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HomeMy WebLinkAbout2003 05-29 PCP i PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MAY 29, 2003 STUDY SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call _ 3. Approval of Minutes - May 15, 2003 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 5. Nor -Web LLP 2003 -008 Request for a Special Use Permit to construct an off -site accessory parking lot for the Evans Nordby funeral home located at 6000 Brooklyn Boulevard. 6. Lanel Crossing Limited Partnership 2003 -009 Request for Site and Building Plan approval to construct a 19,070 sq. ft., two story addition to the existing apartment building located at 6201 Lilac Drive North. 7. Other Business 8. Adjournment Application Filed on 5 -13 -03 City Council Action Should Be Taken By 7 -12 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -008 Applicant: Thomas Weber Location: The Two Lots North of 6000 Brooklyn Boulevard Request: Special Use Permit The applicant, Thomas Weber on behalf of Nor -Web LLP, is seeking Special Use Permit approval to construct an off site accessory parking lot for the Evans Nordby Funeral Home site, which is located at 6000 Brooklyn Boulevard. The parking lot is to be located on two vacant lots (owned by Nor -Web) immediately north of the funeral home site. The properties under consideration are all zoned C -1 (Service /Office) and are located on the east side of Brooklyn Boulevard, north of 60 Avenue. The properties are bounded on the north by R -5 (Multiple Family Residence) zoned property containing an apartment building and a walkway connecting the apartment property to sidewalk along Brooklyn Boulevard. An Amoco gasoline station on C- 2 (Commerce) zoned property is located immediately to the north of the walkway. To the east of the site is Beard Avenue North with single - family homes on the opposite side of the street. To the south of the sites is 60 Avenue with C -1 zoned land on the opposite side of the street. Along the west is Brooklyn Boulevard with single - family homes on the opposite side of that street. Off site accessory parking lots are allowed in the C -1 zoning district through a special use permit per Section 35 -701, Subdivision 3a through 3g, of the Zoning Ordinance. Such parking lots are limited to one site per business; must have a minimum of 20 parking spaces; not be more than 800 ft. from the farthest point of the accessory parking lot to the principal use; pedestrian traffic must not be required to cross major thoroughfares and certain streets listed in the ordinance; accessory spaces can be used to meet the parking requirements of the principal use if the parking lot site is legally encumbered for the sole use of the principal site; and off site parking improvements are to be provided as required ultimately by the City Council. RAC'KGR01 TNT) A blacktop parking lot was constructed on the two lots north of the Evans Nordby Funeral Home property for use by the funeral home late last fall without the approval of the City and proper permits being used. Apparently there was a misunderstanding as to what could be constructed on these lots after the site was used as a staging area by a contractor retained by the City to construct street improvements in the neighboring area. The City did not object to a base being laid for an eventually parking lot as part of restoring the site following its discontinuance as a staging area. However, it was expected that plans for drainage, grading, storm sewer, landscaping and screening would be submitted for approval before construction of the lot. The owners were notified and have proceeded to provide the necessary plan based on a recently completed survey of the property. 5 -29 -03 Page 1 PROPOSAL They have provided a plan for an off -site parking lot that would contain 56 parking stalls to be bound by B -612 curb and gutter. The parking lot would be connected to, and an extension of, the existing parking lot serving the funeral home. Parking spaces meet or exceed the ordinance required parking stall dimensions except for four parallel spaces proposed for the north side of the site. These spaces should be at least 24 feet in length rather than the 20 ft. shown on the plan. Generally, concrete parking delineators and protectors are required at the end of parking rows. The plan should be modified to provide such delineators /protectors at the north end of the row of parking and also along the south side of the drive lane leading to Brooklyn Boulevard. One parking space might be lost be providing this change. The plan calls for an approximate 24 ft. green strip between the edge of the parking lot and the property line adjacent to Beard Avenue North. The west edge of the sidewalk along Beard is located along the property line. This green strip exceeds the minimum 15 ft. green strip required where a parking lot abuts street right of way. A 5 ft. green strip will be established along the north side of the off site parking lot where this property abuts with the apartment property to the north. Access to the parking lot would be from an existing curb cut along Brooklyn Boulevard at the northwesterly corner of the site. No access from Beard Avenue to the off site parking lot is being requested nor would it be granted by the City. As indicated previously, the off site parking lot would be an extension of the existing parking lot for the funeral home. The applicant has indicated that the funeral home has a chapel seating capacity of 125. The parking requirement for a funeral home requires one parking space for every three seats in the public assembly area. They note that they have 42 parking spaces on the funeral home site. Based on the Zoning Ordinance parking requirements, the funeral home meets the