HomeMy WebLinkAbout1981 06-25 PCP PLANNING COMMISSION AGENDA
STUDY SESSION
June 25, 1981
1 . Call to Order: 7:30 p.m.
,• 2. Roll Call
3. Approval of Minutes : June 11 , 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. Brooklyn Development Company 81038
Request for site and building plan approval for a 77,700 sq. ft.
office-warehouse to be known. as Shingle Creek Plaza II at the
northeast corner of Xerxes Avenue North and Freeway Boulevard.
6. Anne Book 81043
Request for special use permit to operate a nursery school at
the Brooklyn United Methodist Church at 7200 Brooklyn Blvd.
7. Donald W. Johnston 81044
Request for a special use permit to conduct a part-time
welding business in the garage of the property at 4800 -
71st Avenue North.
8. Gregory Blazek 81045
Request for a special use permit to build and sell picnic '
tables in the garage of the residence at 6515 Brooklyn Blvd.
9. Mel Boyd/Erlmar Properties 81046
Request for preliminary plat approval to subdivide the land
between Brooklyn Boulevard and Beard Avenue North between 61st
and 62nd Avenues N. including the P.B.C. Clinic and a vacant
R4 property to the south.
10. Hennepin County 81048
Request for a variance from Section 5-302 of the City Fire
Ordinance to allow for monitoring of the fire sprinkler
system at the new Hennepin County Library by a remote sub-
station which is not approved by br+te4•- Laboratories.
Zl�neew e.i�r�
11 . Jacqueline Bateman 81036
Request for a variance from Section 35-31 0:1 (b) of the Zoning
Ordinance to allow for construction of a garage equal to 100%
of the ground coverage of the dwelling at 5130 Ewing Avenue
North. This application was tabled with direction to prepare
language for an ordinance amendment. Draft language is in-
eluded in the agenda for the Commission's review.
12. Other Business
a) Ordinance Amendment regarding production of electric vehicles
in the I-1 zone.
13. Discussion Items
14. Adjournment
Planning Commission Information Sheet
Application No. 81038
Applicant: Brooklyn Development Company
Location: Freeway Boulevard and Xerxes Avenue North
Request: Site and Building Plan
The applicant requests site and building plan approval to construct a 77,700 sq. ft.
office-warehouse speculative industrial building at the northeast corner of Freeway
Boulevard and Xerxes Avenue North. The property is zoned I-1 and office-warehouses
are permitted uses in that zone. The property is surrounded by Freeway Boulevard
on the south, by Xerxes Avenue North on the west, by Shingle Creek Parkway on the
north, and by Shingle Creek and the proposed Shingle Creek Plaza site on the east.
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The proposed 77,700 sq. ft. building would consist of approximately 85% warehouse
space and 15% office space. The parking requirement for this mix of uses is 142
parking stalls. The plan shows 163 stalls and, therefore, meets the requirements
of the Zoning Ordinance. All setbacks are met by the proposed plan.
Access to the site will be gained from a shared 30' wide curb opening at the south-
east corner of the site, adjacent to the Shingle Creek Plaza I site. This will be
the major truck access point. There will also be 25' curb openings roughly 300
feet further northwest on Freeway Boulevard and roughly midway between Freeway
Boulevard and Shingle Creek Parkway on Xerxes. Parking areas are located between
the L-shaped building and the public streets. Loading docks are located in back
facing Shingle Creek.
The front elevations of the building facing Freeway Boulevard and facing Xerxes
are 16' 8" in height with a lightweight rock face block exterior. Preformed
• metal sections are shown above the entrance points to the roofline. Aluminium
windows and doors will be utilized. The rear elevations are 20' 8" in height
. with 4' between the base of loading docks and the pavement. The plan shows 21
tenant spaces averaging 30' x 110' in size (the depth of the building is 110'
for both wings) . The distance from the rear of the building to the outer curb
in the loading dock area averages 110' to 120' . Since trucks will only be parked
on one side, this seems perfectly adequate to accommodate truck traffic while
semis are parked to pick up or deliver shipments.
