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HomeMy WebLinkAbout1984 12-20 PCP Planning Commission Information Sheet Application No. 84039 Applicant: New Horizon Enterprises, Inc. Location: 6000 Earle Brown Drive Request: Determination This application was reviewed by the Planning Commission at its December 6, 1984 meeting. At that time, the Commission tabled the application and directed staff to prepare a draft ordinance amendment making day care centers a special use in the C2 zoning district. This is an alternative means of addressing day care centers than the applicant' s request that day care centers be determined to be similar in nature to "educational uses" which is listed as a permitted use in the C2 zoning district. Staff have prepared a draft ordinance that would make day care centers a special use in the Cl and C2 zoning districts. Day care centers would not be permitted to abut certain intense commercial uses such as gas stations or convenience food restaurants which, in turn, are not permitted to abut RI , R2 or R3 zoned property. Special conditions would apply to day care centers in commercial districts similar to the conditions which apply to office uses in the R5 and I-1 zoning districts. Finally, the draft amendment would stipulate certain site requirements on the outside recreational areas at day care centers in the Cl and C2 districts. The requirements are intended to make the play area a substantial component of the site, separated from commercial traffic as much as possible. Staff will be prepared to discuss the draft ordinance in further detail at Thursday' s meeting. Minutes of the previous discussion are enclosed. It is recommended that the Planning Commission, recommend rejecting the determination sought by the aplicant in favor of an ordinance amendment making day care centers a separate, acknowledged special use in the Cl and C2 zoning districts. 12-20-84 DRAFT ORDINANCE AMENDMENT ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 35 REGARDING THE LOCATION OF DAY CAPE CENTERS IN COMMERCIAL ZONING DISTRICTS THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS FOLLOWS: Section 1. Section 35-320 of the City Ordinances of the City of Brooklyn Center is hereby amended by the addition of the following: Section 35-320. Cl SERVICE/ OFFICE DISTRICT 3. Special Uses. b. Group day care facilities provided they are not located on the same property as or adjacent to a use which is not permitted to abut R1, R2, R3 zoned land and provided that such develop- ments, in each specific case, are demonstrated to be: 1. Compatible with existing adjacent land uses as well as with those uses permitted in the C1 district generally 2. Complementary to existing adjacent land uses as well as to those uses permitted in the C1 district generally. 3. Of comparable intensity to permitted C1 district land uses with respect to activity levels. 4. Planned and designed to assure that generated traffic will be within the capacity of available public facilities and will not have an adverse impact upon those facilities, the immediate neighborhood, or the community. 5. Traffic generated by other uses on the site will not pose a f zS� danger to children served by the day care use and further provided that the special requirements set forth in Section 35-411 are adhered to. ORDINANCE NO. Section 2. Section 35-322 of the City Ordinances of the City of Brooklyn Center is hereby amended by the addition of the following: Section 35-322. COMMERCE DISTRICT 3. Special Uses g_ Group day care facilities provided they are not located on the same property as or adjacent to any use which is not permitted to abut Rl, R2, or R3 zoned property and provided they are not located in a retail shopping center; and further provided that such developments, in each specific case, are demonstrated to be: 1. Compatible with existing adjacent land uses as well as with those uses permitted in the C2 district generally. 2. Complementary to existing adjacent land uses as well as with those uses permitted in the C2 district generally. 3. Of comparable intensity to permitted C2 district land uses with respect to activity levels. 4. Planned and designed to assure that generated traffic will be within the capacity of available public facilities and will not have an adverse impact upon those facilities, the immediate neighborhood, or the community. , 5. Traffic generated by other uses on the site will not pose a danger to children served by the day care use. Furthermore, group day care facilities shall be subject to the special requirements set forth in Section 35-412. -2- _ ORDIiWICE NO. Section 35-411 . SPECIAL REQUIREMENTS IN Cl AND CIA DISTRICTS 6. In the case of group day care facilities, outside recreational areas shall be appropriately separated from the parking and driving areas by a wood fence not less than four feet in height; or a Council approved substitute; shall be located contiguous to the day care facility; shall not be located in any yard abutting a major thoroughfare unless buffered by a device set forth in Section 35-400, Footnote 10; shall not have an impervious surface for more than half the playground area ; and shall extend at least 60 feet from the wall of the building or to an adjacent property line, whichever is less, or shall be bounded on not more than two sides by parking and driving areas. Section 4. Section 35-412 of the City Ordinances of the City of Brooklyn Center is hereby amended by the addition of the following: Section 35-412. SPECIAL REQUIREMENTS IN C2 DISTRICTS 7. In the case of group day care facilities, outside recreational facilities shall be appropriately separated from the parking and driving areas by a wood fence not less than four feet in height; or Council