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Home My WebLink About2004 10-28 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER OCTOBER 28, 2004 STUDY SESSION 1. Call to Order: 7:30 p.m. 2. Administer Oath of Office - Rachel Lund 3. Roll Call 4. Approval of Minutes - August 12 2004 5. 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. • 6. ATS & R, Inc. 2004 -010 Request for Preliminary Plat approval to divide and combine the Willow Lane Early Childhood Center property, Willow Lane Park property and two vacant multi - residentially zoned properties at the southwest corner of 71 Avenue North and Brooklyn Boulevard into three new parcels of land. 7. ATS & R, Inc. 2004 -011 Request for rezoning from R -1 (One Family Residence), R -2 (Two Family Residence) and R -4 (Multiple Family Residence) to C -1 (Service /Office) of a 3.63 acre parcel of land to be created under Planning Commission Application No. 2004 -010. 8. ATS & R, Inc. 2004 -012 Request for site and building plan approval and a special use permit for a three story, 48,600 sq. ft. service /office building to house the Osseo School District's Adult Education program and a non - profit service group use. 9. Other Business 10. Adjournment Application Filed on 9 -30 -04 City Council Action Should Be Taken By 11 -29 -04 (60 Days) Planning Commission Information Sheet Application No. 2004 -010 Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools) Location: Land Located Between 71st Avenue North and 69th Avenue North, West of Brooklyn Boulevard Request: Preliminary Plat The applicant, ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is seeking preliminary plat approval to divide and combine a number of parcels of land including the Willow Lane School property, Willow Lane Park property and two vacant multiple family residence (R -2 and R -4) parcels of land along Brooklyn Boulevard into three new lots. The three proposed lots would be Lot 1 (Willow Lane Park), Lot 2 (Willow Lane School), and Lot 3 a new site for a joint tenant Adult Education and Service Center building serving the Osseo School District and a non- profit service provider (probably CEAP). The same applicant is seeking rezoning to C -1 (Service /Office) for the proposed Lot 3 under Planning Commission Application No. 2004 -011. The properties under consideration are zoned R -1 (Willow Lane School and Willow Lane Park), R -2 (lot at southwest corner of Brooklyn Boulevard and 71 Avenue North), R -4 (interior lot • fronting on Brooklyn Boulevard between Willow Lane School property and the above mentioned corner lot). The properties are bounded on the north by 71 Avenue North and five single family residential lots; on the east by Brooklyn Boulevard, the Willow Apartments (zoned R -5) and six single family residential lots on Major Avenue North; on the south by 69 Avenue North and five single family residential lots facing 69 Avenue and Perry Avenue; on the west by Perry Avenue with single family homes on the opposite side of the street. The existing lots include parts of Lots 11, 12, 13, 14, and 17, Auditor's Subdivision No. 57 and metes and bounds descriptions are used to describe the existing school and park properties. Lots 2 and 3, Block 1, Center Brook Addition are the R -2 and R -4 zoned properties respectively making up the balance of the plat. The School District recently acquired Lots 2 and 3 and wish to combine them with the northeasterly corner of the school property to create a new lot for their proposed adult education facility. The School District and City have agreed to a land swap between park and school property to accommodate the proposed development. A portion of Willow Lane Park will be conveyed to the School District to accommodate a retention pond south of the parking lot for the proposed adult education facility in exchange for land on the south side of the school, which will be incorporated into the park. Relocation of an existing trail will need to be accomplished as well as the relocation of a softball field. The City and School District have had joint and cooperative agreements for the use of these facilities for a number of years. The Park and Recreation Commission has reviewed the proposed land swap and field Page 1 10 -28 -04 relocation and has recommended approval of it provided the playground at Willow Lane Park is not enclosed with fencing and that a practice soccer field be built by the School District south of the proposed retention pond. Joint powers agreements will need to be modified and/or provided to acknowledge the shared uses. The preliminary plat submitted did not include all of the Willow Lane Park property at the time the application was submitted. The applicant has been advised that this information needs to be supplied and that all of Willow Lane Park will have to be included in the plat. We are expecting revisions by the applicant and hope to have this prior to the Planning Commission meeting. The newly proposed Lot 3 to contain the adult education facility will be 158,322 sq. ft. (3.63 acres). Lot 2 (the Willow Lane School) will be 333,972 sq. ft. (7.66 acres) and the proposed Lot 3 for Willow Lane Park will contain a yet undetermined acerage. This figure will be provided with the revised submission. A joint, or shared, access between the new Lot 3 and the Willow Lane Apartments has been negotiated between the School District and the apartment complex. The current northerly apartment access on Brooklyn Boulevard will be eliminated and a new shared access will be provided on the School District property for the proposed adult education facility. Hennepin County has reviewed and agreed with the access arrangement. Access was a critical issue with respect to the recommendation of this proposal. The County wanted no new access on Brooklyn Boulevard, however, if the sites were not combined, access would have to be granted to the existing Lots 2 and 3. The City staff's concern was that an access to a combined site could not • be accommodated on 71 Avenue North. If access to the site was limited to only 71 Avenue, it would be difficult for the city staff to recommend approval of a plat combining the lots and a rezoning for some type of commercial development. The proposed shared access seems to accommodate all concerns (both County and City) and allows the proposed development to go forward. Various easements and agreements will need to be drafted and executed to accommodate aspects of this plat. A driveway easement, or cross access agreement, between the School District and the Willow Lane Apartment will need to be accomplished and filed. A sidewalk easement along Brooklyn Boulevard will need to be accomplished, as the proposed property line /right of way line will remain in its current location. A drainage easement for the retention pond in a manner approved by the Public Work's Director will also need to be developed. No Watershed Management Commission review is required for this development, although a retention pond is planned and must meet Watershed standards. The Public Works' Director /City Engineer is reviewing the preliminary plat and will be offering written comments, which will be attached for the Commission's review. A public hearing has been scheduled for this preliminary plat and notice of the Planning Commission's consideration has been published in the Brooklyn Center Sun/Post. Page 2 • 10 -28 -04 • RRC OMMENDATIO This preliminary plat may be in order pending submission of the additional information relating to Willow Lane Park. Approval of the preliminary plat should be subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. Appropriate cross access agreement allowing access from the Willow Lane Apartments to the proposed Lot 3 shall be developed and filed with the plat. 4. Appropriate drainage and utility easements as approved by the City Engineer shall be provided to protect pubic utilities and the retention pond. Said easement shall be filed with the final plat. 5. Existing but no longer necessary easements shall be vacated by the City prior to release of the final plat. 6. The location of access to the proposed Lot 3 is subject to final approval and permit by Hennepin County. • • Page 3 10 -28 -04 Cn yar BROOKLYN MEMORANDUM CENTER DATE: October 25, 2004 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works SUBJECT: Willow Lane School / Willow Lane Park Adult Basic Education Facility Preliminary Plat and Site Plan Review Planning Commission Applications 2004 -010 The Public Works Department reviewed the following preliminary documents submitted for review under Planning Commission Application 2004 -010 for property located between 69 Avenue North and 71 Avenue North, west of Brooklyn Boulevard. • Preliminary Plat, dated October 25, 2004 • Site Demolition Plan, dated September 30, 2004 • Site Layout Plan, dated September 30, 2004 • Site Grading Plan, dated September 30, 2004 • Site Utility Plan, dated September 30, 2004 Preliminary Plat The applicant is proposing to plat Lots 2 and 3 of Centerbrook Addition (currently vacant lots along Brooklyn Boulevard) and part of Lot 17 of Auditors Subdivision No. 57 (Willow Lane Elementary School) along with the Willow Lake Park property. The plat would result in one separate lot for the existing school building, one lot for a proposed Adult Basic Education Facility and the reconfiguration of the City park property. The following comments and recommendations regarding the proposed preliminary plat are provided for your consideration. 1. On September 21, 2004, the Park and Recreation Commission recommended approval of the proposed exchange of park property with IDS 279 (District) subject to the conditions listed below. a. The District agrees to incur all expenses related to fulfilling all requirements for the land transfer, including re- platting of the revised property lines for the park. b. The District agrees to leave the joint school /park playground equipment unfenced. The District may undertake fencing of new playground areas, as long . as the equipment is located exclusively on District property. c. The District agrees to allow the City to use an area located to the north of the existing skating rink for the purpose of a soccer field. G: \Engineering \Development & Planning \Willow Lane -ABE IDS 279 \Prelim Plat -Site Review.doc d. The District agrees to purchase, and donate to the City, one (1) pair of regulation soccer goals, to be used at the discretion of the City. 2. The proposed development site is adjacent to a County Road. A copy of the preliminary plat was received from the applicant on October 25, 2004 and submitted to Hennepin County Transportation Planning Division for review and comment. 3. The applicant shall provide the City with an executed copy of an access easement for the proposed shared driveway access onto CSAH 152 prior to initiating site construction. 4. The applicant shall file a request to vacate existing easements transecting Lot 3 prior to or concurrently with the final plat submittal. The vacation request shall include a legal description and survey map identifying the easements to be vacated. 