The drainage plan provides for B612 curb and gutter around all parking and
driving areas as required by ordinance. The parking and driving area on the west
portion of the site adjacent to Xerxes Avenue North drains into a catch basin
at the southwest corner of the west parking lot and will be conveyed by storm
sewer to the City storm sewer in Xerxes Avenue North. The rest of the site
drains into five catch basins which are connected to storm sewer lines leading
to a holding pond in the northeast portion of the site adjacent to Shingle Creek
Parkway. A weir and oil skimmer will control the flow of water from the pond
into Shingle Creek. Since the site is within the flood fringe (the outer portion
of the proposed flood plain -district) , drainage calculations for the providing
capacity on the site will be required of the applicant by the Engineering Depart-
ment. The utility plan also shows three hydrants to serve the site, one of
which should be "looped" for proper water pressure.
6-25-81 -1-
Application No. 81038 continued
The landscape plan for the site calls for only six species of plantings on the
site, including 9 Nackberry trees (22" - 3" diamenter) , 3 Locusts (22" - 3"
diameter) , 17 spruce (32" - 4" diameter) , 18 Smooth Sumac (3' ht.) , 162 Mock-
orange plants (18" - 24" ht.) , and 24 Japanese Balrberry (18" - 24" ht. ) . Staff
recommend the addition of perhaps 7 shade trees of other varieties than those
shown. Sod is indicated in all landscaped areas outside of the parking area.
Berms are generally 2' high adjacent to right-of-way with 3' to 4' berms at
property corners adjacent to streets .
Altogether, the plans are generally in order and approval is recommended subject
to at least the following conditions:
1 . Building plans are subject to *eview 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 equip-
ment 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 land-
scaped 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. Plan approval acknowledges a joint access easement with the
proposed Shingle Creek I property to the east as was required
under Application No. 79030.
10. Traffic control signs on the site are subject to review and
approval by the City Engineer.
11 . The plans shall be modified to indicate at least seven additional
shade trees on the site of species, other than those already
shown, at locations indicated by the Planning Commission.
• 6-25-81 -2-
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Planning Commission Information Sheet
Application No. 81043
Applicant: Anne Book
Location: 7200 Brooklyn Boulevard
Request: Special Use Permit
The applicant requests special use permit approval to operate a nursery school at
the Brooklyn United Methodist Church at 7200 Brooklyn Boulevard. The church is
zoned Rl and is surrounded by single-family homes on the north and east, by the
old City Hall property (vacant and zoned R5) on the south, and by Brooklyn
Boulevard on the west. The proposed nursery school operation will replace the
operation carried on by Patricia Williams since 1975. There will be no real
change in the nursery school from that which was approved under Application No.
75023.
The applicant has submitted a letter (attached) in which she describes the details
of her operation. The hours classes would be held are Monday - Thursday from 9:00
to 11 :30 a.m. and 12:30 to 3:00 p.m. 'and on Friday from 9:00 to 11 :30 a.m. The
total number of children is 80, with 20 coming to each session. There will be a
total of 4 teachers, two at each session. Mrs. Book states that she expects to
have her state license by the end of the summer. Thirty stalls of parking are
available directly behind the church. Two exits are available.
Staff can find no reason to deny the -special use permit as it is essentially a
continuation of the current nursery school with only a change of operator.
Approval is, therefore, recommended, subject to at least the following conditions:
1 . The permit is issued to the applicant as operator of the faci3ity and
• is nontransferable.
2. The permit is subject to all applicable codes, ordinances, and
regulations and any violation thereof shall be grounds for
revocation.
3. The hours of operation shall be: Mon-Thurs . , 9:00 to 11 :30 a.m.
and 12:30 p.m. to 3:00 p.m. and Friday, 9:00 to 11 :30 a.m.
4. The applicant shall submit a current copy of her state operator's
license to be kept on file at the City offices prior to issuance
of the special use permit.
5. Permit approval acknowledges 30 parking stalls to the rear of the
church which is adequate for handling traffic of parents dropping
off and picking up children at the nursery school .
6. The permit is subject to any recommendations of the Building
Official- following an inspection of the premises.
