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Home My WebLink About1991 12-05 PCP e PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER DECEMBER 5, 1991 STUDY SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3 . Approval of Minutes - November 21, 1991 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. Brooklyn Center School District 91021 Request for site and building plan and special use permit approval to construct a media center addition and an addition with gym, auditorium and music rooms at the Brooklyn Center Junior-Senior High School at 6500 Humboldt Avenue North. 6. Brooklyn Center School District 91022 Request for site and building plan and special use permit approval to construct building additions for classrooms, media center, and a music suite at the Earle Brown Elementary School at 5900 Humboldt Avenue North. 7. Altra Auto Rental 91023 Request for special use permit approval to conduct an auto leasing operation at Northbrook Plaza at 1912 57th Avenue North. 8. Other Business a) 1992 Meeting Schedule 9. Discussion Items 10. Adjournment M 1 Planning Commission Information Sheet Application No. 91021 Applicant: Brooklyn Center School District (286) Location: 6500 Humboldt Avenue North Request: Site and Building Plan/Special Use Permit Location/Use The Brooklyn Center School District requests site and building plan and special use permit approval to construct two additions to the Brooklyn Center Junior-Senior High School at 6500 Humboldt Avenue North. One addition of 8,835 sq. ft. is to be for a media center in the corner where the north and west wings of the building meet. The second, much larger addition, is to include a practice gym, an auditorium, vocal and instrumental music rooms, a board room and restrooms. This larger addition is to be to the east side of the school. The high school property is zoned R1 and is bounded on the north by a number of three-storey apartment buildings, on the east by Dupont Avenue North, on the south by 65th Avenue North, and on the west by Humboldt Avenue North. Single-family homes, Firehouse Park and the east fire station lie across Dupont and across 65th. Across Humboldt lie Duke's Amoco, North Lyn Apartments, and the Berean Evangelical Free Church. Schools are a special use in the R1 zoning district. AccessJParkinq No access changes are proposed to the site. The proposed addition to the east side of the building, will reduce available parking by approximately 60 stalls. A total of 383, including eight handicapped stalls, will remain. This number is adequate to meet the demand of the bleachers seating in the gymnasium of 1,050. (The assembly formula is one space per three seats. ) Thus, 350 spaces would be needed for the largest capacity facility inside the school. It is important that parking be accommodated on-site as much as possible. On-street parking is not permitted on either 65th or Humboldt Avenues. The new auditorium is to have a seating capacity of 500 seats. It is not anticipated that major events will be going on simultaneously. It is, therefore, expected that proposed parking should be adequate. Concrete delineators are to be installed at the ends of the rows of parking. Landscaping The plan calls for planting six 3" diameter Sugar Maple trees in sodded areas adjacent to the easterly addition. There is to be a large sodded area south of the easterly addition, ringed by broad sidewalks. A total of twelve 4 ' high Techney Arborvitae shrubs are proposed in two small areas adjacent to the south side of the easterly addition. No other landscaping is proposed. 12-5-91 1 Application No. 91021 continued Grading/Drainage/Utilities No grading and utility plan has been submitted as of the writing of this report. The lot is already served by storm sewer and is not being enlarged. The site grading plan is subject to review and approval by the Shingle Creek Watershed Management Commission since the site is over 5 acres. Any action of approval should be subject to this body giving its approval to the drainage plan. In addition, we recommend the standard condition that the grading, drainage, utility and berming plans be subject to review and approval by the City Engineer. Building Additions The exterior treatment of both additions is to be brick to match the existing building as closely as