HomeMy WebLinkAbout1998 02-11 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
FEBRUARY 11, 1998
REGULAR SESSION
1. Call to Order- 7:30 p.m.
2. Roll Call
3. Administer Oath of Office: Ed Nelson
4. Approval of Minutes - January 14, 1998
5. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to
hold public hearings. In the matters concerned in these hearings,the Commission makes
recommendations to the City Council. The City Council makes all final decisions.
• 6. William N. Dudley 98032
Request for Preliminary Plat approval to recombine into a single lot two parcels of land
addressed as 4900 and 4902 France Avenue North.
7. William N. Dudley 98003
Request for Site and Building Plan approval to construct a 4,136 sq. ft. building to house
a pet grooming instruction and training operation at 4900 France Avenue North.
S. Discussion Item:
a. Uses abutting Open Space Zone
9 Other Business
10. Adjournment
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Planning Commission Information Sheet Application Filed On 1-21-98
Application No. 98002 City Council Action Should Be
Applicant: William N. Dudley Taken By 3-22-98 (60 Days)
Location: 4900 and 4902 France Avenue North
Request: Preliminary Plat
The applicant is seeking preliminary plat approval to recombine into a single lot, two parcels of land.
that are addressed as 4900 and 4902 France Avenue North. The properties in question are zoned 1-2
(General Industry) and are located between France Avenue North and T. H. 100, north of the Soo Line
Railroad right-of-way. They are bounded on the north by the Midland Scientific building; on the east
by T. H. 100; on the south by the Soo Line Railroad right-of-way; and on the west by France Avenue
with the N.S.P. substation on the opposite side of the street.
The two parcels are shown on the preliminary plat as Parcel B (4900 France Avenue North), which
contains a building housing an auto repair/truck rental business; and Parcel A(4902 France Avenue
North),which is the site of the Brooklyn Pet Hospital. These parcels were created approximately 40
years ago through a"metes and bounds" division of Lot 9, Block 5, Brooklyn Manor Addition. The
proposed plat will, in effect, recreate that parcel. The applicant then proposes to demolish the existing
building on Parcel B (4900 France Avenue North) and build a new building,which will be operated in
conjunction with the Brooklyn Pet Hospital and provide instructional services and training in pet
grooming. (See Planning Commission Application No. 98003.)
Parcel B is currently 51 ft. by 115 ft., 5,865 sq. ft. or approximately .13 acres in area. Parcel A is an
irregularly shaped parcel that surrounds Parcel B on the west and south sides. It is approximately
25,933.8 sq. ft. or.60 acres in area. When combined, the new parcel will be approximately 31,798.8
sq. ft. or.73 acres. As measured,the west property line will be 92.3 ft. along the France Avenue right-
of-way. The north property line will be 297.5 ft., the east property line 177.5 ft. and the south property
line will be 208 ft.
Lots in the I-2 zoning district are required to be a minimum of 100 ft. in width at the building setback
line. The building setback off France Avenue (a major thoroughfare) is 50 ft. The width of the
property at that point will be approximately 118 ft. The replat is bringing the property into compliance
with the minimum width requirements of the I-2 zoning district.
Only one access will be provided for the new site to serve the two proposed buildings.
The City Engineer is reviewing the proposed preliminary plat and may be offering some additional
comments. The parcel:of land being combined is less than five acres in area and, therefore, no
Watershed Commission Review,is required with this platting.
A public hearing has been scheduled for this preliminary plat and a notice of the Planning Commission
?-11-98
Page 1
consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
The proposal is a relatively simple combination of the two parcels. It appears to be in order and
approval of the application 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. The final plat shall be approved by the City Council and filed with Hennepin County prior
to the issuance of building permits for construction of the building comprehended under
Planning Commission Application No. 98003.
