HomeMy WebLinkAbout1977 07-20 PCP PLANNING COMMISSION AGENDA
JULY 20, 1977
1 . Call to Order: 7:30 p.m.
2. Roll Call :
3. Adjourn continued June 23, 1977 Study Session
4. Approve Minutes: 6-23-77
5. 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 Com-
mission makes recommendations to the City Council . The
City Council makes all final decisions on these matters.
BOARD OF ADJUSTMENT AND APPEALS
6. Theresia Dunn 77031
Variance from Chapter 15 to permit subdivision of
residential lot at 5835 Camden Avenue North by metes
and bounds description.
PLANNING COMMISSION
7. Cepco, Inc. 77023
• Preliminary plat for resubdivision of Ewing Lane
Addition south of 63rd Avenue North between France
Avenue North and Ewing Lane.
8. Cepco, Inc. 77030
Site and Building Plan- Approval for 19-unit townhouse
development on R-4 land south of 63rd Avenue North
between France Avenue North and Ewing Lane.
9. John Sheehan, Jr. 77024
Special Use Permit and Site and Building Plan
approval for 68-room addition to Holiday Inn Motel ,
1501 Freeway Boulevard.
10. Kurth Surveying, Inc. for Car X, Inc. 77025
Preliminary Registered Land Survey for combination
of parcels at 6810 Brooklyn Boulevard.
11 . Real Estate '10 77026
Rezoning, from R-1 to C-1 , of land at 7240 Brooklyn
Boulevard, bounded by Brooklyn Boulevard, Shingle
Creek easement and north corporate limits.
12. Roy Hansen, surveyor for Wetterau Builders and B.C.I .P., 77027
Incorporated '
Preliminary Registered Land Survey for property
at 6000 Earle Brown Drive.
13. IDS Mortgage Corporation 77028
Preliminary plat approval for replat of Riverbrooke
Addition at 66th Avenue North and Camden Drive.
14. Steel Seal , Inc. 77029
Special Use Permit for automotive use in Speculative
Building No. 7, 1600-67th Avenue North.
15. Brooklyn Center Baptist Church 77032
Special Use and Site and Building Plan approval
for accessory building and parking lot improvements
at 5840 Humboldt Avenue North.
16. Continued Review of Rezoning Evaluation Criteria
17. Discussion Items:
a. Joint meeting with Council and Advisory Commissions
b. August Meeting Schedule
c. Pending Items
18. Other Business:
19. Adjournment:
Planning Commission Information Sheet
Application No. 77031
Applicant: Mrs , Theresia Dunn
Location: 5835 Camden Avenue North
Request: Variance
The applicant seeks a variance from the Subdivision Ordinance Section 15-112 to
allow a division of a platted lot by metes and bounds description. The proposed
division would create a nee q lot facing Aldrich Avenue which would be 118.36 feet
wide and 135.30 feet deep. The zoning is R-1, sirgle family residential . There
is a structure on the Camden Avenue end which is the home of the applicant, and
which is noncompiyinq as to front yard setback.
The Subdivision Ordinance provides that variances may be authorized when, in the
Council ' s opinion, undue hardship may result from strict compliance. The ordinance
provides that the Council shall take into account the nature of the proposed use of
land, the existing use of land in the vicinity, the number of persons to reside or work
in the proposed subdivision and the probable effect of the proposed subdivision
upon traffic conditions in the vicinity.
Specific standards are set forth for• granting a variance:
1 . That there are special circumstances or conditions affecting said
property such that the strict application of the provisions of this
ordinance would deprive the applicant of the reasonable use of his
• _ land.
2. That the variance is necessary for the preservation and enjoyment of
a substantial property right of the petitioner.
3. That the granting of the variance will riot be detrimental to the
public welfare or injurious to other property in the territory in
which said property is situated.
A public hearing has been scheduled.
The request is similar in nature to others approved in this area and particularly
for lots which are already platted. The resulting legal description would not be
complicated by the metes and bounds description because the property has already
been platted and the subject area is developed around it. A formal subdivision is
not deemed necessary to achieve a proper configuration or description of the proposed
lot.
Approval would acknowledge that the request complies with the standards for a variance
and that no other variances are granted or implied.