possible. An architectural band along the top of the first floor wall will also be provided to match the existing band. The entire building is to be fire- sprinklered to meet both City ordinance and the State Building Code. Lighting/Trash Lighting and trash have not been addressed on the plans. We presume at this time that no change is proposed. Special Use Standards We believe the proposed additions meet the standards for a special use permit contained in Section 35-220.2 of the City's Zoning Ordinance. The addition of a new media center, gymnasium and auditorium at the high school will enhance the public welfare. It will not be injurious to other property in the neighborhood nor impede normal and orderly development. Access, egress and parking have been so designed as to minimize traffic congestion in the public streets. Recommendation Altogether, the plans are generally 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, 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 • improvements. 12-5-91 2 Application No. 91021 continued 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. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B612 curb and gutter shall be provided around all parking and driving areas. 8. The applicant shall submit an as-built survey of the property, improvements and utility service lines, prior to release of the performance guarantee. 9. The property owner shall enter in 'an Easement and Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems, prior to the issuance of permits. 10. The storm drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. 11. Ponding areas required as a part of the storm drainage plan shall be protected by an approved easement. The easement document shall be executed and filed with Hennepin County prior to the issuance of permits. Submitted by, C Gary Shallcross Planner Approved by, C-,4- • W Ronald A. Warren Director of Planning and Inspection 12-5-91 3 Section 35-220. SPECIAL USE PERMITS 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 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 ord- inance. 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 connec- tion 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 pro- visions 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 sub- , ject 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 of $15.00. 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 sub- ject 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 year, the special use permit re- lated thereto shall expire one year following the date of abandon- ment. �- ' .WING LA. N._l= /71 Ehf.R3soN L4 /Ell I' , - 1 9TH. AVE. Ni 69TH. 02 i 68TH. 'AVE. N. HWOOLDT 11 LLJ w < I J c- z Pub Z ui Z e I -HTA N. uil cc uj -�/ < ui �_ ALE. ,, , p AY CI.4 � N --- -- 1 PPL�CA' ON NO. H. A-Y 10 1� cc �1la+saaac 66TH e o f N, �� D , ,A �Fyx � 0 `_ l FREEWAY BLVD. C2 rnw %��'�•, � C2 65TH AVE. N. ` 65TH AVE. La uj. �-- , 2 02 ; JNAES CIR. N. ,�,f ' z R5 ; 4 - -1. Z o w J T � J V 3 t L. I CZ z AUnA6F CIA N. %I x co < X SUWI7 'f DR. ° 4. oil , uj �i o Z Z1 Z 1 02 / z 2i cm w FAIfE 1 W } PEI). �;� :. BROW s > < D, , zl I _ , Sa A N. TH AVE. N. N. _LJ ` _ Ls7TH AVE: .�„>,ed+—.�—•----pT AYE. HUMB,�' •,+u �S•r ?•rnl � ;. i i al , i I •= Y 9». c s I � I� 7-1 el z J IQ m �� ,, ; %�� \ • \`� \(\( `\ lip�. I i I,l I \'.r�` a`\ S` III. e• i —J Q x j .,,..«... __ .... - ENO.o •-�� — _J .. AVE. OU•�� z y z . ` m z n t al 5 �� we at ili a t O< e I'� � t ICE ;, r!l ! ttr O [' z SURVEY ® BROOKLYN CENTER JUNIOR AND SENIOR HIGH SCHOOL ADDITIONS AND REMODEL DANA LARSON ROLIBAL AND ASSOCIATES ARCHITECTS AND ENGINEERS • i • • UtABOLDT- A f -7 -7: all 01. o �17 L7 rn ----------- EF—z AVE NO. v "g S.: N-ia�'t- 0, 19 SA (n m Z °n z 4 t tit ik 0 0 Z SrrE PLAN ;;;COKLYN CENTER JUVICA AND SEHIOPI HIGH SCHOOL ADDITIONS AND REMODEL DANA LARSON ROUBAL AND ASSOCIATES ARCHITECTS AND ENGINEERS I� F. 0 - I I 8 � Elf' � . S a YYt S �t1 f�E r� I® I _Y 9 f Et r - i MEDIA CENTER ELEVATIONS ®FROOKLYI CEEMR JUNIOR AND SENIOR ' HIGH SCHOOL ADDE'E ONO AND REMODEL .».. DANA LARSON ROLISAL AND ASSOCIATES ARCHITECTS AND ENGINEERS 5 I tI tl g l 1�dF I ; I I.. Ii it ' I yf c 1� 1 ll h ii n l� AIL 1� AUDITORIUM ELEVATIONS ®BROOKLYN CENTER JUNIOR AND SENIOR HIGH SCHOOL ADDITIONS AND REMODEL DANA LARSON ROUBAL ANO ASSOCIATES ARCHITECTS