approved substitute shall be located contiguous to the day care facility; shall not be located in any yard abutting a major thoroughfare unless buffered by a device set forth in Section 35-400, Footnote 10; shall not have an impervious surface for more than half the playground area ; and shall extend at least 60 feet from the wall of the building or to an adjacent property line, whichever is less, or shall be bounded on not more than two sides by parking and driving areas. -3- Planning Commission Information Sheet Application No. 84040 Applicant: Normandale Tennis flubs Location: 4001 Lakebreeze Avenue North Request: Site and Building Plan/ Special Use Permit The applicant requests site and building plan and special use permit approval to construct an enclosed volleyball/ basketball court at the racquet and swim club under construction at 4001 Lakebreeze Avenue North. The property in question is zoned C2 and is bounded by Lakebreeze Avenue on the north, by Denny's Restaurant on the east, by Highway 100 on the southeast and south, and by a single-family residence and Azelia Avenue on the west. The gymnasium addition is considered to be accessory to the racquet and swim club and, as such, an expansion of a permitted special use in the C2 zoning district. The proposed gym expansion is to the southwest of the principal building and is connected by an enclosed skyway corridor. The proposed expansion comes to 10,160 sq. ft. of gross floor area. Added to the 83,641 sq. ft. of the previously approved building, the total floor area of the complex comes to 93,801 sq. ft. One of the twelve proposed tennis courts will not be built as a result of the addition. Under the newly adopted formula for racquet and swim clubs (20 spaces for the first 1 ,000 sq. ft. , plus one space per 300 sq. ft. thereafter, plus 2 per outside tennis court) , the total parking requirement comes to 352 stalls. The site plan provides 262 at grade stalls, plus the possibility of 103 additional stalls through the construction of a parking ramp, for a total proof-of-parking of 365 stalls, 13 in excess of the new requirement. The City and Normandale Tennis Clubs, Inc. have concluded an agreement requiring the installation of the parking ramp if the City determines it is necessary. The applicant is constructing such a ramp at a similar facility in Bloomington. The proposed addition is to be set back 50' from the Highway 100 right-of-way. The new building area is to be roughly 60' x 144' , containing a recreational area large enough to house a college-size basketball court and a storage area. The exterior treatment is to be a continuation of the style and materials being used in the main building, with glass block at three corners, face brick along the lower level and stucco panels accented by a colored metal band for the two upper levels. No significant changes are proposed in the original landscape, grading, or utility plans. The plans appear to be 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. The new multi-purpose building shall be equipped with an automatic fire extinguishing system to meet NFPA standards which shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 12-20-84 Planning Commission Information Sheet Application No. 84041 Applicant: City of Brooklyn Center - Location: 1500 69th Avenue North Request: Site and Building Plan The applicant requests site and building plan approval to construct an addition to the retail building at 1500 69th Avenue North. The property in question is zoned C2 and is bounded by a four-plex on the west, by the Brookdale Towers Apartments on the north, by Humboldt Avenue North on the east, and by 69th Avenue North on the south. Previously, the building was a 7-Eleven store. The new use of the expanded building is to be a City Liquor Store to replace the current store in Humboldt Square Shopping Center. The building addition is to be to the south side of the existing building, 16' x 60' . The floor area of the building, with the addition, will be approximately 3,688 sq. ft. The parking requirement under the retail parking formula is 33 stalls. The proposed site plan shows parking for 30 cars. Three additional stalls can be provided at the southwest corner of the building. No changes in the accesses are proposed. A 13' wide driveway for deliveries behind the building is planned. The dumpster and enclosure which was located at the northeast corner of the former site will be removed. The dumpster will be located within the building. The building exterior is to remain face brick. The mansard with cedar shakes will remain on the north and west elevations. An overhang with a 5 ' 5" vertical prefinished metal fascia will be provided on the west and south elevations. A circular corner at the southwest corner and a freestanding column at the south- east corner of the building will also have a prefinished metal exterior. The Commission should address the issue of whether this combination of treatments meets the intent of the past policy of consistent exterior treatments. No landscape changes are proposed. Modifications to parking and driving areas will include provision of curb and gutter around any new parking and driving areas. In general , the plans appear to be 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. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 4. 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. 12-20-84 -1- Application No. 84041 5. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 6. B612 curb and gutter shall be provided around all parking and driving areas. 7. Plan approval acknowledges a "proof of parking" for the 33 parking spaces required for this expanded use and authorizes the deferral of up to 3 parking spaces. 12-20-84 -2- 1 1