minimum parking standards and is not required to provide additional off street parking. Occasionally they have need for more parking based on an over capacity crowd. This additional off street parking should accommodate the funeral home needs. DRATNACTF. /C"TRAT)T1gG11TTTT TTTFS The Director of Public Works /City Engineer is reviewing the plan submitted. As indicated previously, the plan calls for B -612 curb and gutter to assist site drainage around the off site parking lot. The plan also calls for the site to be drained to a catch basin located on the easterly side of the new parking lot. This is proposed to be connected by storm sewer to the Beard Avenue North right of way and will run northerly under the sidewalk adjacent to Beard approximately 105 ft. to tie into existing storm sewer in Beard Avenue. The applicant would be required to replace and repair the sidewalk with this utility construction. The Director of Public Works /City Engineer also is reviewing the possibility of the storm drainage going south to tie into storm sewer located adjacent to the funeral lot parking lot. The Director of Public Works /City Engineer comments will be attached for the Commission's review. 5 -29 -03 i Page 2 T .ANDSC'' APENCRF.F.NINC'T The two parcels proposed for the off site parking lot are 41,926 sq. ft. in area (.9625 acres). This combined site would require 96 landscape points based on the application of the landscape point system to this property. The plan submitted calls for five American Linden to be planted in the 5 ft. green strip at the north end of the parking lot. Eight 6 ft. high Blue Spruce are proposed for the Beard Avenue green strip to be incorporated with their proposed parking lot screening plan. This would amount to 98 points although it does not meet the point distribution required. The Zoning Ordinance requires screening of a parking lot as approved by the City Council when it is across the street from residentially zoned property such as along Beard Avenue and also Brooklyn Boulevard. Screening is also required when a parking lot abuts residentially zoned property at a property line such as it does where the proposed parking lot abuts with the multiple residential property to the north. A minimum 6 ft. high opaque screen fence or such other device as approved by the City Council is required in such a case. The screening plan calls for a combination of opaque screen fencing in 10 ft. sections interspersed with Blue Spruce Trees along Beard Avenue. The screen fencing would be a 5 ft. high board on board type fence. Limited screening is provided to the north and no parking lot screening is provided along the Brooklyn Boulevard side of the site. The Commission must determine if this is appropriate and sufficient screening. It is recommended that additional screening be carried along the north side of the site and that some type of landscape screening be provided to screen the parking lot from the residential property on the opposite side of Brooklyn Boulevard. Also, it is recommended that whatever screening is decided as appropriate along Beard Avenue be extended to the south to screen better the existing Evans Nordby parking lot from the residential property on the opposite side of Beard Avenue. PT .A TTTNC"T R RON ITR EMENTS The property under consideration for the off site lot is two separate lots owned by Nor -Web LLP. They are approximately 77 ft. by 277 ft. (north lot) and 76 ft. by 265 ft. (south lot). The Evans Nordby Funeral Home site is a lot approximately 151 ft. by 262 ft. The Zoning Ordinance at Section 35 -540 (copy attached) requires that multiple parcels of land which are contiguous and adjacent and which are proposed to serve a single development use and which are under common ownership shall be combined into a single lot through platting or Registered Land Survey. This situation seems to fit the requirement to combine the lots through platting or Registered Land Survey. Certainly the two lots serving as the off site parking lot should be combined with one another into a single lot. And at least to be consistent with the off site parking requirements, the off site lot should be encumbered to the use of the funeral home parcel. It is recommended that these properties be replatted into a single parcel of land. • 5 -29 -03 Page 3 E SPECIAL T TSF, PERMIT STANDARDS Accessory off site parking lots are special use permits and as such are required to meet the Standards for Special Use Permits contained in Section 35 -220 of the City Ordinances (attached). The applicant's representative has submitted a written response to the Special Use Permit Standards (also attached). The written comments basically repeat the standards contained in Section 35 -220. 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 properties; be designed so as to minimize traffic congestion on the public street; and conform with the applicable regulations of the district in which it is located. The applicant's comments, as indicated, basically imply that they will meet all of the standards sited above. They note that no access will be permitted from the adjacent residential area along Beard Avenue and that they will conform with the applicable regulations as set forth by the Planning Commission and City Council. Generally, we see the expansion of parking for the funeral home to be a benefit to surrounding property. Hopefully, when the funeral home capacity is exceeded based on funeral services being conducted, the additional parking area will mean that there is no need to park on adjacent city streets. If the applicant complies with the drainage, landscaping and screening requirements in the Zoning Ordinance, the additional parking lot should have a minimum impact on surrounding properties. Careful consideration should be given to the screening and landscaping aspects of the plan in any recommendations made to the City Council. A public hearing has been scheduled and notices of the Planning Commission's consideration have been sent to surrounding property owners. RF.C'.OMMF.NDATTON Approval of this application should be subject to at least the following conditions or considerations: 1. Grading, drainage, and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits for the final construction of the off site parking lot. 2. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits for the parking lot. 3. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 5 -29 -03 • Page 4 4. B -612 curb and gutter shall be provided around all parking and driving areas as required by the City Engineer. 5. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. 6. A special use permit is granted for an off site accessory parking lot serving the Evans Nordby Funeral Home consistent with Section 35 -701, Subdivision 3a — 3g. Any expansion or alteration of this plan not comprehended by the Zoning Ordinance or this plan shall require an amendment to this special use permit. 7. This special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation. 8. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department. 9. The approved plans shall be modified to provide: a. Concrete delineator /protectors at the north end of the row of parking and along the south side of the driveway leading to Brooklyn Boulevard. b. Additional screening on the north side of the side adjacent to the multiple • residential property. c. Extended screening to the south to include the Evans Nordby lot. d. Landscape screening of the parking lot from the residential property on the opposite side of Brooklyn Boulevard. e. Changes to coincide with the recommendations of the Director of Public Works /City Engineer. f. Parallel parking spaces at the north end of the lot of 24 ft. in length rather than 20 ft. 10. The applicant shall within one year of the date of the approval of this special use permit replat the property to be in compliance with Section 35 -540 of the Zoning Ordinance. • 5 -29 -03 Page 5 GARDEN CITY SCHOOL no l��ji► �l�/��� ,� � �� i�� . � ICI milt �����iic���iii�: �Nil � � /lI���ZeEfll �'i ii ai �� Cii n� wim now MIN -W � M11�l��4� �s � � NEVI IN mm mom III aW1 Aw 1111 ��a era Asa MIN III �iCiwi MIN ri�i e NEI ME URN ME ills � �•����� aid �F� i la ' Al Ast t s a 3 b p » z � a E 1 I I a I al 61ST 1 2 AVE NO. 1 1 a 1 f I `• ��� I LEGAL OESG6PfrONPROVIOED BYUrH2r 1 1 f swm lrl MIL Be. 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BROM — y)V -- -- --- - - - - -- p� S Ali 143 J f' -J ry T I 9 � AA ' T , : I E gggg gpp Q4 , •g 8 I i� ------ - - - - -- LL pS� 9 I 0 a _- ��� °O° � � � s�&' a I° � "• ! = g' - - - - -- -- _ _ — r - — y _656. _ _ " • 6Yal _ae [5va _ _ __ M16 - me.n esa.ol n [Aia S " - - ---•• B�'ARI� A vE N. e , < Y > 3 B5� G. a Q� C? if l J ill • 9 � � �'i� 09'� g '� 1 g � " m Y 6000 BROOKLYN BOULEVARD jct Ol/ivar&.9agncYalr� Inc a.o..aaa. w.�>a�.a. Dw „�.. ■u BROOKLYN PARK MN MW 4.0y *V-L .e s.>°.ynytann rm. i. "W 1w'd*Lkwm Pwfm NENtiN®t YarnY.ansamau.wu•. EFLE FOR: a>e, n..W mw.o..a. s °w ezo owl NOR -WEB L.L.P. ryea) saa ->eu. nu (>sa) aaa -lea> OFF -SITE PARKING FACILITY AND LANDSCAPE PLAN ° ° J s c .a : m 0. ovuw wq x, a u 1 - 3. Ordinance required parking spaces accessory to uses located in a business or industrial district shall be on the same lot as the uses served unless a special use permit authorizes accessory off -site parking not located on the same property with the principal use. Special use permits authorizing such parking may be issued subject to the following conditions: a. Accessory off -site parking shall be permitted only on properties located in districts zoned Commercial (Cl, C1A, C2) and Industrial (I -1, I -2), and on properties which are institutional uses in residential zones. Accessory off -site parking shall be permitted on land having the same or less restrictive zoning classification as the principal use and may be permitted in more restrictive zones if the buffer and setback provisions required of the principal use are met on the property containing the off -site accessory parking. For the purpose of this section of the ordinance, institutional uses in residential zones shall have the same status as C 1 zoned property. b. Accessory off -site parking shall be limited to one site per each business or industrial use issued a special use permit. C. The distance from the furthest point of the accessory off -site parking property to the site of the principal use shall not exceed 800 feet. d. A minimum of 20 parking spaces must be provided on the off -site parking property. e. Accessory off -site parking shall be located such that pedestrian traffic will not be required to cross the following roadways to reach the principal use: 1. Major thoroughfares as defined in Section 35 =900. 2. 55th and 56th Avenues North between Xerxes Avenue and Brooklyn Boulevard. 3. Summit Drive. 4. 