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HomeMy WebLinkAbout2003 01-16 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JANUARY 16, 2003 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 2002 Planning Commission 3. Approval of Minutes - December 12, 2002 4. Adjourn 2002 Planning Commission 5. Administer Oath of Office: Tim Willson, Grady Boeck, Diane Reem, Sean Rahn 6. Call to Order: 2003 Planning Commission 7. Roll Call 2003 Planning Commission 8. Election of 2003 Chair • 9. Election of 2003 Chair Pro Tem 10. 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. 11. Public Hearing: Critical Area and Mississippi National River and Recreation Area Plan. (The Public Hearing should be continued to the Study Session on January 30, 2003.) 12. ISD NO. 286 (Brooklyn Center) 2003 -001 Request for Special Use Permit and Site and Building Plan approval to construct a 9,000 sq. ft. school bus garage and various other additions to the Brooklyn Center Junior /Senior High School, 6500 Humboldt Avenue North. 13. Other Business 14. Adjournment Application Filed on 1 -02 -03 City Council Action Should Be • Taken By 3 -3 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -001 Applicant: ISD No. 286 (Brooklyn Center School District) Location: 6500 Humboldt Avenue North Request: Special Use Permit/Site and Building Plan Approval The applicant, Independent School District No. 286 (Brooklyn Center), is seeking a special use permit and site and building plan approval to construct a 9,000 sq. ft. school bus garage and various other additions to the Brooklyn Center Junior /Senior High School, 6500 Humboldt Avenue North. The property in question is zoned R -1 (One Family Residence) and is bounded on the. north by R -5 zoned property containing three story apartment buildings; on the east by Dupont Avenue with single family homes, Firehouse Park and the East Fire Station on the opposite side of the street; on the south by 65` Avenue North with an AT & T switching station and single family homes on the opposite side of the street; and on the west by Humboldt Avenue with the Winner's Gas Station/Convenience Store, the Pines Apartments and the Berean Evangelical Lutheran Church on the opposite side of the street. Schools are special uses in the R -1 zoning district. The school district's proposal comprehends the demolition of an old metal storage building and • the hockey rink on the north side of the building to make way for a 9,000 sq. ft. school bus garage. They also propose three other additions to the building on the site. A 3,434 sq. ft. addition to the northwest corner of the building to accommodate three new classrooms; a 694 sq. ft. addition to the south side of the building to expand the school kitchen; and a 6,100 sq. ft. addition at the northeast corner of the building for a fitness and weight room. Other interior improvements, upgrades and alterations in the school building are also planned. A(' CESS/PARKTNC'T No access changes are proposed. The site is served by two accesses off 65` Avenue North and an access off Dupont Avenue North. Parking remains unchanged. In 1991 an auditorium, gymnasium and classroom addition was made to this facility. A determination was made that the required parking for the school should be 350 parking spaces based on a one parking space for every three seat ratio for the largest capacity facility at the school. The bleacher seating capacity for the gymnasium was 1,050. No other facility exceeded that capacity. The plan at that time (a Proof of Parking plan) showed 383 parking spaces on the site. The actual parking count for the facility, given the current parking configuration, is 346 spaces (44 spaces along 65` Avenue; 264 in the lot east of the school; and the ability for approximately 38 spaces on the north side of the- site). Parking could be expanded in the 65` Avenue green strip and the east parking lot could be expanded to the north of the tennis courts if a shortage of parking is experienced. We are not Page 1 1 -16 -03 aware of any on site parking deficiencies at the high school and, therefore, believe the current parking arrangement is acceptable. It should be noted that the additions proposed do not require more parking or expand the need for parking at this facility. • T)R ATNACTF. /C,R AT)TNCT/[ TTTT:TTTF4 The applicant has provided preliminary information related to proposed grading and utilities, which is being reviewed by the City's Consulting Engineer. Attached for the Commission's review is a 1 -10 -03 memo from Mr. Brink regarding the plans. He indicates that the project is subject to review and approval by West Mississippi Watershed Commission. A grading and drainage plan with more details than that currently provided will need to be submitted to the Watershed Commission. He points out that curb and gutter should be provided around the newly paved areas in the