6-25-81
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Planning Commission Information Sheet
Application No. 81044
Applicant: Donald W. Johnston
Location: 4800 - 71st Avenue North
Request: Home Occupation - Special Use Permit
The applicant requests special use permit approval to conduct a part-time welding
operation in the garage at 4800 - 71st Avenue North. The property in question is
zoned Rl and is surrounded by single-family homes to the west, the Creek Villas
Townhouses to the north, Brooklyn Boulevard to the east, and 71st Avenue North
and vacant R2 zoned land to the south.
The applicant has submitted a letter (attached) in which he provides pertinent
information regarding the proposed home occupation. Mr. Johnston's work will
include building steps for mobile homes , novelty door knockers and other small
jobs. He also has a portable welder in his pickup truck which he uses to weld
.items at a customer's location. The hours of operation are proposed to be 5:00
to 9:00 p.m. , evenings and "weekends only. Approximately 4 to 5 hours a week. "
Mr. Johnston also states that the noise level from the welding is considerably
less than the traffic noise from Brooklyn Boulevard.
The driveway serving the residence is three cars wide, according to the applicant.
Since traffic with this home occupation should be minimal , no parking problem
7 should arise. The Building Official inspected the premises on June 19, 1981 and
�substanti ates that there are two�fa',, e�� tai sher%j;�r�the garage where the home
occupation is to be located and apfap-er-#a-re wall J0 the dwelling. The Building
Official also states that no substantial quantities of gaso ine may be stpred i .
0�t � vi. inity. of t ewelder as requ ed by th Fire,Code Cf�:.���E'.H a.r..;_- %�► ,�..ar-.4 ,..¢ �' ^-�_ ` +.<�.1._L �..c.:..�XZt>.i2�w•:��
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the ipl i cant has one 10" x 36"A411 umi nated sign on .a post at the edge of his
driveway.
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There is one other part-time welding home occupation approved in the City at
5339 Logan Avenue North for Mr. Harry Tiefs. That approval provided that there Q1µ
should be no outside storage of materials and that the home occupation would be —�'
active only during daylight hours . Whether the current use should be restricted
to daylight hours is perhaps a matter for discussion. However, Mr. Johnston L -
works during the day. Therefore, eliminating evening hours for the home occupational
might well create a hardship for the applicant. Another consideration is that
the noise level from Brooklyn Boulevard certainly exceeds that on Logan Avenue
North which is a residential street. Mr. Johnston has contacted some neighboring
property owners who app„arently have no objection to the use as long as it is
pn Y pa t-time.
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Staff's recommendation is that the proposed use does, in fact, qualify under the
Zoning Ordinance as a Special Home Occupation. Approval , however, should be
subject to at least the following conditions:
1 . The permit is issued to the applicant as operator of the home
occupation and is nontransferable.
2. The permit is subject to all applicable codes, ordinances,
and regulations, and any violation thereof shall be grounds for
revocation.
3. The hours of operation shall be:
6-25-81 -1-
Application No. 81044 continued
4. Noise from the operation shall not be perceptible beyond the
premises on which it is located.
5. All parking associated with the home occupation shall be off-
street on improved space provided by the applicant.
6. The home occupation shall not occupy an area more than one-half
of the area of the structure in which it is located.
7. The home occupation shall conform with the recommendations of
the Building Official, prior to the issuance of the special use
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8. Signery related to the home occupation is subject to the provisions
of the Sign Ordinance.
9. Service or repair of automotive vehicles on the property where the
home occupation is conducted is -strictly prohibited as per Section
35-900 (definition of private garage) of the City's Zoning Ordinance.
10. There shall be no outside storage of•materials related to the
home occupation.
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6-25-81 -2-
June 4, 1981
Planning Commission:
Information regarding request for special use permit. (Welding)
1 . Hours will be evenings from 5:00 to 9:00 p.m. and weekends only.
Approximately 4 to 5 hours a week.
2. 4800 - 71st Ave. N. - One-half of double garage -to be used except
for portable welding which will be done on-customer's location.
3. Work will include building steps for mobile homes, novelty door
knockers and picture frames and any other small jobs that may
come in.
4. Fire extinguisher.
5. Noise level is considerably less than traffic noise from street.
Will be using'wire feed and heli-arc, hand grinder, saw and
drill press. Also acetylene welding. No odors or glare.