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Planning Commission Information Sheet
Application No. 77023
Applicant: Cepco, Inc.
4 ocation: 6200 Block, Ewing Lane
equest: Preliminary Piat approval
The applicant seeks preliminary plat approval for what constitues a resubdivision of
Lot 1 , Block 2, Ewing Lane Addition. The replatting is necessitated by a proposed
development of the property which is relatively unique in that it features a split
zoning.
The south 160 feet of the property is currently zoned R-2 whereas the remainder is zoned
P,-4. The replatting would establish a formal lot line at the present zoning line and
would also create two 80 foot wide lots within the R-2 portion. It is the developer's
intent to construct two duplex homes on the R-2 portion, and under a subsequent appli-
cation, No. 77030, proposes a 19 unit townhouse project.
There is a slight deficiency for each of the proposed R-2 lot areas, and this is caused
by the zoning line established by the City in 1968. The deficiency per lot is approxi-
mately 215 square feet, and this can be viewed as negligible since the lots meet: or
exceed the ordinance with respect to width and depth. Altering the lot line to increase
the slight area deficiency would require a rezoning which dues not seem warranted in
this situation.
A public hearing has been scheduled.
Approval would be subject to the following:
• 1 . Final plat is subject to approval by the City Engineer.
2. Final plat is subject to the requirements of Chapter 15 of the City
Ordinances .
7--20-77
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Planning Commission Information Sheet
Application No. 77030
Applicant: Cepco, Incorporated
10 Location: 6200 Block, Ewing Lane
Request: Site and Building Plan approval
The applicant proposes a construction of 19 R-3 type-townhouse units on the R-4
zoned land south of 63rd Avenue North between Ewing Lane and France Avenue North.
The total project known as Ewing Square also includes the proposed construction of
two duplex units which are not formally part of the Site and Building Plan approval
process . Preliminary plans indicate that the duplex units would be comparable in
design to the townhouse units. The proposal comprehends rental units.
The units consist of 4 four bedroom units and 15 three bedroom units exclusive of
the duplexes. Adequate off-site parking is provided with entrance from Ewing Lane.
At this writing the developer has indicated the possibility of providing garages
on the site, however, the plans that have been reviewed in detail have not in-
dicated garages. We will be prepared to review the plans in further detail at the
meeting.
Approval would be subject to the following conditions:
1 . Building plans are subject to review by the Building Official with
respect to applicable codes.
2. Grading, drainage, utility and berming plans are subject to review
by the City Engineer prior- to issuance of permits.
3. A site Performance Agreement and supporting financial guarantee
(in an amount to be determined by the City Manager) shall be sub-
mitted to assure completion of site improvements.
4. Adequate steps as approved by the Planning and Inspection Depart-
ment shall be taken during the construction period to provide
security screening for the purposes of inhibiting unauthorized
access to the construction site.
7-20-77
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Planning Commission Information Sheet
Application No. 77024
Applicant: John Sheehan, Jr. for Holiday Inn
Location: 1501 Freeway Blvd.
Request: Special Use and Site and Building Plan approval
The applicant seeks approval of site and building plans for a 68 unit addition to
the Holiday Inn Motel which is a special use (transient lodging) in the C-2 zoning
district. The expansion area is to the west and involves the use of land contained
in the adjacent tract. A resubdivision of that tract and the Holiday Inn site will
be necessary and should be stipulated as a condition of approval .
The proposed plans comprehend the provision for large vehicle parking since the
experience with the existing use indicates a need for such facilities. It is com-
mon that large vehicles such as semi-trailer trucks and recreational vehicle motor
homes utilize the motel facilities and occupy up to 8 or 9 automobile parking
spaces. No provision for this special parking was made in the original approval ,
and the proposed plans indicate 5 such spaces at the southwest corner of the site.
The parking plans reflect 374 spaces versus the ordinance requirement of 409 for
a variation of 35. The plans indicate that the 35 spaces represent a 240/0' factor
of the 145 spaces required by the restaurant and lounge. We believe this is a
reasonable joint use factor since a definite element of the restaurant and lounge
trade is composed of motel guests for whom parking has been provided by a separate
calculation for the motel units alone. This variation, in our judgment, does not
represent a formal variance from the ordinance, but rather represents a recognition
• in the plan approval that there is a cross correlation between the motel patrons
and the patrons of the supporting facilities .
