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HomeMy WebLinkAbout1983 06-30 PCP Planning Commission Information Sheet Application No. 83026. Applicant: Howe, Inc. Location; 4821 Xerxes Avenue North Request; Site Plan Approval The applicant requests site plan approval to install 14 parking spaces at the north- east corner of the newly platted Howe, Inc, site at 4821 Xerxes Avenue North (See Application No. 83027) . The land in question is zoned I-2 and is bounded on the north by 49th Avenue 'North, on the east by Brooklyn Boulevard, on the south by the Soo Line tracks, and on the west by single-family residences. The proposed parking stalls were alluded to in. Application No. 83018, a request for a variance from Section 35-700 of the Zoning Ordinance to allow less than a 15' greenstrip from the right-of-way line of Brooklyn Boulevard. These parking spaces were also central to Application No. 83001 which was an appeal from a -determination by staff that expansion of the Howe site would be contrary to Section 35-111 of the Zoning Ordinance regarding nonconforming uses. As the Commission will recall, that appeal was resolved when Howe, Inc. and the City entered into an agreement which stipulated, among other things, that the additional parking spaces would not serve as grounds for expanding the manufacture of fertilizer at the plant, and that the additional stalls would serve to reduce the parking variance granted in 1979 rather than allow other spaces to now be used as storage area. As was mentioned earlier, the proposed stalls are to be. located less than 15' from the Brooklyn Boulevard right-of-way. No variance has been sought from the setback and' buffer strip adjacent to 49th Avenue North. When I-1 or I-2 uses abut Rl, R2, or R3 uses at a street line, as is the. case here, a 50' buffer strip is required along with an 8' high opaque fence or wall. The proposed site plan provides for such a 50' wide buffer strip and for a 4' high privacy fence on top of a_ 3' high berm. Absent a request for a variance from the 'screening requirement or a finding -by the Planning Commission and City Council that the proposed screening meets the* intent of the ordinance, we recommend that the applicant be required to install at least a 5' high fence. The plan proposes that the buffer strip be landscaped with 3 Skyline Locust, 3 Hughes Juniper and 8 Isanti Dogwoods. Underground irrigation is to be installed. The fence is located approximately 35' south of the right-of-way line for 49th Avenue North. South of the fence would be a 2' high railroad tie wall and an approximately 15' wide sodded area before the parking stalls. The stalls are protected by concrete delineators and are to be .bounded by B612 curb and gutter. The plan is generally in order and approval is recommended subject to at least the following conditions: 1. The applicant shall, enter into a performance agreement with a supporting financial guarantee (in an amount to be determined by the City Manager) prior to final plat approval. 2. Underground irrigation shall be provided in all landscaped areas within the project. 3. B612 curb and gutter shall be provided around the 14 parking spaces proposed on the plan. 6-30-83 -1- Application No.. 83026 continued 4. A 5' high privacy fence shall be deemed adequate screening if placed atop the 3' berm to provide the required 8' of screening. The plan• shall be modified to indicate such a 5' high opaque fence. 5. Plan approval is subject to the provisions of the stipulation agreement entered into by Howe, Inc. and the City in reso- , lution of. Application No. 83001. 6-30-83 -2- Planning Commission Information Sheet Application No. 83027 Applicant: Howe, Inc. Location: : 4821 Xerxes Avenue North Request: Preliminary Plat The applicant requests preliminary plat approval to combine into one parcel the existing Howe, Inc. site and. a parcel of land presently owned by the Highway Department as right-of-way and access to Howe, Inc. The applicant proposes to use the extra land as an area for employee parking and to continue to use it for access. The land in question is zoned ]72 and is bounded *by 49th Avenue North on the north, by Brooklyn Boulevard on the east, by the Soo Line Railroad on the 'south, and by single-family residences on the west. The proposed legal description of the property is simply Lot 1, Block 1, Howe, Inc. 2nd Addition. The parcel being added to the Howe site is 26,676 sq. ft. in area and the total parcel is 4.79 acres in area. No easements are shown on the plat (apparently none either exist or are proposed) . The plat appears to be 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. Any existing easements shall be shown on the Preliminary Plat prior to City Council approval. 6-30-83 1 1 Planning Commission Information Sheet Application No.83028 Applicant: Construction 70/Kentucky Fried Chicken Location: 5512 Brooklyn. Boulevard Request: Site and Building Plan, Special Use Permit The applicant requests site and building plan and special use permit approval to construct a drive-up window and attendant drive-up lane at the Kentucky Fried Chicken restaurant at 5512 Brooklyn Boulevard. The lot in question is zoned C2 and is bounded by Farrell's 'Ice Cream Parlor on the north, by a private access road on the east, by Brookdale Car Wash on the south, and by Brooklyn Boulevard on the west. Kentucky Fried Chicken is classified as a convenience food restaurant which is a special use in the C2 zone. Convenience food restaurants are not permitted to abut RI, R2 or R3 property at a property line or a street line. The land across Brooklyn Boulevard is zoned Rl. However, the restriction has not been applied across wide major thoroughfares and also the Comprehensive plan designates the land across the street as having potential for service-office development. The proposed drive-up window is located on the south side of the restaurant. Access to the drive-up would be gained from a driving lane along the north side of the building and wrapping around the west side of the building to the south side. New curb and gutter is to be installed north of the building to define the drive-up lane. A 3' wide median east of the building separates drive-up traffic from the walk-in traffic that parks on the south side of the lot. The median will be depressed at the pedestrian crossing point to allow access to the handicapped. The northerly access to the site will be enter-oily and the southerly access will be widened to allow both entrance and