vicinity of the new school bus garage on the north side of the site and he notes that storm sewer appears to be available to the east of this proposed improvement area. The new school bus garage will be served by existing water, sanitary sewer and other utilities. T.ANDgC:APTNCT The applicant is proposing no new landscaping for the site, nor is any additional landscaping being recommended. In 1991 when a major auditorium/gymnasium addition was made to the high school, the site was evaluated for landscaping and additional landscaping was provided at that time. No landscaping is being removed or displaced with this project, therefore, no new landscaping plan was required. RT TTT .T)TNGTR • As indicated previously, the additions proposed include a 3,434 sq. ft. classroom addition to the northwest corner of the building; a 694 sq. ft. kitchen addition on the south side of the building; a 6,100 sq. ft. fitness and weight room addition on the northeast corner of the building; and a 9,000 sq. ft. freestanding school bus garage facility on the north side of the building. All of the additions to the building itself will have a brick exterior finish to match the existing exterior. The bus garage is proposed to be metal of a color to match the existing school facade. The school district has pointed out that the exterior of this will be comparable to that of the recently constructed maintenance - building at Centerbrook Golf Course. The building location is such that it will not be visible to a great extent and the metal siding is, therefore, an acceptable material. It should be noted that the site plan (Sheet AS 1.1) does not reflect the 90 ft. by 100 ft. footprint for the school bus facility. It scales approximately 70 ft. by 80 ft. That plan should be modified to accurately reflect the dimensions and location of this new facility. T .TCTHTTNCT /TR A RH Lighting and trash have not been addressed on the plans submitted. We presume that no changes are proposed. Also, we are not aware of any problems with respect to lighting and trash facilities. It should be noted that all outside trash facilities should be appropriately screened from Page 2 1 -16 -03 i view. • 4PRC IAT. T TSF. PF.RMTT STANDARDS Schools are special uses in the R -1 zoning district and area subject to the standards for special use permits contained in Section 35 -220 of the City Ordinances (copy attached). These Standards for Special Use Permits require that the proposed special use will promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood, nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with applicable regulations of the district in which it is located. We would comment that we believe the expansions of the Brooklyn Center Junior /Senior High School as proposed in this application will not be detrimental to or endanger the public health, safety, morals or comfort. Furthermore, we do not believe that the use will be injurious to other property in the immediate vicinity nor will it diminish or impair property values within the neighborhood. In fact, the new facilities can be considered a positive factor with respect to the neighborhood and the community in general. We also believe that adequate measures have been taken to provide proper ingress and egress and that parking on the site is adequate for the uses provided. We do not see traffic congestion on the public streets to be created with this proposed expansion. It can be said that the school addition in other respects conforms with the applicable regulations of the district of which it is located. Finally, we believe the proposal meets all of the • standards for special use permits contained in the City's Zoning Ordinance and recommend approval of the application. A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners. R EC'.OMMEND A TION Again, we believe the plans are in order and approval is recommended subject to the following conditions: L The building plans are subject to review and approval by the Building .Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. Any outside trash disposal facilities and/or roof top mechanical equipment shall be appropriately screened from view. 4. The building additions and the bus garage shall 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. Page 3 1 -16 -03 5. B -612 curb and gutter shall be provided around all new driving and parking areas. 6. An as -built survey of the property, improvements and utility service lines shall be submitted to the City Engineering Department. • 7. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 8. The proposed drainage provisions are subject to the review and approval of the West Mississippi Watershed Commission prior to the issuance of building permits for the project. 