66th Avenue North between Lyndale Avenue North and Camden Avenue North. f. Accessory off -site parking spaces may be credited to the parking requirements of the principal use if the off -site parking property is legally encumbered to the sole City of Brooklyn Center 35 -74 City Ordinance i i S 1 purpose of providing parking accessory to the principal use. . roved as y the � lbe id ents shat site improvements P g. Accessory off -site parking si p aired b , City Council j t Section 35 -702. PARKING SPACE STANDARDS. The following minimum parking standards are hereby established for all districts other than Rl and R2: Space 2 Space Lengths Plus One Center Aisle Width Curb to Curb With Curb Overlap Angle 18.0 +18.0+24.0 = 60'0" g�g11 19.5 +19.5 +24.0 = 63'0" 90° (Two -way) 18.5 +18.5 +20.0 = 57'0" 9'0" 20.0 +20.0 +20.0 = 60'0" 60 (One -way) 17.0+17.0+16.5 = 50'6" 9 ►211 18.0 +18.0 +16.5 = 52'6" 45" (One -way) 14.0+14.0+16.5 = 44'6" 30° (One -way) 916" 15.0 +15.0 +16.5 = 46'6" 0° (Parallel) 8'0" wide by 24'0" long, with 24'0" aisle shall be An accurate, dimensioned parking layout which complies with the f comply wwith such submitted for approval with a site plan, and parking arrangements shall thereafter P y layout. Parking spaces shall be clearly designated by lines painted upon the surface of the parking area. _ ACCESS TO PARKING SPACE. In Rl, R2, and R3 districts, tandem Section 35 703. ACC districts, mere shall be provision for parking spaces may be permitted. In all other zoning cted unobstructed ingress or egress for each single car space. Access off-street o a ' be u ins or to driveways 30 feet or less in width. No two driveways on any single P industrial district shall be less than 50 feet apart at the property lin Section 35 -704. MINIMUM PARKING SPACES REQUIRED- . I 1. Residence a. Two spaces per dwelling unit 2. Commerce (Retail and Service / Office) a. Eating and drinking places: One space for every two seats, and one space for every two employees on the spaces for "drive-in" customers shall not be average maximum shift. (Parking p City of Brooklyn Center 35 -75 City Ordinance One space for every two beds plus one space for every two employees and one space for each staff doctor. d. Uses not covered by this list: Spaces as required for the most similar use as determined by the City Council. Section 35 -710. SURFACING, DRAINAGE AND CURBING. In all districts, other than Rl and R2, all open off - street driving and parking areas shall be improved with a minimum of two inches of hot mixed paver laid bituminous mat, or a comparable concrete slab, placed over a well compacted subgrade and gravel base. The base gravel shall conform to the Minnesota Highway Department specifications for Class 5 gravel In other than Rl and R2 districts, drainage plans shall be submitted to and approved by the City Engineer; drainage shall be discouraged across sidewalks or driveways. The perimeters of all driving and parking areas shall be bounded by cast in place concrete curb and gutter which conforms with the Minnesota Highway Department Type "B- 612 ". Other shapes of concrete curb and gutter may be permitted providing the design provides an equal cross- sectional area and is approved in writing by the City Engineer. The concrete used for curbing shall conform -to the current City specifications. Section 35 -711. PARKING LOT SCREENING. All open off-street parking areas having more than six parking spaces and all off - street loading and unloading spaces shall be effectively screened from any abutting residential lots by a solid wall or opaque fence six feet high, or by such other device as may be approved by the City Council. The screening device shall not extend within 10 feet of any street right -of -way. Such off-street parking and loading areas within any yards which abuts along a street which is residentially zoned on the side opposite shall be screened from street view by a screening device as approved by the City Council. See Section 35-400 for limitation on the size of such screening devices. Section 35 -712. LIGHTING. All exterior lighting shall be provided with lenses, reflectors, or shades, so as to concentrate illumination on the property of the owner or operator of said illumination devices. Rays of light shall not pass beyond the property lines of the premises utilizing such illumination at an intensity greater than three footcandles measured at property lines abutting residentially zoned property, or 10 footcandles measured at property lines abutting street right -of- way or nonresidentially zoned property. No glare shall emanate from or be visible beyond the boundaries of the illuminated premises. "String lighting" as defined in Section 35 -900 is specifically prohibited. Section 35 -720. JOINT PARKING FACILITIES. With respect to development complexes, the required parking facilities to serve two or more uses may be located on the same lot or in the City of Brooklyn Center 35 -78 City Ordinance 8. All dwellings shall be on permanent foundations which comply with the State Building Code and which are solid for the complete circumference of the dwelling, except that accessory uses such as screened or enclosed porches, canopies, decks, balconies, stairs, etc., may be placed on a noncontinuous permanent foundation as approved by the Building Official. 9. The width and the depth of the main portion of any dwelling built after July 23, 1983, shall be no less than 18'. Section 35 -540. COMBINATION OF LAND PARCELS. Multiple parcels of land which are contiguous and adjacent and which are proposed to serve a single development use and which are under common ownership shall be combined into a single parcel through platting or registered land survey. Section 35 -560. VISIBILITY AT INTERSECTIONS. In order to preserve and promote the public safety, nothing shall be erected, placed, planted, maintained, or allowed to grow on a corner lot in any district in such a manner as materially to impede vision between a height of two and one- half feet and 10 feet above the centerline grades of the intersection streets in the triangle bounded by the property lines of such corner lot, and a straight line joining points on such property lines 25 feet from their intersection of the property lines. Section 35 -600. OFF - STREET LOADING. In connection with any use which is to be established or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, there shall be provided off-street loading space on the basis of the following minimum. requirements: 