AND ENGINEERS e Planning Commission Information Sheet Application No. 91022 Applicant: Brooklyn Center School District PP y Location: 5900 Humboldt Avenue North Request: Site and Building Plan/Special Use Permit Location/Use The Brooklyn Center School District requests site and building plan and special use permit approval to construct three additions to the Earle Brown Elementary School at 5900 Humboldt Avenue North. The proposed additions include two new classrooms at the north end of the west wing of the school, a media center addition and a music suite addition. The school property is zoned R1 and is bounded on the north by 60th Avenue North, on the east by Fremont Avenue North, on the south by 59th Avenue North and on the west by Humboldt Avenue North. Single-family homes lie across 60th and across Fremont. An apartment building and a church lie across 59th. Grandview Park lies across Humboldt. The school is a special use in the R1 zoning district. Access/Parking The main site improvement to the property as part' of this building expansion project is the redesign and reconstruction of the main parking lot at 59th and Humboldt. At present there is no boulevard. Concrete planks are placed approximately along the property line with an opening at the north and at the south end. Striping is poor and parking is not well controlled. There is some parking on the area that would normally be boulevard. The plan proposes a single access, 24 ' in width, off Humboldt and another access off 59th Avenue North. Circulation would be one-way. A 20 ' wide, one-way drive would pass in front of the main entrance area. The plan not only provides for a boulevard, but also for a 15' wide greenstrip as required by ordinance. The plan also calls for the improvement of a smaller lot at the southeast corner of the building. Both lots will be properly delineated and bounded by B612 curb and gutter. The plan also proposes to narrow to 24 ' in width the drop-off driveway on the north side of the site, while maintaining a 15' greenstrip. The plan provides for 70 parking stalls on site. There are 60 at present. The Zoning Ordinance does not contain a parking formula for schools. There are approximately 100 persons employed at the school, not all of which are present at the same time. The proposed building additions will involve the addition of two staff positions. It appears to us that the improvement in parking at the site should accommodate parking demand for normal daily usage. As has been the case in the past, we expect that special events at the school will entail some on-street parking and/or parking at either the park or perhaps the church as the need arises. 12-5-91 1 Application No. 91022 continued Landscaping No landscape plantings are proposed with this plan. Sod is to be installed in the boulevard and greenstrip around the new parking lot and in the area at the southeast corner of the building where the music suite addition is to be built. The landscape point system does not address schools. Parking areas of more than six stalls are to be screened from residential areas either across the street or along a property line. In this case, the main parking lot is across from a church and a park. While there may be no need to screen the lot, we would recommend that at least a few shade trees be planted in the greenstrip area. We believe this would be a good investment in the appearance of this entry way to the school. Grading/Drainage/Utilities At the writing of this report, no grading and utility plan has been submitted. The plan simply notes that site grading will remain as existing. Storm sewer is available in 59th and we would expect that the new lot will drain to one or more catch basins to be connected to the City storm sewer system. Because this site is over five acres, its development is subject to review and approval by the Shingle Creek Watershed Management Commission. The grading and utility plan will be reviewed by that body in light of district regulations pertaining to the quality and rate of site drainage. Any action of approval should be subject to Watershed approval of the drainage plans. In addition, we would recommend the standard condition that grading, drainage, utility and berming plans be subject to review and approval by the City Engineer. Building