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HomeMy WebLinkAbout1984 05-24 PCP Planning Commission Information Sheet Application Nos. 84009, 84010 Applicant: Lombard Properties Location: 6601 Shingle Creek Parkway Request: Site and Building Plan/Special Use Permit Special Use Permit for Off-site Parking The applicant requests site and building plan and special use permit approval to con- struct a 75,251 sq. ft. office-industrial building at 6601 Shingle Creek Parkway. This application was reviewed by the Planning Commission at its May 10, 1984 meet- ing. It was tabled with direction to the applicant to bring back a parking plan reflecting 50% office occupancy and submission of a special use permit to allow office tenants in the proposed building. The applicant has complied with these requests. The applicant has submitted a new parking plan providing a ramp over the northerly portion of the central parking lot with 185 parking stalls on the upper level . The installation of the parking ramp would reduce parking on ground level by 28 stalls. The net addition brought about by the ramp would, therefore, be 157 stalls. The Spec. 14 building, at 50% office occupancy, requires 227 parking stalls. The site plan calls for 145 parking spaces to be provided on site, with the 82 remaining spaces to be provided in the central parking lot and ramp. Commissioner Nelson asked at the last meeting what the parking shortfall for the overall development area would be. If Spec. 10, 12 and 14 are all 50/50, low-rise buildings, the following parking could come about, Parking Spaces Building Total Required On-site Off-site Spec. 14 227 145 82 Spec. 10 280 78 202 Spec. 11 152 50 102 Spec. 12 252 202* 50 Ramada 489 428 61 Total 1 ,400 903 497 *Not yet established in site design These numbers indicate that Spec. 12 will only have 50 available stalls from the central lot, 45 on the southerly Tract C and 5 from the upper level of the ramp. It would seem appropriate that Spec. 14 take 20 stalls from the northerly Tract C, as proposed, and 62 stalls from the upper level of the potential parking ramp. In addition to the 112 spaces presently allocated to Spec. 10 from the central parking lot, 118 are needed from the upper level if Spec. 10 is to be a low-rise building and to make up for the loss of 28 stalls which would occur with the construction of the ramp. The landscape plan has also been revised to provide shade trees (4 Hackberry) along the Shingle Creek Parkway greenstrip and to provide sod in most landscaped areas immediately adjacent to the building. Based on the new plans s1b1flitted by the applicant, it . is felt that the plans are gener- ally in order and approval is .recommended, subject to at least the following conditions: 5-24-84 -1- Application Nos. 84009, 84010 continued 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 submitted prior to the issuance of permits to assure completion of approved site improvements. 4. Any outside trash disposal facilities and rooftop mechanical equipment 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 landscaped 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 proof-of-parking for 82 off-site parking stalls, at least 20 of which are to be located in the at-grade central parking lot and up to 62 of which may be located in a potential parking ramp. The applicant shall enter into a written agreement with the City to install this parking ramp at the request of the City and this agreement shall be filed with the property at Hennepin County. 10. The Special Use Permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation. 11. Special Use Permit approval acknowledges that up to 50% of the occupancy of the building may be devoted to office use whether related to an industrial use or not. Office occupancy of more than 50% of the gross floor area subject to amendment of the Special Use Permit herein granted and to the appropriate parking formulasof the City Zoning Ordinance. 12. Issuance of building permits is subject to the filing of the R. L. S. approved under Application No. 83046 being filed at the County. 13. The applicant shall submit a site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) prior to the issuance of building permits to assure the completion of the central parking lot. 5-24-84 -2- Application Nos. 84009, 84010 continued A221ication No. 84010 1 . Special Use Permit approval acknowledges up to 82 off-site accessory parking stalls on the central parking lot to the west of the site. I 5-24-84 -3- Planning Commission Information Sheet Application No. 84013 Applicant: {-I. E. Homes Location.: 7020, 7040 Brooklyn Boulevard Request: Rezoning The applicant requests rezoning of the land at 7020 and 7040 Brooklyn Boulevard from R5 to R3 and the rezoning of a .87 acre area of land at the west edge of the St. Alphonsus Church property from RI to R3. The land is bounded by Brooklyn Boulevard on the west, by the old City Hall property on the north, by St. Alphonsus Church on the east, and by a 7 unit apartment building on the south. The intended use of the property is an office condominium development which is a special use in the R3 zoning district. No development plan or plat has yet been submitted. The applicant has submitted a written statement, prepared by his attorney, which addresses the guidelines for evaluating rezonings set forth in Section 35-208 of the Zoning Ordinance (see written statement and ordinance guidelines attached) . Staff agree in general that there is merit in the rezoning, request and, therefore, we will not comment on each particular point. We would point out that the rezoning request is for the properties at 7020 and 7040 Brooklyn Boulevard and the westerly portion of the