HomeMy WebLinkAbout1981 02-26 PCP PLANNING COMMISSION AGENDA
STUDY SESSION
February 26 , 1981
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes : February 12, 1981
4. Chairman' 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. Merila and Associates 81016
Request for preliminary R.L.S. approval
to combine into a single tract of land
the property presently occupied by the
Brooklyn Center Library and, two single
family residences at 5601, 5607 and
5625 Brooklyn Boulevard.
6. C & G Transcontinental Developers 81017
Request for site and building plan approval
to construct two five-storey office buildings
. and a one storey office building on the
property at the northeast corner of County
Road 10 and Brooklyn Boulevard.
7. Other Business
8. Discussion item
a. Draft ordinance amendment
b. 1981 street projects
9. Adjournment
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Planning Commission Information . Sheet
Application No. 81016
• Applicant: Merila and Associates
Location: 5601 Brooklyn Boulevard
Request: Preliminary R.L.S.
The applicant seeks preliminary plat approval to combine into a
single parcel the land on which the existing Brooklyn Center Library
and two houses to the north are situated. The library property is
presently described as Lot 1, Block 1,* Library Terrace Addition,
lying south of Lawyers Addition. The two residences have metes and
bounds descriptions as part of Lot 29 , Auditor'•s• Subdivision #216.
The new R.L.S. will combine the land into a single tract, approxi-
mately , sq. ft. in area.
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The two residences to the north, presently addressed as 5607 and
5625 Brooklyn Boulevard, along with a double garage at 5625 will
be removed from the property to allow expansion of the Library
parking lot. Expansion of that lot is required for the library
building to meet parking requirements for low rise offices. There
is a fence in the approximate location of the rear property line
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of the residences which will also be removed.
The preliminary R.L.S. contains other relevant information regarding
location of public and private utilities and topography. Drainage
flows generally from northeast to southwest on the site. The pro-
posed R.L.S. is generally 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. The two single-family residences and all accessory
structures, fences or walls not a part of the
library building property shall be removed prior
to final plat approval.
2-26-81 -l-
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Planning Commission Information Sheet
Application No. 81017
Applicant: C & G Transcontinental Developers
Location: Northeast corner of County Road 10 and Highway 152
Request: Site and Building Plan
The applicant seeks site and building plan approval to construct
one one-storey and two five-storey office buildings on the property
at the northeast corner of Brooklyn Boulevard and County Road 10.
The property is zoned C-lA and is bounded by single-family homes on
the north; Brooklyn Boulevard on the west; County Road 10 on the
south; and Northway Drive and the F & M Savings Bank on the east.
High-rise office buildings are permitted uses in the C-lA district.
Over the past 2 years access to Northway Drive from County Road 10
has been a much studied and discussed item of concern. The develop-
er felt access at this point was imperative- to the successful ,devel-
opment of the property as a major office complex. Short-Elliott-
Hendrickson, Inc. , consulting engineers, conducted a traffic study,
in June of 1980 which resulted in the adoption of City Council
Resolution No. 80-243 recommending the County consider the develop-
ment of two left-turn-only directional median openings, one for
eastbound traffic on County Road 10 at Northway Drive, and one for
westbound traffic on County Road 10 at the entrance to Westbrook
Mall (copy of the Resolution attached) . The County Department of
Transportation felt there was sufficient documentation and justi-
fication for the eastbound left-turn-only median at Northway Drive ,
authorized it and it is incorporated with the applicant's plans.
However, the Cou.-t-y did not authorize the westbound left-turn-only
• median to Westbro k Mall (see copy of January 5, 1981 County letter
attached)
A number of area merchants and business persons are pursuing further
the proposal for access to Westbrook Mall from County. Road 10- by
compiling additional analysis and intend to provide this to the
County for e-,,eir consideration. Because of their interest in the
question of access on County Road 10 and their interest in the
development of the office complex, we have sent an informational
notice of the Commission' s consideration of this application (copy
of Notice a - -ached) . Although no public hearing is required with
this application, the Commission may want to entertain comments
regarding these matters.
Since neither the State nor the County will permit direct .access
to the site off abutting major thoroughfares,,, three accesses off
Northway Drive are therefore requested by the applicant. Staff
would recommend that one access be shared with the F & M Savings
Bank to the east, which presently has a third access onto Northway
Drive. Staff have also recommended that the southerly entrance
be designated as an exit only.
The proposed proj. ct would be built in phases , the first five-
storey office building with 55 ,800 sq. ft. of floor area built
sometime this year. The second high-rise (also five storey' s)
would have 70 ,680 sq. ft of floor area and be built probably in
1982. The smaller office building of 6000 sq. ' ft. at the east
end of the site is planned for 1982 and will probably be occupied
by a real estate use or an attorney's office. No medical uses are
2-26-81 -1-
Application No. 81017 continued
contemplated. The parking requirement for the site has been cal-
culated by adding the requirements for each building (the formula
is more lenient for office buildings with over 20,000 sq.-ft. of
floor area) . The total parking requirement is 600 stalls; 590
are shown on the proposed plan and staff feel 10 additional stalls
can be placed at various locations on the site. Also, 12 handi-
capped parking stalls are required on the site. These have not
yet been included on the plan.