2-11-98
Page 2
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Planning Commission Information Sheet Application Filed on 1-21-98
Application No. 98003 City Council Action Should
Applicant: William N. Dudley Be Taken By 2-28-98 (60 Days)
Location: 4900 and 4902 France Avenue North
Request: Site and Building Plan
The applicant is requesting site and building plan approval to build a one story building with a full
basement in which instruction and training in pet grooming will be provided. The property in
question is the site of a current auto repair/truck rental use and the Brooklyn Pet Hospital at 4900
and 4902 France Avenue North respectively. The property is zoned I-2 (General Industry) and is
bounded on the north by the Midland Scientific building;on the east by T.H. 100; on the south by
the Soo Line Railroad right-of-way; and on the west by France Avenue with the N.S.P. substation
on the opposite side of the street.
The applicant plans to demolish the building housing the auto service/truck rental operation and
replace it with an approximate 32 R. by 62 ft. building with basement for the pet grooming
instructional use.. The site is being replatted under Planning Commission Application No.98002 so
that this building and the existing pet hospital will be on the same site. No changes other than
parking and landscaping are proposed for the pet hospital.
USE
As indicated, the property is zoned I-2 (General Industry) and"kennels" and"veterinarian and
animal hospitals" are listed as permitted uses in this zoning district under the category of service
activities. (See Section 35-331, Subdivision lc5 and lc6 attached.) The zoning ordinance does not
define these terms, however, a commercial kennel is defined in Chapter 1 of the city ordinances
which deals with animals and the licensing of them. Commercial kennels are required to be
licensed by the city and are defined as any place limited to C-2, I-1, and I-2 zoning districts where
the business of keeping,raising, selling,boarding, breeding,showing,treating or grooming of dogs
and other animals is conducted including pet shops, animal hospitals and other similar
establishments. (See Section 1-101, Subdivision 4 attached.)
The grooming of dogs is a listed activity under this definition of a kennel and it would seem
appropriate that the instruction and training for pet grooming should be an allowed use in this
zoning district as a similar establishment. Students will be working on live animals as part of their
instructional program. It would be appropriate, as part of any approval process for this application,
to acknowledge pet grooming instruction as a permitted use and that the premises is subject to the
annual licensing by the City of Brooklyn Center as a commercial kennel. Section 335-3133 1,
Subdivision 1 g, allows for other uses similar in nature to be acknowledged as permitted uses as
determined by the City Council. (See attached.)
2-11-98
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Another matter that needs some clarification, is the fact that within the pet hospital, there is a
dwelling unit or apartment unit. This was constructed with the original building and is there to
provide living space for 24 hour monitoring of the animals that are housed there. Apparently, Dr.
Dudley provides the living unit for persons employed to keep track of the animals during the off
hours. This has been an on-going facet of the use. Generally, the City requires a rental dwelling
license for such dwellings or apartment units. Similar units are located at mortuaries and some
hotels, such as the Super 8 and Budgetel. In these cases, rental dwelling licenses are obtained and
one should be applied for and obtained by this applicant as well.
The final use question, or clarification, has to do with the applicant's proposal to provide pet food
and supplies for sale in the pet grooming training center. Generally pet hospitals will sell
prescription pet food and other speciality supplies. Dr. Dudley would like to make this available at
the new building as well. I see no problem with this provided it is acknowledged to be an incidental
and secondary type of use and limited to prescription pet food and supplies.
ACCFSSMARKING
Access to the site is proposed to be provided via a single 24 ft. wide opening on France Avenue
which will be located northerly of where the existing access is now located. It will be directly in
front of the new building. A pick-up parking space will be located at the northwest comer of the
building next to a pick-up window/door at that location. Ninety degree parking is to be provided
southerly of the new building on both sides of a 24 ft. wide drive line leading back to the pet
hospital. Some parking will be provided close to the southwest entrance to the pet hospital.
Twenty-eight parking spaces are shown on the plan including one handicap accessible parking space
and one handicap van accessible parking space.
