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Home My WebLink About2002 07-25 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JULY 25, 2002 STUDY SESSION CITY HALL COUNCIL CHAMBERS 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - June 27, 2002 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. Independent School District No. 286 2002 -009 Request for Preliminary Plat approval to combine and divide the existing Earle Brown Elementary School site, Grandview Park and a segment of vacated Humboldt Avenue right of way into two lots. 6. Independent School District No. 286 2002 -010 Request for a Special Use Permit and Site and Building Plan approval to construct a new 141,000 sq. ft. Earle Brown Elementary School and a reconfigured Grandview Park. 7. Kimtrang Kimberly Nguyen 2002 -011 Request for a Special Use Permit to operate a home beauty shop at 3312 O'Henry Road. 8. Other Business 9. Adjournment i • Application Filed on 7 -5 -02 City Council Action Should Be Taken By 9 -3 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -009 Applicant: ISD No. 286 (Brooklyn Center School District) Location: Land Lying East and West of Humboldt Avenue, North of 59th Avenue Request: Preliminary Plat The applicant, Independent School District No. 286 (Brooklyn Center), is seeking preliminary plat approval to combine and divide the existing Earle Brown School site, Grandview Park and a segment of Humboldt Avenue that is to become vacated right of way into two lots to accommodate a new Earle Brown Elementary School and a reconfigured and redeveloped Grandview Park. The properties under bonsideration are the existing Grandview Park property, which is a triangular shaped parcel bounded by T.H. -100 on the west, Humboldt Avenue on the east and 59th Avenue North on"the south; the Earle Brown Elementary School property, which is a rectangular shaped parcel, bounded by Humboldt Avenue on the west, 60th Avenue North on the north Fremont Avenue on the east and 59th Avenue North on the south; and the stretch of Humboldt Avenue lying g n between 59th and 60th Avenues North. These properties and the zoned R -1 One Family Residence). Public and private elementary • surrounding properties are ( y ) p schools and parks are special uses in this R -1 zoning district. BACKGROUND Approximately 2 1/2 years ago the Brooklyn Center School District approached the City with a proposal to add a temporary classroom to the Earle Brown Elementary School because of enrollment and overcrowding issues at the school. The City had long been opposed to the idea of "temporary classrooms" because of a possible need to waive building code requirements associated with these buildings and the experience that such.temporary buildings may become a long term, , or permanent, use. The need of the school district was real and the City and School District worked out an agreement, and an ordinance amendment was enacted, to allow for temporary classrooms as an interim use. The School District was committed to providing a permanent solution to their facilities problems and successfully passed a bond referendum for the construction of new facilities. The City and the School District have also collaborated on providing a cooperative effort to provide an adequate school site and a redeveloped Grandview Park. This plan comprehends the vacation of Humboldt Avenue between 59th and 60th Avenues to incorporate this area into the sites for the two facilities. This preliminary plat and the companion application for special use permit/site and building plan approval (Application No. 2002 -010) are for the purpose of accomplishing these developments. • 7 -27 -02 Page 1 The proposed preliminary plat comprehends combining and dividing the Grandview Park • property (approximately 12.45 acres), the Earle Brown Elementary School property (approximately 8.1 acres), and the to be vacated Humboldt Avenue right of way (approximately .873 acres) into two lots. The proposed Lot 1 of the yet to be named plat would be 424,066 sq. ft. or 9.7352 acres and is the site of the new Earle Brown Elementary School. The proposed Lot 2 would be 519,093 sq. ft. or 11.9167 acres and is the site for the new Grandview Park. The street right of way vacation will have to be accomplished through an ordinance amendment, which will begin at the time a preliminary plat would be approved by the City Council. The ordinance amendment requires a separate public hearing by the City Council and an extraordinary