1. Minimum Number of Berths Required a. For retail commerce, wholesale commerce, manufacturing and warehousing: Sq.Ft. of Aggregate Minimum Required Gross Floor Area Number of Berths Under 10,000 0 10,000 to 25,000 1 25,000 to 40,000 2 40,000 to 100,000 3 100,000 to 250,000 4 Each additional 200,000 1 o Brooklyn Center 35 -71 City Ordinance :: Car f y 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 m inimize 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. • John Oliver &Associates, Inc. Civil Engineering 2781 Freeway Boulevard, Suite 120, Brooklyn Center, MN 55430 WL nd Surveying nd Planning (763) 533 -7595 • Fax (763) 533 -1937 e -mail: bcenter @joliverassoc.com May 15, 2003 Mr. Ronald Warren Planning & Zoning Specialist City of Brooklyn Center 6301 Shingle Creek Pkwy. Brooklyn Center, MN 55430 RE: Special Use Permit Nor -Web L.L.P. Dear Mr. Warren: As per the requirements of Section 35 -220 Subdivision 2, Standards for Special Use Permits, items A through E are addressed as follows: A. The proposed off - site parking facility shall be maintained and operated so as to improve and enhance the condition of the existing site and will not endanger the public health or safety of the site. B. The Special Use will not be injurious to the use for which the use will be permitted and will not impair property values within the neighborhood. C. The establishment of the Special Use will not impede any acceptable ordinances allowed by ordinances. D. Adequate design measures have provided public entrance to the Special Use site from Brooklyn Boulevard and 60` Avenue North only. No access will be permitted from adjacent residential area along Beard Avenue North. E. The Special Use shall conform to the applicable regulations as set forth by the Planning Commission and City Council. Sincerely, q & SSOCIATES, INC. • �C Tees ,,'Ri er urnsvill Broolk '... k t,'t- s";, -., May 22, 2003 Planning Commission City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 I am unable to attend the May 29, 2003 public hearing regarding a proposal requesting a permit to build a parking lot on the two vacant commercial lots (Property Id 03- 118 -21 12 -0008 and 03- 118 -21 -12 -0007) adjacent to Evans - Nordby Funeral Home, 6000 Brooklyn Boulevard, Brooklyn Center. The owner of both lots is listed as Keith L Nordby et al trustees. In my absence please consider these comments. As residential property owners immediately across Beard Avenue from these two lots, my neighbors and I are concerned about the potential impact on the livability and value of our property from a nearly 40,000 square foot commercial parking lot across the street. Up until May 2002 these vacant lots were quite pleasant covered with large trees and grass. Before a permit is issued for completing parking lot construction we ask that the City review the proposed project's compliance with all applicable ordinances and ask that the following concerns and solutions be taken into consideration. Sight / Sound Impact Now that there is no more natural plant or tree growth on these lots to act as a buffer, the noise and headlights of commercial traffic along Brooklyn Boulevard, early morning casket delivery trucks, and Evans Nordby patron traffic all make living in our homes less pleasant. With construction of a parking lot, we ask the City to require that adequate screening and noise buffering be installed along the Beard Avenue side of the entire Evans - Nordby business property. We feel that to be effective any form of screening must extend six to eight feet above the parking lot grade. We prefer natural barriers such as an earthen ridge with grass and coniferous trees planted on top, similar to what is in place across the street from Mayor Kragness's home on the Rainbow Food property. Wood fences tend to quickly deteriorate, fall into disrepair, make easy targets for graffiti vandals and soon become unsightly, so are not preferred. Traffic Flow Impact Since the paving of these lots last fall, we have noticed some cars driving from the funeral home parking lot across to the adjacent apartment building parking lot and exiting on to Beard Avenue. Please do not permit a design that allows access to this parking lot from Beard Avenue. It would increase commercial traffic on what is primarily a residential street and create a hazard for pedestrians including children from the adjacent apartment complex and homes. We prefer that existing curb cuts on Brooklyn Boulevard be used as the primary access points permitted for the new parking lot. A barrier is needed along the north side of the Evans • 1 Nordby parking lot to prevent motorized traffic flow to or from the apartment building. Even with the expanded parking, some Evans Nordby patrons have been still parking on Beard Avenue. Please consider posting signs along Beard Ave prohibiting funeral home parking. Storm Water Drainage Impact With the premature paving of these lots, nearly two feet of elevation has been removed along the Beard Avenue side of these lots. As a result water has been draining from the parking lot directly onto Beard Avenue since last fall and has caused unsightly street boulevard erosion and may be overwhelming the 61 Ave storm sewer line which is already handling the adjacent apartment complex drainage. We prefer that alternative storm water drainage solutions be considered including redirecting some drainage to 60'' Ave or Brooklyn Blvd. City engineers may have suggestions. Thank you for taking these citizen concerns into consideration during the permit issuing process. Aal Mark Yeli 6018 Beard Ave N Brooklyn Center, MN 55429 (x) 763 - 561 -5596 (W) 612- 348 -7854 • 2 Application Filed on 5 -13 -03 City Council Action Should Be Taken By 7 -12 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -.009 