Setbacks from all property lines have been adhered to in the pro-
posed plan. Of note is the requirement for a building setback
from abutting residential property twice the height of the build-
ing or 108' . There is also a 15 ' buffer strip and a 6 ' high
opaque fence provided along the north property line in accordance
with Section 35-411 and 35-711 of the Zoning Ordinance. Green-
strips extend 35 ' from property lines along County Road 10 and
along Brooklyn Boulevard. Within these greenstrip areas is a 10,
City sidewalk easement. An opening will be made in the fence at
the Zenith Avenue North dead-end to allow pedestrian traffic through
and to the site from the residential area to the north. Additional
sidewalks around the proposed buildings and in the greenstrip area
at the southwest corner of the property are also indicated.
The exterior of the buildings will be a cream-colored brick veneer
with insulated concrete block back-up. Darkened-glass, .insulated
window units 614" in height will be used, offsetting the lighter
brick. Trash containers are not shown on the plan, but will probably
be located at the end of each office tower furthest from public
right-of-way. . The project architect has indicated to staff that •
trash enclosures of matching brick with gates will be used. Mechan-
ical equipment will be placed outside the building on ground level
rather than on the roof. Canopies at building entrances will be
two stories high and constructed of brick.
Landscaping for the site has not yet been indicated by particular
species, but various categories have been shown (specie information
should be available by Thursday night' s meeting) . Large Evergreen
Trees are scheduled along the north greenstrip at 50! intervals.
Groups of large evergreen and leaf-bearing trees are indicated in
the greenstrips adjacent to public right-of-way at various separ-
ations ranging from 30 ' to 90 ' . Staff have recommended additional
low-lying shrubs in some of these open areas . Medium sized ever-
green and leaf-bearing trees are scheduled in green areas adjacent
to the office towers which average over 15 ' in width. Low-lying
shrubs are to be placed adjacent to building entrances. Berms
of 3' to 4 ' are indicated in greenstrips adjacent to streets.
The proposed plan calls for seventeen light standards in various
locations throughout the parking lot. These will be 20 ' in height
and by ordinance requirement may not give off illumination at an
intensity greater than 3. footcandles measured at property lines
abutting residentially zoned property, or 10 footcandles at other
property lines. The applicant will have more information on light-
ing by Thursday' s meeting.
The drainage plan submitted shows no specific elevations, only
catch-basin locations and the direction of flow over the site. At
present, the site is almost virtually flat. Therefore, drainage
2-26-81 -2-
Application No. 81017 continued a, v'a '`° 1*7
patterns will have to be artificially createdA' On-site storm
sewer lines will empty into public storm sewer in Northway Drive.
Because construction of this project is proposed to be completed
in stages, some improvements to the site will likely be deferred
until later stages. Uncertainties regarding the market for office
space make it impossible to establish just when later phases will
be completed. however, it is recommended that any temporary im-
provements, such as rolled bituminous curbing, be replaced with
permanent improvements if additional building permits are not
actively sought within 3 years following issuance of permits for
the first phase.
The plans provide adequate information at this time for approval,_
which 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 or mechanical
equipment shall be appropriately screened from view.
5. The buildings are 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
driving and parking areas.
9 . Plan approval acknowledges possible deferral of
permanent improvements at appropriate locations on
the site for up to three years from the issuance
of building permits for phase one of the project.
10 . The southerly access to the site from Northway
Drive shall be signed and utilized as an exit
only.
2-26-81 -3-
Member Tony Kuefler introduced the following resolution and moved
its adoption:
RESOLUTION NO. 80-243
RESOLUTION REQUESTING THE HENNEPIN COUNTY BOARD OF COMMISSIONERS
TO APPROVE THE DEVELOPMENT OF MEDIA14 OPENINGS ON COUNTY ROAD 10
BETWEEN BROOKLYN BOULEVARD AND XERXES AVENUE
WHEREAS, current access provisions and controls to properties situated
on County Road 10 between Brooklyn Boulevard and Xerxes Avenue are so restrictive
as to severely limit the potential development of those properties; and
WHEREAS, the City of Brooklyn Center's comprehensive plan establishes
the goal of full commercial and/or major office complex development of these
properties; and.
WHEREAS, detailed traffic studies have indicated that traffic from
such development could best be accommodated by modification of the access
provisions on County Road 10.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Brooklyn
Center that the Hennepin County Board of Commissioners is hereby requested to
approve the following plan for development of median openings on County
Road 10 between Brooklyn Boulevard and Xerxes Avenue.
Development of two left-turn-only directional median
openings--one for eastbound traffic on C.R. 10 at
Northway Drive, and one for westbound traffic on
C.R. , 10 at the entrance to Westbrook Mall
BE IT FURTHER RESOLVED that the City Manager is hereby authorized to
submit this request to Hennepin County, with supporting documentation and
information as requested by Hennepin County.