6. Three lane blacktop drive and expect little traffic.
7. No special licenses required.
8. Convenient for neighbors to bring in small jobs (lawn mowers, etc.)
9. Have small (10" x 36") illuminated sign on post at edge of drive.
Permit requested by:
Donald W. Johnston
4800 - 71st Ave. N.
Brooklyn Center, MN 55429
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Planning Commission Information Sheet
Application No. 81045
Applicant: Gregory J. Blazek
Location: 6515 Brooklyn Boulevard
Request: Home Occupation - Special Use Permit
The applicant requests special use permit approval for a home occupation to construct
picnic tables in the garage of the residence at 6515 Brooklyn Boulevard. The single-
family residence, in which the home occupation is located, is zoned R5 and is sur-
rounded by other single-family homes and by Brooklyn Boulevard. Although the
single-family dwelling is a nonconforming use in the R5 zone, Section 35-111 of
the Zoning Ordinance allows for the full usuage of the property as a single-family
dwelling including home occupations.
The applicant has submitted information regarding the proposed home occupation
(attached) . The hours during which Mr. Blazek would be making picnic tables would
range at the outside from 10:00 a.m. to 6:00 p.m. , Monday-Friday, and occasional
work on Saturdays. At present, he does not spend nearly this much time on the
home occupation, but wishes the flexibility to work within those hours. Sales
occur at various times. While the Zoning Ordinance regarding Home Occupations
prohibits the sale of goods produced off the premises, it does apparently allow
for sale of goods produced on the premises (see Section 35-900 attached) . Examples
would be dressmaking and other individual hobby craft. Staff would recommend
that more emphasis be placed on the hours that sales are likely to occur. Building
of the tables .should probably be restricted to hours suggested by the applicant so
long as conflict with surrounding properties is minimal .
The applicant uses a 74"skill saw in making the tables. He has a fire extinguisher
installed in the garage for safety. Parking available for customers is ample �-
with a double driveway along the north side of the�pr arty and a five-car-wide
driveway that is shared with the residence to the �e # which allows vehicles to
turn around and enter Brooklyn Boulevard head first. There is presently one 2
sq. ft. sign which reads °Picnic Tables - 535-6504." This is within the 22 sq. ft.
permitted by ordinance. Z-The Building Official has not yet inspected the premises
as of the writing of this report. It is suggested that any approval of the special
use- permi t ,be subject to conformance with his recpmmendation s .1` >" Lam:
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It hould be noted that the applicant has engaged in building picnic tables for
past 10 years, though not necessarily at this location. Staff did not become
aware of the home occupation by way of complaint, nor have we received any
complaints in .the past regarding the use of saws, etc.at 6515 Brooklyn Boulevard.
The Zoning Ordinance stipulates that noise from a home occupation not be per- _ r
r tible beyond the property 1ine. 'titi
Technically, the only thing that makes this occupation a special use is the fact
that it is located in an accessory structure. In other cases where accessory
structures are involved, the Planning Commission and City Council have required
that the home occupation not occupy more than half the ground cover of the access-
ory structure. Such a condition is recommended here as well .
Since the proposed use does not seem to have a negative impact on surrounding
property, and is secondary and incidental to the residential use of the premises ,
its approval is recommended, subject to at least the following conditions :
6-25-81 -1-
Application 81045 continued
1 . The permit is issued to the applicant as operator of the home
occupation and is nontransferable.
• 2. The permit is subject to all applicable codes, ordinances, and
regulations, and any violation thereof shall be grounds for revocation.
3. The hours of operation shall be as follows :
L Manufacture of Tables: not after 6:00 p.m. Monday-Saturday.
Sale of Tables: not after 9:00 p.m. Monday-Friday, nor
after 6:00 p.m. Saturday.
4. Noise from the operation shall not be perceptible beyond the premises
on which it is located.
5. All parking associated with the home occupation shall be off-street
on improved space provided by the applicant.
6. The home occupation shall not occupy an area more than one-half of the
area of the structure in which it is located.
7. The home occupation shall conform with the recommendations of the
Building Official prior to the issuance of the special use permit.
8. Signery related to the home occupation is subject to the provisions
of the Sign Ordinance.
9. Any outside storage of materials or finished product shall be totally
screened from public view and shall be limited in area to 500 sq. ft.