majority vote of the City Council to adopt. The City will retain an easement over this area which would mean no buildings could be built within the easement area. However, there are no setback requirements for buildings from the easement area as there would be if this were to continue to be street right of way. The proposed preliminary plat shows the proposed location for the new Earle Brown Elementary School and the various park facilities to be provided. The City and the School District will be entering into an agreement for the joint use of the properties. Plans are for a portion of the school building to be used for park and recreational purposes. Necessary agreements will need to be drafted and filed with the title to the properties. The site and building plan details will be reviewed under the previously mentioned Application No. 2002 -010. The interim city engineer is reviewing the preliminary plat and will be making written comments, • which we will attach for the Commission's review. This plat is more than five acres in area and is subject to review by the West MississippiWatershed Management Commission. On site water retention is planned for the development and the various watershed concerns will also be reviewed with respect to the drainage plans comprehended under the companion application. 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. R RC OMMENT) A TTC)N I The preliminary plat and the site and building plan go hand in hand and consideration should be given jointly. All in all, we believe the preliminary plat is in order and approval is recommended 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 agreements comprehending the joint use of the properties by the City and the School District shall be developed and filed with the final plat. 7 -27 -02 • Page 2 • 4. A 63 ft. wide utility easement shall be retained following the vacation of the Humboldt Avenue right of way between 59th and 60th Avenues North. This easement shall be shown on the final plat. 5. The storm water detention plan proposed for this development shall be approved by the West Mississippi Watershed Management Commission prior to final plat approval. 6. Building permits for construction of any buildings comprehended under Planning Commission Application No. 2002 -010 shall not be issued until the final plat has been approved by the City Council and filed with Hennepin County. • • 7 -27 -02 Page 3 • MEMORANDUM DATE: July 22, 2002 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott A. Brink, Consulting Engineer SUBJECT: Preliminary Site Plan Review Earle Brown School and Grandview Park I have reviewed the subject plans for the proposed reconstruction of Earle Brown School and Grandview Park, and have the following observations and comments at this time. Generally, it is proposed to construct a new school building on property (Grandview Park) located west and across the street (Humboldt Avenue) from the existing school building. It is proposed to vacate Humboldt Avenue. Remaining school and park property would be re- developed with new ballfields, playground equipment and other amenities per the plans. The following plans were reviewed: • 1. Preliminary Plat, Sheet 1, dated July 2002, Clark Engineering Corp. 2. Boundary and Topographic Survey, Sheet 1, dated April, 2002, Clark Engineering Corp. 3. Sheets C1.1, C1.2, and C1.3, dated July 3, 2002, Leonard Parker Associates Architects, Inc. 4. Site Plan, Leonard Parker Associates Architects, Inc., dated June 28, 2002 Observations and comments are as follows: • The proposed plans will require a vacation of Humboldt Avenue between 59`' Avenue North and 60' Avenue North, and will require a public hearing process. Abandonment or vacation of the street will also require the concurrence of various private utilities, including Reliant Energy, Excel Energy, and Qwest Communications, among others. In particular, a larger sized gas distribution main (8 inch diameter) will be affected by the plan as proposed (storm water detention pond). Reliant and the other utilities have been made aware of the proposed project and are reviewing their facilities accordingly. • The proposed project will require the review and approval of the West Mississippi Watershed Commission. • Hookup charges shall be in accordance with the Water and Sanitary Sewer connection charges of $3,000 and $1,500 per parcel, respectively. Per the Preliminary Plat, the proposed new building and utility hook -ups cover one lot. • Earle