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HomeMy WebLinkAbout1984 08-09 PCP Planning Commission Information Sheet Application No. 84027 Applicant: H. E. Homes, Inc. Location: 7020, 7040 Brooklyn Boulevard Request: Site and Building Plan/Special Use The applicant requests site and building plan and special use permit approval to build an office condominium development on the land presently addressed 7020 and 7040 Brooklyn Boulevard. This land was the subject of Planning Commission Application No. 84013 for rezoning to R3 which was approved. The property is bounded by Brooklyn Boulevard on the west, by the vacant old City Hall property zoned R5 on the north and also by the end of 71st Avenue North on the north, by the St. Alphonsus Church property on the east, and by an eight unit apartment building zoned R5 on the south. Office uses up to two storeys in height are a special use in the R3 zoning district. The proposed plan calls for one 30' wide access on Brooklyn Boulevard in the approxi- mate middle of the site frontage. The development is to consist of 17 office condo- minium units in two linear clusters of five and one L-shaped cluster of seven. The units will have one floor above grade for office use and one floor below grade for storage use. The total office area is to be 21 ,150 sq. ft. for a parking require- ment of 105 stalls at roughly 1 stall per 200 sq. ft. of gross floor area. The storage area comes to 18,780 sq. ft. which requires 23 parking stalls at one space per 800 sq. ft. The total parking requirement comes to 129 stalls because of fractions. The site plan provides 127 stalls and the possibility of five or six additional stalls if some existing trees to remain in parking lot islands were removed. Staff recommend the addition of two parking delineators at each end of a double row of parking between the buildings. Three handicapped spaces are provided in appropriate locations as required by code. The landscape plan provides generous green areas in the front greenstrip along Brooklyn Boulevard. The southerly building is set back 29' from the south property line allowing for a large green area on the south side of the site. A 15' buffer strip as required by ordinance is planned along the east property line adjacent to the St. Alphonsus Church property. The landscape plan calls for the retention of numerous existing trees, including eight within the parking lot area and 13 additional trees around the site. Of these existing trees, 15 are Elms, 4 are Maples and 2 are Ash. In addition to existing trees, two Marshall 's Green Ash are proposed in the northwest portion of the site. Fifteen Black Hills Spruce are proposed along the east property line to serve as screening. A gap has been left in this row of trees to allow a possible driveway outlet from St. Alphonsus Church. (Staff would advise against such an outlet, especially in light of the fact that the office development will be governed by an association of owners) . A landscaped planter area is proposed on either side of the entrance to the site containing Pfitzer Junipers, Purple Leaf Sand Cherries and Mock Orange shrubs. Additional Junipers are proposed in planter areas along the front of the building. Sod and irrigation are to be provided in all green areas. The site is to drain generally toward the east side of the site where a storm sewer connection will- be made to a 27" public storm sewer which runs along the west side of the St. Alphonsus church property. Connections to water and sanitary sewer will be made to utilities within the same easement. Although some proposed spot elevations have been shown on the site plan, a grading and berming plan should be submitted prior to Council consideration providing more detailed information on the proposed contours of the site. The plan does call for B612 curb and gutter around all parking and driving areas as required by ordinance. 8-9-84 -1- �u�air Application No. 84027 continued The building elevations provide for a face brick exterior and cedar shingles. Solariu modular glass enclosures are provided along portions of the north and west elevations of the southerly 7-unit building and along portions of the southerly elevation of the two 5-unit buildings on the north side of the site. These areas enclose common area hallways .which provide an interior access to each unit. Windows for. the individual units are to be casement windows. The proposed building plan also makes use 'of semi- circular windows above the entrance doors and semicircular roof vents. An automatic fire extinguishing system for each cluster building is to be provided. Parking lot lighting is to be provided by 10 freestanding traditional style luminaires on aluminum lightposts. Additional security lighting along the west building eleva- tions will provide lighting to the westerly parking area. No exterior trash disposal facilities are indicated on the plan. 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 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. The plans shall be modified prior to City Council consideration to provide: a. a grading plan depicting contours of both parking and green areas around the entire site b. parking delineators at both ends of the double row of parking between the buildings 8-9-84 -2- Application No. 84027 continued c. trash enclosures d. opaque screening of the north and south ends of east parking area 10. Plan approval acknowledges the retention of 21 existing trees as part of the proposed landscape plan. Should any of these existing trees be removed or die prior to release of the performance guarantee, they shall be replaced with an equal number of shade trees, a minimum of Zz" in diameter at appropriate locations on the site. 11. As-built utility drawings shall be provided to the City Engineer prior to the release of the performance guarantee. 12. The special use permit acknowledges an gffice condominium use in the R3 zoning district and is subject to all applicable codes, ordinances and regulations and violation thereof shall be grounds for revocation. 