9. Sheet AS 1.1 (Site Plan and Partial Site Demolition Plan) shall be modified prior to the issuance of building permits to accurately reflect the dimensions and location of the proposed bus garage facility on the north side of the site. 10. The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department. 11. The special use permit amendment is granted for the construction of a new 9,000 sq. ft. school bus garage facility and three other additions to the Brooklyn Center Junior /Senior High School. Any other expansion or alteration of the facilitates not comprehended by this approval shall require an additional amendment to the special use permit. • Page 4 1 -16 -03 � �� �� ■i�I3'�'_ � �� mot! �� �s � "" i■M�! �� ii dal / /a / /!t!/ E�d I ^ i� t 7 �■,�, �� ��a ■ V tl � its ,■■ rsi� / /�uJ��rl, /� Nis- stn �ma ■t!1!le��! o■ r■■+ I °� ■�� ..ct /E£i�l�! ®1i■ ■� tev �rr'�lVi ��1�G � min ■F3 iii MCI ■!� � � �r.��fr��} z �k, MIS MIN r �� ■w �■ �� ■/ ■ tiE. M■ ■wm =W-1 ■Fi r , ir-1 IN MIA ' '+� ■st ■17 ■iD h£ �� t� ■� �� ■ E s ■sa .r MO M Noun NOW 11f] MM llu rrurr to ■■ �� m■ I �■ �.� IN ulmrnm . U4 a�i r�i ■� ■■ t, I T1 til��i'= t 8 NEW i ■lea R •• •• t ■w WIN mm G� ■r r■ llilllll w i y �F� t■ Milm ■� go MkA ME � E-3 tt� =t ■t 1 =10 ■ MIMI WA KI its AL MID �� ..� ��� i� ■rem I *- tiai ��7 t•tai st3 - t♦ra ■mil ■��3 ■t:� t ��. «� �a ■spa ■E� ■r-_� ��i �� I + > ; tti !� ■� ■� ■� / ■■ mot■ �� ■ ■ UK t• I mm its tt� ■a �,�■► ■� Ufa mm IN a■ IMM ■ �■ r r r�z am ■� ■o ■�. ■�l IN■ �■ s �� �� �■ �■ ■� msc M63 �� (mot■ m um- m" �t.� ■� �� �Fi ■F7 �[� �■R! MO-3 m OR 1^ .F r � r a -. } - - . —. .. i P� •.� j' � 4 , ,tom t ry xe , t f t w . } , � .. gyp. ^.Yy ro. �"`+ �D�urrrr • "�} . , a tM q p; w f p � t mT J vr- it a 01/09/2003 10:21 FAX 6128716868 LEONARD PARKER ASSOCIATE IM001 Brooklyn Center High School Remodeling The high school remodeling consists of a 3- classroom addition, a small kitchen addition, a fitness and weight room addition, a new 8 stall bus garage and numerous small remodeling projects in the existing building. The kitchen will be redesigned and made larger along with the cafeteria. The art rooms an d family consumer science will get upgraded casework. New safety eyewashes will be installed in the science rooms and room exhausts upgraded. All the classrooms will receive new ceilings, paint, lighting and HVAC. The kitchen and cafeteria will get re- roofed. The additions will consist of slab on grade, brick veneer insulated cavity walls with concrete block backup. Steel joists and deck with a built -up roof. The bus garage will be slab on grade with steel post and beam with insulated metal walls and roof. All portions of all buildings will be sprinklered. There will be minimal site work. A new electrical service will be brought in to handle the upgrades to the HVAC systems. 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Brink, Consulting Engineer SUBJECT: Preliminary Site Plan Review Brooklyn Center High School Facility Improvements, Phase II I have reviewed the subject plan as referenced above, and have the following observations and comments at this time: Generally, it is proposed to construct a new detached garage at the rear (north side) of the school building, along with three other additions to the main building. Some additional paving is also proposed around the new garage structure. The following plans were reviewed: 1. Sheet AS1.1, Site Plan, dated December 23, 2002, Leonard Parker Associates Architects, Inc. 2. Existing Topographic Data Sheet provided by Leonard Parker Associates Architects, Inc., . (no title, source, or author provided). Observations and comments are as follows; ! The proposed project will require the review and approval of the West Mississippi Watershed Commission. Drainage around the proposed bus garage and additional paving will need to be addressed further. Grades and topography in this area are extremely flat, and the site plan does not provide details regarding the drainage; a grading and drainage plan must be provided. The Watershed will also require a grading and drainage plan for its review. In addition, the newly paved bituminous areas will require curb and gutter in accordance with City standards. There does appear to be storm sewer available to the east of the proposed improvement area. Typically, the Watershed will require that a plan of this nature address storm water treatment. It is recommended that the applicant pursue this issue further with the Watershed Engineer to determine what may be required and considered feasible in this application. ! There are no new connections to City water and sewer facilities shown for the building additions. The plans shall be subject to the review and approval of the City Building Official and Fire Chief as required. • 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 d orderly development improvement special use will not impede the normal an meat and Y sp p P P of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 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.