Brown School /Grandview Park Comments 1 • Existing water and sewer services to be abandoned shall be removed and capped at the • mains. • A 6 -inch diameter (min.) water service must be provided for irrigation of the new baseball field. • The subject property is adjacent to T.H. 100. Although there does not appear to be any encroachment, impact, or effect to the highway or right -of -way, a review of the plat by MnDot is required. • The proposed project includes many facilities of joint school/park use. School District 286 will be required to enter into a maintenance and utility agreement with the City. The subject property and facilities will be utilized by many users (both school and park), and it must be spelled out very clearly in the agreement which organization is responsible for maintaining which facilities, including the following: • Storm Water Detention Ponds. • Ballfields and Play Areas • Parking Lots • Playground Equipment • Sidewalk, Driveway and Boulevard Areas • Lighting . • Irrigation • In addition to the Maintenance Agreement, the City and School district must also enter into a Construction Cooperative Agreement that covers construction cost responsibilities for joint use facilities. • • Existing fields have lighting and irrigation. Lighting poles may be salvageable. • It must be spelled out clearly (City or School) as to who removes the existing fill/sledding hill. In addition, it should also be spelled out how much of the existing playground equipment will be salvaged, who will move and re- install it, new playground equipment responsibilities, etc. • An existing bituminous trail runs along the MnDot right -of -way, along the modular block retaining wall. It is presumed that the existing trail will remain. Any portions damaged shall be reconstructed accordingly. • At least some portions of 59"' Avenue North do not have concrete curb and gutter. 59' Avenue North does not appear on the current 5 -year plan on the City's Street Reconstruction Program. It is therefore recommended that concrete curb and gutter be installed along the property at areas where it currently does not exist. Earle Brown School /Grandview Park Comments 2 • • • Water and sewer services must be provided for the skating warming house. • As -built drawings will be required upon completion. • The Free Skate Area and Softball Area should be clarified or refined further. The City's free skate areas typically have a small berm around the edge to assist in containing the water and ice when rinks are flooded for use. • Hydrant spacing requirements and any other requirements of the Brooklyn Center Fire Department shall be adhered to. • Drainage and Utility Easements shall be provided for all stormwater detention and utility facilities. Standard 5 foot and 10 foot drainage and utility easements shall also be provided for all lot boundaries and along roadway right of ways. • Parking requirements and the amount of spaces required should be reviewed accordingly. • A Landscaping Plan has also been recently submitted (7/16/02). This plan should be reviewed by the City Forester and Park Maintenance Superintendent for further comment. • Earle Brown School /Grandview Park Comments 3 N= WAR i low � Mal - a • • _ _� _■� __ __ �■ .iii i■, �■ ■� ■ ES _ WEIME MIS M _ a WEEMI _ • • -- ON _ IN M OR SO WIM _M = ►tU _ ■�� _ _ _ __ __ __ __'L 7� =` MES -- SO- 'fiI11 Cim i Era—am OEM MM M OEM wM M M M;= ME Z Row OEM Tal NMI M EN all �■ _— _ _ ■•_ _�■ __ ■ ■■ ■ Or WIM ■■ / r :. ■� ■t_ �■�■ Mn _ •■■■ __ __ 1 ■■ ■ am NMI M OEM _ __ __ OR VIEW W- e 1 1, _ ■ ■ M_ ■■ ■ 1D . DE 0110 mon Im MEN OEM a MEN ��,,[� �� i■ - �' - � — ■�■ � - ■ ■�_ Cl MM SO M 11 __ __ awn ■ ■� ■• •■■� ' �M ��■ Elm■ �■� ■■. •� _ MOK El MM OEM Nolimar IIIIIIIIIII�1� .� _a VEM a- r� _ ■ ■ old Ggij ARCHITWT: V rm ARIA� MOM XOTR& JL SURVET09: ii�4 WW= ---------- L ------- �:i� 79 ad z Z c �r— 14 0 N tp 0 co Val Buy_ 45A • Application Filed on 7 -5 -02 City Council Action Should Be Taken By 9 -3 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -010 Applicant: ISD No. 286 (Brooklyn Center School District) Location: Land Lying East and West of Humboldt Avenue, North of 59th Avenue 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 new 141,000 sq. ft. Earle Brown Elementary School and the reconfiguration of Grandview Park. The properties under consideration are the current Earle Brown Elementary School site, addressed as 5900 Humboldt Avenue North; Grandview Park, addressed as 1600 59th