We have recently learned of the possibility that the required underground irrigation
system was not installed or at least is not operable in the existing landscaped
areas. We intend to verify this and if such a system is lacking or is inoperable,
then installation or repair should be part of this approval when the required ir-
rigation system is installed in the new green areas . The submitted plans indicate
that the requi-red automatic fire extinguishing system is to be installed throughout
the addition including within the individual units . The original approval allowed
for an exemption of sprinkler heads in the individual motel units; however, the
owner has elected not to seek a variance in this regard relative to the proposed
addition.
A public hearing has been scheduled.
We will be prepared to comment in further detail on the plans at the meeting.
Approval is subject to the following:
1 . Building plans are subject to approval by the Building Official with
respect to applicable codes and ordinances prior to the issuance of
permits .
2. Grading, drainage, utility and berming plans are subject to approval
• by the City Engineer ;prior to the issuance of permits.
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Application No. 77024 continued
• 3. A Performance Agreement and financial guarantee (in a form and
amount approved by the City Manager) shall be submitted to assure
completion of approved site improvements.
4. The site shall be combined through platting or registered land
survey which shall be filed and made of record prior to occupancy.
5. All rooftop mechanical equipment and outside trash disposal
facilities shall be appropriately screened.
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Planning Commission Information Sheet
Application No. 77025
Applicant: Kurth Surveying, Inc. for Car Y,, Inc.
. Location: 6810 Brooklyn Blvd,
Request: Preliminary Registered Land Survey
The applicant seeks approval of a Preliminary Registered Land Survey which would
combine the subject property from two tracts into one tract. The combination is
required by the Zoning Ordinance and was specified as a condition of approval in
Application No. 76067 (Car X Systems) and in Application 77020 (Winchell 's Donuts) .
A public hearing has been scheduled.
We will be prepared to discuss the item in -further detail at the meeting.
Approval would be subject to the following:
1 . Final R. L. S. would be subject to review by the City Engineer.
2. Final R. L. S. is subject to the requirements of Chapter 15 of
the City Ordinance.
7-20-77
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Planning Commission Sheet
• Application No. 77026
Applicant: Mr. Frank Girdler for Real Estate 10, Inc.
Location: 7240 Brooklyn Boulevard
Request: Rezoning
The .applicant seeks rezoning, from R-1 (Single Family Residential ) to C-1 (Service/
Office Commercial ) of the triangular parcel bounded by Shingle Creek greenstrip,
the municipal boundary and Brooklyn Boulevard on the east side of the highway. The
proposed is an office building, and the applicant intends to remove the existing
single family structure. There are no public utilities to this property, but access
is possible. We have discussed with the applicant the necessity for providing
water and sewer service for any use other than the single family home.
We will have developed during the course of this application the final draft of
the Rezoning Evaluation Criteria. At this time we have generally measured the
request against those criteria and against the requirements of the Comprehensive
Plan. The Comprehensive Plan provides for the development of low intensity Service/
Office Commercial uses along Brooklyn Boulevard, and it does not specifically com-
ment as to this piece of land. The Comprehensive Plan map indicates a single family
dwelling and single family residential zoning.
There appears to be merit from a physical development standpoint in the request
because of the location on the highway and the relative isolation of the property
caused by the Shingle Creek easement. There would be no direct abuttment of a C-1
• type development to any single family residential use.
Because of the location next to Shingle Creek and the Shingle Creek greenstrip, and
because of the relatively unique character of the property, the applicant was re-
quired to prepare an Environmental Assessment utilizing a format provided by the
State Environmental Quality Board. This was done at City request, and we have been
reviewing the data submitted in that report. We will be verifying whether additional
Environmental Assessment information is necessary, particularly whether there are
State requirements which might require review by the Environmental Quality Board.
You may recall that The Ponds Development to the west, submitted by Meadow Corporation,
did require an Environmental Assessment approval by the Environmental Quality Board.
It is questionable, however, because of the size of this development, whether such
a report is necessary for State review and approval .
We have reviewed for some time with the applicant, the need to provide provide
utilities and the need to protect the environmentally sensitive Shingle Creek and
Shingle Creek greenstrip. It is recommended that the Commission carefully review
conceptual layouts with the applicant, and to specifically review proposed measures
which the applicant could take to provide aesthetic and physical protection along
the Creek.