5. The following additional easements shall be provided on the final plat or in separate easement documents. a. Lot 2 — A 5 ft wide drainage & utility easement along the easterly lot lines adjacent to Lot 3, a 10 ft wide drainage & utility easement along the north property line and a sidewalk easement over the portion of existing trail running parallel with the proposed south property line of Lot 2. b. Lot 3 — A 5 ft wide drainage & utility easement along lot lines adjacent to Lot 2 and 7015 Brooklyn Blvd (apartment complex), a 10 to 20 ft wide easement along the easterly property line adjacent to CSAH 152 and a 10 ft wide drainage & - - - -- -- - -- - utility easement over the storm sewer connecting the proposed storm water pond - -- and the existing storm sewer within Brooklyn Blvd. 6. The applicant shall provide written documentation of any public sidewalk, streetscape or landscaping items along Brooklyn Boulevard that are located outside of the boundary of easement document nos. 3946720, 7339999 or 3281488. The applicant shall also provide written documentation of any portion of sidewalk along Perry Avenue North that is located outside of the boundary of easement document no. 4059130 (not included on the preliminary plat). 7. All right of way and easements necessary to provide street and utility service to the proposed site development or accommodate proposed relocation of existing public utilities within the site shall be dedicated to the public for public use with the final plat. 8. Ties to an adjacent section corner, including bearings and distances shall be provided J g g p with the final plat. 9. The site plan identifies the installation of a shared driveway access from Lot 3 onto County State Aid Highway (CSAH) 152 and the elimination of the north driveway access for the adjacent apartment complex. Staff does not recommend that driveway access for G:\Engineering \Development & Planning \Willow Lane -ABE IDS 279 \Prelim Plat -Site Review.doc Lot 3 be allowed from 71" Avenue. Prior to approval of the final plat, the applicant must provide written confirmation from Hennepin County that the proposed shared access will be acceptable to Hennepin County in order to avoid the creation of a lot with no public street access. Water Supply and Sanitary Sewer Service 6 -inch diameter water main is currently available within 71 Avenue to provide public water service to Lot 3 of the preliminary plat. 8 -inch diameter sanitary sewer is also available within 71 Avenue to provide public sewer service to Lot 3. 1. The new sanitary sewer service to Lot 3 shall have a minimum diameter of 6- inches. 2. The water service to the building shall include the installation of a gate valve at the north property line and separate curb stop /gate valves for the domestic and fire lines prior to entering the building. The location and method of connection to the existing public water main shall be subject to approval by the Supervisor of Public Utilities. 3. All street and utility extensions must meet City of Brooklyn Center design standards or other appropriate design standards as determined by the City Engineer. 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. Storm Drainage The proposed storm sewer to serve Lot 3 would convey storm water runoff to a proposed storm water management pond located to the south of the parking lot within Lot 2. 1. The storm water management pond shall be designed to adequately address all design requirements as established by the Shingle Creek Watershed Management Commission. These standard can be found at: http:// www. shinglecreek.org/appendixb.pdf The applicant may submit a written request to the City to consider allowing minor modifications to these design standards due to safety concerns associated with the adjacent school facility. 2. The proposed pond shall sufficiently control the total discharge rate from the site and storm water pond to avoid overloading the existing storm sewer system within Brooklyn Boulevard / CSAH 152. 3. The applicant shall provide a copy of the storm sewer design calculations to the City for review and approval prior to requesting a building permit. The design calculations shall include the peak discharge rates from the pond for the 2 -year, 10 -year, and 100 -year critical storm events and greater detail as to how the proposed storm water improvements will comply with the above referenced design standards. G: \Engineering \Development & Planning \Willow Lane -ABE IDS 279 \Prelim Plat -Site Review.doc i 4. Connection to the storm sewer system within CSAH 152 is subject to approval by Hennepin County. 5. Erosion control measures shall be installed prior to starting site grading operations. Silt fence shall be installed along the building side of adjacent sidewalks. Erosion control measures shall include the installation of a construction entrance to avoid the tracking of mud onto City and County roadways. The owner will be responsible for the prompt removal of all dirt and mud tracked onto public streets from the site during construction. 6. An NPDES construction site erosion control permit must be obtained from the Minnesota Pollution Control Agency prior to disturbing the site. The above comments are provided based on the information provided by the applicant at the time of this review. Subsequent approval of the final plat may require additional modifications or dedications based on engineering requirements associated with final design of water supply, storm drainage, sanitary sewer, gas and electric service, final grading, and geometric design of streets as established by the city engineer and other public officials having jurisdiction over approval and recording of the final plat. i G: \Engineering \Development & Planning \Willow Lane -ABE IDS 279\Prelim Plat -Site Review.doc � r '' � x. k��'` e-i § I a Iry oil t *� uar�Y }��.�' .: �x ��r RR 4+a -� '�^� �� 'np`_,� � �'»+� ; �: i A 4 �� 3 �fi: ?i r # t w t f � Y t t Y 9 eF O f' k:yr�v€ s � t E r 1 .� -- iti► .. r KOINE st til + :►� ,■�•�tJ arm arm r� �......, ,I,�� ►� ,, �F: �� r� �� ..a� � � � � �tv ■sit ��st��1�1,� � , � •• 111 �!'�1�11111�11�r. 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I' °� i r a r ---- - - - - -- = 0 1 ___� I L -- - - - - -- } A anua:,tl I — 440t 1 :I p.:... , 1 1 1 _ U•t • � 11 II ' L J 1 I � o o N N r �J g � a L � b L � s G� � 1 J U (7 2 ■000 °mss =oV .oe . 0 1 I Application Filed on 9 -30 -04 City Council Action Should Be Taken By 11 -29 -04 (60 Days) I Planning Commission Information Sheet Application No. 2004 -011 Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools) Location: Southwest Quadrant of Brooklyn Boulevard and 71 st Avenue North Request: Rezoning The applicant ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is requesting rezoning from R -1 (One Family Residence), R -2 (Two Family Residence) and R -4 (Multiple Family Residence) to C -1 (Service /Office) of a proposed 3.63 acre site located at the southwest quadrant of Brooklyn Boulevard and 71 Avenue North. The parcel will be created through a replatting of this area (See Planning Commission No. 2004 -010) by combining the northeast portion of the Willow Lane School site along with two vacant multiple residential parcels (R -2 and R -4) immediately to the north. The proposed new lot would abut Brooklyn Boulevard and 71 Avenue North. The property in question is bounded on the north by 71 st Avenue; on the east by Brooklyn Boulevard and the Willow Lane Apartments (zoned R -5); on the south by R -1 zoned lane that is Willow Lane Park; and on the west by R -1 zoned property for the Willow Lane School and single family homes facing 71 Avenue North. B A C'K GR OT TNT) The Osseo School District has for some time been searching for a new location for their adult education program that is being displaced by a redevelopment project in Brooklyn Park. The School District has recently acquired two abutting vacant parcels of land (Lots 2 and 3, Block 1, Center Brook Addition) located adjacent to and northerly of their Willow Lane Early Childhood Center (formerly Willow Lane Elementary School). Lot 2 is currently zoned R -2 (Two Family Residence), is .34 acres and is a corner lot abutting 71 Avenue North and Brooklyn Boulevard. Lot 3 is currently zoned R -4 (Multiple Family Residence), is .64 acres, and is an interior lot fronting on Brooklyn Boulevard between Lot 2 and the School District site. Their plan is to divide off a portion of the Willow Lane property and combine it with the two newly acquired lots to create a 3.63 acre parcel of land to house their adult education facility. The School District has also been discussing a joint use of a proposed building on the site with an area non - profit service group (CEAP), which might include some day care facilities as well as other services. The newly created lot would be created through a replat (Application No. 2004 -010) and would include Lots 2 and 3, the Willow Lane Earle Childhood Center property and all of the Willow Lane Park property owned by the City. They also are seeking site and building plan approval and a special use permit (Planning Commission Application No. 2004 -012) for a 48,600 sq. ft. three story service /office building to be constructed in two phases to house their adult education facility and • the service /office occupancy for CEAP. Page 1 10 -18 -04 Educational uses including post secondary schools, business schools, trade schools and the like, but excluding public and private elementary and secondary schools (K -12) are allowed special uses in the C -1 zoning district. Service office uses are permitted uses in the C -1 zone as well (see Section 35 -320, Subdivisions 1 -3, attached). This is why the applicant is seeking the rezoning of the proposed new parcel to C -l. A C -1 parcel of land supporting an allowable service /office use is required to have a minimum of 150 ft. of frontage and, if located abutting a major thoroughfare such as Brooklyn Boulevard, have a minimum lot area of one acre. The proposed new lot will have approximately 510 ft. of frontage on Brooklyn Boulevard and will be 3.63 acres in area. GrT TTDFT ,TNF.S FOR F.V A T ,T TA TING REZONTN(TS All rezoning applications are reviewed in light of the Rezoning Evaluation Policy and Review Guidelines contained in Section 35 -208 of the city's zoning ordinance (attached). The Planning Commission must review the proposal in light of the Policy and Review Guidelines. The policy states that zoning classifications must be consistent with the City's Comprehensive Plan and must not constitute "spot zoning ", which is defined as a zoning decision which discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principals. Each rezoning proposal must be considered on its merits and measured against the City's policy and against the various guidelines, which have been established for rezoning review. The applicant has submitted a letter (attached) in which they comment specifically on each of the guidelines contained in Section 35 -208. The following is a listing of the guideline, the applicant's comments and staff response to each of the guidelines: a. Is there a clear public need or benefit? The applicant indicates that their proposed new facility on the proposed rezoned land has programs that are directed towards residents that need assistance with language skills, completing a high school education, and developing work skills. They note that approximately 20 percent of the customers using these services live within walking distance of the proposed site. Approximately 15 percent of the Willow Lane Early Childhood Center customers are also customers of services proposed for the facility. The staff would note that the proposed rezoning is necessary to accommodate the facility proposed by the School District. Adult education uses are allowed generally within the commercial zones (C -1 and C -2). A distinction is made in the zoning ordinance between elementary and secondary educational uses and other educational uses. Elementary and secondary educational uses are not allowed in commercial zoning districts generally because of the need for open space such as playground and recreational facilities. In order for the School District to provide adult education and similar facilities, they need to find commercially zoned land. The acquired two parcels combined with the excess land from the old Willow Lane School site accommodate this need. It can, • therefore, be argued that by providing the necessary zoning to accommodate the Page 2 10 -18 -04 school's need for an adult education facility is meeting a public need and providing a public benefit. b. Is the proposed zoning consistent and compatible with the surrounding land use classifications? The applicant indicates that the proposed C -1 district would be compatible with other service /office properties located along Brooklyn Boulevard. We would generally concur with the applicant's comments about the compatibility with surrounding land uses. The Willow Lane Early Childhood Center and Willow Lane Park are located on R -1 zoned property and are allowable institutional and recreational uses in this zoning district. The Willow Lane Apartments, which is zoned R -5, will abut the new proposed rezoned land. Single family residential homes would be located to the west of the facility. On the opposite side of Brooklyn Boulevard are commercial service /office uses and pp yn an off site parking lot for a church. The plan presented later by the applicant will show that they can meet the requirements of the C -1 zone. Of even more significance is the compatibility of the proposed C -1 zoning designation with the City's Comprehensive Plan. The Comprehensive Plan with respect to redevelopment along Brooklyn Boulevard recommends eliminating inappropriate single family uses along Brooklyn Boulevard and replacing them with either • commercial and service /office uses on sites that are large enough to provide adequate circulation and good site design or high and medium density residential uses. The two vacant multi residentially zoned parcels and the excess school district property, although not containing single family residential uses, can be considered infill redevelopment of the nature suggested for commercial redevelopment along Brooklyn Boulevard. The two multi residential sites, one being R -2 and the other being R -4 would, for all practical purposes, need to be combined into a single multi residential lot for some kind of development. This would mean rezoning one to R -2 or the other to R -4 to accommodate a unified multi residential development. The site would be approximately once acre in area and could accommodate at the maximum a multi residential development of approximately 12 units. This is not a highly desirable type of redevelopment for this area. A service /office commercial redevelopment would seem to be more appropriate and coupled with excess school district property makes an appropriate service /office site. The Comprehensive Plan further sites this area as a possible mid - density residential development if incorporated into a larger redevelopment area. The Brooklyn Boulevard Amenities Study of 1994 cited two possible development concepts for this area, one of which indicated the two parcels in question for a commercial service /office use. It is, therefore, believed that the proposal for a C -1 rezoning of this area is consistent with an compatible with not only surrounding land uses but the City's Comprehensive Plan as well. • Page 3 10 -18 -04 C. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? The applicant notes that the anticipated uses are allowed or permitted in the C -1 district and they also note the possibility of a non - profit childcare facility being a part of the project at a later date. We would note that all of the uses comprehended in the C -1 zoning district can be contemplated for development on this site and be compatible with surrounding land use classifications. The more specific proposal presented by the School District can also be accommodated within the proposed zoning change. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? The applicants note that along Brooklyn Boulevard there have been a number of office, service and retail developments. They note that there has been an effort to move single family and small multi family residential properties away from Brooklyn Boulevard and that their proposal is consistent with that goal. We would concur with the comments and again note the Comprehensive Plan general guideline for eliminating single family residential uses along Brooklyn • Boulevard and to infill with service /office commercial particularly and some mid and high density residential uses in appropriate locations. There have been some rezoning applications, particularly with respect to Planned Unit Developments at the northeast corner of Brooklyn Boulevard and 69 Avenue and the Brookdale Mitsubishi redevelopment site along Brooklyn Boulevard to the north. These have accommodated commercial developments and expansion of commercial uses in the area as part of redevelopment projects. It is anticipated that in the future more rezoning proposals particularly along Brooklyn Boulevard will come forward. As long as these proposals prove consistent with the City's Comprehensive Plan, it is believed that the City should accommodate the proposed classification changes. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? The applicants indicate that this is not a City initiated rezoning proposal. We would comment that although it is not a City initiated rezoning proposal but rather a School District initiated proposal that a broad public purpose may be considered evident in the rezoning request in that it will accommodate a needed expansion of School District services. • Page 4 10 -18 -04 i f. Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? Again, the applicant responds with a yes to this question. We would comment that the proposed School District facility will have to conform to all applicable zoning requirements of the proposed C -1 zoning district. It appears, as will be shown later with the development plans, that this guideline can be met as well. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? The applicant notes that sites on Brooklyn Boulevard are not suitable for residential development. They also point out that the intended density for the existing multi family residential zoning would require multiple access points to Brooklyn Boulevard. They point out as well that locating single family residential units along Brooklyn Boulevard is not desirable and this location is a good location for their proposed use. We would note that the two lots recently acquired by the School District that are zoned multi residential (R -2 and R -4) can be considered generally unsuited for multi residential development purposes. To be developed separately, one as a two family dwelling and the other as an approximate 8 unit story and a half apartment do not seem feasible. Even if developed, separate accesses to the sites would be needed to accommodate the uses. This is not a desirable proposition for the County in terms of access to Brooklyn Boulevard. The combination of the site and, as will be shown later with the development proposal, a shared access with the Willow Lane Apartments to the south means one access point will service this area. This is more desirable from the County's perspective for access points on Brooklyn Boulevard. Multiple family residential development is not the most desirable redevelopment possibilities from the City's perspective. A service /office use seems much more appropriate. The size, configuration, location and access arrangement proposed with this combination and rezoning of the site seems to be the best possible configuration for the redevelopment of the vacant property. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? The applicant notes that the rezoning of these lots to C -1 is consistent with the Comprehensive Plan and other properties along Brooklyn Boulevard. They • further note that the location of the project works well for them and the visibility on Brooklyn Boulevard is a positive as well as proximity to bus routes. Page 5 10 -18 -04 We would concur with the applicant's comments and note that the proposed rezoning appears to be in the best interests of the community. The proposed rezoning is consistent with the City's Comprehensive Plan, which calls for service /office commercial infill or mid - density or high - density residential infill along Brooklyn Boulevard. With respect to the lack of developable land in the proposed zoning district, there is little developable land in the city other than such vacant parcels as those in question. Multi family residential uses are considered to be plentiful within the city and the City's practice has not been to rezone property for that particular use. The City has encouraged C -1 or service /office developments along Brooklyn Boulevard for many years and this proposed zoning would be consistent with this philosophy. The proposed zoning would allow for the rational use of the land in question and does appear to be in the best interest of the community. i. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The applicant notes that the service provided by this project to the community should have a positive effect on the quality of life. We would comment that we believe this proposal does demonstrate merit beyond just the interests of an individual owner by providing public benefits with the expanded school district facility. In as much as the proposal furthers valid zoning objectives, it also demonstrates merit beyond just the interests of the School District. The Rezoning Evaluation Policy and Review Guidelines also note that the City policy is that zoning classifications must be consistent with the Comprehensive Plan and rezoning proposals must not constitute "spot zoning" defined as a zoning decision that discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principles. We find no significant conflicts with this policy as noted above in our review of the guidelines for rezonings. This proposal is, we believe, consistent with the Comprehensive Plan and is also consistent with good planning principles with the proposed use being consistent and compatible with existing surrounding land uses. We find no conflict with the proposal in this regard. PROCED TRF. It has been the City's practice with respect to zoning applications for the Planning Commission to refer them to Neighborhood Advisory Groups for additional review and comment. Mandates in the State Statute require the City to complete reviews within 60 days and to give applicants an answer within that time frame. Because of the notice requirements for publication and public notice, we require applications to be submitted four weeks prior to their review by the Planning Commission. The clock, however, begins on the date the application is accepted. Therefore, the Page 6 10 -18 -04 i zoning decision must be made by the City Council no later than November 29, 2004. Almost 30 days of the required 60 day time frame will have expired before the Planning Commission's pubic hearing is even held. This requirement makes it difficult for the City to hold the Neighborhood Advisory Group meetings we normally have. The Planning Commission instituted a procedure because it still wishes to receive Neighborhood Advisory Group input with respect to these rezoning applications. We have invited the Northwest Neighborhood Advisory Group members to the Planning Commission meeting and are encouraging their comments and participation. A staff report will be delivered to the Neighborhood Advisory Group members at the same time that it is delivered to the Planning Commission members. Hopefully, they will have an opportunity to review the matter and to make comments at Thursday evening's meeting. It should be noted that representatives of the Osseo School District have met with neighboring property owners with regard to their proposal to rezone and provide an adult education facility on the subject property. A public hearing has been scheduled and notices have been sent to surrounding property owners and a notice of the Planning Commission's consideration of this request has also appeared in the Brooklyn Center Sun/Post. RECOMMENDATION We believe this application is in order and would recommend approval of the rezoning acknowledging its consistency with the Rezoning Evaluation Policy and Review Guidelines • contained in the zoning ordinance. Attached for the Commission's review is a draft Planning Commission Resolution regarding the recommended disposition of Application No. 2004 -011 submitted by ATS & R, Inc. on behalf of Osseo Area Schools. • Page 7 10 -18 -04 M!t!! . ; �tl�t "i!!!ttltt�' - Pm SIM arm ME M■ ma �L am MEN mpg mm MEN MOM MOM mom MEN s! • !� am soon C i. Y i A real estate office for the purpose of leasing or selling apartment units within 5. the development in which it is located. Home ations not to include special home occupations as defined in occupations ' on 35 -900. Section �:•� ams with a licensed capacity of seven to 16 adults or children s: e . Licensed residential progr required to be permitted by M.S. 245A.11, Subd. 3 and M. S. 462357, Subd. 8. f, Licensed nonresidential programs with a licensed capacity of 13 to 16 persons required to be permitted by M.S. 245A.14, Subd. 2. ; ili serving from 13 through 16 persons required to be permitted g, Licensed day care fac ty by M.S. 462.357, Subd. 8. 2. Special Requirem a . See Section 35 -410 of these ordinances. Section 35 -320. Cl SERVICE /OFFICE DISTRICT. 1 Permitted Uses The following service /office uses are p ermitted in the C 1 district, provided that the height of ' hrnent or building shall not exceed three stori es, or in the event that a basement is each establishment proposed, three stories plus basement: bed per ac re), p rovided, however, that such a . Nursing care homes, (at not co state awsor regulations of the licensing authority, institutions shall, where requi red by be licensed by the appropriate state or municipal authority. b. Finance, insurance, real estate an d investment office.. c. Medical, dental, osteopathic, chiropractic and optometric offices. engineering and architectural offices, educational and b o kkeepmg offices, d. Legal office g en auditing an offices (excluding laboratory facilities), accounting, urban planning agency offices. =a such as chapels, churches, temples, mosques, and e. Places for religious assemblie s synagogues- City Ordinance 35 -29 City of Brooklyn Center i r C. r f. Beauty and barber services. 4 g. Funeral and crematory services. h, photographic services. + r.; i i. Apparel repair, alteration and cleaning pickup stations, shoe repair. Advertising offices, provided that the fabrication of signs shall not be a permitted use. f j• k. Consumer and mercantile credit reporting services office, adjustment and collection service offices. 1. Duplicating, mailing and stenographic service offices. in. Employment agency offices. n. Business and management consultant offices. o. Detective and protective agency offices. p. Contractor's offices. q• Governmental offices. r. Business association, professional membership organizations, labor unions, civic, social and fraternal association offices. s. Accessory uses incidental to the foregoing principal uses when located on the same include but not property with the use to which it is accessory. Such accessory us be restricted to the following: 1. Offstreet parking and offstreet loading. 2. Signs as permitted in the Brooklyn Center Sign Ordinance. dispensing or sale (at retail) of drugs, prescription items, 3, The compounding, patent or proprietary medicines, sick room supplies, p rosthetic devices or items relating to any of the foregoing when conducted in the building occupied primarily by medical, dental, osteopathic, chiropractic or optometric offices. City of Brooklyn Center 35 -30 City Ordinance • t stationery shops, tobacco shops, ift shops, book and 4. Retail food shops, g p q p so eating establishments, sale and service of office supply offce buildings news accessory retail shops witivn multistory newsstands and similar accessory p that there is no associated over 40,000 sq. ft. in gross floor area, p out or signery visible from the exterior of the building; there is no carry- delivery of food from the lot; and the total floor floor area of the building. a building shall not exceed 10% of the total gross aforementioned uses as determined by the City t. Oth er uses similar in nature to the Council. Financial institutions. including, but not limited to, full- service banks and savings and u . loan associations. -in child care centers licensed by the Minnesota Department copy of said license l and pursuant to a valid license application, provided that PY to the City. application shall be submitted annually Basin offices, provided there is no storage or display of products on the use site. w. L g x . Libraries and art galleries. 2. Special Requirem -411 of these ordinances. a , See Section 35 3 Special Uses p not located on the same property with the principal use, a . Accessory off -site p g subject to the provisions of Section 35 -701. rovided that such developments, in each specific case, are b. Group day care facilities p demonstrated to be: adjacent land uses as well as with those uses 1 Compatible with existing ) permitted in the C1 district generally . to those uses 2. Compleme n to existing adjacent land uses a s well as tary 3 permitted in the C1 district generally. Of comparable intensity to permitted Cl district land uses with respect o 3 activity levels. ..• - City Ordinance City of Brooklyn Center 35 - 31 i t enerated traffic will be within the capacity 4 Plane e that to as sur g planned and designed un of available public facilities and will not have an adverse i upon those , facilities, the immediate neighborhood, or the community. } . Traffic the site will not pose a danger to children enerated by other uses on 5. Tr g served by the day care use. and further provided that the special requirements set forth in Section 35-411 are adhered to hoto a h decorating, dancing an d the like and C. Instructional uses for art, music, p P y� studios for like activity. " ost secondary schools, business schools, trade schools and d. Educational uses including p p elementary and secondary schools (K -12)• the like, but excluding public and Section 35 -321. C1A SERVICE /OFFICE DISTRICT. 1. permitted Uses (No height limitation) a• All of the per mitted uses set forth in Section 35 -320 shall be permitted in abuilding or establishment in the CIA district. 2. Special Requirem a. See Section 35-411 of these ordinances. 3, Special Uses use, a . Accessory off -site parking not located on the same property with the principal subject to the provisions of Section 35 -701. f the special uses set forth in Section 35 -320 shall be allowed by special use b. All o P permit in the C 1 A district. Section 35 -322. C2 COERCE DISTRICT- 1. permitt ed Uses a. The retail sale of food. 35 -32 City Ordinance • City of Brooklyn Center i City of Brooklyn Center Section 35 -208 REZONING EVALUATION POLICY AND REVIEW GUIDELINES. 1. Purpose The City Council finds that effective maintenance of the comprehensive planning and land use classifications is enhanced through uniform and equitable evaluation of periodic proposed changes to this Zoning Ordinance; and for this purpose, by the adoption of Resolution No. 77 -167, the City Council has established a rezoning evaluation policy and review guidelines. 2. Policy It is the policy of the City that: A) Zoning classifications must be consistent with the Comprehensive Plan, and, B) Rezoning proposals will not constitute "spot zoning ", defined as a zoning decision, which discriminates in favor of a particular landowner and does not relate to the Comprehensive Plan or to accepted planning principles. 3. Procedure Each rezoning proposal will be considered on its merits, measured against the above policy and against these guidelines, which may be weighed collectively or individually as deemed by the City. 4. Guidelines A. Is there a clear and public need or benefit? B. Is the ro osed zoning consistent with and compatible with surrounding land use P P g P g classifications? C. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? D. Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? E. In the case of City - initiated rezoning proposals, is there a broad public purpose evident? F. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? G. Is the subject property generally unsuited for uses pennitted'in the present zoning district, with respect to size, configuration, topography or location? H. Will the rezoning result in the expansion of a zoning district, warranted by: 1) Comprehensive planning; 2) The lack of developable land in the proposed zoning district; or, 3) The best interests of the community? I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an • individual parcel? Section 35 -208 Revised 3 -01 ATSC4 . ARMSTRONG TORSETH SKOLD & RYDEEN INC September 28, 2004 Mr. Ron Warren City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 Project: Adult Education Center, Osseo Area Schools ISD 279 ATS &R Project No. 03032.1 Re: Rezoning Evaluation. Dear Ron: On behalf of Osseo Area Schools we are requesting rezoning of the parcels owned by Osseo Schools at 71" and Brooklyn Boulevard adjacent to Willow Lane Early Childhood Center. We are also requesting approval of a preliminary plat of parcels which have been purchased by Osseo Schools. Osseo Schools intends to construct a center for adult education including programs for General Equivalency Degrees, English Language Learners, Adult Basic Education, Adult High School Diploma, and other education programs aimed at under - educated, disadvantaged and new immigrant people. Osseo Area Schools has also been discussing a joint use of the building with an area non-profit service group, which address some of the needs of the same clients as the Adult Education Center. That portion of the project would be constructed during Phase 2. The existing lots are currently zoned R1, R2, and JR. We are requesting rezoning to C1 — Office /Service. The following are some of the merits of the proposal. A. Is there a clear and public need or benefit? The facility's programs are directed toward residents that need assistance with language skills, completing a high school education, and developing work skills. Approximately 20% of the customers using these services live within walking distance of the proposed site. Approximately 15% of the Willow Lane Early Childhood Center customers are also customers of the services proposed for this facility. B. Is the proposed zoning consistent with and compatible with surrounding land use classifications? The proposed C -1 district would be compatible with other office /service properties located on Brooklyn Boulevard. C. Can all the permitted uses in the proposed zoning district be contemplated for development of the subject property? The anticipated uses are permitted in a C1 — Office /Service district. It is possible in phase 2 of the project that a non - profit child care facility may be a part of the project. D. Have there been substantial physical and zoning classification changes in the area since the property was zoned? Along Brooklyn Boulevard there have been a number of office, service and retail developments. There has been an effort to move single family and small multifamily residential properties away from Brooklyn Boulevard. This proposal is consistent with that goal. ARCHITECTURE ENGINEERING PLANNING TECHNOLOGY LANDSCAPE ARCHITECTURE INTERIOR DESIGN 8 5 0 1 G O L D E N V A L L E Y R 0 A D 5 U I T E 3 0 0 M I N N E A P 0 L 1 5 M I N N E S O T A 5 5 4 2 7 PHONE 763.545 .3731 763 . 525. 3289 FAX Osseo Area Schools ATS &R Project No. 03032.1 Adult Education Center Rezoning Evaluation Page 2 E. In the case of City- initiated rezoning proposals, is there a broad public purpose evident? NA. F. Will the subject property bear fully the ordinance development restriction for the proposed zoning districts? Yes. G. Is the subject property generally unsuited for uses permitted in the zoning district, with respect to size, configuration, topography, or location? The sites on Brooklyn Boulevard are not suitable for residential development. The intended density would require multiple access points to Brooklyn Boulevard. Since Brooklyn Boulevard has become a major thoroughfare, locating single family residential unit is not desirable. This location is a good location for the proposed use. H. Will the rezoning result in the expansion of a zoning district, warranted by: 1) comprehensive planning; 2) the lack of developable land in the proposed zoning district; or 3) the best interests of the community? The rezoning of these lots to a Cl Office /Service is consistent with the Comprehensive Plan and other properties along Brooklyn Boulevard. The location of the project works well. The visibility on Brooklyn Boulevard is a positive as well as proximity to bus routes. I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The service provided by the project to the community should have a positive effect on quality of life. We feel that this project will be a positive addition to the City of Brooklyn Center. If you have any questions please call me at 763 -525 -3211, or John Fredericksen at 763 - 391 -7014. Sincerely, 6��O_a V�_� Thomas Fabick, AIA Partner TF: Cc: John Fredericksen, ISD 2.79 Dave Suman, ISD 279 Elena Peltsman, ATS &R s its adoption: Member introduced the following resolution and moved PLANNING COMMISSION RESOLUTION NO. 2.004 -01 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING APPLICATION NO. 2004 -011 SUBMITTED BY ATS & R, INC. ON BEHALF OF OSSEO AREA SCHOOLS WHEREAS, Planning Commission Application No. 2004 -011 submitted by ATS & R, Inc. on behalf of Osseo Area Schools proposes rezoning from R -1 (One Family Residence), R -2 (Two Family Residence) and R -4 (Multiple Family Residence) to C -1 (Service /Office) of a proposed 3.63 acres site located at the southwest quadrant of Brooklyn Boulevard and 71 Avenue North; and WHEREAS, the Planning Commission held a duly called public hearing on October 28, 2004 when a staff report and public testimony regarding the rezoning request were received; and WHEREAS, the Planning Commission considered the rezoning in light of all testimony received, the guidelines for evaluating rezonings contained in Section 35 -208 of the City' s Zoning Ordinance and recommendations of the City' s Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2004 -011 submitted by ATS & R, Inc. on behalf of Osseo Area Schools be approved in consideration of the following: 1. The proposed rezoning to the C -1 zoning designation is considered to be a public benefit by providing land area for service /office development along Brooklyn Boulevard, which is considered to be compatible with surrounding property and land use classifications. 2. All permitted uses in the proposed C -1 zoning district can be contemplated for development or redevelopment of the subject property. 3. The subject property will bear fully the ordinance development restrictions for the C -1 zoning district. 4. The property in question is considered to be more suitable for a C -1 rather than multiple family residential designation. The C -1 rezoning will allow for service /office uses, which are compatible with, complimentary to and of comparable intensity to adjacent land uses as well as those permitted on surrounding land. • 5. The proposed C -1 rezoning proposal is considered consistent with the recommendations of the City' s Comprehensive Plan for this area of the city. • 6. The proposed C -1 rezoning appears to be a good long range of the existing land and such development can be considered an asset to the community. 7. In light of the above considerations, it is believed that the guidelines for evaluating rezonings contained in Section 35 -208 of the City' s Zoning Ordinance are met and the proposal is, therefore, in the best interest of the community. Date Chair ATTEST Secretary The motion for the adoption of the foregoing resolution was duly seconded by member • and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. • Application Filed on 9 -30 -04 City Council Action Should Be Taken By 11 -29 -04 (60 Days) Planning Commission Information Sheet Application No. 2004 -012 Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools) Location: Southwest Quadrant of Brooklyn Boulevard and 71 st Avenue North Request: Special Use Permit/Site and Building Plan Approval The applicant, ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is seeking site and building plan approval and a special use permit to construct a three story, 48,600 sq. ft. service /office building to be constructed in two phases that would house the School District's adult education program and a joint tenancy with a non - profit service group such as CEAP. The proposed site is 3.63 acres in area and is being created under the plat proposed under Planning Commission Application No. 2004 -010. The site is made up of a portion of the Willow Lane Early Childhood Center (formerly Willow Lane Elementary School) abutting Brooklyn Boulevard and two multi residentially zoned properties (R -2 and R -4) also abutting Brooklyn Boulevard to the north that have recently been acquired by the School District. This site is the subject of the proposed C -1 Service /Office rezoning of the property comprehended under J p p ( ) g p pe rtY P Planning Commission Application No. 2004 -011. Obviously, this special use permit and site and building plan approval cannot be granted unless the two pervious applications are also approved. The property in question is bounded on the north by 71 Avenue; on the east by Brooklyn Boulevard and the Willow Lane Apartments (zoned R -5); on the south by R -1 zoned property that is the City's Willow Lane Park; and on the west by R -1 zoned property for the School District's Willow Lane Early Childhood Center and single family homes facing 71 Avenue North. Educational uses including post secondary schools, business schools, trade schools and the like, but excluding public and private elementary and secondary schools (K -12), are allowed special uses in the C -1 zoning district. Service /office uses are permitted uses in the C -1 zone as well (see Section 35 -320, Subdivision 1 -3, attached). The special use permit being sought is for the adult education uses proposed for the facility under this zoning classification. BACKGROUND As indicated in previous applications, the Osseo School District has for some time been seeking a new location for their adult education program that is being displaced by a redevelopment project in Brooklyn Park. The School District acquired the two parcels of land immediately north of their existing property for the purpose of creating a site for a new building to house their adult education program. They have had discussions with CEAP about a possible joint tenancy. The School District would own the facility and lease space to CEAP. They are planning to build the proposed building in two phases, the first phase for the adult education program, the second • phase once CEAP can put together a capital improvement program. They are seeking plan Page 1 10 -28 -04 approval for the overall footprint and accompanying parking facilities. CEAP may seek an additional special use permit for a possible daycare /childcare facility at a future date. Such a special use permit is not part of the current application, but the second phase building is. The building is proposed to be three stories in height (no basement), 48,600 sq. ft. in area with a masonry exterior on the first floor and a stucco type material on the second and third floors. The first phase would be 25,000 sq. ft. AC ".C'.RS S/PARKTNCT /SCR EENTNC'T Access to the site will be from a shared access with the Willow Lane Apartments and is located at a point that is farthest