Avenue North; and a portion of Humboldt Avenue right of way lying between 59th and 60th Avenues that is proposed to be vacated as a public street. The property is zoned R -1 (One Family Residence) and is bounded on the west by T.H. 100; Humboldt and 60th Avenues on the north; Fremont Avenue on the east and 59th Avenue on the south. Single family residential dwellings surround the site on the north and east and single family residential dwellings, two churches, and an apartment complex on the south. Public and private elementary schools and parks are both • special uses in the R -1 zoning district. New lot configurations for the school and park sites are being created through the platting comprehended under companion Application No. 2002 -009. Generally, the school and park will exchange locations. The new 141,000 Earle Brown Elementary School will be located where the existing baseball field (Cohen Field), softball/football field, sliding hill and park shelter are located. With the demolition of the Earle Brown Elementary School, upon completion of the new school construction, a new baseball field, soccer /football field, sliding hill and parking areas will be in this location. The existing tennis courts will remain in their present location with new bituminous basketball courts to be added west of the tennis courts. A seasonal hockey rink, pleasure skating rink and warming house are planned to be located south of the tennis courts. The bituminous walk path running parallel with T.H. 100 will remain in the same location. Various hard surface play areas and soft play areas along with various play stations will be located as part of the school facilities west of the new elementary school. It should be noted that the City's Park and Recreation Advisory Commission has reviewed this plan on 6 -18 -02 and has unanimously recommended approval of the plan to the City Council ACX'.RSS/PARKM The plan calls for four access points on 59th Avenue and an access off Humboldt Avenue, north • 7 -25 -02 Page 1 of 60th which will serve a new 20 stall parking facility. The most westerly access on 59th • Avenue serves an expanded parking lot containing 99 parking spaces designed primarily for staff parking related to the school. This access is located between James and Irving Avenues. The second 59th Avenue access is a student drop off access (or circle) serving the main entrance to the elementary school and is located west of Humboldt Avenue. The other two 59th Avenue accesses are easterly of Humboldt, one of which serves an 89 stall parking lot and the other (the most easterly) a separate bus loop access to the school. Also, angled parking on the south side of 60th Avenue accommodating 31 parking spaces is being provided for additional park parking. There are no specific ordinance parking requirements or parking formulas for school or park parking. The amount of available parking with the new plan will exceed that provided for the current Grandview Park and Earle Brown Elementary School. It appears to be adequate parking to meet the needs of both facilities and will be shared parking to accommodate activities. A loading dock and turn around area along the westerly side of the elementary school are proposed as well. CSR ADINCTIDR ATNACTR/[ ITTT.TTTP -9 The applicant has provided preliminary grading, drainage and utility plans which are being reviewed by the interim city engineer and written comments are anticipated and will be attached with this report. Three prominent grading features are shown on the plans, two storm water retention ponds, one on either side of the student drop off area and a sliding hill to be located at • the southeast portion of the site close to the intersection of 59th and Fremont Avenues North. The drainage and ponding plan is subject to review and approval by the West MississippiWatershed Management Commission. No erosion control plan has yet been submitted showing silt fencing around the site, however, general notes do indicate that a plan for erosion control has been considered. The notes indicate that silt fence will be installed and maintained through the entire process. B -612 curb and gutter is to be.provided around all driving and parking areas to assist in site drainage. Storm sewer will be installed to collect storm water run off and direct it to the two storm water retention ponds located on either side of the student drop off area. An 8 in. water main will be looped around the new elementary school building and tied into existing water main in 59th Avenue North. Sanitary sewer will also be tied into 59th Avenue North. T.ANTAC'APTNCT The applicant has submitted a landscape plan showing proposed landscaping for the new elementary school and the park. It should be noted that the landscape point system does not address schools or park facilities specifically in the evaluation criteria. The combined sites are 21.6519 acres and the applicant's architect has listed a planting schedule indicating points for the various trees and shrubs. Their analysis shows total points of 2,590.5 based on our point system. 