Applicant: Lanel Crossings Limited Partnership Location: 6201 Lilac Drive North Request: Site and Building Plan Approval The applicant, Paul Brewer on behalf of Lanel Crossing Limited Partnership, is seeking site and building plan approval for a 19,070 sq. ft., two story addition to the existing "Crossings and Brookwood" apartment building located at 6201 Lilac Drive North. The property in question is zoned R -6 (Multiple Family Residence) and is bounded on the north by R -3 zoned.property containing townhomes; on the east by Lilac Drive North with single family homes and a church on the opposite side of the street; on the south by a second building in the Crossing at Brookwood complex addressed 6125 Lilac Drive North; and on the west by T. H. 100 and its interchange with 194. Multiple family residences of four and five stories in height at a maximum density of 2,200 sq. ft. of land per dwelling unit are a permitted use in this zoning district. The applicant's proposal is to add the two story addition over an existing open patio area and underground parking garage located on the south side of the building. They would remodel some of the existing space and create eight new apartment units on the site. An existing craft room and a billiard and exercise room would be converted into two apartment units with a new community room, exercise room, office, billiard room, beauty salon, restrooms and storage area being created on the first floor. The second floor would contain six new apartments units and a possible general store for tenants. RAC''KC"TR01 TNT) I The Crossings at Brookwood was approved by the City Council as the Brookwood development in 1983. It comprehended two senior apartment buildings, one of which was to be a condominium building, and 32 townhomes. The City Council approval involved a rezoning of a portion of the property from R -3 to R -6 to accommodate the two senior apartment buildings. It was at that time that the City also approved the closing off of Lilac Drive North at Fremont and 62d Avenues. The building under consideration in this application is no longer a condominium and is operated as for rent senior housing like the building to the south at 6125 Lilac Drive North. AC".C''EMPARKTNG The applicant, under a separate proposal, will be requesting the city to reestablish a connection of Lilac Drive North at Fremont and 62 Avenues as, is shown on the applicant's plan. The 5 -29 -03 Page 1 applicant has been advised to hold a neighborhood meeting to discuss such an opening and approach the City Council to seek such an approval. Comments regarding such an opening have been directed to the police, fire and street departments. It is assumed that any costs associated with the street opening would be the responsibility of this applicant who is requesting the reopening. The applicant intends to go ahead with his plans for this proposed expansion regardless of whether the roadway is opened or not. A new access to a newly proposed 12 stall parking lot would be located off Lilac Drive. Parking for a multiple family dwelling is two stalls per dwelling unit. An additional 16 spaces are required with the eight new units. The existing parking plan includes 31 surface spaces and'75 underground and under building parking spaces. The 1983 plan showed 40 additional spaces as a proof of parking on the site. The existing parking and proof of parking in addition to the 12 new spaces and seven more proof of parking spaces provide sufficient parking to meet the zoning ordinance requirements. T)F.NSTTY The Zoning Ordinance requires 2,200 sq. ft. of land per dwelling unit in an R -6 multiple family zone. This site is 3.88 acres (169,198 sq. ft.). Eighty -one dwelling units are required to have 178,200 sq. ft. of land. The applicant proposes to meet the Zoning Ordinance density requirements by utilizing the provision contained in Section 35 -400, Subdivision lb, which allows the total minimum land area to be reduced by 500 sq. ft. for each required parking stall in or under a multiple residence. They have a total of 75 underground or under building parking spaces, which allows the minimum land area to be reduced by 37,500 sq. $. Their proposal with the expansion, therefore, would meet the Zoning Ordinance density requirement. CTR ADINC'TIDR ATNA CCTTF./i TTTT .TTTF.S The applicant is proposing no significant changes with respect to grading, drainage and utilities. It is my understanding that no Watershed Management Commission review is required. The new parking lot on the south portion of the site will have to be, tied into existing storm sewer and must be bound by B -612 curb and gutter. The Director of Public Works /City Engineer is reviewing the plans and his written comments will be forwarded to the Planning Commission for consideration. As was mentioned previously, the City Council will ultimately consider the applicant's request to open the Lilac Drive North/Fremont Avenue roadway. T.ANMSC ".APTNCT We have requested the applicant to provide us with an analysis of the existing landscaping. Based on the point system used by the Planning Commission for evaluating landscape plans, this site is required to have 321 landscape points. The applicant has indicated that they are 22 points 5 -29 -03 Page 2 short of the required total. The landscape plan shows the addition of ten shrubs which is only five additional landscape points. Forty -four shrubs would need to be added to bring their landscape point total to 321. BT TfT.T)TNC As previously indicated, the building addition is to the south side of the building and will be constructed over an existing patio and underground garage area. The addition will be two stories in height and contain vinyl siding with brick around the lower level. The roof will be asphalt shingles and the exterior will match the existing as close as possible. There are no plans indicating change in lighting or trash containers. The proposed addition is considered a permitted use requiring site and building plan approval only. No public hearing is required, therefore, no notices of the Planning Commission's consideration have been sent. RECOMMENDATnN For the most part the plans appear to be in order and approval is recommended subject to at least 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 building permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates, shall be submitted prior to the issuance of building permits to assure the completion of site improvements. 