exit. One of the *difficulties with the plan is- that the drive-up window causes pedestrians to cross between cars waiting in the drive-up lane and requires cars exiting the drive-up lane to cross the path of other cars entering the site. While this is not an optional situation, there seems to be no alternative on this site. At any rate, there* does not seem to be any impact on traffic in the public streets. Landscaping is proposed in planters around the west end of the building. Shrubs will also be planted in a rock or bark chip mulch around the outside of the drive- up lane. No planting types have been specified on the landscape schedule. A 5' wide sidewalk is also planned along the north side of the building to help guide drive-up traffic as well as provide for pedestrians. The dumpster enclosure will be relocated from the southeast portion of the parking lot to an area immediately east of the building. Altogether, the plan is generally in order and approval is recommended subject to at least the following conditions: I . - Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. 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. 3. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 4. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 5. B612 curb and gutter shall be provided around all parking and t._Qn_Q2 driving areas. i 1 1 Planning Commission Information Sheet Application No. 83030 Applicant : Brutger Companies, Inc. Location: Lilac Drive and Dupont Avenue North Request : Preliminary Plat The applicant requests preliminary plat approval to subdivide into 32 townhouse lots and one common area lot the parcel of land immediately west of Dupont Avenue North and northwest of North Lilac Drive. The property is zoned R3 and is bounded by I-94 on the north, by Dupont Avenue North on the east, by North Lilac Drive on the southeast, and by the condominium parcel of the Brookwood Residences plat on the southwest. The parcel in question is approximately 6.12 acres. The existing legal description of the property is Lot. 3, Block 1, Brookwood Resi- dences Addition. The proposed new legal description is Lots 1-33, Block 1, Brookwood Townhouse Addition. Lot 1 is the common area lot and Lots 2 through 33'are the townhouse lots. The townhouse lots include the residence, the detached garage, and a small green area in between, for each townhouse lot . The townhouse units are grouped into clusters of six and four which are classified as Building "A" (6 units with 4 double/2 single garages) , Building "B" (4 units with 2 double/2 single garages) and Building "C" (6 units with 1 handicapped unit 2 double/4 single garages) . There are two of each type of building. The preliminary measurements of each building type and unit are shown separately from the plat survey. There are drainage and utility easements around the entire outside perimeter of the common area lot (35' wide adjacent to the interstate and 5' wide elsewhere) . There are also two 10' wide drainage and utility easements running through the property more or less north to south. The plat appears to be 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 Homeowners' Association documents shall be submitted to the City Attorney for review and approval prior to final plat approval. 6-30-83 1 1 Planning Commission Information Sheet Application No. 83031 Applicant: Brookdale Car _Wash Location: 5500 Brooklyn Boulevard Request: Site and Building Plan, Special Use Permit The applicant requests site and building plan and special use permit approval to construct two additions to the Brookdale Car Wash at 5500 Brooklyn Boulevard. The lot in question is zoned 'C2 and is bounded by Kentucky Fried Chicken on the north, by a private access road on the east, by 55th Avenue North on the south, and by Brooklyn Boulevard on the west. Car washes are a special use in the C2 zoning district and are not allowed to abut RI, R2, or R3 zoned property at either a property line or a street line. The land across Brooklyn Boulevard is zoned R2; however, abutment across a major thoroughfare the size of Brooklyn Boulevard at this point has not been considered as abutment. The purpose of the two additions is to add a new wax bay to the existing car wash and a storage room. The applicant also intends to remodel the roof line to allow for placement of windows along the east and west walls, allowing more light into the car wash. Rather than a flat roof, the remodeling may install slanted sections that rise from the 11' 10" height of the existing roof on one side to a height of 21' 6" at the point it meets the opposite wall. These roof sections would be staggered with two larger sections facing west and three facing east. The plan, as submitted, provides for a 24' addition to- the north end of the building and a 20' addition to the south end of -the building. This will allow the building to meet the required 35' setback off 55th Avenue North. The site plan proposes some slight- modifications to curb delineators in order to adjust the traffic flow into the stacking area and into the entrance to the car wash at the south end of the building. There will also be a new paved area north of the northerly addition to allow cars to be backed into the wax bay. Total stacking on the Iite is basically unaffected by the proposed additions. A private sanitary sewer line which presently runs north of the building will run under the proposed northerly addition, The existing pipe will be replaced with cast iron pipe rather than relocated away from the building. Also, the building which is presently not fire sprinklered will be equipped with a fire sprinkler system. Altogether the plans are generally in order and approval is recommended subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes. prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial 'guarantee (in an amount to be determined by the City Manager) shall be sub- •mitted prior to the issuance of permits to assure completion of approved site improvements. 6-30-83 -1- Application No. 83031 continued 4. The building is to be.equipped with an automatic fire exting- uishing system to meet NFPA standards and shall be connected to ° a central monitoring device in accordance with Chapter 5 of the City Ordinances. 5. B612 curb and gutter shall be provided around all parking and driving areas. 6. The plans shall be revised prior to consideration by the City' Council to shorten the southerly addition so .that the required 35' setback off 55th Avenue North is met. 6-30-83 -2-