HomeMy WebLinkAbout1983 10-20 PCP Planning Commission Information Sheet
Application No. 83053
Applicant: Brad Kmetz
Location: 63C6 Perry Avenue North
Request: Variance
The applicant requests a variance from the Subdivision Ordinance to subdivide
property by metes and bounds, rather than by formal plat. The properties in
question are located at the northeast corner of 63rd Avenue North and Perry Avenue
North and are presently described as Lots 18, 19 and 20, Block 3, Bergstrom's
Lynside Manor Addition. The land in question is zoned RI and is bounded by 63rd
Avenue North on the south, by Perry Avenue North on the west, and by single-family
homes on the north and east. The new subdivision will not create any additional
lots, but will change the common boundary between the property at 6306 Perry Ave-
nue North (the Kmetz residence) and the properties at 6300 Perry Avenue North and
4810 63rd Avenue North. It will also change the common boundary between 6300 Perry
Avenue North and 4810 63rd Avenue North.
The reason for the resubdivision among the three lots is that the detached garage
for 6306 Perry Avenue North straddles the existing south property line and extends
approximately 6' into the lot at 6300 Perry Avenue North. The new property line
will establish a. 4.08' side yard setback for the garage, about one foot more than
required. The new property line is parallel to the south side of the garage which
is not perpendicular to the street. The new south property line is only 1 .59' south
of the existing line at the front of the lot, but is 17.48' south at the back.
Another reason for the resubdivision i's that a fence presently exists inside the
lot at 4810 63rd which has essentially been treated as the common boundary between
4810 63rd and 6300 Perry. The new property line would be 6" east of that fence.
It intersects the south line of 6306 Perry 15' east of the existing line, transfer-
ing a wedge-shaped piece of land to 6300 Perry (see survey attached) .
Presently, there is a drainage and utility easement along the south and east lines
of the property at 6306 Perry. The easement along the south line will be relocated
southward so that it covers the area 3' north of this line to about 5' to 7.5" south
of the line along its entire length. The City will vacate the portion of the old
easement not included in this area. The parcels resulting from the metes and bounds
subdivision are designated Parcel A (6300 Perry) , Parcel B (4810 63rd) and Parcel C
(6306 Perry) . However, the resubdivision is not a formal plat and has no name.
Subdivisions by metes and bounds have generally been allowed by variance as long as
no new lot is being created and the underlying legal description is platted. Both
those conditions are met in this case. Also, the proposed subdivision eliminates a
nonconforming situation relative to the garage at 6306 Perry Avenue North. In fact,
the swap of land allows Parcel A (6300 Perry) to increase slightly in size so that
it now will meet the area requirement for a corner lot of 10,500 sq. ft.
In general , the proposed division appears to be in order and approval is recommended.
10-20-83
Planning Commission Information Sheet
Application No. 83051
Applicant: Normandale Tennis Clubs, Inc.
Location: Southeast corner of Lakebreeze and Azelia Avenues North
Request: Site and Building Plan/Special Use
The applicant requests site and building plan and special use permit approval to
construct a racket and swim club on the 7.38 acre area of land at the southeast
corner of Lakebreeze and Azelia Avenues North. The land in question consists of
three parcels zoned C2 and two tracts of right-of-way which are bounded by Lake-
breeze Avenue on the north, by Denny' s Restaurant and Highway 100 on the east,
by excess Highway 100 right-of-way on the south, and by a single-family residence
(in an R-2 zone) and Azelia Avenue on the west. Racket and swim clubs are clas-
sified as a special use in the C2 zoning district. All access to the site would
be via a single opening off Lakebreeze Avenue North.
The proposed use consists of a three level building (88,288 sq. ft. of gross floor
area) containing 14 racketball courts, a swimming pool , running track, fitness
room, nautilus, locker rooms, party room, lounge and nursery. Also proposed are
12 outdoor tennis courts which will be covered approximately 8 months out of the
year with two air structures, approximately 125' x 275' and approximately 40'
high. Section 35-400 footnote 4 of the Zoning Ordinance requires that structures
22 storeys or more in height must be set back no less than twice the height of
the building when abutting the RI or R2 zone. In this case, the development does
abut the R2 zone on the west. The northerly structure will be set back approxi-
mately 74' and the southerly structure 55' . Staff regard these setbacks as
adequate for two reasons: one is that the base of the structures will actually
be sunken below the level of adjacent property by about 9' in the case of the
northerly structure and 6' in the case of the southerly structure; secondly, the
air structures are curved so that the maximum 40' height is not reached until a
point that is another 60' away from the R2 zone. It, therefore, appears that the
structures will always be at least twice the height of the building away. The
principal building is set back 50' from Highway 100 as required by ordinance.