4. The applicant shall submit an as -built survey of the property, improvements and utility service lines prior to the release of the performance guarantee. 5. The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department. 6. A landscape plan shall be submitted indicating the type and number of additional plantings to be provided to meet the landscape point system requirement of 321 landscape points. • 5 -29 -03 Page 3 7. B -612 curb and gutter shall be provided around the new parking facility. 8. 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NM1.1f111. RA.f Rr14f• V \ i � ru• �� •i1°4 / / / �/ CC fom 11.. r.1nf n1a. wsoc slwn J / / 1 1 ° � ° P f a-r rw a f +n wnnra lover r ww .armn n1a1 gg Dive u si - fa .ao a 11s1w v. M0�4 rb r0i �� 1. fORrq! RMrfMi YHYit �ei - �fl .MAR RAW \ \ 1 r.saio . u.n .1rm • f . 0 � .[auo \\ A 'L 0 /� � ffm�M1N I A�OOaIDrY000 s� (OIN ', �q `\ \ — r � q T � e -mfr Rwu r11aw[a u '. aw ..:.. frkft ow of North Wlae DR SITE PLAN „ THE C R O S S I N G S A T B R O O K W O O D • ao , * ,� 1 r s Y Y fi 1. fu r UNT SCHEDULE J Bole 1 1 ur x�oarnall naol nas aK i 1 1 1S wt umyi Y01 1 J � 4fY t 1' wi V. IfC f f001a01 1 fP ON1 1� Mt T I�IT Y M f@W61 , yf MM f � i wt i�L •� 1N MM f i ® N I � fmr wn lofo f f 1014 b0e1f wlf �� f4f0I111r 11001 fbdfYl iKtlfOK 11OOIPOp CMIi __wY -I OKNO f[m01W11mM FIRST FLOOR PLAN , SECOND FLOOR PLAN EM r THE C R O'S S I N G S AT B R O O K W O O D s Y L m m m m m m m m m m m m m m m m m m m m 1 V 16=7 1 m m m m i m [.f... awra aws rtva SOUTH ELEVATION EAST ELEVATION THE C R O S S I N G S AT B R O O K W O O D • erookfyn * Mrrmoa The Crossings @ Brookwood Landscaping Point System Shade Trees 17 Total Plantings 54 % of Points 157 Points Awarder Coniferous Treesi 9 Total Plantings 36 % of Points 114 Points Awarder' Shrubs 55 Total Plantings 9 of Points 27.5 Points AwardE Decorative Trees 1 Total Planting 1 % of Points 1.5 Points Allowed P O _ ;• , PARCEL a MAN G I w � w'-- n j O� ENT PROPERTY L BLOCK I �` T •�,�, ' y� s�s > E - ;. r �yb�l �—• ET 2 OF 3 PATIO 0 ..._. 62 ' b° / h f i u. POLE AREA LT. roc + i o PARKING oo } n GARAGE BEL " V a (' y g3 �• " Y ���� �4 � �1���6 • frswrrs.w�.G • • i•. 1fS t/� 6 WW I�N�/ A/IT,IY • 321.34 Points Needed e ded 309 Points Awarded. 22 Points will be added - ...- .- ............. Proposed New Landscape Plantings ® Shrubs 10 additional plantings r�. i Alto 11..a7a CCU 1 •�• A. 7R 1100! �CYARI 1117 A wLNO I LL 1 O r.Rr 0,�5(` � J s MM O p -.maq 1'A.1T RM Ma 471L9 A A /0..R1I.OW L . � � � / / • Y �aR7110 OLOt� 4 L711LR L�O A A 7[Mr fLO1 17L77 rT71'1.1< A 1 -4178 AP A =�7MMR•MMILa17YYr 70L1 A R IOI■Lm 7q / \ / //• L 4O 11018 g 1LW V.) t .177 mROg1L 9 y /. M�'7M'1�L.17111R O IMMMA+ swim mm 0-. raLlwl.ra, 4RLa wwRr IMI f 077 q V-O MW A r L - raw 7 An 7rso w MW noLmn alert ..n r 1, ' I (• Plw .1aR. KWASM LFM ra fAM a ,4a, v. RR fte \ � : wlsRwl . PIw w.s , :. w swlas.cacc7 A 7fALf R.7. ;E 0171. dl WE PLM Nerlh Lfiac DR worm THE C R O S S I N G S AT B R O O K W O O D &V 4M c.Mtr, Mbomou This additional planting schedule will meet the city requirements. 3.884 acres 2 acres @ 90 + 1.884 acres @ 75 = 321.30 points needed. Shade Trees 20 (58 %) 200 Points 173.5 Allowable Points Coniferous Trees 19 (33 %) 114 Points All Allowable Decorative Trees 1 (1 %) 1.5 Points All Allowable Shrubs 65(9 32.5 Points All Allowable Total Points 347 Allowable Points 321.50 S Fd h dwelling luut a 1 to each Y um land area shall pp resident uses, the minim ide of re s e , case ws' l • In the d and ad }usted as folio . and shall be compute 25 0 sq feet per land area required per unit shall be reduced b 10 percent of the a ,. The minimum dwelling; and no E � unit in a multiple family:' efficiency be efficiency units wilts in such a dwelling may . um land area may be reduced Square squ feet for each b, The required total minim under a multiple residence or otherwise completely required parking stall in or uuderground• ed 250 square feet for each be increased um land area shall dwelling unit, and no more c, The required total minim one mu ltiple family bedroom in excess of two as m multiple dwelling shall have more than two than 10 percent of the units in Y bedrooms- tern plated in R3, R4, RS, R6 or R7 Land d. d provi Where development is con P unit may be reduced, as here .the m �mmn land area per dwelling llowing standards have been met: a by the City Council that the fo upon wbioh is in need of 1, The proposed development is in a section of the City public open space facilities. demonstrate a willingness to convey lands to the 2. The property owner has oses.. City for publi c open space Pu the proposed sical relationship between the buildings within ed o afford to the occup 3. The Phy f the en space area o development and the ea ure P relief from the mass b onable measure of visual thereof a real a development. buildings with -I � s within di the proposed the builng .; among a of visual ' h sical relationship f measure 4. The p hysical the development. development an the occ upants of the buildings within relief from the proposed within between the buildings cal relationshio 5. The physi Propose open s pace . area afford to the occupants development and the oximate r ecreational area- the reof a reasonably P :i City Ordinance . 