Additions The exterior treatment of the building additions is to be brick to match the existing building as closely as possible. A major improvement apart from the additions is that the entire building is to be fire-sprinklered as required by both City ordinance and the State Building Code. Lighting/Trash Existing building and parking lot lighting are to remain. Trash is not provided for on the plans. The applicant should be questioned as to how trash will be handled. Special Use Standards We believe the proposed improvements to Earle Brown Elementary School meet the standards for special use permits contained in Section 35-220.2 of the City's Zoning Ordinance. The addition of classrooms, expanded media center and a music suite will enhance the public welfare. It will not be injurious to other property in the neighborhood nor impede normal and orderly development. 12-5-91 2 Application No. 91022 continued Access, egress and parking have been so designed as to minimize traffic congestion in the public streets. Recommendation Altogether, the plans are generally 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, 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 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. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B612 curb and gutter shall be provided around all parking and driving areas. 8. The applicant shall submit an as-built survey of the property, improvements and utility service lines, prior to release of the performance guarantee. 9. 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. 10. The storm drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. 12-5-91 3 Application No. 91022 continued 11. Ponding areas required as a part of the storm drainage plan shall be protected by an approved easement. The easement document shall be executed and filed with Hennepin County prior to the issuance of permits. 12 . The plans shall be modified prior to the issuance of permits to provide at least three shade trees not less than 2 1/2" in diameter in the greenstrip along Humboldt Avenue North. Submitted by, Gary Shallcross Planner Approved by, Ronald A. Warren Director of Planning and Inspection 12-5-91 4 _ mm m mm mm mm mm MM _ _� ■■ ■ �■ zz ME - -- -- -- � mm min NEW ■�� NO NO -- -- -- -- mow mm _ ■ o ■ ■ - 1 c i i ■ ' _ .... ,.. 8.78 8!•�9`23'-W.c.-^ - __ _ ._ w:.,e,+i^ ..,. -rte •� <. i' i ig o D � T D mtRi irk { j r m �. - I - 59TH AVE. N. o Iji r. rr �1 .X51 r z SURVEY ® EARLE BROWN ELEMENTARY SCHOOL ADDITIONS AND REMODEL DANA LARSON ROUBAL AND ASSOCIATES ARCHITECTS AND ENGINEERS , AVE. N. _.— j. �TW •ice ... _ - 9'48'23'w.,---_— —_ U i M • o I DA rn m ----- - �-�- __.__ _ •wS• - 99.24 EA 59T —'-------•--' = -.. -- -AVE. � N i y O �� ° —� — --------------� •I i — r cn • '� 3 ',L (• � I � 1 " •I' gm '; � �_ it 1i� •�'` ' �.': i; ;� i ' tt 1111 ,i i; -if� t � [ E�f$ •it T i � aS� If it t.a � 2 a lilt ii 1 tt i 4 �, •1�I �[s `� e� !: ► tf SfTE PLAN ® EARLE BROWN ELEMENTARY SCHOOL ADDMONS AND REMODEL . DANA LARSON ROUGAL AND ASSOCIATES ARCHITECTS AND ENGINEERS 2 " a ! Y - Fl . �E i �? I �7, 1 ELEVATIONS ® EARLE BROWN ELEMENTARY SCHOOL ADDMONS AND REMODEL .. P9AKIA 1 &=I4111U Qr11 1RA/ AIVPI A=rl dITFf"TR L mIrl FIVf�11�iFFQR a Planning Commission Information Sheet Application No. 91023 Applicant: Altra Auto Rental Location: 1912 57th Avenue North Request: Special Use Permit The applicant requests special use permit approval to conduct an auto leasing operation in the Northbrook Shopping Center at 1912 57th Avenue North (tenant address) . The shopping center property is zoned C2 and is bounded on the east by Logan Avenue North, on the southeast by Acme Typewriter, on the south by 57th Avenue North and on the northwest by Highway 100. Auto leasing operations are a special use in the C2 zoning district. The applicant has submitted two letters describing the proposed auto leasing operation. The operation would be located in the north building at Northbrook Shopping Center between Pilgrim Cleaners and Carpet King in an 800 sq. ft. space. Hours would be from 8:00 a.m. to 5:30 p.m. Monday-Friday and 9:00 a.m. until noon on Saturday. No repairs would be conducted at this location. The first letter from Mr. Alan Lampe describing the operations states there may be a need for 10 to 12 parking spaces and