from the Brooklyn Boulevard/71 Avenue intersection. Access to the site has been a critical factor in the feasibility of the School District's proposal to combine and rezone the site in question. Access to Brooklyn Boulevard is subject to approval by Hennepin County and their policy is to limit as much as possible the number of access points on Brooklyn Boulevard. The City supports this policy and our development policies for C -1 uses acknowledge this. However, the City staff's concern was that 71 Avenue North was an inappropriate location for the sole access to the proposed commercial site. Access to a two family dwelling on 71 Avenue, as that property was zoned, was the maximum that we believed could be allowed. It was critical to get an appropriate access arrangement on Brooklyn Boulevard for the city staff to recommend approval of a combination and rezoning of the properties in question. The School District negotiated an arrangement with the Willow Lane Apartments whereby the apartment would agree to close its north access if a shared access from • the adult education site would be agreed to. The County accepted this proposal and the access arrangement allows the plan to go forward. It should be noted that there is no other access proposed for the site and no vehicle access or cut through access, will be allowed between the Willow Lane Early Childhood Center and the School District's adult education site. The School District is attempting to create a campus like atmosphere between the two sites and pedestrian access between the two is planned as well as walkways and connections to Willow Lane Park. Again, no vehicle access between these two sites will be provided for or allowed. The site plan calls for the building location to be at the minimum 35 ft. setback from the Brooklyn Boulevard right of way with a 35 ft. green strip being provided along Brooklyn Boulevard and 71 Avenue North right of ways. The majority of the parking and the first phase parking will be to the south and west of the building. One hundred eighty nine spaces will be provided in the first phase to accommodate the first 25,000 sq. ft. of building. Two hundred twenty six parking spaces will be provided for the 48, 600 sq. ft. building based on a formula that will require approximately one space for every 215 sq ft. of gross floor area. This meets the parking formula for a service /office building exceeding 20,000 sq. ft. in gross floor area. The north lot, which will have 37 parking spaces, would be constructed at the time of the building second phase construction. A circular curb line will be provided to the rear (west) of the building as part of the first phase construction. Nine handicap spaces are planned by the rear entrance to the building. A 5 ft. wide concrete walk will connect the front entrance to the building with the sidewalk along Brooklyn Boulevard. Walkways are planned for around the building as well as cross walks in the parking lot. There will be a walkway connection to the Early Childhood • Center to the west. Page 2 10 -28 -04 A 15 ft. buffer stri p required uired between R -1 and C -1 zoned properties. A screening device q approved by the City Council is also required where these zones abut. A 15 ft. buffer and a 6 ft. high cedar fence to match an existing screen fence along the Willow Lane Early Childhood Center parking lot is proposed to be extended along the northwest property line where this site abuts a single family home. A 6 ft. high cedar fence and 15 ft. buffer is also proposed between the south parking lot and the Willow Lane Apartment property line. The applicant is requesting that the City waive the buffer and screening requirement between the Early Childhood Center site and the adult education facility (along west property line) where they would have a 3 ft. green strip and provide landscaping. This allows for a better parking lot configuration and also allows for a more campus like atmosphere between the two sites. The 3 ft. parking setback appears to be acceptable given the fact that the old school site is a more institutional use rather than actual residential use of the property for which the buffering and screening is intended. The landscape plan, as will be shown later, appears sufficient in this area as well. The City has waived screening requirements between C -1 and Institutional R -1 uses in the past. It is recommended that the screening device be extended to the east at the north end of the site to screen the parking lot from the residential property on the opposite side of 71 Avenue North. Such screening is also required by the zoning ordinance. GRADINGIDRAINAGE/IITI JTIF.S The applicant has provided preliminary grading, drainage and utility plans which are being reviewed by the Public Works' Director /City Engineer and written comments are anticipated and will be attached with this report. Storm sewer will be provided in the newly constructed parking lots to be connected to storm sewer in Brooklyn Boulevard right of way. B -612 curb and gutter will be provided around all driving and parking areas and is indicated on the plans. A plan revision should be provided for the driveway where a 36 ft. wide opening is being proposed for access to and from Brooklyn Boulevard. The zoning ordinance limits commercial access points to no more than 30 ft. in width. When wider than 30 ft. driveways are proposed in commercial areas, it has been the City's policy to separate the ingress and egress aisles by a concrete delineator. Plan modifications should be made to reflect this criteria. Sanitary sewer and water for the proposed building will be connected to existing mains in the 71 Avenue North right of way. The applicant's site grading plan shows the location of proposed erosion control devices. LANDSCAP1NCT The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 3.63 acre site requires 330 landscape points. The landscape plan indicates a requirement only of 244 points. The plan itself as best we can determine would provide 312 points, which is slightly short of the minimum required. They propose to landscape the site by providing a variety of shade trees, coniferous trees, decorative trees and shrubs. The • plan calls for a total of 12 shade trees, four Marshall Seedless Ash, Five Northwood Red Maple, Page 3 10 -28 -04 and Three Kentucky Coffee Trees. These shade trees are located primarily around the perimeter of the south parking lot, in an island area to the west of the building and two along the 71 Avenue North green strip. Sixteen coniferous trees are shown on the plan and include five Black Hills Spruce, six Medora Juniper, and five Eastern Red Cedar. These are located primarily along the green strip between the Early Childhood Center and the adult education site as well as along the 15 ft. green strip between the north parking lot and the single family residential lot to the west. One Black Hills Spruce is proposed for the 35 ft. green strip east of the building. Decorative trees are proposed primarily for the 35 ft. green strip between the building and Brooklyn Boulevard. A total of 35 decorative trees are planned for and include I 1 Service Berry, 11 Thornless Hawthorne, and 13 Spring Snow Crab Apple. Again, these are provided primarily around the building including the front green strip and the perimeter areas to the south and west of the site. Decorative trees also adorn the parking lot island areas to the west of the building. The landscape plan also calls for 85 shrubs including 16 Burning Bush, 20 Calgary Carpet Juniper, 28 Anthony Waterer Spirea and 21 Compact American Cranberry Bush. These are all located around the perimeter of the building. Some modifications to the landscape plan should be accomplished in order to meet the minimum 330 points required. BT M .DTNCT The applicant has provided building elevations and floor plans for the proposed building. As indicated previously, this is a two phase construction project with the first phase being the southerly portion of the building. They are, however, seeking full building plan approval for the second phase as well. The proposed building material is a face brick along the lower, first floor, elevation and two column type areas along the main entrance. EIFS, or a stucco type material, will be the predominant exterior for the upper two floors. Abundant windows are located around the entire building. The north end of the first phase of the building will receive a similar exterior treatment. Mechanical unit screen walls will be provided for on the roof of the building and be of the EIFS material. Canopy structures will be located over the east and west entrances to the building. T ,TGHTTN(T /TR ASH A lighting plan has been submitted indicating the proposed lighting will not exceed the foot candles authorized under Section 35.712 of the zoning ordinance. The plan calls for six triple headed light poles in the south parking lot area and two single headed light poles in the parking lot island area to the west of the building. A single light pole will be provided in the driveway connecting the Willow Lane Apartments and the adult education facility and two single headed light poles on either side of the entrance to the site are proposed. The light poles are proposed to be 30 ft. high. In addition, wall mounted lights are proposed for the south and west building elevations. It is recommended that the type of light pole proposed at the entrance be similar to the types of light poles provided for in the Brooklyn Boulevard Amenities Study. As with all proposed lighting, our main concern is that it be shielded and directed downward on the site and . not create glare for abutting properties or public streets. Page 4 10 -28 -04 A trash enclosure will be located along the north side of the building following phase two construction. Prior to that it will be located at the northwest corner of the building. No building material is indicated but should match the building exterior and contain solid opaque gates. SPEC".TAT. T J.SF. PERMIT STANDARDS As indicated previously, the adult education use is considered a special use and is, therefore, 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 permit 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 applicable regulations of the district in which it is located. Our comments are that we believe the facility proposed by the Osseo Area Schools will meet the Standards for Special Use Permit contained in the zoning ordinance. It appears that the proposed use will promote and enhance the general public welfare by providing a needed adult education facility that will be utilized by many members of the public. The proposal should not be injurious to the use and enjoyment of other property in the immediate neighborhood nor will it diminish or impair property values. The School District held a meeting with neighboring property owners earlier this year and showed their proposal and took comments from property owners under advisement and have incorporated those matters into their plans. The development of the adult education facility and service /office use by CEAP should not impede the normal and orderly development of surrounding property. The rezoning to C -1 is consistent with the City's Comprehensive Plan and development proposals for in fill development along Brooklyn Boulevard. We also believe that adequate measures have been or will be taken to provide proper ingress and egress and that the parking on the site will be adequate for the uses provided. We do not see traffic congestion to be a problem with the associated use. A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners. RECOMMFNDATTON We believe the plans are generally in order and approval can be 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. Page 5 10 -28 -04 3. Any outside trash disposal facilities and/or roof top mechanical equipment shall be appropriately screened from view and provided with opaque gates. 