6-25-81 -2-
•
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Home Occupation - 6515 Brooklyn Boulevard
Planning Commission Application No. 81045 .LGary Blazek)
Hours: 10:00 or 11 :00 a.m. to 6:00 p.m. - Monday. - Friday/occ. Saturday.
Location: Garage
Description: Make picnic tables assembled and unassembled
Equipment: 74" skill saw.
Safety provision: Fire Extinguisher
Parking area: Two driveways (one double) one shared that is five wide.
Signery: 2 sq. ft. - "Picnic Tables - 535-6504"
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Section 35-900 (continued)
Floor area ratio - The numerical value obtained through dividing the gross floor
area of a building or buildings by the total area of the lot or parcel of land on which
such building is located.
Garage, private - An accessory building or an accessory portion of the dwelling
building intended for or used to store private passenger vehicles of the families resident
upon the premises and in which no business , service or industry connected directly or
indirectly with automotive vehicles may be carried on.
Green Strip - An area containing only vegetation such as grass, trees, flowers,
hedges, and other related landscaping materials, and maintained expressly for such
purpose.
Home Occupation - Any gainful occupation or profession, engaged in by the
occupant of a dwelling unit within said dwelling , which is clearly incidental and
secondary to the residential use of the premises , provided, such activity does not pro-
duce light glare, noise, odor or vibration perceptible beyond the boundaries of the
premises; does not involve the use of accessory structures; and, further provided that
said activity does not involve any of the following: repair, service or manufacturing
which requires bquip nent other than that customarily found in a home; over-the-counter
sale of merchandise produced off the premises; or the employment of persons on the
premises, other than those customarily residing on the•premises. Examples include:
dressmaking; secretarial services; professional offices; answering service; individual
music or art instruction; individual hobby craft; child day care (defined as the care of
not more than five (5) nonresident children and provided the facility and operation are
properly licensed by the County , and provided a record of said license is on file with
the City); and the like.
v Home Occupation, Special - Any gainful occupation or profession, approved
by special use permission, engaged in by the occupant of a dwelling unit within
said dwelling or involving not more than one accessory use permitted by Section
35-310 or Section 35-311, and which involves any of the following: stock-in-trade
incidental to the performance of the service; repair, service, or manufacturing which
requires equipment other than that customarily found in a home; the employment on
the premises, at any one time , of not more than one person who is a nonresident of
the premises; the teaching of more than one (1) but not more than four (4) nonresident
students any given time; or the need for not more than two (2) parking spaces in
addition to spaces required for the persons residing on the premises; and provided the
activity: is clearly incidental and secondary to the residental use of the premises,
including the dwelling , and permitted accessory buildings or installations thereon;
does not produce light glare, noise, odor or vibration perceptible beyond the bound-
aries of the premises; does not consist of over-the-counter sales of merchandise pro-
duced off the premises. Examples include: barber and beauty services , shoe repair,
photography studio, group lessons, saw sharpening, motor-driven appliance and small
engine repair, and the like.
Hotel - 'A building which provides a common entrance, lobby, and stairways ,
and in which lodging is commonly offered with or without meals for periods of less
than a week.
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Planning Commission Information Sheet
Application No. 81046
Applicant: Mel Boyd/Erlmar Properties
Location: 6117 Beard, 6120 Brooklyn Boulevard
Request: Preliminary Plat
The applicant requests preliminary plat approval to subdivide into two lots, the
property presently described as lots 1 , 3, and 4, Block 1 , P.B.C. Clinic First
Addition. The land is surrounded by Brooklyn Boulevard on the west, Burger King
and a triplex on the south, Beard Avenue North on the east, and by single-family
homes on the north. The P. B. C. Clinic presently occupies lot 1 and lot 3 of
P. B. C. First Addition. The vacant parcel to the southeast of the clinic,
facing Beard Avenue North, is lot 4. The proposed plat would enlarge the R4 (lot
2 of the proposed plat) by expanding the frontage along Beard Avenue North by 40' ..