7 -25 -02 Page 2 • A service /office land use, which requires the highest point value, would require 1,500 landscape points for a comparable size service /office development. A restaurant/retail/service development would require 1,080 landscape points. The points proposed exceed by over 1,000 points the greatest landscape requirement contained in our landscape point system. The plan calls for a majority of the landscaping to be in shade trees. Boulevard trees such as Prairie Dome Ash are to be planted in the green strip area along 59th Avenue North. Additional Pin Oak trees will surround the staff parking lot and American Linden are proposed for the west side of the elementary school building in the play station areas as well as the north side of the building separating the warming house and school building. The large landscape area in front of the elementary school (59th Avenue side of the building) will contain Skyline Honey Locust, River Birch and Majestic Maple. Other shade trees include Green Spire Linden, River Birch and Emerald Luster Maple surrounding the general or shared parking area and bus loop. Summit Ash will line the 60th Avenue North green strip and Humboldt Avenues adjacent to the northwest parking lot and the proposed location for the hockey rink. Decorative trees include Pink Spire Crab and Spring Snow Crab at the entrance to the building and also lining the student drop off area. Coniferous trees such as Colorado Blue Spruce and Colorado Green Spruce are proposed in the area northwest of the hockey rink and also surrounding the sliding hill. Shrubs such as Hews Juniper, Scandia Juniper and Dark Green Spreading Jew serve as foundation plantings at various locations around the school building and • in the student drop off area. Overall the landscape plans appears to be more than adequate for the sites. The new building will consist of concrete masonry unit insulated walls with brick veneer. The windows will be energy efficient insulated glass with aluminum frames and exterior doors will be aluminum as well. The building elevations show a two story building with peaked roofs over the southwest portion of the building. A gymnasium will be located on the north end with the cafeteria in the middle of the building. Two floors of classrooms, an office, media and multi purpose areas are to be provided. Construction on the new Earle Brown Elementary School will begin as soon as possible following grading to take place this fall. Once the elementary school is completed, the old Earle Brown Elementary School will be demolished and the various park improvements undertaken. The plans do not indicate any trash enclosure areas, however, it is assumed that trash areas will be in the loading dock turn around location along the west side of the building. Sufficient space should be devoted to trash and an enclosure complimentary to the building material should be constructed and noted on the site plan. • 7 -25 -02 Page 3 T .TC"THTTN(T • The applicants have submitted a lighting plan showing the location of lighting standards for the parking lots and drive lanes as well as lighting standards for the soccer and baseball fields. Parking lot lighting will be at 25 ft. in height while the ball field lights will be 70 ft. The photometric plan shows foot candles to be in the range of lighting in residential areas. Section 35 -712 of the City Ordinances requires that all exterior lighting shall be provided with lenses, reflectors or shades so as to concentrate illumination on the property. No glare shall emanate from or be visible beyond the boundaries of the illuminated premises. The ordinance also requires that the illumination shall not be of a greater intensity than 3 ft. candles measured at property lines abating residentially zoned property. The foot candles indicated on the lighting plan are within these parameters. SPF.C'.TAT. TTSR PF.RTVTT STANI�ART)S As indicated previously, the elementary school and park facilities are special uses in the R -1 zoning district and are 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 the applicable regulations of the district in which it is located. The staff would comment that we believe the continuation and expansion of the Earle Brown Elementary School and redevelopment of Grandview Park at the proposed location 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 a new elementary school and park facilities can be considered a positive factor with respect to property values and property development. 