Parking for the proposed use is difficult to calculate and is the key to acceptance
of this application. The only remotely similar facility in the City, the Grecian
Health Spa, has provided parking at the rate of one space per 200 sq. ft. of gross
floor area. This is the formula in the ordinance for "other commercial uses
excluding wholesale" (See section 35-704 (h) attached) . However, this formula
would require 440 parking spaces in this case. The applicant proposes only 240
parking spaces based on a ratio of about 9 spaces per court (14 racketball and 12
tennis) . The applicant notes that this amount is in keeping with similar facili-
ties which have no parking problems. Staff are willing to accept the installation
of only 240 parking stalls initially, but are uneasy about this number of spaces
in the long run. We feel there should be proof-of-parking for additional stalls
based either on potential occupancy of the building and the tennis courts, or on
the office formula which requires less than one space/200 sq. ft. for larger build-
ings. The potential occupancy of the building is 1462 persons based on the Build-
ing Official 's estimate. A requirement of 1 space per 4 potential occupants would
be 366 spaces. (It is extremely unlikely that such an occupancy level would ever
in fact be raalizaG nor if it wore..that any parking formula would be sufficient).
Based on the office formula, the parking requirement would be 377 spaces. We have
contacted a number of other cities regarding parking requirements for such uses.
The only city which has a specific formula is St. Louis Park. Their formula is
20 spaces for the first 1000 sq. ft. , plus one space/300 sq. ft. above 1000 sq. ft.
10-20-83 -1-
Application No. 83051 continued
This formula would result in a .parking requirement of 311 spaces. (Some additions
for the outside tennis courts may be appropriate) . St. Louis Park reports that
the parking lot for the Northwest Racket and Swim Club is consistently pretty full .
Staff recommend that the Commission choose some requirement among these.
The landscape plan calls for 18 species of tree and shrub. The front greenstrip
adjacent to Lakebreeze Avenue is to be planted alternately with Black Hills Spruce
and Hackberry trees. Most parking lot islands and delineators will have either
Imperial Locusts or Sunburst Locusts. The plan also calls for a number of other
shade trees around .the site (there are 64 trees of 22" diameter variety total ) ,
including Red Maple, Western Catalpa , River Birch, Weeping Willow, and Summit Ash.
There are 216 Zabel Honeysuckle scheduled primarily along the west, south, and
east greenstrip areas, serving as a -screening device along the west side of the
site. In addition, there are a number of large existing trees on the west side of
the site, south of Azelia Avenue. Finally, there are over 100 Bar Harbor Juniper
and over 100 Smooth Sumac located primarily in areas close to the building,
especially in the large green area between the building and Highway 100.
No underground irrigation has been noted on the plans received. Underground irri-
gation is required by ordinance in all landscaped areas in commercial and indus-
trial developments. Section 35-412 Subsection 3 requires a protective strip of
35' and an opaque fence or wall at least 8' in height when C2 uses abut an Rl , R2,
or R3 district at a property line. No such fence is proposed in the area south of
Azelia adjacent to the R2 zone. The applicant prefers to use vegetative screening
to accomplish the purpose of the ordinance requirement. If the Commission accepts
this method of screening, it should specifically acknowledge such in a condition
of approval . Staff would recommend, however, that the 8' high fence be required
of this development unless reaction from the neighbors is decidedly negative.
Screening of the parking lot when abutting residential is also required. The ap-
plicant proposes Zabel Honeysuckle at the level of Azelia Avenue which is about
10' above the west end of the parking lot. Staff regard this proposed treatment
as adequate to meet ordinance requirements.
The grading and drainage plan is fairly complicated. The entrance on the second
level of the building is set at 868' . The tennis courts to the west of the build-
ing are sunken to the level of the first floor at 856 '.The parking lot drops away
from the building fairly steeply at a slope of 3% to 6% (this should be held to a
maximum of 5%) . A retaining wall is to be placed along the south side of the park-
ing lot to manage the drop in grade to the tennis courts. There is also a retain-
ing wall proposed around the west end of the southerly group of tennis courts to
handle the steep rise that occurs along the west side of the property. That rise
comes from the tennis courts and parking lot at about 855' up to Azelia Avenue
at about 865' . Not surprisingly a series of catch basins is proposed along the
base of this rise to be connected by a single storm sewer line which connects with
the storm sewer in Lakebreeze Avenue. Some drainage is proposed to wash out over
the access drive to Lakebreeze Avenue. Staff recommend that these proposed grades
be altered so that drainage breaks at the property line arid on-site drainage is
conveyed via storm sewer to the City storm sewer in Lakebreeze. No water or sani-
tary sewer plans have yet been submitted. All parking and driving areas are to be
bounded by 8612 curb and gutter in accordance with Section 35-710.
The building exterior is to be primarily face brick on the entry level and half
the lower level . Pre-finished insulated metal panels on steel studs are indicated
on the upper level . Solar reflective glass block is proposed at the corners of
the upper level and east of the main entrance. Poured concrete columns, 24" in
diameter are to be located at the corners of the building. Solar gray thermopane
windows with anodized aluminum frames are to be placed along the west wall for
viewing into the northerly tennis court area. Large windows are also shown on
10-20-83 -2-
Application No. 83051 continued
the south wall to let light into the swimmirg pool area. There will be a deck on
the upper level and a courtyard at ground level at the southwest corner of the
building. Parking lot lighting will be provided with 250 metalbalide lamps on
poles of 15' and 25' . The 15' high poles are at the east end of the lot (which
is higher) and along the front greenstrip. The 25' high poles are proposed in the
lower west end of the parking lot.
