PARK, CITY OF 270152 0208 E
Notice to User: The Map Number shown below should be used
when placing map orders; the Community Number shown
above should be used on insurance applications for the subject
community.
� yAR MAP NUMBER
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T 27053CO208E
® o �� EFFECTIVE DATE
• �� 5E SEPTEMBER 2, 2004
� Federal Emergency Management Agency
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LEGEND
SPECIAL FLOOD HAZARD AREAS SUBJECT TO INUNDATION
• : `.` .` BY THE 1 % ANNUAL CHANCE FLOOD
-" The 1 % annual chance flood (100 —year flood), also known as the base flood, is the flood
_ that has a 1 % chance of being equaled or exceeded in any given year. The Special
`. Flood Hazard Area is the area subject to flooding by the 1 % annual chance flood. Areas
of Special Flood Hazard include Zones A, AE, AH, AO, AR, A99, V, and VE. The Base
= Flood Elevation is the water — surface elevation of the 1% annual chance flood.
ZONE A No base flood elevations determined.
ZONE AE Base flood elevations determined.
ZONE AH Flood depths of 1 to 3 feet (usually areas of ponding); base flood
elevations determined.
ZONE AO Flood depths of 1 to 3 feet (usually sheet flow on sloping terrain);
average depths determined. For areas of alluvial fan flooding, velocities
also determined.
ZONE AR Area of Special Flood Hazard formerly protected from the 1 % annual
chance flood by a flood control system that was subsequently
decertified. Zone AR indicates that the former flood control system is
being restored to provide protection from the 1 % annual chance or
greater flood.
ZONE A99 Area to be protected from 1 % annual chance flood by a Federal
flood protection system under construction; no base flood elevations
determined.
ZONE V Coastal flood zone with velocity hazard (wave action); no base flood
elevations determined.
ZONE VE Coastal flood zone with velocity hazard (wave action); base flood elevations
determined.
FLOODWAY AREAS IN ZONE AE
• The floodway is the channel of a stream plus any adjacent floodplain areas that must be
kept free of encroachment so that the 1 % annual chance flood can be carried without
substantial increases in flood heights.
OTHER FLOOD AREAS
ZONE X Areas of 0.2% annual chance flood; areas of 1% annual chance flood
with average depths of less than 1 foot or with drainage areas less than
1 square mile; and areas protected by levees from 1 % annual chance
flood.
I OTHER AREAS
ZONE X Areas determined to be outside the 0.2 % annual chance floodplain.
ZONE D Areas in which flood hazards are undetermined, but possible.
\ \� COASTAL BARRIER RESOURCES SYSTEM (CBRS) AREAS
\\ \� OTHERWISE PROTECTED AREAS (OPAs)
CBRS areas and OPAs are normally located within or adjacent to Special Flood Hazard Areas.
Floodplain boundary
Floodway boundary
Zone D boundary
•••••••••••••••••••• CBRS and OPA boundary
Boundary dividing Special Flood Hazard Areas of different
Base Flood Elevations, flood depths or flood velocities.
513— Base Flood Elevation line and value; elevation in feet`
(EL 987) Base Flood Elevation value where uniform within zone;
elevation in feet`
"Referenced to the National Geodetic Vertical Datum of 1929
• a. Hearings. Upon filing ith the Planning aruung and Inspection Department an
application for a Special Use Permit, the Director of Planning and Inspection shall
submit by mail to the Commissioner of Natural Resources a copy of the
application for proposed Special Use sufficiently in advance so that the
Commissioner will receive at least ten (10) days notice of the hearing.
b. Decisions. The City Council shall arrive at a decision on a Special Use within 48
days of a recommendation by the Planning Commission. In granting a Special
Use Permit, the City Council shall prescribe appropriate conditions and
safeguards, in addition to those specified in Section 35- 2190.4f, which are in
conformity with the purposes of this Ordinance. Violations of such conditions
and safeguards, when made a part of the terms under which the Special Use
Permit is granted, shall be deemed a violation of this Ordinance punishable under
Section 35 -2210. A copy of all decisions granting Special Use Permits shall be
forwarded by mail to the Commissioner of Natural Resources within ten (10) days
of such action.
C. Procedures to be followed by the City Council in Passing on Special Use Permit
Applications Within all Flood Plain Districts.
• 1) Require the applicant to furnish such of the following information and
additional information as deemed necessary by the City Council for
determining the suitability of the particular site for the proposed use.
a) Five Sets of Plans drawn to scale showing the nature, location,
dimensions, and elevation of the lot, existing or proposed structures,
fill, storage of materials, flood - proofing measures, and the relationship
of the above to the location of the stream channel.
b) Specifications for building construction and materials, flood - proofing,
filling, dredging, grading, channel improvement, storage of materials,
water supply and sanitary facilities.
2) Transmit one copy of the information described in subsection 1) to a
designated engineer or other expert person or agency for technical
assistance, where necessary, in evaluating the proposed project in relation to
flood heights and velocities, the seriousness of flood damage to the use, the
adequacy of the plans for protection, and other technical matters.
3) Based upon the technical evaluation of the designated engineer or expert, the
City Council shall determine the specific flood hazard at the site and
evaluate the suitability of the proposed use in relation to the flood hazard.
City of Brooklyn Center 35 -136 City Ordinance
sL�GTio.J 3� - � / S-t4 �7` I
d. Factors Upon Which the Decision of the City Council Shall Be Based. In passing
upon Special Use Permit applications, the City Council shall consider all relevant
factors specified in other sections of this Ordinance, and:
1) The danger to life and property due to increased flood heights or velocities
caused by encroachments.
2) The danger that materials may be swept onto other lands or downstream to
the injury of others or they may block bridges, culverts or other hydraulic
structures.
3) The proposed water supply and sanitation systems and the ability of these
systems to prevent disease, contamination, and unsanitary conditions.
4) The susceptibility of the proposed facility and its contents to flood damage
and the effect of such damage on the individual owner.
5) The importance of the services provided by the proposed facility to the
community.
6) The requirements of the facility for a waterfront location. •
7) The availability of alternative locations not subject to flooding for the
proposed use.
8) The compatibility of the proposed use with existing development and
development anticipated in the foreseeable future.
9) The relationship of the proposed use to the comprehensive plan and flood
plain management program for the area.
10) The safety of access to the property in times of flood for ordinary and
emergency vehicles.
11) The expected heights, velocity, duration, rate of rise, and sediment transport
of the flood waters expected at the site.
12) Such other factors which are relevant to the purposes of this Ordinance.
City gfBrooklyn Center 35 -137 City Ordinance