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HomeMy WebLinkAbout1983 06-16 PCP Planning Commission Information Sheet Application No. 83022 Applicant: Hammill-Mc Kinney Architects/Ground Round Location: 2545 County Road 10 Request: Site and Building Plan The applicant requests site and building plan approval to construct an addition to the lounge at the Ground Round Restaurant at 2545 County Road 10. The restaurant property is zoned C2 and is bounded on the north by County Road 10, on the east by a joint parking lot shared with the Plitt Theatre, on the south by Dayton's Garden Center, and on the west by Brookdale (specifically a private road extension of Shingle Creek Parkway) . The restaurant is a permitted use in the C2 zone. The proposed expansion is to the southwest corner of the building and will add very little in the way of total seating. However, the expansion will allow a proposed in- crease in lounge seats from 73 to 89 while restaurant seating is to decline from 143 to 131. The Ground Round site holds 55 parking stalls and there is an easement for 71 additional stalls on the adjacent parcel to the east, for a total of 126 stalls. The original approval comprehended 237 seats and 15 employees which fit within the parking requirement of one space for every two seats plus one space for every two employees on the maximum shift. The original 237 seats were divided 149 in the restaurant and 88 in the lounge. Since then, the Ground Round replaced some seats in the lounge with video games and a large screen T.. V. and have simply thinned out the seats in the restaurant. The proposal for a total of 220 seats is certainly within the parking capacity of the restaurant. Therefore, from a zoning perspective, there is no problem with the proposed addition. The concern we have is over compliance with the City's Liquor Ordinance. The City Liquor Ordinance requires that establishments serving in- toxicating liquors have at least 150 dining seats and that the majority of operating revenues come from the sale of food (ie. over 50%). The Ground Round does serve food in the lounge, but certainly the main function of the lounge is as a drinking area. The receipts for food and liquor have run about 56% to 5_8% for food to 42% to 44% for liquor over the last three years. Staff are concerned that the increase in lounge seating, coupled with a decrease in restaurant seating, will perhaps put the food/liquor ratio below the ordinance requirement. We would, .therefore, recom- mend that restaurant seating be at 150 seats and the lounge seating capacity limited to 87 which would be the maximum permitted by the available parking. The proposed addition involves no changes to the site plan or the grading, landscaping and utility plans. The building exterior will, of course, be compatible with the exist- ing building. There will be more windows.in the addition, as it is intended to be a sun room. New windows will also be installed on the north and south elevations to .allow more natural light into both the lounge and the restaurant. Altogether the plans appear to be in order and approval is recommended, subject to 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. Seating in the dining room shall 'be no less than 150 and the seating capacity in the lounge shall not exceed 87 . . 3. The addition shall be equipped with an automatic fire extinguishing system to meet NFPA standards and connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6-16-83 Planning Commission Information Sheet Application No. 83023 Applicant: Maranatha Nursing Home Location: 5401 - 69th Avenue North Request: Site and Building Plan, Special Use Permit The applicant requests site and building plan and special use permit approval to make two minor additions to the front of the nursing home at 5401 69th Avenue North. The property in question is zoned RI and is bounded by 69th Avenue North on the north, by single-family homes on the east and south, and by an apartment complex in Brooklyn Park on the west. The nursing home is con- sidered a use necessary for the public. welfare in an RI zone. (A special use in the R1 zone) . One of the proposed additions is for garage and storage space at the north end of the east wing. It would be 25' 4" deep by 57' 4" wide with a double garage door on the west side of the addition. The second addition would be to add by building addition or conversion approximately 925 sq. ft. of office space and a canopy adjacent to the front reception area. A new mansard is also proposed along the entire front of the building. With new construction, mansards and other exterior treatments are generally carried around the entire building, although there have been exceptions and there is no ordinance specific- ally requiring consistent exterior treatment . The Commission may wish to discuss with the applicant the possibility of extending the mansard treatment further than proposed. The parking requirement for the nursing home is • not really affected by the proposed addition, since the formula is based on number of beds, staff and doctors which will not change as a result of the addition. The facility has 98 beds, 14 staff doctors and at most 50 employees on the maximum shift. This results -in a parking requirement of 63 spaces. There will be 52 spaces available on the site and substantial green area which could be converted to parking space if necessary. Staff reviewed the site. at about 3:00 p.m. , during a shift change, and parking seemed ample at that time. The proposed changes will result: in a loss of seven (7) parking stalls. Absent a parking problem, staff do not feel it necessary at this time to require the installation