There is no special parking requirement for pet hospitals or pet grooming operations in the city's
zoning ordinance. The applicant's architect has provided an analysis of the proposed site for
parking purposes. The new building is 2,068 sq. ft. per floor and the pet hospital is 2,375 sq. ft. per
floor(it has an upper and lower level also).. He has calculated one parking space-per 200 sq. ft. of
gross floor area for each of the building upper levels, which will amount to 2') parking spaces (11
parking spaces for the new building and 12 for the existing pet hospital). A review of the floor
plans for the new building indicates that there is a lot of useable floor space in the lower level of the
new building as well as the upper level: An office, equipment room, lunch room, storage rooms as
well as a large (554 sq. ft.) open area are in the lower level provided. It is my understanding that the
new building will accommodate ten students, one or two instructors and a receptionist. Dr. Dudley
has indicated the possibility of some pet training at the facility in the evening. To accommodate the
uses and potential uses of the building, I would recommend using a parking calculation of one space
for every 200 sq. ft. of gross floor area for the entire new building. This would require 21 Barking
spaces for this building.
2-11-98
Page 2
The applicant's architect has also provided information on space at the pet hospital. In the lower
level, approximately 742.2 sq. ft. isa'evoted to receptionist space, office and exam rooms, while
1,632.8 sq. ft. is devoted to storage, kennel and mechanical space. In the upper level, 890.6 sq. ft. is
devoted to receptionist space, office and exam rooms; 964.9 sq. ft. to storage, kennels and
stairways; and 519.5 sq. ft. to the apartment. I would recommend a parking requirement of one
parking space per 200 sq. ft. of gross floor area(service/office parking formula) for the
reception/office/exam space; one parking space per 800 sq. ft. of gross floor area(industrial parking
formula) for the storage, kennel, mechanical and stairway space; and two parking spaces (residential
parking requirement) for the apartment. This would amount to a total of 13 parking spaces for the
old building or pet hospital. A total of 34 parking spaces, rather than the 23, should be provided.
There appears to be enough space, east of the parking.lot, to provide six additional parking spaces.
These could be proof of parking spaces and the applicant's architect has been requested to show
these on a revised plan.
GRADING/D AINAGE ITIES
The applicant's engineer has provided a drainage, grading and utility plan which the City Engineer
is reviewing. The parking area will be bound by B-612 curb and gutter. Drainage on the site will
flow over land in the parking lot to France Avenue. There is no storm sewer in France Avenue at
this location. Separate sanitary sewer and water services are available for both buildings and both
buildings are connected to these utilities. It may be possible to utilize the existing sewer and water
lines. It should be noted that the new building, which is over 2,000 sq. ft. of gross floor area will be
required to have an automatic fire extinguishing system that meets NFPA standards and this may
require a larger water line to that building. The site is less than five acres, therefore,no watershed
review is required.
LANDSCAPING
The applicant's architect has submitted a landscape plan in response to the landscape point system
utilized by the Planning Commission for recommending landscape plans. One hundred landscape
points are required and they propose to provide 107 points with shade trees, evergreens, decorative
trees and shrubs. One Sugar Maple tree is proposed to be located between the two buildings and
four Summit Ashe are also provided, three along the east property line next to the T.H. 100 right-of-
way and one in the 15 ft. greenstrip along Fran ce Avenue. Three White Spruce are also to be
provided between the two buildings. Ornamental or decorative trees are also provided throughout
the site. Twelve Amur Maple are located in clumps of four southeast of the pet hospital and in two
groups of four along the south property line. Two Canadian Red Cherry are proposed for the 15 ft.
greenstrip along France Avenue and three Red Splendor Crab are also proposed,two of which will
be located southerly of the new building and one southerly of the pet hospital. One Spring Snow
Crab is to be located close to the front entrance of the new building. Ten Columnar Buckthorn are
located in two groups of five along the north property line, north of the new building. Three Golden
iVtockorange are to be located at the southwest comer of the new building and three Gold Drop
2-11-98
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Potentilla will be provided by the front entrance to the new building. Finally, eight Red Barberry
will be provided, five by the front entrance of the new building and three to the southwest on the
opposite side of a walkway leading to the front entrance. A five foot concrete sidewalk is proposed
between the new building and the pet hospital. The plans also show a future tunnel connection
between the lower levels of the two buildings.
