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Home My WebLink About1992 08-27 PCP L PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 27, 1992 STUDY SESSION 1. Call to Order: 7: 30 p.m. 2 . Roll Call 3 . Approval of Minutes - August 13, 1992 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. Omni Tool 92012 Request for site and building plan approval to construct a 15, 958 sq. ft. addition to the industrial building at 3500 48th Ave. North. 6. Other Business 7. Discussion Items a) Commercial and Industrial side yard setback b) Educational uses in C-1 zone, parking requirement 8. Adjournment PLANNING COMMISSION INFORMATION SHEET Application No. 92012 Applicant: Omni Tool Location: 3500 48th Ave. North Request: Site and Building Plan Use/Location The applicant requests site and building plan approval to construct a 15, 958 sq. ft. addition to the industrial building at 3500 48th Ave. North. The property in question is zoned I-2 and Omni Tool is a permitted use in that zone. The property is bounded on the north by the Thompson Lumber site presently occupied by McMillan Blodel, on the east by another small industrial building, on the south by 48th Ave. N. , and on the west by K & K Sales. In 1988, K & K Sales sold land to Omni Tool and the property was replatted. Within the land picked up by Omni Tool are two underlying tracts which contained a utility easement with water and sanitary sewer. Although the tracts no longer exist, the utilities and the easement are still in place. The proposed addition to Omni Tool will require the relocation of the utilities and easement prior to issuance of building permits. Access/Parking The proposed plan calls for a 24 ' wide driveway serving the parking lot to the west of the building and an 18 ' truck access drive serving an overhead door at the southwest corner of the building. The driveways are to be 44 ' apart. The Zoning Ordinance requires driveways on the same commercial or industrial parcel to be at least 50 ' apart. However, we would recommend waiving this requirement in this case in lieu of the limited use of the truck access drive. The applicant expects only three or four trucks per week to enter the building from this drive and most are not semi trailers. The Zoning Ordinance prohibits truck docks in yards abutting public streets. In this case, the trucks will not be parked outside the building in the setback area, but inside the building. Normally, we would not recommend that such an access be allowed since it could potentially lead to blockage of a public street. However, in this case, the level of traffic using the driveway and that traveling on the street is minimal. Also, many other businesses located on 48th have a similar truck access off the street. It, therefore, appears reasonable to allow such a driveway in this case. We would recommend, however, a condition of approval prohibiting any parking of vehicles in the truck access drive and appropriate signery acknowledging this prohibition. After the addition is completed, the building will be 26, 902 sq. ft. in size. Of this, 3 , 738 sq. ft. will be office and 23 , 164 sq. ft. will be manufacturing space. The parking requirement comes to 19 spaces for the office and 29 spaces for the industrial space for a total requirement of 48 stalls. The site plan provides for 49 August 27, 1992 1 stalls, including two handicapped spaces. The plan also indicates a driveway along the north side of the building for a special truck access for waste pickup. Landscaping The landscape plan calls for four new American Linden shade trees in the front yard area in front of the addition. Four Austrian Pine trees are indicated in the green area to the west of the building. An existing 6" Red Oak in front of the building is to remain. The plan also calls for one Douglas Fir in front of the building in an area surrounded by sidewalk. The plan calls for foundation plantings in the area in front of the building, near the entrance. Sod is indicated in all perimeter green areas and underground irrigation is to be provided in all sod and planting areas. Grading/Drainage/Utilities As mentioned earlier, the proposed building addition will extend over the location of an existing utility easement which contains utilities serving the Thompson Lumber site to the north. These utilities will have to be relocated to the west of the building and a new easement for drainage and utilities dedicated prior to the issuance of building permits. It will also be necessary to vacate the existing easement before permits for the building are issued. The plan proposes no increase in the size of the utility lines to run through the property, an 8" sanitary sewer line and a 10" water main. A 6" combined fire and domestic line will serve the building, entering about midway on the west side. Relocation of the utilities may require the consent of the property owner to the north. There is no storm sewer in 48th Ave North. The site will for the most part drain to the southwest corner of the parking lot and from there flow over a flattened curb and a rip-rap drainage way to the street. Drainage on 48th flows into Ryan Lake to the east. Staff recommend that a condition of approval be added requiring the property owner to enter into a covenant requiring that on-site