of additional parking (unless the applicant desires to) . No landscaping or grading changes are proposed. There are no setback problems created by the addition. At present , the nursing home is not equipped with a fire sprinkler system. There are pull alarms connected to a remote monitoring station. There are also heat detectors in hallways, common areas, and closets, but. not in individual patient rooms. Smoking is not permitted in the building. Under the State Building Code; a newly constructed nursing home would have to be fire sprinklered. The extent of the proposed addition, however, . is such that we do not feel we can require that the entire building be equipped with fire sprinklers though we believe that would be the best method of fire protection (and might well pay for itself in lower insurance premiums) . We do feel that smoke detectors should 6e installed in all sleeping rooms and in the rooms that are being added. Even though smoking is not permitted in the building, fires can result from other causes. Considering the vulnerability of the clientele, such an investment in smoke detectors does not seem unreasonable. 6-16-83 -1- Application No. 83023 continued Otherwise, the plans appear to 'be in order. Approval is recommended subject to at least the following conditions: 1. Building plans are subject. to -review and approval by the , Building Official with respect to applicable codes prior to the issuance of permits. 2. All sleeping rooms, shall be equipped with smoke detectors connected to a central monitoring system in accordance with Chapter 5 of the City Ordinances prior to the issuance of building permits. The newly constructed storage, garage and office space shall be equipped with smoke detectors connected to a central monitoring device prior to occupancy. 6-16-83 -2- Planning Commission Information Sheet Application Nos. 83024,83025 Applicant: DeVries Builders Location: Xerxes Place North Request: Site and Building Plan, Preliminary Plat The applicant requests site and building plan approval for eighteen (18) townhouse units in the Fifth Addition of Earle Brown Farm Estates. This is the last phase of the Earle Brown Farm Estates development and involves the land at the southern tip of the 13 acre site. It is bounded. by "Old" Xerxes Avenue North on the west, by the freeway on the south, by Xerxes Avenue North on the east and by the Second and Fourth Additions of Earle Brown Farm Estates on the north. The land is zoned R.3 and townhouses are a permitted use in that zofiing district. The plat covers an area of 2.3 acres. The density for this particular phase is 7.83 units per acre and for the entire development is 7.72 units per acre (somewhat less than the allowable density of 8 units/acre) . The site plan is unchanged from the original site development plan for the entire complex which was presented with first phase approved in June, 1981. Access to the townhouses is via Xerxes Place, a private roadway off Freeway Boulevard serving the southerly portions of the project. The plan provides fc two parking stalls per unit plus nine (9) guest parking stalls for a total of 2.5 stalls per unit. (The Zoning Ordinance requires 2/unit) . the existing legal description of the property is Outlot D, Earle Brown Farm Estates First Addition. The proposed legal description includes Lots 1-6 for Blocks 1, 2 and 3 of Earle Brown Farm Estates Fifth Addition. The common area, including the private roadway, landscaping,and a play area north of the townhouses, is to be described as Lot 1, Block 4 of the same addition. There are two easements shown on the plat: a 55' wide NSP easement along the west side of the plat, and a water main easement adjacent to the Fourth Addition which passes through the northerly corner of Lot 6, Block 3. A public hearing has been scheduled for the preliminary plat. Altogether the plans are in order and approval is recommended, subject to the follow- ing conditions: For Application No. 83024, the following conditions are recommended: 1. Building plans are subject to review and approval by the Building Official with respect toapplicable codes prior to t:he issuance of permits. 2. Grading, drainage and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits. 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 the approved site improvements for the 5th Addition prior to the issuance of building permits. 4. Any outside trash disposal facilities shall be appropriately screened from view. 5. All common parking and driving areas shall be surrounded by B612 curb and gutter as shown on the approved drainage• and grading plans. 6-16-83 -1- Planning Commission Application Nos. 83024 and 83025 continued 6. Plan approval acknowledges a master plan for all phases of the Earle Brown Farm Estates townhouse project. However, each additional phase is .subject to preliminary plat approval and site and building plan approval by the Planning Commission and City Council. 7. The developers shall take adequate measures to control dust and debris during construction. A viable turf shall be established and maintained in those areas subject to future development. 8. The Fifth Addition of the Earle Brown Farm Estates shall be in- cluded in the single Homeowners' Association for the entire development. For Application No. 83025, the following conditions are recommended: 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 Fifth Addition shall be governed by the same Homeowners' Association and bylaws as in effect for the previous phases of the Earle Brown Farm Estates. Homeowners' Association agree- ments and bylaws are subject to review by the City Attorney prior to final plat approval. 6-16-83 -2-