4. 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. 5. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 6. B -612 curb and gutter shall be provided around all driving and parking areas. 7. An as -built survey of the property, improvements and utility service lines shall be submitted to the City Engineering Department. 8. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances. 9. All work p erformed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 10. The applicant shall enter into an easement and agreement for maintenance and . inspection of utility and storm drainage systems prior to the issuance of permits. 11. The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department. 12. The special use permit is granted for the construction of an adult basic education facility and service /office use. Any alteration of expansion of facilities not comprehended by the approval of this special use permit shall require an amendment. 13. The final plat comprehended under Planning Commission Application No. 2004 -010 shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits for this project. 14. The rezoning comprehended under Planning Commission Application No. 2004 -011 shall be approved in its entirety prior to the issuance of building permits for the proj ect. 15. The plans shall be modified in the following manner: a. Provide an extension of screening along the 71 Avenue North green strip to provide sufficient screening of the parking lot to the residential property on the opposite side of 71 Avenue. • b. Modifications to the landscape plan to meet the minimum requirement of 330 Page 6 10 -28 -04 • landscape points. C. To provide a concrete delineator separating ingress and egress at the access point on Brooklyn Boulevard. d. Light standards that are similar to standards approved under the Brooklyn Boulevard Streetscape Plan and recently installed during the Brooklyn Boulevard upgrading shall be provided at the access point to the site. 16. The screening plan proposed and as amended by Condition No. 15a above is considered to be appropriate and consistent with screening requirements in the Zoning Ordinance where C -1 abuts residentially zone properties. 17. Access to the site along Brooklyn Boulevard is subject to approval by Hennepin County Transportation Department and the obtaining of the appropriate permit. • Page 7 10 -28 -04 F IrUNN v�rii �'►�'� � r fi ��► �'t� �t�a �■„��, rlr� a�r.� �Illrs� '��, ..�. `� Mae muw Mm W-A MA MN ® Im : IN �3 S mv-4 4m� o , -: �1• ,� � E7 �>d iii mm ID =i to Bawl IN IIN 1111,11,11,11h - Ron Warren From: EPeltsman @atsr.com From: Tuesday, October 05, 2004 8:24 AM To: Ron Warren Cc: JKalkes @atsr.com Subject: Project description - ASE building Goodmorning Below please find the project description. Let me know if you have any further comments or questions. Thank you Elena Peltsman, AIA ATS &R Architects and Engineers epeltsman @atsr.com 763. 545. 3731 A total of 48,600 sq.ft. , 3 story ( no basement) office building is proposed to be built by Osseo School District at 71st and Brooklyn Boulevard adjacent to Willow Lane Early Childhood Center. The property is proposed to be rezoned to C -1 and we believe, the proposed zoning is consistent and compatible with the surrounding land use classifications. The building is proposed to be on the Brooklyn Boulevard to increase the visibility of it's services, to support and ease the pedestrian traffic for the building users from the bus routes and to support the density and development of the major t horoughfare - Brooklyn Blvd. The access to the site is proposed to be shared with the adjacent Apartment complex . The parking is behind the building . Great care has been given to a clear , simple and safe design of traffic patterns and layout of parking and drop -off area. Proper fencing between the Residential and Commercial areas is proposed . Pedestrian sidewalks and crossings are designed to insure safety on the site. The new building will house Adult Education Programs aimed to assist under - educated , disadvantaged and new immigrant population. Osseo School District has also been discussing a shared use of the building with a none- profit service groups (such as C.E.A.P. - community emergency assistance program ), which address some of the needs of the same clients as Adult Education Program. This portion of the project would be constructed during Phase two. Anticipated time line for the phase two is l -1,5 years The first phase of the project is proposed to be about 25, 000 sq. ft The first phase will have all core facilities upsized for the phase two addition. It will have the main lobby with reception, public toilets ,stairs ,etc , with the 2 entries from the Brooklyn Blvd and from the parking, and Osseo School District programs. It will be 3 story high building with masonry materials on the first floor and stucco type materials on the 2nd and 3rd. Modular , uniform design of office window will be contrast with 'all' glass main entry. 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Y brick Bld9, I o oxAm 6o+eoN-VeNar LOCAnw ulln]oNex n � VI W eaLxrLOw P1wvENfEPo Nor m raNmxr RVB01II i Er 1 � I F a eooe*Erz Pu'IP.Nor m LcxlPacr ___ _ 4.0.. r � Iralwnnw ocvucr nEtEw Nor m rartnkr eD' �• 4•eLEEA-£ C1A6D Me 9oR]D P.vL.fi?DIIL PIPE OR �.JB. . enaa+r�rL BOLD 6A e661 - �. ws T 6LEEVE.CLAee lee 6OR L P.ve M1bIIL PIK ale vela BUILD s D BUILD 6.1- I I I — DTxR]OEP. FW �. I RdC!GATE VALVE ANO 011e]C rLAH1R N MOOLLAR LAILH e{DmD ra ALLOYIrooATE erwera:or 11oDE N.FJF No]6o w �aK »66 -- � I�Arlora�LC Ea��eo�io ioc�iLL�ila�mu�eu�� .. I eAIeILDrr.xa-'r{]-»Se rter as:. 'v,S yMC+CsENERAI.NOTES arr 1 elernn.u. vruraPlm.ro�rVee.r.toclw�asw re e.a lnao�e •1°lxE / � ALUm.rlr o.uaE ro I _ rlo NI.0��pert.° eErr6lnEa]eoa V E 1 O QP� DIR�NOATION a f` in,elalil.Axie mum*Dr-i rw+wen�ar.IoY M1Ml ki E12 o 9D o.m O _ axllrlo�e. CITY OF BRO KLY N ap �] RIGATION PLAN e I� p . 11_i•�i•i•i•■��itli•i•:■��■i■�■�i•:■��Il��i■ -':�■1.� 1� j<!!�.�al■r+'t�'■�■�'�xrli�,��,�■+r bra r%EIs :d"��d, s■rt e'■1 p 1l iii■ifit■iiiitl�it■ii�iiitiN■iiiil■1i■Niifaii 5 aiifdrta t�sae F1#ii✓k pa 51"I MP.l' e■�1�® ■1�Y�f�4+M�.��■rY��dl. —in¢ ■�1 s IN 11— s _ u■�■■■■■■�■■1e■■0�■■®■i■■Ite■�i■■rte■ d �,�r r ■tom■�■i•■�■�■i•■�■■�■■i•■i • .. .,!��II�II�N.I�II�I��NI�II�I�IN • fi :� ��.�:1�� "�l•.a� ?'4+I.✓' 'l;�F✓il■� ae.t�a�'%.'■.:P'I> °�Y?'.�' �'a'.�?!s a .iS'il �ilitimit■ioiii�■it■�iiitiilit�iiiiii�iM ■ sS4•. ,,ems, �, � ':ay.✓.■u.u,■ `-�..?�„6 '.fit �� dam`-I'1�` ^tom ■li•■��■�i•■��■i•i•■��N��■�i•■��■1 N IN �YY�IYY�YY�s�Yp----- •lY z� �PyyGy dsf! y, h'��+ ,qj" ' ��YYY�Y�YYY�YYY�YYY��I��Y� o . i■�i®■■■■iii■®■■1®f■■i'li! �i<o�■�ap•ISUN1 : ® '.5 i as i! ni_ d it ■ ■ .,: e _ r Y YYYB � I I �„„ „ - '! prt�iw 5 _ 'r • �R msn.na --sum ww,rrn s. .n cwcnrr I oa.r x _ Y ' a,ao awww I,i I mus a iw.an,ru i: 77- _—_—_—_ _—_—_ _ _ _ ___ nofWnn rnw —mo�WW�4uW �P t snunca ,a w mmr� —ns ar-a s.ur ' Z 5»nn su, Q m u+ s nn W Z Q ai{V ui Uri Z t J w< � ... . 7 any \—mom _maw PRELIMINARY u.. NOT FOR CONSTRUCTION n mw.a r-✓.vf � —.n as i IIFVSgM .P,Ka,,,� w..�,� �n ,� .��, 2 .,�•„.� ( � RAC 1 isn rxuna — '' ^ amnr awrx w, —,wn r.¢ GGTLSTPoICTICM! _____ _ _ Jr C f P ((11 3 �(�J_ f/_2 _ _ _ DoNrENIP V tI I� I i V 004 OEPE CER 30. L WALL SECTI.'N9 CITY OF BR00 YN NTE ��»o `� A5i Eql � AS.i cio3�i-Dxre kEY PLAN U� •r'a' /^ WALL SECTION 4 WDW /u i WALL SECTION!EWICK IB WWL SECTION O PARKING LOT ENTRf t w l��.. — A5.1 ATS'1� uNN R9 x .�a w m �a n r �,�. Nx Mn.1 P pxruPS. % Nm wx wx pn IT 9940 unxMTx M ttm WIx NN mnN Yun RxIP wRx NAN x4m.w BIN,eD Y-YY 9N21 / ---------- hm.1AAm 72 CON NUXTANTB A... ..fin AWE® I use ® Se I � I 0..•lep4n•xt i ,.$, � � I � �„ I �9 n.16- �_� • � \ i � I i II I x. I � II I I Nx,.x.m oFAW, v�£xWwF xv I I �"ra'"ix�p I I Nvrnnwa¢aw L-------------- DNa MNPwlatl4w -----_------J BUSINESS OCCUPANCY UNLESS OTHERWISE NOTED BUSINESS OCCUPANCY UNLESS OTHERWISE NOTED SECOeO itIX'F CODE AVA'95 PWI _ N Q-\iNND 8001!CODE NYLY55 PI.YI r A� VK-G'Q I, �M•I'-F GOVERNING CODES =MAN ms -2OQ3 MIMS50TA ME CO CODE(2005 TIC IBC W/YN AMENDMENTS) -20W MINNESOTA ME 6W (2000 RC N/4N MIENDMNfS) 1999 MINNESOTA PWYBNO GOOF c -2003 MINNESOTA MECHANICAL CODE(2000 MC AND NTR FUEL GASE CODE W/UN AMENDMENTS) O 51 N -2002 HATFJHAL EIECNICAI CODE O m n -------- _ —_ _ '� a - - Qyz W S p]L m, a. 7. LEGEND: U W °8 I = K �.. I'N FIRE BARRIER(IBC 706): 1 HOUR OPENINGS,1.5 HOUR RK/SMCNE LIMPER,WIRE GLAZNG-100 Q z m w SO IN MAX(BC TABLES 714.2,71432 A],53.1). FIRE DAMPERS(ONLY)MK!BE EUMNATED PER LLI Z •B U ®� 715.531. Lu �Z> t a F—VERNAL EXIT ENCLOSURES(BC 10053.2 d 1005.1.4.1): PENETRATIN INFO AND OPENINGS NRU ARE J PROHIBITED EXCEPT FOR REOLIKI)EXITS DOORS.DOOR AND DUCTNdtN NECESSARI FOR INDEPENDENT -<8 PRESLUTIDL SPRINKLER PPNG STANDPIPES,AND ELECTRICAL C NDUI7 SERJNG TM EXIT ENCLOSURE 1.D•rNeP1M•l Q n m ® 0. EXIT PASSAGEWAY(IBC 1005.3.3). Q r - c. SHAFT ENCLOSURES(IBC 7D% OPENINGS OTHER THAN TH05E NEr,ESW FOR THE PURPOSE OF THE I.�• L � l SHAFT SFWE NOT BE PERMITTED I I W n �•�.� 1 HR FIRE BARRIER BBC 706) .75 HOUR OPENINGS,1.5 HON FIRE DAMPER,WIRE GLAZING-12%50 I_— ———_J N MAX(IBC TABLES 714.2,714.3.2 k 715.31). FIRE DAMPERS MAYBE ELANATELI PER 7155.2. BUSINESS OCCUPANCY UNLESS OTHERWISE NOTED NOTE; FOR FOR CIF SUBMITTAL,GROSS FLOOR AREAS(INCLUDING,.EXTERIOR STYE��100 SOFT TOD TABLE M2 T1)• PRELIMINARY PHASE 1:8,490 G.S.F.PER FLOOR X 3•25.470 TOTAL G.S.F. 6. STAGE'S IPNMTENAM RIMS(IEO 410.5.2) NOT FOR /I\FlRSi ROOF CARE MNLiSR RWI L�...`<.-1 COMPLETED BUILDING(PHASES I h 2):t 16.380 G.S.F.PER FLOOR c. sEPARATIDN OF OCCUPANCIES pec CABLE 30213). CONSTRUCTION I. 4K.ra %7=349,140 TOTAL G.S.F. . •..•• SMOKE RESISTANT CONSTRUCTION(STORAGE ROOMS OVER 100 S.F.h BOILER ROOM): WALLS TO UNIT THE NOTE. THIS CALCULATION INCLUDES FUTURE PHASE TWO CONSTRUCTION PASSAGE OF SMOKE(ALTERNATE TO 2000 W.AS I HR FIRE BARRIER REOU,FOR STORAGE RMS N ID: ACTUAL FLOOR AREAS ARE TO INTERIOR,FACE OF EXTERIOR WALLS TABLE M2.1.1 WILL BE DELETED N UPCOYNG 2003 IBC): IEVM10N5 A WALLS SHALL EXTEND TRIM FLOOR TO UNDERSIDE OF STRUCTURE.SEAL OPENINGS BETWEEN WALLS AND 8 ROOF STRUCTURE AND AT DUCT.PIPE,OR COHORT PENETRATNNS�. IF I/:(AP OR LESS,FILL GAP WITH PLUMBING FIXTURE CALCULATIONS-BUSINESS AREA 1 REMAINDER OF BLOC FUTAMMI FINE WIN,OR MINERAL WOOL. P GM EXCEEDS 1/2.FILL WIN APPROVED SMOKE SEALANT. (CALCIIUTED USING 18C,CH 29 NO M S.B.1.700.1900) COISTRUNION TYPE 1-8 1-8 B DOOR TO HAVE CLOSER(NO SMOKE CASKET OR DROP SEAL REQUIRED)AND NOT BE ONCE UT MORE PAN A T'PICAL 20 INN RATED DOOR.