The remainder of the land in the plat will be contained- within lot 1 for the
P. B. C. Clinic.
The transfer of land from the clinic site to the multi-family residential site is
based on a proof-of-parking for the clinic which shows that sufficient land is
still available on the clinic site to provide all ordinance required parking for
a medical use. Excess parking area exists on the clinic site because an addition
proposed in 1972 was never built. In turn, the existing R4 parcel to the south is
practically useless as a multi-family parcel since only 2.3 units can be permitted
on the parcel under the current ordinance. Moreover, two-family dwellings are
not permitted in the °R4 zone. The additional land transferred by the proposed
plat increases-. the land area to 16,653 sq. ft. and would allow a density of 3.75
units (rounding up to 4) which is far more realistic for development of the
property under the current zoning.
The proposed plat places the joint property line between lots 1 and 2 in a location
that splits the access off Beard Avenue North. A joint access agreement will be
filed with the final plat. A 20' wide utility and drainage easement is proposed
along this joint property line, 15' on the residential parcel and 5' on the
clinic parcel . There are also existing drainage and utility easements along the
front and rear of the residential parcel .
The transfer of land- from the clinic to the residential property requires a rezoning
of the 40' strip from Cl to R4. An application for that purpose has been filed
and will be heard on the July 16, 1981 Planning Commission meeting. A site plan
for developing the residential property will also be submitted.
The preliminary plat as submitted generally seems to be in order and approval is
recommended, subject to the following conditions:
1 . The final plat is subject to approval by the City Engineer.
2. The final plat is subject to Chapter 15 of the City Ordinances.
3. A joint access agreement as approved by the City Engineer
shall be filed with the plat at the County prior to the issuance
of building permits.
4. Final plat approval is subject to approval of Application No.
81047 to rezone the north 40 feet of the proposed lot 2 from
Cl to R4.
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Planning Commission Information Sheet
Application No. 81048
Applicant: Hennepin County/A1 Voza
Location: 6125 Shingle Creek Parkway
Request: Variance
The applicant seeks a variance from Section 5-302 of the Brooklyn Center Fire Code
to allow for the monitoring of the fire sprinkler system inside the new Hennepin
Co n h�a.rr by a remote substation at Hennepin County Government Center which
is not UAL (Utl'ited Laboratories, Inc.) approved. Section 5-302 provides that " . . .
The fire extinguishing system shall be connected to the City of Brooklyn Center
Remote Station Fire Alarm System according to the provisions of Section 5-501
through 5-505 of the City Ordinances or shall be connected to a central station
system approved and listed by Underwriters Laboratories , Inc. and shall remain
so connected and maintained during the life of the building."
The procedure for variances from the Fire Code are the same as those contained in
-the Zoning Ordinance.
The Standards for granting a variance from this section of the Fire Code are as
follows:
1 . A particular hardship to the owner would result if the strict
letter of the regulations were carried out;
2. The conditions upon which the application for a variance is based
are unique to the parcel of land or the use thereof for which the
variance is sought and are not common, generally, to other property
or uses thereof within the same zoning classification;
• 3. The granting of the variance will not be detrimental to the public
welfare or injurious to other property or improvements in the
neighborhood._
Mr. Al Voza of the Hennepin County Property Management Division has submitted a
letter including bagkground information (attached) on the County's central moni-
toring system, the Automated Building Management System (ABMS) . Mr. Voza
explains that the ABMS monitors the Government Center, the Adult Detention Center,
the Welfare Building, and the Southdale Library and Service Center. The ABMS
is located at Central Operations in the Government Center. Alarms are processed
at Central .Operations within 10 seconds of their initiation at the location
where they occur. The equipment used in the ABMS is a JC/80 system built by
Johnson Controls which is not UL approved, although a JC/81 , which is UL approved',
was available at that time. Mr. Voza notes, however, that the County will use
the ABMS system, even if the variance is not granted and a connection is required
to the City's remote monitoring station at City Hall . Finally, Mr. Voza points
out that the City's remote station itself is not UL approved and no qualitative
improvement in monitoring the fire sprinkler systems would thereby result.
One of the primary considerations with respect to this variance request is the
financial cost ($10,000) of having a system certified by United Laboratories,
In situations where there is only one such system, it is rather expensive to
obtain UL approval than in cases where a manufacturer sells numerous systems.
The applicant is correct in assuming that the City has resisted seeking such
approval because the cost of doing so is great while no qualitative difference
exists between the City and County systems and those manufactured and installed
by private companies. Standard No. 1 relating to hardship, therefore, seems
to be met.