A public hearing has been scheduled.
We will be prepared to discuss this item further, and during the course of review
by the Northwest Advisory Group we would recommend that the Commission also continue
its review of the proposal to clearly define the merits and concerns regarding the
proposal .
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It is established Commission policy to refer all rezoning requests to the appro-
priate Neighborhood Advisory Group, and to solicit their review and comment.
Incidentally, the Commission should review this matter in the context of an area
wide impact since the owner of the R-3 zoned property immediately to the west
across the highway and north of the Shingle Creek greenstrip has indicated a desire
to rezone that land to commercial . An application has not been submitted, but the
owner is in the process of preparing an Environmental Assessment and other necessary
preliminary documentation. We have indicated to that party, as we have to this
applicant, that there may be merit to establishment of C-1 zoning in these areas,
however, the owner of the property on the west indicated a desire to have part of
the property zoned C-2 since it abuts comparably zoned land in Brooklyn Park, and thus
the action taken on this application could be expected to have bearing on the
review and ultimate disposition of a future request by that owner.
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Planning Commission Information Sheet
Application No. 77027
Applicant: Roy J. Hansen
Location: 6000 Earle Brown Drive
Request: Preliminary Registered Land Survey approval
The applicant seeks approval of a Prel1 nary Registered Land Survey for his
clients B.C.I .P. and Wetterau Industries for the property known as Tract G, R.L.S.
1380. The Site and Building Plan approval under Application Flo. 77021 for Wetterau
Builders stipulated that the site be formally subdivided prior to occupancy of the
reta-i1 sales facility which is currently under construction.
A public hearing has been scheduled.
We will be prepared to discuss the item in further detail at the meeting.
Approval would be subject to the following:
1 . Final R.L .S. is subject to review by the City Engineer.
2. Final R.L .S. is subject to the requirements of Chapter 15 of the
City Ordinances .
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Planning Commission Information Sheet
Application No. 77028
Applicant: Bruce Ranney for I .D.S. Incorporated
Location: 66th Avenue North at Camden Drive
Request: Preliminar;, Plat approval
The applicant seeks approval of a Preliminary Plat which constitutes a replatting
of the Riverbrooke Townhouse Addition which was subdivided approximately 5 years
ago when the Site and Building Plans were approved. The present subdivision con-
sists of 38 lots for the townhouses and 1 lot representing the entire common area.
The proposed replat involves a name change to Riverwood Addition, and it comprehends
a designation of the individual clusters of townhouses as blocks ,aiith the individual
units shown as lots . The replat also comprehends a division of the north-south leg
of the property from the east-west leg which does not contain any development at
this point. The east-west leg is indicated as an Outlot. All of the common area
in the phase which is under construction is shown as an individual block in addition
to the several ether blocks containing a total of 20 units .
The applicant is in the process of completing the unbuilt units at the north end
and intends to market the units as condominium-owner-occupied dwellings.
A public hearing has been scheduled.
We will be prepared to comment on the design of the proposed replat at the meeting.
Approval would be subject to the following:
1 . Final plat is subject to approval by the City Engineer.
2. Final plat is subject to the requirements of Chapter 15 of the
City Ordinances
3. The ownership, management and maintenance of all outside common areas
and common facilities, including roadways, utilities and street
lighting, shall be under the jurisdiction of one Homeowners Association.
4. Homeowners Association agreements and by-laws shall be submitted to the
City; shall be submitted to review and approval by the City Attorney;
and shall include:
a. Provisions for the City provide maintenance and revital-
ization of roadways, utilities and other common use
facilities, in the event the City deems such maintenance
and revitalizat-on necessary, with the cost of such
expense which might be incurred to be assessed to the
property owner;
b. Provisions for water and sewer main and fire hydrant
maintenance and inspection agreements pursuant to Section
35-410 (5) of the City Ordinances .
7-20-77
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Planning Commission Information Sheet
• Application No. 77029
Applicant: Steel Seal , Incorporated
Location: 1600 - 67th Avenue North
Request: Special Use Permit
The applicant seeks a Special Use Permit to conduct an automotive repair or treatment
activity in the new Speculative Building No. 7 at 1600 - 67th Avenue North. Enclosed
is a letter from the applicant describing the nature of the use which consists of
automobile rustproofing.