storm sewer be installed and connected to City storm sewer at such time as it becomes available. The plan also calls for modification of the grade along the east side of the site and along the west side of the neighboring site to facilitate the flow of drainage from the roof of the existing building and surrounding areas to 48th. This grading will require the consent of the neighboring property owner or else the grading plan will have to be modified to channel this drainage within the site to the street. In any case, drainage and grading plans will be subject to review and approval by the City Engineer. Building Improvements The building addition is to contain office space, restrooms, a lunch room, a shipping and receiving bay, and a large, open production and storage area. Also added will be a vestibule and August 27, 1992 2 receptionist area. The front of the building is presently set back 30 ' from the front property line. The minimum setback in the front yard in the I-2 zone is 35 feet. The proposed addition will be set back 351 . The front of the building will be stepped back 1016" to the entrance area and then stepped forward 516" to the front wall of the addition. The stepped area will be a glass curtain wall, utilizing windows which change tint depending on the level of sunlight striking them. The remainder of the addition exterior will be a colored rockfaced block topped with a prefinished metal band. The existing brick facade on the front of the existing building will remain. Sidewalks are shown in front of the parking stalls to the west of the building and leading from the handicapped stalls to the front door as well as from the street to the front door. Lighting/Trash The plans call for four wall mounted lights on the west wall of the building and one on the front. They are to have frosted diffusers so that there should be no glare emanating from the property. No freestanding lights are proposed along the west side of the property to light the parking lot. The light intensity projected for the west side of the parking lot on the photometric plan is a little under one foot candle. The Zoning Ordinance limits light intensity at the property line in industrial districts to 10 foot candles at the property line. The Building Maintenance Ordinance requires "effective illumination" of parking lot areas. We believe the level of lighting proposed will be adequate in this case given the nature of the business. A single pole lamp is proposed in front of the building near the entrance area. That lamp will be a 150 watt high pressure sodium light with a clear diffuser. At this level of light, we do not expect glare to be a problem. All trash is to be stored inside the building. There will be rooftop mechanical units which will have to be screened with an opaque screening device. Recommendation Altogether, the plans appear to be in order. 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, utility and berming 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 by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site August 27, 1992 3 improvements. 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 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 . B612 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 property owner shall enter into an Easement and Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems, prior to the issuance of permits. 11. The applicant shall sign the truck access drive to prohibit parking of any vehicles in the driveway in front of the building. 12 . With the consent of the owner of the property to the north, the applicant shall relocate the water and sanitary sewer lines presently running through the property to the west of the proposed building and dedicate a new drainage and utility easement prior to the issuance of permits for the building. 13 . The applicant shall apply for and receive approval of the vacation of the existing utility easement prior to the issuance of permits for the building. 14 . The property owner shall enter into a restrictive covenant to be filed with the title to the property requiring that on-site storm sewer be installed and connected to City storm sewer in 48th Ave. N. within one year of when it becomes available. 15. The applicant shall obtain the consent of the neighboring property to the east to modify the common drainage way serving these two properties. If such consent is not August 27, 1992 4 forthcoming, the applicant shall revise the grading plan, subject to the approval of the City Engineer, prior to the issuance of permits. 16. Plan approval acknowledges a waiver of the 50 ' separation requirement between driveways in lieu of the limited use of the easterly truck access drive. Submitted by, Gary Shallcross Planner Approved by, Ronald A. Warren Director of Planning and Inspections August 27, 1992 5 t. 1A f•4Y' NP4r•!a _ _ :m I I ■ = t M tt ! • ( �i` .9 I %m t. 1 = ' 1 , Lee i (,n 1 611,E '' .0 t S� � ^^•• 1 ♦r J-' 1• f-. Y L` t.l• r � , '1. r } r j , 1 t,r �<3 r ♦k7�L:11Aet� '��y eo v ' SITE PLAN I � r 6 = € r t L j1 • oe c 4[ 1 I F f 6 I 1 D 6,c• I � �t jS �k ESL ; rn rn All "amm Gomm M�Oft"a EF T' r • � �P" � p L/WDfiC.AP/E/�PL/W •( , ^�":�Zr"�..r:�,. a , -- ' 4 eel!C Cuf+o.eYR[II e "• "'toe•-r ! 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