35 -52 City of Brooklyn Center • MEMORANDUM DATE: May 23, 2003 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works SUBJECT: The Crossings at Brookwood Preliminary plans for the proposed improvements to The Crossings at Brookwood were reviewed for engineering and utility issues. The following plan sheets were submitted to the Public Works Department for review. 1. ALTA/ACSM Survey, dated April 23, 2003. 2. Preliminary Site Plan, received May 14, 2003 3. First and Second Floor Plan received May 14 2003 4. South and East Elevation Plan, received May 14, 2003 The following comments are provided for your consideration. Water and Sanitary Sewer Service The owner has indicated that public water and sanitary sewer service to the proposed building expansion area will be provided through the existing service lines extending into the property. A utility plan was not included with the submittal documents. The Owner should contact the City Fire Chief to discuss if additional hydrants are needed within the site due to the proposed building expansion. Street and Driveway Construction The preliminary plans include modifications to Freemont Avenue adjacent to the project area. The Owner has requested that the City consider the 'reconnection of Freemont Avenue with North Lilac Drive near 62 Avenue. These streets were disconnected during the mid 1980s with the development of the adjacent apartment buildings. The streets were disconnected at the request of residents in the area to avoid high speed traffic along North Lilac Drive. The segment of Humboldt Avenue between 59 Avenue and 60 Avenue was recently vacated for the reconstruction of the Earle Brown School. The removal of this portion of Humboldt Avenue will significantly reduce the potential for traffic to use this segment of Lilac Drive as a short cut between collector streets in the area. G:\Depts\Public Works\Engineering \Development & Planning \Crossing Brookwood\Prelim Site Plan Review.doc I 1. Modifications to Freemont Avenue within the public right-of-way will be considered � Y l i independently from the proposed building and parking lot modifications currently under consideration. The City may require adjustments to the entrance for the proposed parking lot based on potential modifications to Freemont Avenue. 2. The Owner has indicated that they will be conducting a neighborhood meeting with residents in the area to discuss the proposed street reconnection. The neighborhood meeting will be conducted prior to requesting City Council consideration of the street reconnection. 3. A summary of the proposed street modification has been forwarded to City Police and Fire Departments for review and comment. 4. A Driveway and Utility Service permit will be required prior to construction of the proposed parking lot. Storm Water Management The proposed building expansion is located over the existing parking garage structure. Therefore, the building construction does not substantially increase the impervious surface for this site. The proposed parking lot construction will add approximately 6,300 square feet of impervious surface to the site. 1. The final site plan for the proposed parking lot shall include finished grades for the proposed pavements, proposed drainage improvements, and connection into the existing storm drainage system. Provisions should be added to utilize on -site infiltration for the storm water runoff from the proposed parking lot. The final plans shall be submitted to the City for review. 2. The owner will need to submit a grading and erosion control plan to the City for review prior to initiating grading on the site. • GADepts\Public Works \Engineering \Development & Planning \Crossing Brookwood\Prelim Site Plan Review.doc MEMORANDUM DATE: May 23, 2003 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works SUBJECT: Nor -Wed L.L.P 6000 Brooklyn Boulevard Preliminary plans for the proposed parking lot improvements at 6000 Brooklyn Boulevard (Nor - Web L.L.P) were reviewed for engineering and utility issues. The following plan sheets were submitted to the Public Works Department for review. 1. Boundary / Topography Survey, dated January 3, 2003. 2. Off -Site Parking Facility and Landscape Plan, dated May 13, 2003 The following comments are provided for your consideration. • Water and Sanitary Sewer Service No water or sanitary sewer service connections are proposed at this time. Street and Driveway Construction The preliminary plans include the addition of curb and cutter along the existing pavement. Access onto Brooklyn Boulevard (CSAH 152) is provided at the existing apron curb opening as shown on the plans. Installation of a private stop sign is recommended at the driveway connection with Brooklyn Boulevard. Storm Water Drainage The plans provide for the construction of storm sewer from the parking lot to the intersection of Beard Avenue and 61" Avenue. This will require reconstruction of approximately 120 feet of sidewalk and temporary closure of one driveway access for the apartment building north, of the site. The proposed alignment will also result in the placement of two manhole castings within the sidewalk. It is recommended that the Owner's engineer evaluate modifying the storm sewer alignment to extend south from CB -1 to tie into the existing catch basin near the intersection of Beard Avenue and 60 Avenue. This will minimize disruption within the right -of -way and avoid the placement of castings within the public sidewalk. G:\Depts\Public Works\Engineering \Development & Planning \6000Bkln- Blvd\Prelim Site Plan Review.doc