The ordinance recognizes automotive repair and treatment as a special use in the
zoning district. Our basic concern is that no outside storage production or, activity
is permitted outside in this zoning district, and this would include the cars or
vehicles which are subject to the treatment. This matter should be discussed thor-
oughly with the applicant with respect to expected volume and operational procedures .
It is. our opinion that temporary parking of those processed vehicles during business
hours would not constitute storage, but that extended outside storage such as over-
night or over weekends would constitute outside storage. We would recommend that
this matter be specified in the conditions of approval .
A public hearing has been scheduled.
Approval would be subject to the following:
1 . The permit is issued to the applicant as operator, and is non-
transferable.
2. The permit is subject to all applicable ordinances, codes and
regulations and violation thereof shall constitute grounds for
revocation.
3. Building plans and certificate of occupancy are subject to approval
.by the Building Official with respect to applicable codes .
4. Outside parking of vehicles other than those belonging to the
establishment or to employees shall be limited to business hours,
and outside parking of vehicles in process at any other time is
prohibited.
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• STEEL SELL - T6dIN CITIES, INC.
$14$ WEST 79TH STRI EUP
BLOOMINGTON, MINNESOTA 554.20
June 6, 1977
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center
Minnesota
Re: Special Use Permi.nt
1600 67th Avenue North
Gentlemen:
With reference to our desire to obtain a special use permit for
the above location, please be advised of the following:
We are in the automobile rustproofing business. We offer two
separate processes; one consists of conventional rustproofing--
undercarriage, door panels, etc. The produce we use is
• neoprene rubber in a latex base and non-fiamable. Our exterior
process, which seals the paint, and chrome surfaces, is- applied
from 41 grain tubes.
Our neoprene product comes in 5 gallon pails, and we do not intend to
store over 100 gallons on the premises at a:ay time.
Our main source of automobiles is new car dealers. It is a
pickup and deliver operation whereby all cars are returned to
the dealer the same day. Our retail trade is also a same day
service; we do not intend to store any automobiles overnight.
We presently have factories operating at 1714.6f-Terr-ace Drive,
Roseville and 84.8 West 79th Street, Bloomington.
Your consideration will be appreciated.
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Planning Commission Information Sheet
Application No. 77032
Applicant: Brooklyn Center Baptist Church
Location: 5640 Humboldt Avenue North
Request: Special Use and Site and Building Plan approval
The.application represents a proposal for the construction of an accessory
building which would serve as a garage for church-owned vehicles and equipment.
The applicant has also submitted a site plan which indicates several improvements
necessary for upgrading the existing parking lot and bringing it into conformance
with various City Ordinance standards .
The site plan comprehends a phasing of improvements since the church retains certain
land that is not presently paved or used for buildings . Specifically, this would
involve the deferment of installing further paving and curbing pending the develop-
ment of expansion plans by the church. The improvements which are comprehended as
part of this proposal involve the correction of certain greenstrip parking lot
setback requirements along 59th Avenue and along Humboldt Avenue.
Our observation had indicated and the site survey prepared by the church verified
that certain paving was installed beyond the property line of the church, partic-
ularly along 59th Avenue . The ordinance requires a minimum 15 foot greenstrip
from the lot line to the edge of the parking lot curbing. It is the church pro-
posal that the garage be erected this year, and, that the corrective greenstrip work
be accomplished within .the next construction season. They have indicated they are
prepared to execute a performance agreement in this regard.
A public hearing has been scheduled.
Approval would be subject to the following conditions:
1 . Building plans are subject to approval by the Building Official with
respect to applicable codes prior to the issuance of permits .
2. Site drainage, grading and curbing plans are subject to review by
the City Engineer.
3. A Performance Agreement and supporting financial guarantee (in an
amount to be determined by the City Manager) shall be submitted to
assure completion of approved site improvements.
4. Specific site improvements comprehended by this approval include
the correction of the greenstrip and curbing requirements along
59th Avenue North and along Humboldt Avenue North. The installation
involving curbing, paving and greenstrip materials shall be according
to ordinance standards.
7-2C-77
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