6-25-81 -1-
Application No. 81048 continued
The conditions upon which the variance is based are not totally unique to the
Library property since the City's system is likewise unapproved. However, the
conditions are certainly not common to other uses within the Cl or CIA district
or any commercial or industrial district. It is , therefore, felt that Standard
No. 2 is met.
Finally, the ABMS monitoring system will not be detrimental to the public welfare
since it meets essentially the same qualitative standards as UL approved monitoring
systems. Standard No. 3 would, therefore, seem to be met.
It should be noted as well that the County has assured us that the system was
properly installed in accordance with all codes (NFPA Standard No. 72 which is
-the basis for the installation of local signaling systems). The Fire Chief and
'1 Buig Inspectors have toured the monitoring facility and viewed the equipment.
The Building Inspector notes that it is .a very sophisticated system capable of
providing the necessary monitoring The Fire Chief has expressed similar
comments and sees no problems with monitoring if the variance is granted.
The County currently monitors the Government Center, the Adult Detention, the
Welfare Building and the Southdale Libarary/Service Center on a 24 hour basis
and will also monitor the Brookdale facility on the same basis. This is one of
the paramount concerns in requiring either the City Police/Fire board monitoring
or a UL approved central monitoring station. It assures that such monitoring
will take place.
It is the staff's opinion that the rationale for requiring a UL approved system
for monitoring done by stations other than our local Police/Fire board is to
assure that the systems were installed and are maintained in accordance with
NFPA Standards and are monitored 24 hours a day, 365 days a year so that in the
event of a fire, the Fire Department can be notified immediately.. For the most
part, the City staff does not have the expertise to evaluate each system to assure
they, in all cases;meet either NFPA Standard 71 for central signaling systems, or
NFPA Standard 72 for local signaling systems. Proper installation, maintenance
and testing, in addition to 24 hour monitoring,are the reasons for requiring the
UL certification. The County appears to be able to meet the necessary require-
ments provided assurances can be made by conditionalizing the variance.
Recommendation
It is recommended that the variance be approved on the basis that the Standards
for Fire Code Variances are met subject to the following conditions:
1 . The system shall be maintained and tested in accordance with NFPA
Standards. Results of the testing shall be supplied to the City
of Brooklyn Center annually.
2. The Automatic Building Management System shall be continually
monitored 24 hours a day, seven days a week with notification
` given immediately to the Brooklyn Center Police Department
(561-5720) if an emergency should arise.
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BACKGROUND INFORMATION - REQUEST FOR A VARIANCE FOR THE BROOKDALE LIBRARY
AND SERVICE CENTER FROM SECTION 5-302, FIRE PREVENTION ORDINANCE 6-11-81-AGV
Hennepin County has long recognized the importance of fire prevention in its equipment
and facilities. This is one of the reasons that an Automated Building Management System
(ABMS) was installed in the 1 .4 million square-foot Government Center. This system not
only controls all of the building's environmental systems, but also monitors the fire
protection equipment - smoke sensors, sprinklers, heat detectors, halon systems, etc.
This same equipment also monitors and controls the Adult Detention Center in the old Court
House, the Welfare Building and the Southdale Library and Service Center. Extending this
capacity to our other regional library/service centers was planned some time ago to take
advantage of the benefits of automatic builIJing control and property protection.
The main control for our ABMS is located at Central Operations in the Government Center.
Central Operations is operated by at least one trained person 24 hours per day, every day
(procedures are attached). Guards and maintenance workers are also available in the
building on the same basis, to respond to emergencies of any nature. Direct phone lines
to the Minneapolis Fire Department are now utilized and an automatic dialer is being added
which will permit very fast notification of any emergency situation to the proper autho-
rity. Alarms are processed at Central Operations within 10 seconds of their initiation
at the location where they occur. All of our equipment is maintained under a service con-
tract which requires the availability of qualified, on-duty maintenance personnel 24 hours
per day every day, (copy of service contract is attached) .
The ABMS was installed during 1974-75 and met all code requirements in force at that time.
However, neither the equipment nor the operation was then, or has since been UL approved.