October 6, 1980 gip_
Date M yor
ATTEST:-
Clerk
The motion for the adoption of the foregoing resolution was duly seconded by
member Bill Fignar, and upon vote being taken thereon, the following voted
in favor thereof: Dean Nyquist, Tony Kuefler, Bill Fignar, and Celia Scott;
voting against: none; abstaining: Gene Lhotka, whereupon said resolution
was declared duly passed and adopted.
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DEPARTMENT OF TRANSPORTATION
320 Washington Av. South
Hopkins, Minnesota 55343 s�ti-V fso
HENNEPIN
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935-3381 January 5, 1981
,
Mr. Sy Knapp
Director of Public Works
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
i;y
Re: City Council Resolution 80-243
Requesting Median Openings on CSAH 10
Dear Sy:
City Council Resolution No. 80-243 requested that the Hennepin County
Board of Commissioners approve the development of two left-turn-only
directional median openings on CSAH 10 between TH 152 and Xerxes Ave. N.
One would serve eastbound CSAH 10 traffic and be located at Northway Drive.
The second would serve westbound CSAH .10 traffic and be located at the
entrance- to Westbrook Mall .
• Based on reports prepared by Barton-Aschman Associates, Inc. and, more
recently, Short-Elliott-Hendrickson, Inc. the rationalization for the
eastbound left-turn-only median opening at Northway Drive is well docu-
mented and can be justified. Such facility will relieve potential traffic
problems at other intersections, notably at CSAH 10 - Xerxes Ave. N. and
at Xerxes Ave. N. and Northway Dr. Heavy left turn use of those two inter-
sections would result if the requested facility were not constructed.
County approval will be granted for that specific left-turn-lane-median
opening.
The second left-turn-lane-median opening requested at the U'esLbr•ook Hall
has not been addressed in any specific studies or reports. However, its
implementation would create a traffic hazard that does not now exist and
would not relieve any existing or potential traffic problems. Presently,
vehicles westbound on CSAH 10 destined for Westbrook Nall turn left at
Xerxes Ave. N. , proceed south approximately 400 feet and then turn right
into the complex. The left turn at Xerxes Ave. N. is made with the full
protection of a left turn green arrow (opposing traffic on CSAH 10 is
stopped). Should the left-turn-lane-median opening be constructed at the
Westbrook Mall entrance, left turning vehicles would not have the advantage
of left turn arrow protection. The left turn would be made across free
a
HENNEPIN COUNTY
' on equal oppor'unity employer
f1owin eastbound traffic, <„
. 9 thus creating the hazard of another point of .
vehicular conflict on CSAH 10. To summarize, the left-turn-lane-median
opening as requested:
1 ) would create a roadway hazard by introducing another point of vehicular
conflict on CSAH 10,
2) would not -alleviate any existing or potential traffic problem since
access to Westbrook Mall is presently straight forward and quite convenient,
3) would:establish an undesirable precedence by providing a special facility
(median opening) at a private driveway.
It is the recommendation of the county staff that the left-turn-lane-median
opening on CSAH 10 at Westbrook Mall not be constructed.
Please bring these recommendations to the attention of the proper city officials
and let us know the decision of the city.
Should further information be necessary or should you care to discuss the
' matter farther, please give me a call at 935-3381 .
Yo truly,
Dennis L. Hansen, P. E.
County Traffic Engineer
cc: Herb Klossner
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February 19, 1981
INFORMATIONAL LETTER
Re: Informational Notice of Planning Commission Review of Proposed
Office Development at the Northeast Corner of Brooklyn Boulevard
and County Road ,10.
Please be advised that the Planning Commission will be reviewing an
Application for site and building plan approval submitted by C & G Trans-
continental Developers, Inc. on Thursday evening, February 26, 1981 at
approximately 7:30 p.m. The meeting will be held in the City Hall Council
Chambers, 6301 Shingle Creek Parkway.
The proposed plan comprehends the construction of two five-story office
buildings and a third one-story office building. The property is located
at the northeast corner of Brooklyn Boulevard and County Road 10 and is
bounded on the east by Northway Drive and the F & M Banking facility; on
the north by a number of single family homes; on the west by Brooklyn
Boulevard; and on the south by County Road 10. The plan also incorporates
the eventual construction of a limited access median break at County Road
10 and Northway Drive which has been authorized by the Hennepin County
Department of Transportation.
Although no public hearing is required for this plan approval , this notice
is being sent to you because you have expressed interest in the project
and the plans for modifying median breaks on County Road 10.
If your have any questions or comments regarding this matter, please contact
me.
Sincerely,
/0000'?Ronald A. Warren '
Director of Planning and Inspection
RAW:mIg
Enclosure
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DRAFT ORDINANCE AMENDMENT
Section 35-330:1 (a) is hereby amended by the addition; of the following:
(12) Assembly of electric powered vehicles, provided such use does
not include: body work, painting, or maintenance of electric
vehicles, or the manufacture of major automobile components.
CORRECTION
Planning Commission Information Sheet No. 81016: size of Tract A is 97,015 sq. ft.
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