8-9-84 -3- Planning Commission Information Sheet Application No. 84028 Applicant: H. E. Homes, Inc. Location: 7020, 7040 Brooklyn Boulevard Request: Preliminary Plat The applicant requests preliminary plat approval to subdivide into two lots the parcels of land presently addressed as 7020 and 7040 Brooklyn Boulevard and 7025 Halifax Avenue North. The property in question is bounded by Brooklyn Boulevard on the west, by the vacant old City Hall property and single-family residences on the north, by Halifax Avenue North on the east, and by 70th AvenuE North, Edina Realty, a single- family home and an eight-unit apartment building on the south. The land is presently occupied by two single-family residences and by St. Alphonsus Church. An office condominium development is proposed for the westerly lot of the subdivision, in place of the residences. The existing legal description of the property is a metes and bounds description of part of Lots 4 and 5 of Auditor's Subdivision No. 57. The proposed legal description. is Lot 1 and Lot. 2, Block 1, Brooklyn Village Offices Addition. Staff recommend that the title of the plat be changed so as not to sound like governmental offices of the City and perhaps to better accommodate the existing church. Lot 1 (the office condo site) is to be 2.406 acres, exceeding the 1 acre minimum for office uses adjacent to major thoroughfares. Lot 2 is to be 17.99 acres for the church use. Lot 1 is zoned R3; Lot 2 is zoned Rl . The proposed plat shows right-of-way dedication for 70th Avenue North and for Halifax Avenue North. A 15' wide sidewalk easement is indicated for 678' along Halifax Avenue North. A 60' wide utility easement is also shown on the west side of Lot 2 and extending a few feet onto Lot 1 . Based on the utility layout shown on the pro- posed site plan (Application No. 84027) , staff believe additional utility easement area may be needed for the connection of the office condo utilities to the public utilities in the easement. The proposed plat does not show any existing structures and does not show some underlying and adjacent parcels. While it is not necessary to show existing structures, underlaying and adjacent lots should be identified along with an access easement to the residence at 7015 Kyle Avenue North. In addition, there has been some discussion about a possible access easement for the church through the office condo property. This has also not been shown. Staff recommend against such an easement, but it should be shown on the preliminary plat if it is being pursued. The proposed Lot 1 is presently occupied by two residences. These will have to be removed prior to final plat approval to prevent two residences from occupying a single parcel . The preliminary plat is generally acceptable and approval is recommended, subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engi ne'er. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. The preliminary plat shall be modified prior to consideration by the City Council to provide the following: 8-9-84 -1- Application No. 84028 continued a. underlying and adjacent property lines b. an access easement to 7015 Kyle Avenue North c. expanded utility easement area adjacent to Lot 1 d. access easement rhough Lot 1 if acceptable to all parties 4. The two existing residences and accessory structures shall be removed from Lot 1 prior to final plat approval . 5. The applicant shall enter into an agreement for the payment of hookup charges for Lot 1 of the plat. 6. The applicant shall propose a new name for the plat at the time of City Council consideration. 8-9-84 -2- Plannirig Coicuiission Information Sheet Application No. 84029 Applicant: Group Health, Inc. Location: 6845 Lee Avenue North Request: Site and Building Plan The applicant requests site and building plan approval to construct a 20' x 20' storage building at the Group Health Clinci at 6845 Lee Avenue North. The property in question is zoned Cl and is bounded by Noble Avenue North on the west, by 69th Avenue North on the north, by Lee Avenue North on the east, and by the Northern States Power Company service center on the south. The clinic is a permitted use in the C1 zoning district. Under Section 35-411 of the Zoning Ordinance, all storage in the C1 zone is to be in an enclosed building. The proposed building is to be located in the northwesterly portion of the site, to the north of the existing clinic building. It is to be set back 106.5' from 69th Avenue North and 72'from Noble Avenue North. This exceeds the minimum 50' setback off 69th and 25' off Noble. The storage building will be served by an existing service drive off Noble Avenue North which presently provides access to the trash container. The proposed building is basically a small two-car residential garage structure with an overhead door on the west side and an entry door on the south side. The purpose of the garage is to store lawn equipment, snow removal equipment and some paper, etc. The exterior of the building is to be stucco painted white to match the clinic. There are no parking requirements for the storage building and no new landscaping is proposed. There are no site deficiencies with this development that need to be corrected. Approval is therefore recommended, subject to the following condition: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 8-9-84 1 1 Planning W111111 Inforui'►Lion S)huet Application No. 84030 Applicant: Sharon K. McNamara Location: 6725 Quail Avenue North Request: Special Use Permit/Home Occupation The applicant requests special use permit approval to conduct a home beauty shop in the basement of the residence at 6725 Quail Avenue North. The property in question is zoned R1 and is bounded on the east by Quail Avenue and on the north, west and south by other single-family homes. Home beauty shops are classified under the Zoning Ordinance as a special use in the R1 zoning district. The applicant has submitted a letter (attached) describing the proposed home occupa- tion. Mrs. McNamara explains that she teaches full time at a beauty school and wishes to have a part-time shop of her own to cut hair of friends and family. She states that her hours of operation would be some Saturdays, 9:00 a.m. to 5:00 p.m. and 6:30 to 9:00 p.m. either Tuesday or Thursday .evening. She notes that there is off-street parking in her driveway and that only one car at a time will come to her house. Mrs. McNamara also points out that she possesses a Cosmetology Manager Operator License. She notes safety features in her basement area including two fire extinguishers and a smoke detector and also states that she will be the only operator working in the shop. The proposed home occupation generally falls within the parameters set by the Zoning Ordinance for home occupations. However, the existing driveway is only a single car wide. Staff have some concern that, if appointments overlap at all , cars will begin to park on-street. It also appears that work associated with the home occupation has been done in the basement area without proper building permits. Such permits will have to be taken and the work properly inspected before the special use permit can be granted. In general , the application appears to be in order and approval is recommended, subject to at least the following conditions: 1. The special use permit is subject to all applicable codes, ordinances, and regulations and any violation thereof shall be grounds for revocation. 2. The special use permit is issued to the applicant as operator of the facility and is nontransferable. 3. All parking associated with the home beauty shop shall be off-street on improved space provided by the applicant. .4. All building modifications associated with the home occupation shall be completed pursuant to properly obtained permits and be inspected by City inspectors prior to the issuance of the special use permit. 5. The home occupation shall be conducted on an appointment only basis with all work completed no later than 10:00 p.m. in the evening. 6. Permit approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. Permit approval acknowledges a single-operator home beauty shop. 8-9-84 1 1