St. Alphonsus property and does not include the old City Hall site at 7100 Brooklyn Boulevard. The City' s Comprehensive Plan generally recommends mid-density residential or office use in this area of Brooklyn Boulevard (north of 70th Avenue North) though there is no specific recommendation for these particular parcels. The written statement of the applicant asserts, and we concur, that the existing single-family homes, 7020 and 7040 Brooklyn Boulevard are an inappropriate use of land along this major thoroughfare. A more intense use, as comprehended in the R3 zoning classification, and with controlled access onto Brooklyn Boulevard is an appropriate use. The minimum requirement of one acre for office developments can be met by the combination of the three parcels involved. The rezoning of these three parcels to R3 cannot become effective until the property is combined through platting into a single lot, or at least a single common area with interior lots for townhouses or offices. It does not seem necessary to us that a specific development plan be approved for this property since either a townhouse development or a low-rise office development of the property is con- sistent with the City's Comprehensive Plan. As with all rezoning applications, it is recommended that the application be tabled and referred to the appropriate Neighborhood Advisory Group (Northwest) for review and comment. We expect that further applications regarding this property will be submitted by the time the rezoning returns for final consideration. 5-24-84 Planning Commission Information Sheet Application No. 84014 Applicant: Mary Ziebarth Location: 5329 4th Street North Request: Special Use Permit/Nome Occupation The applicant requests special use permit approval to conduct group lessons in dance and baton twirling in the basement of the residence at 5329 4th Street North. The property in question is zoned R2 and is bounded on the east by 4th Street North (with I-94 on the east side of 4th St. ) and on the south west, and north by other single- family homes. Offering group lessons is classified under the Zoning Ordinance as a special home occupation in the Rl and R2 zones. The applicant has submitted a letter (attached) in which she describes the proposed home occupation. She expects approximately 20 students in the first season (note: class size should not exceed eight) . Ms. Ziebarth states that she does not expect parking to be a problem because: parents are asked to limit visits to the first class of the month; cars can be parked across the street where there are no homes; parents are asked not to block driveways; and classes are to be scheduled one-half hour apart. Ms. Ziebarth plans to teach two classes per evening (5:30 - 6:30 p.m. and 7:00-8:00 p.m. ) Monday through Thursday and one pre-school class on Friday from 1 :00-2:00 p.m. She notes that entrance and exit are located at the side of the home and lead directly to the studio. A fire extinguisher and smoke alarm are located in the studio. She also points out that no non-resident employee will be engaged in the home occupation. Ms. Ziebarth has also submitted a sample letter to parents discussing parking practices, etc. (attached) . The Building Official has inspected the premises and recommends that a handrail be installed on the outside stairs; that a projecting light on the stair wall be altered to a recessed light; and that the fire extinguisher be mounted on the wall in the classroom area. Issuance of the special use permit should be conditioned on the completion of these items. The primary concern of this application is parking. " The applicant clearly expects to have some on-street parking. Section 35-406 subdivision 7 states: "No automobile parking related to tie, special home occupation shall be permitted on the street provided, however, that upon a finding that the special home occupation is not feasible without on-street parking, the City Council may authorize parking on the street based upon a consideration of Section 35-220.2 and of the following: a. The amount of the applicant' s street frontage. b. The rights of adjacent residents to park on the street. c. Preservation of the residential character of the neighborhood." Section 35-220.2 is the Standards for a Special Use Permit (attached) . ' Ms. Ziebarth's street frontage is 65' . There is room in the driveway for up to possibly five cars. In addition to five in the driveway, there is room for two cars to park in front of the house on the street. The applicant's direction to parents to park on the east side of 4th Street where there are no houses is an appropriate way to deal with excess parking. We, therefore, believe that a finding pursuant to Section 35-406, subdivision 7 can be made. We recommend such a finding and approval of the appli- cation, subject to at least the following conditions: 5-24-84 _1_ Application No. 84014 continued 1. The special use permit is issued to the applicant as operator and is nontransferable. 2. The permit is subject to all applicable codes, ordinances, and regulations and any violations thereof shall be grounds for revocation. 3. Classes shall be at least one half hour apart on weekday evenings and and shall conclude not later than 10:00 p.m. 4. Class size shall be limited to no more than 10 students at a time. 5. All work recommended in the Building Official 's report shall be completed prior to the issuance of the special use permit. 6. On-street parking shall be limited to the area in front of the applicant's residence and on the east side of the street. 7. Special use permit approval acknowledges group instruction in the area of dance and baton twirling. Classes in other subjects are not acknowledged. 5-24-84 -2-