Regarding the Standards for Special Use Permits (attached) , the applicant' s
representative has submitted a letter (also attached) in which he states that the
standards are met. He states that the development will be beneficial to the com-
munity, that surrounding properties will appreciate in value as a result of the
presence of the club. He also states that the proposed use is less intense than
many others that are permitted in the C2 zoning district. He concludes by saying
that the parking provided will be adequate and all traffic will enter the site
off Lakebreeze Avenue at a point about 330' east of Azelia Avenue.
Staff do not argue with most of these points. Our main concern is over parking.
Most likely, the 240 stalls provided will be adequate for at least the first year
or two. But, as membership in the club increases and group lessons in tennis and
aerobics attract more people, there may be a demand for additional stalls.
On,•e place to provide these stalls, if the proposed plan is built, is in a 50'
wide landscaped area south of the southerly group of tennis courts .and/or in the
excess highway right-of-way south of the site. If parking were to be provided in
the highway right-of-way area, permission of MN/DOT would of course be required;
a special use permit for off-site accessory parking would have to be granted; and
the parking lot would have to be screened from the highway as well as from neigh-
boring residences. The other option is a parking ramp above the west end of the
proposed parking lot.
Providing parking along the south portion of the site or south of the site is not
ideal since patrons will have to walk around the building to reach the front
entrance. This parking area would probably be used least and, when not used by
club members, it might be used by people wishing to swim at Twin Lake. Access to
such a parking area would be via Indiana Avenue although some cars might filter
around through the residential neighborhood. Traffic coming in off Indiana would
not pass any residences before reaching the lot. Staff, therefore, feel that such
a parking lot would not have a negative impact on the neighborhood. The applicant
has indicated to staff a willingness to build a parking ramp over the west end of
the proposed parking lot as a means to arrive at the total number of stalls required
by the City (whatever number is arrived at) . The applicant has also expressed a
willingness to enter into a formal written agreement, to be drafted by the City
Attorney, requiring the installation of such a parking ramp upon a determination
by the City that additional stalls are necessary. This written agreement would be
filed with the plat at the County. Such a ramp would probably be a single level
and would have to be appropriately screened from the residential area to the west.
The only other options to providing a proof-of-parking area on the south edge of
the site or south of the site area: 1 ) shrink the building; 2) eliminate some
tennis courts; or 3) accept the proposed 240 parking stalls as sufficient. Staff
are not certain that more parking is immediately needed; however, we feel the last
option is not prudent in the long run.
Based on the foregoing, we recommend that the Commission table the application
and direct the applicant to prepare an alternate plan providing a proof-of-parking
for an appropriate number of parking stalls. We also ask that the Commission give
direction to staff regarding what it feels the appropriate numbers of parking
stalls is for this use. If the Commission is satisfied that an agreeable solution
is reached at Thursday's meeting, we will be prepared to offer suggested conditions
of approval .
10-20-83 -3-
Planning Commission Information Sheet
Application No. 83052
Applicant: Normandale Tennis Clubs, Inc.
Location: Southeast corner of Lakebreeze and Azelia Avenues North
Request: Preliminary Plat
The applicant requests preliminary plat approval to combine into a single parcel
the land bounded by Lakebreeze Avenue on the north, by Denny's Restaurant on the
east and north, by Highway 100 right-of-way on the southeast and south, and by a
single-family residence and Azelia on the west. This area presently consists of
Lot 2, Block 1 and Lot 1 , Block 2 of Dale and Davies 2nd Addition and a large
parcel described by metes and bounds south of Dale and Davies 2nd Addition and
Azelia Avenue. It also includes a 338' section of Grimes Avenue right-of-way
and a 250' section of Lakeside Avenue right-of-way for a half street, east of
Indiana Avenue. The area is all zoned C2 and is being combined in accordance with
Section 35-540 to accommodate a single use as a racket and swim club (see Appli-
cation No. 83051 ) .
The proposed plat requires the vacation of the Grimes and a portion of Lakeside
Avenuesright-of-way. It will also require the dedicating of a small area of right-
of-way for a hammerhead turnaround at the south end of Azelia Avenue. There
appears to be a need for an easement at the extreme east end of the property where
a storm sewer line from the Denny' s Restaurant site drains toward the Highway 100
right-of-way. The measurements for the south and southeast property lines are not
exact at this time and will have to be verified prior to City Council approval .
Because of what appears to be a foul-up by the Post Office, the legal publication
for this plat did not arrive in time for publication a week prior to this meeting.
No public hearing can be held, therefore. The plat application will have to be
tabled until the November 10, 1983 meeting.
10-20-83