BUILDING
As previously indicated, the building is a one story building with a full basement. It will have a
pitched roof with a roof extension out over the front entrance. Asphalt shingles will be provided as
the roofing material and a 5-12 pitch is proposed. The building elevations provided show stucco or
vinyl siding with aluminum trim and panels under the windows. Also aluminum fascia and soffit is
to be provided. No color has been indicated and it would seem appropriate to find out what
material, either stucco or vinyl siding, will be provided.
LIGHTNG/TRA H
The plans note that site lighting shall be mounted on the building exterior walls. No cut or diagram
of the light fixture is provided. Our main concern is generally that light be sufficient to provide
security on the site, but not create glare off site. Any wail mounted light fixtures should be
directed down onto the property and not spill over property lines. No trash enclosure has been
indicated on the plan. Any outside trash facilities must be appropriately screened from view as well
as any on-ground mechanical equipment.
RECOMMENDATION
The plans appear to be in order and approval is recommended subject to at least the following
conditions:
1. 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 and utility plans are subject to review and approval by the City
Engineer prior to the issuance of permits.
3. A site performance agreement and supporting financial guarantee in an amount to be
determined based on cost estimates shall be submitted prior to the issuance of permits
to assure completion of approved site improvements.
4. Any outside trash disposal facilities and rooftop or on-ground mechanical equipment
shall be appropriately screened from view.
2-11-98
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5. The new building is to be equipped with an automatic fire extinguishing system to meet
NFPA standards and shall be connected to a central monitoring device in accordance
with Chapter 5 of the city ordinances.
6. An underground irrigation system shall be installed in all landscaped areas to facilitate
site maintenance.
7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city
ordinances.
8. B-16 curb and gutter shall be provided around all parking and driving areas.
9. The applicant shall submit an as-built survey of the property, improvements and utility
service lines,prior to release of the performance guarantee.
10. The final plat comprehended under Planning Commission Application No. 98002 shall
be given final approval by the City Council and filed with Hennepin County prior to
the issuance of building permits for the construction of the building comprehended
under this application.
11. The applicant shall provide appropriate erosion and sediment control devices on the
site during construction as approved by the City's Engineering Department.
12. Approval of the application acknowledges pet grooming instruction and pet training as
permitted uses in the I-2 zoning district subject to the city's licensing requirements as a
"commercial kennel". The applicant shall be required to obtain such a license for the
new building.
13. Approval of this application acknowledges the continued use of a portion of the pet
hospital as a dwelling unit to provide 24 hour monitoring of animals kept there. The
owner is required to apply for and obtain a rental dwelling license for this apartment
unit, or cease the residential occupancy of this unit.
14. Approval of this application acknowledges the incidental sale of prescription pet food
and supplies at the pet grooming instruction and training center.
15. Approval of this application acknowledges a parking requirement of 34 on-site parking
spaces for the two buildings comprehended under this plan. Twenty-one parking
spaces are required for the pet grooming instruction an d training center and 13 parking
spaces for the pet hospital.
2-11-98
Page 5
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16. The plan shall be modified to provide a proof of parking for five additional parking
spaces easterly of the pr6posed parking lot and the applicant agrees to provide these
parking spaces upon notice to do so by the City.
?-11-98
Page 6
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• Section ��-331. I-? GENERAL INDUSTRY.
1. Permitted Uses
a. The following manufacturing activities.
I. Food and kindred products as illustrated by:
Dairy products
Bakery products
Confectionery and related products
Beverages,with the exception of malt or malt liquors
Macaroni, spaghetti and noddles
?. Textile mill products.
3. Apparel and other finished products made from fabrics, leather and similar
materials.
4. Lumber and wood products, except saw mills and planing mills producing
dimensioned lumber.
3. Furniture and fixtures.
6. Converted paper and paperboard products (as opposed to paper and paperboard
manufacturing).
7. Printing, publishing and allied industries.
S. Chemicals and allied products as follows:
Drugs
Soaps, detergents and cleaning preparations,perfumes,cosmetics and other toilet
preparations (compounding and packaging only)
9. ;vliscellaneous plastic products.