most of the time less than five. The second letter clarifies that cars will not be displayed at this location, only picked up and dropped off. Overnight storage of cars will be occasional and customers may occasionally return cars after hours. Cars are taken to the auction for resale or shipped to car sales lots nationwide. In general, we see no zoning conflicts with the proposed leasing operation. Under the City's Zoning Ordinance, a leasing office is a permitted use, provided there is no sales, display or storage of products at the site of the leasing office. In this case, we have classified the operation as a special use because it appears there will be at least some incidental storage of vehicles. The retail parking requirement for the 800 sq. ft. space to be used is approximately 4.4 spaces. Because of the change in the ordinance formula, there is a slight surplus of spaces at Northbrook Plaza. If the proposed use does not require more than 10 to 12 spaces at any time, there certainly should be no parking problem at the shopping center, but we do not wish to imply that approval of this leasing operation should confer a license to park as many cars as the lot will hold. Other retail businesses must be able to function. The storage function of this operation should be minimal. We would, therefore, recommend a limit on the number of rental vehicles of not more than 15. Recommendation Approval is recommended, subject to at least the following conditions: 1. The total number of rental cars on the site at any one time shall not exceed 15. ii Application No. 91023 continued 2. The special use permit is granted for an auto leasing operation. Any change in the use involving more vehicles, trucks or marine craft shall require approval of an amendment to this special use permit. 3. There shall be no service, repair or maintenance of leased or stored vehicles at this site. 4. The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation. Submitted by, Ct Gary Shallcross Planner Approved by, Ronald A. Warren Director of Planning and Inspection 12-5-91 2 From: Altra Auto Rental To : City of Brooklyn Center i Dear Gary; I would like to give you an insight as to the business conducted by Altra Auto Rental . We are in the service industry and desire the visibility offered by a retail establishment. We offer a delivery service with our vehicles and allow people to return cars to our lot. We r10 not display our cars in any manner nor do wP I.-i9l, to make any changes in the retail center that would distinguish us from other tennants . All repairs of our cars are done by dealerships or our National Accounts such as K-Mart or Goodyear. We have relatively normal business hours . (Monday-Friday 8 :00 AM - x: 30 PM) (Saturday 9:00 til Noon) The space is located between the laundromat and Carpet King. Tt is 800 square feet of office space. We have other locations around the metro area in retail space and we conform to any of the regulations required by the city. Again , I feel it is important to stress the point that we have no intention of displaying our vehicle and normally would have no cars on the premises at all . We do not have a "lot" full of cars to choose from , only Prrugh tn- service our customers and exhaust our fleet . Tf any additional information. is required please contact me. Sincerely; Alan Lampe District Manager 1 .17-1- 1 -10-177+J G�•G+� 1 1�1� �.:rJ � i C!J F".47� Itfl __ AJJTC RENTAL 1 s � Dear Sirs; Altra Atito Rental is in the insurance replacement) i auto rental business. We deliver vehicles and allow customers to drop and pick - up cars at our ' locat!ivn. t We would require only 10 to 12 parking spacen and most of the time less than five. We carry new Cara so all repairs are done at dealerships or repair facilities I such as h-Mart. Cars are taken to the auction foe resale or shipped to our car sales lots nationwide . We will conform to any regulations required- by the cite and look forward to our move to Brooklyn Center. ! Sincerely; ' Lid I Alan Lampe District Manager ' I 1 I . 1 i I i i ! I •�:•• ,' �'• ✓0,�\\, �g.L�7�.~-., >�021MYIEKC'> £ABLE � -�"2 ., i > c� ; 1 < R5 C2 . A N --/ APPLICATION ( J - 91023 R No.to —_—�� 000+AY MWAIWO ��•i�� IM WIMERT n H VIOL!. eR'oo�S� ,Joy II I ` ERICON N. 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