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 is adequate for the uses provided. We do not see traffic congestion on public street to be created with this redevelopment. Some concern has been expressed regarding the vacation of Humboldt Avenue and the ability to provide emergency vehicles in the area. Comments have been made and no anticipated problems are expected by either the police or fire department with respect to emergency response times. 7 -25 -02 • Page 4 • We also believe that the site and building plans submitted conform with the applicable regulations of the district in which they are 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 RCQMMRNT) A TTON Again, we believe the plans are in order and approval is recommended subject to the following conditions: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. Any outside trash disposal facilities and/or rooftop mechanical equipment shall be appropriately screened from view. • 4. 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's Ordinances. 5. B -612 curb and gutter shall be provided around all parking and driving 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 final plat and Humboldt Avenue street right of way vacation shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits for the construction of the elementary school. 9. Special use permit is granted for the construction of a new Earle Brown Elementary School and the redevelopment of Grandview Park. Any expansion or alteration of the facilities not comprehended by the approval shall require and amendment to the special use permit. 10. The developer shall provide appropriate erosion and sediment control devices on • 7 -25 -02 Page 5 site during construction as approved by the City Engineering Department. • 11. The storm water drainage system and ponding area shall be approved by the West MississippiWatershed Management Commission prior to issuance of permits. 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"LWAMWmr.Y.Y.eaW.W.A p�d;r / ci •v i ' ,,,, ,. •:IL W�Ymmf°.'°a.,aaaFaua: W `• �•/ �'� m. r�wws.arasascaeLaa=s,wnwY.muer� _ .- • =• i�; ,i a W.Wn uaYwu La.eaF+a •Fierm'Y°s°A°" W ✓/ i /�• /a._ ...�` .♦ f 11 aY�n�.. r..'.°..sWS °°"n.+1.F'°'°®..Y.F= Lr:,MM L 1,oaer 1 �s. LEGEND (z LU 1, / %1 i ~ .w ••111 RmiYCtYFws•�l w.. mW.w. / �/ ' f —•r IAtW9AgM A l i . _ FTC � , •y t'ti 7 C' nA Ano.w 1' b E `�1 �'; <.a+oawMFUwr Il�+y=_•_.__ir � 'i.E ^�� L i � �` �- 1- ` �� - ` z' ._s1.:- _''�cr� ."'as" s - '�'�"- •-- "+a- +- -+-- •�'.it1 �. R ` fir. -- - _ sz�S _.. ^ ; I• ThLeonard Parker y� ��y'�" "Pi ►� Associates At fi•a 4 �j �t /' .. � „1i � w c �� 99 . 11 chitects,Inc ♦/I ` A t ` � \ � I � �•. `y' t1. - - \ 1 t - _I..• -'. � , ! 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'� ;� � ��'� 4 w4 -0,��'e�.. �" '� - •itM7► lC'LffE. 11EN,JE'tfOfy'!1•t ^•...••3 •c 9't'• _. _ � •y� .�' a . 1^i7`k T �� H— •�: 4 —.w� — - ter. — , '�..�••— \ ' w 5 0- ��i • i c qw� fi.. .f i-j• . .�r i �^ Wit•- I i y i.� _ { ! w „�— r r / i � d ,/'... -" + "`• ♦ ' • III , .t • -r / ! P ;il ' I ell i+ `, ri g � � .� '� � �- i•• : �•� -- F-�_�:�;�-_ -:'y _�'1�� y � ,• ... 4 I + ' i I� �� C Z I ( y : New Earle Brown Elementary Sch, l01 11 y5"• . IA + 0 ' IROOIQYN c•1191 SCHOOL 067MKT N0.316 !1 .dI 5900 NUM8OLDTAVENUE NORM F ! E _ '� 6 ' t ` •y' • S p EYtOOIdyN CNYM MINNESOTA 55450 Uj 0 0 V V) cd ! PU1M DGreD1Ae 1 W O e i ! E W.;9 W �z f i � HOMMEMM amu ,n¢n L w The Leonard Parker Associates A Inc. p` i,Ae. i ///lll Z o W a SRtNU ¢sP.Bm.RK f .... u uloKu t+aavoem euLouo � - - - -- - - fi' le LANDSCAPNG PLAN r e ' :. -::__a i .. �..• _ _ .. _... 58TH AVENUE .__._.._..__ _ — .......... _. ........ ' .._- -'- ... ............_. ,,,. ,.:.,; SCALE: 1' = 5Q NOT FOR CONSTRUCTION Cl A h, . ♦ // 1 1 1111 f,;1r �' `•. a. ♦ ♦♦ i - �•, -, 11 11.11 j �r�_ ; , I Ir��rr j�`t►� _ \r,, � /� 111 `c; 1 1 ♦i 3 ��i � 11 1 �� ♦��_�, �� L '�,�� 1 � 15 :#� � ,�� ` �. uiii■ii■i■i■ii■i €i 1111 Fwr off � \ = .: L.