•
35-41
• 10. Fabricated metal products as illustrated by:
Of ice computing and accounting machines
Household appliances
Electrical lighting and wiring equipment
Communication equipment, including radio and television
receiving sets
Electronic components and accessories
Screw machine product
Coating, engraving and allied services
11. Professional, scientific, electronic and controlling instruments, photographic and
optical goods, watches and clocks.
12. Miscellaneous manufacturing goods such as jewelry and silverware, musical
instruments and parts, toys, amusement, sporting and athletic goods and pens,
pencils and other office and artistic materials. V
13. :assembly of electric powered vehicles.
b. The following wholesale trade activities:
1. Motor vehicles and automotive equipment.
2. Drugs,chemicals and allied products.
I Dry goods and apparel.
4. Groceries and related products.
5. Electrical goods.
6. Hardware, plumbing, heating equipment and supplies.
7. Machinery, equipment and supplies.
S. Other wholesale trade similar in nature to the aforementioned rises such as paper
furniture and home furnishings and beer, wine, and distilled
and paper products,
alcoholic beverages, but expressly excluding petroleum bulk stations and scrap
and waste materials and similar uses.
•
c. The following service activities:
1. Laundryin„ dry cleaning and dyeing.
2. Warehousing and storage.
3. Automobile and truck repair and wash.
4. Contract construction.
5. Kennels.
,-, 6. Veterinarian and animal hospitals.
7. Automobile and truck rental and leasing.
S. Gasoline service stations (See Section 35-414), motor vehicle repair and auto
washes provided they do not abut an R1, R?, or R3 district, including abutment
at a street line; trailer rental in conjunction with these uses, provided that there
is adequate trailer parkin; space.
• d. Truck terminals or exchange stations.
e. Public transit terminals.
f. Accessory uses incidental to the foregoing principal uses when located upon the same
property with the use to which it is accessory. Such accessory uses to include but not
be restricted to the following:
1. Off-street parking and off-street loading.
?. Sion as permitted in the Brooklyn Center Sign Ordinance.
3. Storage of materials, provided that when the use abuts or is adjacent to any
residential zone such storage shall be within completely enclosed buildings or
effectively screened by a solid wall or fence, including solid entrance and exit
gates not less than six feet nor more than eight feet in height.
-t- g Other uses similar in nature to the aforementioned uses. as determined by the City
Council.
3-5-43
CK-kPTER 1 -ANDYLAI.S
Section i-10 1 DEFNITIONS. The following terms, when used in this ordinance, have the
meanings ascribed to them:
I• Animal. .Animal means dogs and cats.
?. Animal Control Officer Animal Control Officer means that person or agency designated
by the City Manager to control the keeping of animals within Brooklyn Center.
�. t larae means an animal that is off the property of its owner and not under restraint.
4. Commercial Kennel, Commercial Kennel means any place limited to C?,I-I and I-2 zoning
districts where the business of keeping, raising, selling, boarding, breeding, showing,
treating, or grooming of dogs and other animals is conducted, including pet shops, animal
hospitals and other similar establishments.
D. lv. Any of the following definitions shall apply:
a. A person or persons related by blood, marriage, or adoption. together with any
domestic servants or gratuitous Guests,maintaining a common household in a dwelling
• unit;
b. Group or foster care of not more than six(6) wards or clients by an authorized person
or persons, related by blood, marriage, or adoption, together with any domestic
servants or gratuitous Guests, all maintaining a common household in a dwelling unit
approved and certified by the appropriate public agency;
C. a group of not more than five(5)persons not related by blood, marriage, or adoption
maintaining a common household in a dwelling unit.
6. Qvmer. Owner means any person or the parent or Guardian or a person under 18 years of
age who owns, keeps, or has custody of an animal in the City of Brooklyn Center.
7. Person. Person means any person, firm, corporation, partnership, joint venture or
association.
S. Private Kennel means any premises zoned or used for RI and R-1 purposes, as defined in the
Brooklyn Center City Ordinances. on w=hich three or more dogs or four or more cats six
months old or older, are kept or harbored as pets and not for selling, boarding, showing,
treating. grooming or other commercial purposes.
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