(3/8'MAX FOR SINGLE DOOR.1/f MAX FOR PAR OF DOORS). NOTE.CALCULAT1016 INCLUDE O'CUPAIIT L,A.N FUTLK B'A'LDING EXPAISIM NIWBLE HEIGHT 55' 55• FIRST FLOOR SE-OW AID THRD FLCUPS PER BOOR) ALLOWABLE STORES 4 2 L2•252 OCC..L3•258 OCC. TABULAR AREA PER FLOOR(TARIE'AST 9.OG 50 R If}00 SO R SHAFT ENCLOSSURE Ai THE BOTTCN-A:NEKD BY 1 FOUR RATED FIRE DAMPER B15TALLED AT Fl.[XN LINE FRGNRA4E INCR-IBC EIXATIOH 5-2 ABOVE(RC]0].11.3) 324/2:162 MEN,16,'WOMEN 258/2•129 MEN,129 WOMEN •100 1640'/646'-25)30/30 -74. 741 N REQUIRED TOILETS UPINAS UAVATORES t QUK D 1UAE1G URINAIS-ATORES SPRINKLER INC—R IA - IATI-STORY •200. 200. cxu Ell w NEN (4 2 3 MEN 13 I 2 2 ALUN'U AREA PER fL00R AR- WOKEN 3 -- 3 WOMEN 3 -- 2 -BC ECWRON 5-1 P l3,0m00.]4) li4.510)x 7fl X '%'OCCUPANTS EX11ING. NE IODATES OCCUPANT$EXITING iNR01.MN XOAIZ(NlTK EXIT ♦{0.000 x 2) i 114.•00 G 2) HE a 5'P na TOIA ALLOWAf4E ARU PER FLOOR AR• 86.OIJ 50 R 51,330 57 R GLCU'IENTS PROVIDED TOLf1S URINAL$LAVATORIES PFCNIDEO i06ET5 URINALS LAVATORIES NCR FOR MULTI-STORY .3• .3 .1 T.D.•X' NEIL (4 2 3 MEN (31 I 2 Z ,RAVEL DISTANCE.'%'FEET(MAX 250'SPRINKLED) RECEIVEDFAa W311EN 3 3 WOMEN! 1 2 TOTAL ALLOW.VAE ROOR NSA• 2WID10 SO r 162.6w EO FT SEPTEI"OEFi 9o.:co+ __ __ ACRI4 M AREA-FIRST'DOOR 12.KA SO FI(2) 2.780 SO R SECOO LDO,• ♦IL11f SO R •2.600 SO R —0 RDA- 4 15244 SO FT A 0 SO FT All- SEP 30 2004 PL N5 UNA.AGTWL FLOOR AREA x.152 m R 5,550 SO R MIXED OCCUPANCY P lq 40.152 cA R 4 5.580 xA R 258.060 50 R 162.690 50 R .ISfi 014 •.19 c 1 � V,��. (N MIIdAiIC SPRKNLLIX SYSTEM OSED F(p ONE STM NCR655E PER I.BG.SECTION 5013 CITY OF BROOKLYN CENTER (:) MOSS SO-K FDOTA6 OF SASE(NE N&NO SF PER FLOOR,Al BUS485S KCWINLY A1 .2 ........... .............................................................. ................................................................................................................... ............. .. ............ ... ----------- ............. ...................----------------- - ---- ................. ............................. ............... .................... .. ........ . ............ ............. .................................. ... ............................................... ........................ . ......... -------- r----------------------- ------ n. eorau 4............ ............ .......... ..... .............---------------- .............. ....................... .............. ... ....... . .......... ................... —------------------— n t,)n ----------------- --------------- ................. ........ ................. .. .................... ----------- -------------- < ... .............................. ------------------------------- ............... ----------------- ---- --------- ....... .......... .................. ............ ....... ......... ......... ...................... ..........................;........... ............ ------- ... ............... ........ ------------------------------- ................. ................... . ..... .................. ............................ owl ............... ................... ........... b...... . ..... ...... ............I........... -4� --------------- ............---------- .................. ................ ..................... ... ....... ... ...........-- ---------------..................... -----i .......... ...... ..... -T- 5— G) ........... ---------- ...................... .......... ..................... ... .................... r. ............... ............................ ............................... n ................... ----------- -------------------------------------------------- 0 .................................. ............................................. ....................... ........................... 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'*...... ....... ...........I............ .......... .......... ............. ............................... ........ --- 71 ..............................I......................... 74:74.;w. . ..........*1....... ..... rr; .............. ......:... ....... ............................. ....Wn..............:........_.................I................... . . .........................I. ••.•....................... ................................................................... .................................... D ::CE�IV 0 2004 CIV OF BROURL ELATE "A3.-7 I M AI C>000� p p M AIB A}I pt M! AIA MS #1! M}(A18 Mf OA71 A3t�l ATJ1#N A��At6 tFAe/1 RA MY�A1B NI #4-/j1(µ�OW(�'4/O ' __--------------{ T 41 n � � r O w•,.,...fm. xf,a.,xa.owz r '•R IES I � �1j 4 �1 _ I ONUWUYI�i6Vh�naewn- YR r C AR 94: - pEA) * °EO a OV a °O Ad AAIA n( # a @ L--------------------------J noa.r..errtarc Zgacz arf•°Jaa"iAl a.IX rc.:`owm M"` 1!J W Z Z V G � Rm I Nnu Rm fm EmE 4NR#NY PRELIMINARY Mr v • n a • • NOT FOR CONSTRUCTION ..,..,w - ............. .:...........:...._..._.;.............----- a� ..... I tV60NS Wi— �- �a�a.wl.n ccrsTlalcn�tA DOCU*1FN1? RECEIVED aEP*E eEC 30:c0+ 6EG0 0 FLOOR FL=N SE° 3 G 2004 C30311-OJCtC CITY OF BROOKLYN CENTER A3.2 AT Soo O A,QOOOQOQO Aq ... --_- ..----' .... t.• , rr r. r• �• . r. _ r----- - ------ ♦- e 6- S.� - — - -- - 77771 +4 cTw.car o•. co LTA .. ........... . . v rr.mr wm _ y .�r ,[. . .O �iva�uonrmumrusm 1r IZ Rr .O t .....+J rr f '. RWF PUX Npi[5 ..r, ye { y a> a3� o a`� .m•.0 «•. .,r.•o Rm . — zz o _..O `J GOL/OOO @8 A13 Av4)A15#16 A17 AIB AH O Atl(A14)000� ) O��1 OO\/ O\/Ail Z) a'+m Z a .M-�• p Z O umrz[aomi rsnic'a rw.nav -------------------------- Rm Lu 2z W ZZy rw..bneva m•na<,or.�rx nr. (J p a wv:a a¢a woe oww smcu[ .~J rtiPD RMR PLW 1 ... Dm Rom ODOR 3DEDIA.E .. 1�Rm!IIG01 Rm smom Q tK oc '.s • • M a . .... ................................................ m cps wn .. .. ...... ....... '..... ...°.'.'v .... . ..... .i4 .. ......... .... m ,m.qm n v s n ?^Y PRELIMINARY PAS• a .............._.......... NOT FOR ........... ..................:..:. s - CONSTRUCTION ....................:........:..... P a ....._......................-.............. ... ................. REVISIONS i ,•m ro ur.�.�m ma ERR.. p.oidl l.�n polo"!+rcnrt•cl RECEIVED `_TST�`°`" —T—ER 3J.:CC4 SEP 30 2004 FRF� CITY OF BROOKLYN CENTER _,_-77 CbC A3.3 A : ATS 4 Ta W a L b u 0 a ALT/YYYYYY��JJJ��JJJT L � ��> ' � •b L v .L t• D � V Y,L•u L W L j(i`„W b b L'yH /'' V QQ / •K \ t1.t.L L L b� � � _V 0' u L\.L L L L L L tf b L t•L L L a L Xj b \ \�� m�( •W L 1,b y L L a 1 4. X.Y'y L L • L L W L W b W' 1. � m ,.L L L L,.W v a a b a b ti \ \9•.fa�w,••..1. .L v L L v a a L L L W W,.,.,. W„W,.L t.a Y.W `f ,.•.. L W�.-..,>.L G`�• — W L.•a b L L,.tQa> ,.1. •.. � L v b L u L v V s�i+nnAetx_ •L >. 1.L L a L>.>. ,s Y, a• 1•b "b a a a U U L U 1.4. . a u t. u L L L L a'u u L •a NOTES .H _ •ena..rt uvlsiaru a v L],1• U,•].LIoL L a U U 1 ,�'.'w ,U 1 nn"¢'u.m�'n'wnm• b L Y,.' L a 1.1.b 1 L't,L b b Y 5 5 ., onuemn mntntxx4• bY,l�u u L yLU L yL 5 Q b L'lam L b �✓Y, uw.wn ��r.ofir rv�w<�uws wr a*wa o� BRJ/iTP JMt L-Y b, Wab aaaLW, \, Y a b b L Y. • 1 PRELIMINARY \ +.,. •L La LLaa W v DRAWING L art W t•Y 'r L AUGUST 10,3001 '" L �� U b b',U'b ,.y N raotnAat Cu .IiaxS nmxw.0 v a .a.L..Wv w•w•w a ELECfRIUL LLv aaabaava .Wv Sr EPLAN PHASES 1 62 a W n3u,s;n.oao E2 City of Brooklyn Center Landscape Point System 1. Landscape Plantings will be provided on the site based on the point system indicated below: Planting Type Minimum Size Points/Planting Max. % of Points Shade trees(Deciduous,Maple,Linden,Ash,Oak, 2 ''/z" diameter 10 50 Locust,etc) Coniferous Trees (Pine, Spruce,Cedar) 5'height 6 40 Decorative Trees(Russian Olives,Radiant Crab, 1" diameter 1.5 35 Canada Red Cherry,etc) Shrubs(Dogwood, Spirea,Mockorange,Juniper, ,12" diameter .5 25 Arborvitae,etc) Points Required Per Acre The following schedule will be used to determine the required number of points for a given site. The schedule is cumulative so that the first two acres of any site will require points on the basis of the column headed "0-2".the next eight acres will be computed on the basis of the column headed "2-10". and,area over ten acres will be computed on the basis of the column headed"10+". Land Area of Site in Acres Type of Development 0-2 2-10 10+ Office 100 80 60 Restaurant/Retail/Service/Entertainment/Hotels 80 60 40 Light Industrial 75 60 50 Heavy Industrial 60 50 40 Office/Industrial(Over 25%office) 90 70 50 Multi-Family}Residential 90 75 60 R yQQ. "ek 1i1 ijV r k i S k� I ._.. 1p.. y Ih� Tr i 9TF '.tC E IVi.:r:TiLV1 m'tKC{ivi.vir.:4 g 3 k 4 M I`�4 1Y I�hh hS i5h+ b F x 1 p •:. ::.; ..:•;.,:,.-...'k�,$ I�Ik_ar:..."-V'f aS74,.-+c.::,.:: 1 s:w5'3tF i' 1 xx :'F. .;da sm rll Still rS Fii �"y-y„ 9 4 € i 1 �j�;m �'S s. ...:: r 1 r.. 5r �...��k it x � {w a�j d!.:a_.��1�a'a Y.�s� � :�... xH� 4:-„ ::A?4;�� '�,n4't: d;.y� ,1-i+,i Ir�MU '>•".�tt9 �'�'`"�w.e:Y+;��u � :; ,.r.:: �xlace nffie site �►eres 100 ltrs ►c�re 80% S2QK uf�nts� c sa f�rr 1 1 �� t ..:F � �.� 4. ._....•..�ao-_: :: j��SL',:i��ru6.�4�'IG_.5.K �.d.x�l�� 1;�1'W:. �x:.:lYe�Y.:�-�d °�,.t ,�.r �i .;.Wr rl::�in!:!-. 'd'y�- ,e.._:::•x+a;r:: ..._� .._-, ,. :1. .e:,!si�l.:k.:.:-.��.: .al.v... _:��,_- � bi :_�_ .r..u.l� _+4� Mw�.r 1 ,tip_ .:_. �ri..�..k•+ �.KIiK"L� /..�n.l.:f:.i k 5 w 3..,d;_ �k f.KI.v 4,�,,IG-{�,. .�.1� j'A :!�:.e r �liyNM.vn.:�}P:� rjl-. 1 kt:t� ar _ 1•W�W LJ6 .. .. �y� �L.:t •�''_...MA i' "'�3'T'vt 4i' J•E'1 2 41.ct�1:.. feggucrreiatUrestauru —��5re ,u' �Ip �u 8 acres ah �!l�Iuscrt1KEaia�fa i�� . 1 =:�uakwlk�Nr1!rdUk4icuix..:�adluuen;J�urar:ktktel;d�iYre.�Gliv�F.li�inuiiw:s6::�m. :Ikk;�u_klWusee:ke�sasAaxsf:w.a�w�_.ax�ma,. ra�a.�t�.-.. ..�!aL...: eC.....a.d?tix.••.:;a�aw::•...u:::nk.,ahl.d�+,' �PdR'a'�.:�::�.�,:a 1 2. The above point system in no way substitutes for the screening and buffer requirements set forth in the Zoning Ordinance. Plantings used for screening purposes will be accorded points,but fulfilling the point requirements will not obviate the requirements for screening. 3. Mature existing trees will be accorded points on the basis of the above point schedule. A bonus equal up to the full value of a given planting may be granted by the Commission for the preservation of large existing plantings. 4. All green areas on a site will be sodded except in areas where viable turf exists and is totally undisturbed by construction. The burden will be on the developer to prove at the time of a site inspection that such viable turf, in fact exists and has been properly maintained. 5. All greenstrips adjacent to an interior property line will be a minimum of 5 ft. in width except in cases where special buffer provisions apply. Landscape Point System 3-01 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 regulati ons of the district in which it is located. 3. 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 prior 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.