■■v.. �■�■■■■ �'� � X1117 ♦ 1 ��iiiiiii � %1 E�3 r .�■ / Nip 3 � s :ssr '£issts£r s'�r�F ':ssi � }s is: sl t� sY J y s ( ; •,�ilir4i, s�YYI P 1jr; rf 1f ' i ��a�••..a:�:a rs s. ;�y .�ainw•`'.ir,S��a 's'sr"rj"i, siu� F§ ° aa ` •` ,mot.. "�. �r • IL Jill �� New Earle Brown Ele e School 1110 Or YM Rf7A Y1. _ �� YYliY11 w� YY.1 � lIM T Y�n�w wtv lol- �--410L r .. ®a ® ®® a® m maim m uppow .MPM" va Z ® ®® aea ® ® ®® a ® aea a Non 13 o > rn Ila a� ® � ®® aea ® ® ® ® aea aea ® ® US oea A S O O i i Lrm ED] u 1 � hi* Eill Lu " ! V W cz " • ° " u ° (, Leonard Parke - " { Assodates " DC Architects, Im NOTES f N .w. wWMRE LOCATIONS STAitW= a LUWlWRE acarEOta.s*. _ 4N ,✓✓ 4 uMY•e u'. W W ••� L YM aw:rn �� r. •� � pG � "M" � < • nalm„Mw �ileo�� MM�FR ° � Y w � L q sO1 M0.1• f• it n uY� L1w Yw , ems nee u m p • ° .ea•w "ptl""^"w""•` �.e:an°•< "�, " e rn• ne: na w ar•.rr s.w sn � ,^�,•••� •• au•.a•erwse wwmwrr.,aese a wr.: mY e: ne ww p ^ • :•u.nmwrr wes•w.nau• „sm.. ss .Yw m Yr :.c..:: :na,•w• wame•ana• ••rKr<aa ^" .s• su s° „• ,.... m•r. � aw rar rs. z•. O e . •nearuac sw•.wnwEw „ „� rvnra<m r�m,en -.w.w• sac• n:.s sm .eennr Q • ry °A"�'"" -°tl garner:, � ura m am® n ae•r•es ° , sE `wnrrK seer m,vn ! • : ry eoe.wa nmwa,r.•er• m,r ,m an misunos • l� City of Brooklyn Center Special Use Permits - Section 35 -220 • 2. Standards for Special Use Permits A special use permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort: b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 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 pror 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. • • Application Filed on 7 -9 -02 City Council Action Should Be Taken By 9 -7 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -011 Applicant: Kimtrang Kimberly Nguyen Location: 3312 O'Henry Road Request: Special Use Permit The applicant, Kimtrang Kimberly Nguyen, is requesting special use permit approval to operate a beauty shop in her home at 3312 O'Henry Road. The property in question is zoned R -1 (One Family Residence) and is located on the north side of O'Henry Road, two houses east of Beard Avenue. It is bounded on the west, north and east by single family homes and on the south by O'Henry Road with other single family homes on the opposite side of the street. Home beauty shops are classified as special home occupations in the City's Zoning Ordinance and require the approval of a special "use permit by the City Council before such operations can be undertaken. The applicant has submitted written information (attached) describing the proposed home occupation and has also submitted site sketches of the property. She indicates that the proposed hours of operation would be 8:30 a.m. to 7:30 p.m., six days a week on an appointment only basis. She also indicates that it will be a single operation with no non - resident employees, that • she has parking in her driveway for at least two vehicles, that she will provide fire extinguishers and smoke alarms as required. She also indicates plans for smoke alarms as required. She notes plans for a sign measuring 18 inches by 24 inches. The beauty shop would be located on the first level of her home. The applicant has also indicated a desire to make an expansion to the home and has shown a possible 16 ft. by 47 ft. addition to the rear of the home which would contain a special room for the beauty shop. She has, however, been advised of the costs of such an expansion and currently is planning on remodeling a bedroom next to the front entrance to the house to convert it to the beauty shop. Any conversions or additions will require a building permit and compliance with building code requirements such as heating, light, ventilation, etc. The biggest concern with any proposed home occupation involving beauty or barber services is that it be done on an appointment only basis, rather than trying to attract walk in customer traffic. This way, on street parking can be avoided and the traffic coming and going to the operation can be held to a minimum, thus, not causing an inconvenience to surrounding properties. The applicant has been advised, and agrees, to take appointments only to keep traffic to a minimum. It appears that the applicant has a large enough driveway that customers can park there without having to park their vehicles on the street. The Building Official will be reviewing the property for various recommendations