The equipment is a JC/80 built by Johnson Controls, Inc. UL approved equipment was
available at the time (JC/81 ) , but was not ordered due to the higher cost for the extra
equipment and the lack of any benefit in terms of reliability or operational ease. Also,
it was felt that since Central Operations was to be operated for the benefit of the County
only (i .e. , the monitoring service would not be offered to other organizations) to avoid
competition with private alarm companies, the extra cost was not warranted.
It should be noted that this ABMS at the Government Center will be operated regardless of
whether or not the variance is granted. That is, we will operate the Brookdale Library/
Service Center through the JC/80 system even if our sprinkler system is monitored in-
dependently by Brooklyn Center. While the cost of this duplication of effort and equip-
ment is not great, it does represent a duplication of expenses to the taxpayer. Also, it
should be noted that the monitoring system which the City of Brooklyn Center now operates
is not UL approved - probably for much the same reason that Hennepin County's is not.
On Tuesday, June 2, 1981 , several Brooklyn Center staff members visited the Central
Operations office at the Government Center to view the JC/80 monitoring system and its
operation.
r
MEMORANDUM
TO: Ronald A. Warren, Director of Planning and Inspection
FROM: Andy Alberti , Building Inspector
SUBJECT: Hennepin County Library, Brooklyn Center, MN
Monitoring the Fire Sprinkler System Per City Ordinance Section 5-302
DATE: June 5, 1981
The following opinions are formed throdgh the result of a meeting held at the
Hennepin County Government Center June 2, 1981 .
The Central Station signaling system presently installed and manned at the
Government Center appears to operate and function in accordance to codes set
forth by the National Fire Protection Association Standard No. 71 which directs
the irnstallation, maintenance and use of Central Station Signaling System:,
Questions directed to the personnel in charge of operating the system's equip-
ment indicate to me that they follow the standards and procedures directed by
N.F.P.A. Standard No. 71 .
The equipment being operated at the Government Center is quite a sophisticated
monitoring board as it will indicate both trouble and fire alarms. All of the
installed equipment is certified by Underwriters Laboratory. The operation of
the board itself has not been certified by U.L. as required in the City
Ordinances, but basicly, all U.L. would do to certify the operation would be
to check the operation according to N.F.P.A. Standard No. 71 .
Basicly, this board operates and is manned in the same manner as the operation
presently in use at the Brooklyn Center Police Department. The operation of
the alarm board in the Police Department does not have Underwriter Laboratory
certification, but is acceptable by the City Ordinance as a monitoring signal
station. ~ -
It is my opinion that the Hennepin County Library in Brooklyn Center could be
connected to the monitoring station at the Hennepin County Government Center
and would operate as well as if it were connected to any U.L. certified
station.
Hennepin County has indicated that they would provide a testing contract to
have the system tested at least once a year per our request.
: Ap.-;v- 048
CITY FIRE DEPARTMENT
OF 6250 BROOKLYN BLVD.
BROOKLYN BROOKLYN CENTER, MINNESOTA 55429
V Lj lit TE� OFFICE: 561-5443
EMERGENCY: 561-5720
MEMO:
TO: Ron Warren
FROM: RON BOMAN FIRE CHIEF
DATE: JUNE 24, 1981
SUBJECT: FIRE MONITORING FOR HENN. CTY LIBRARY
After reviewing and touring Hennepin Counties monitoring
facility, at the downtown tower I would recommend that they
be granted the variance they need to connect the sprinkler
and fire detection system of the library into their main
board.
I feel that because they have both a main and backup system,
along with excellent security and 24 hour monitoring including
holidays the meet or exceed the fire departments requirements
for a remote monitor board.
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DRAFT ORDINANCE AMENDMENT
Section 35-310 1 (b) is hereby amended as follows:
Accessory buildings or carports (either detached or attached to the dwelling
building) with total ground coverage not to exceed 100% of the ground coverage
of the dwelling building up to 1 ,000 square feet in area. In the case of
dwellings with over 1 ,000 square feet of ground cover, the combination of
accessory structures may equal 100% of the ground coverage of the dwelling
building, but no single accessory structure shall exceed 1 ,000 square feet of
ground coverage. In no case shall there be more than two accessory structures
on any one property.
6-25-81