that may need • to be made. There will, in all likelihood, be a need for construction of plumbing work associated 7 -25 -02 Page 1 with the shop license required by the State of Minnesota for such an operation. Generally, a fire • extinguisher in the shop area will also be required. This proposal is seen as being a relatively low level home occupation in terms of beauty shop operations. The hours proposed do not seem to be excessive and the level of activity should be within the range of other beauty shop home occupations approved by the City Council in the past. A public hearing has been scheduled and notices of the Planning Commission's consideration have been sent to neighboring property owners. Again, it appears that the home occupation will be very low key and should not cause problems in the immediate neighborhood if it is conducted in the manner outlined by the applicant, namely that customers be seen on an appointment only basis and all parking associated with the home occupation be on the applicant's driveway. One point of clarification is the size of the sign indicated by the applicant. Eighteen inches by 24 inches exceeds the 2.5 sq. ft. limitation for a home occupation sign. A 15 inch by 24 inch sign would be allowed. Approval of this special use permit is recommended subject to at least the following conditions: 1. The special use permit is granted only for a home beauty shop with a single operator. The use may not be altered or expanded in any way with out first securing an amendment to this special use permit. 2. The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation. 3. All parking associated with this home occupation shall be off street on improved space provided by the applicant. 4. The hours of operation shall be between the hours of 8:30 a.m. to 7:30 p.m. Monday through Saturday. Customers shall be served on an appointment only basis. 5. The applicant shall comply with the recommendations of the Building Official with respect to safety related matters and obtain the necessary permits for alterations to be made to the property. 6. A current copy of the applicant's state license shall be submitted to the City prior to the issuance of the special use permit related to this application. 7 -25 -02 • Page 2 ._..._ ..... JO NOW �i ►� if U MOLT AM kill . �`` � uuu`� \` �► � �r i rug r�r�� /ia `�" _ ►Cui un `o�` r � .r �i ��il ��1� '' °�� ~ �� '� ■ �� 1 �_ '��-' ■ r�1 �� '�� "'� LI ' E l l I /1111 � � rMA � i i�■ iii. - � r. +�"' ��M�11 � N�1 r .x1111 /11M�� .:1111 �MIA _ s __— —_ -- ._..... -. — — l.. - - • _ ,.. . —.- — ...... . -� .,. Y - �.. _— _- - -- -_vim_ ___V_ ... —_— _ - __. - - -.. __ .� ..— - -. _' —. —_ _ _ —._. �.— _— .._ —._ ... —_. cr a _ _ � s J )thntrangs Z usiness Prop osal Type of Business: At -Home Beauty Shop. Beauty shop will be a �eperate addition & entrance from the home but attached to the back of the home. Proposed addition is 36'feet wide X 16 feet deep. Optional addition is 47 feet X 16 feet. ( See details and layout. ) . Location: 3312 O'Henry Road / Brooklyn Center, MN. 55429 Times of operation: 8:30 AM to 7:30 PM / six days per week by appointment. Parking capacity: Parking for two vehicles in the driveway. Total Employees on Premise: Self - employed with one station. There will be no other outside employees. Fire Safety Features: I will furnish proper fire extinguishers and fire /smoke alarms as required. Outside signage. I would like to put up a sign measuring 18 inches by 24 inches and will have it constructed according to city regulations. 1 Signed-- ./L.C�C ., Date: �� i 4 I i f3e-M k00 I I $ j a I •i t I j • j ; I � � � � I j I � , i j I I I i I I I VQ Sr IVY% j j i i• j I , •, I � ', , t City of Brooklyn Center Special Use Permits - Section 35 -220 • 2. Standards for Special Use Permits A special use permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 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. I __- _ - - - -- i to i 4S a4Ivi X , i I I � I I 1 D. 0'• { ' d op • Sa l o.= i I I i ON N O r .. .... . ................................ ............................... . — O r• t u •L•5 •• �� ?iti tiv siiii n O r a L �•r r r •S•5 Q ■ S•5 Y-• '■ ■ •L•5 r • r L � O O •S 5 O r•r• a O •S•5 ....... � Ei L rr L a r•r ■ ■ :: O � S 5 N •M r r• 'k. Q� •S 5 S1 .1■ 4-- � 1 .� N C r 1� r r U O Q O i O O Y •1-- O M r.t. B L r L V �o O -�— X � x .................... ........................... ............................... N Q � L 0 N 0 a . N •�— Q c� O c�—�U