HomeMy WebLinkAbout1985 03-28 PCP " Planning Commission Information Sheet
Application No. 85005
Applicant: Brookdale Christian Center
Location: 6030 Xerxes Avenue North
Request: Site and Building Plan/Special Use
The applicant requests site and building plan and special use permit approval to
construct a family life center (recreation center) addition to the church at 6030
Xerxes Avenue North. The property in question is zoned R1 and is bounded on the
north by Brooklyn Drive, on the east by Garden City Park and the American Little
League field, on the south by single-family homes, and on the west by Xerxes
Avenue North. Churches are special uses in the R1 zoning district.
As you will recall , this application was tabled on March 14, 1985, following the
closing of the public hearing with the staff directed to report back to the Plan-
ning Commission regarding the results of a neighborhood meeting proposed by
Reverend Robert Cilke, Pastor of the church. (Your attention is directed to the
attached Information Sheet relating to the proposal and also, to the Planning
Commission minutes for March 14 involving this application. )
The meeting was held at the church on Monday, March 18, 1985 and was well attended
by the neighbors that had raised concerns and objections to the proposed expansion.
Some of the issues raised involved the operation of the day care center, where it
was noted that some children were occasionally getting into neighbors' yards and
climbing on a neighbor's fence. Also, concerns were raised regarding a seeming
lack of supervision of the children and inquiries as to why children played in the
yard area between the church and the residences. The church 's educational director
was at the meeting and assured the neighbors that every effort possible would be
put forth to provide better supervision. He noted that in the future the children
would not be using the area between the church and the residences for play, other
than the fenced in area already provided for the day care operation. He noted
that other play areas or ball fields on the site would be utilized for play
instead.
Other concerns centered around the access at Washburn Avenue and parking on the
street during church services or activities. There was much discussion regarding
closing this access off, but it was noted that such an action might not substan-
tially resolve traffic problems because of the day care center. The church is
willing to look further at the possibility of closing or modifying this access
and understands the neighbors' concerns. Reverend Cilke noted that they would
discourage the congregation from using Washburn Avenue for parking purposes and
access as much as possible. They also decided to provide directional signs on
the site to discourage parking along the east side of the building and it was
felt, that the new orientation of the building and the main access to the
sanctuary would encourage a better use of the existing parking facilities on
the north side of the site. I have discussed the possibility of closing Washburn
Avenue further with the Director of Public Works. He has suggested that some
visual rather than physical barrier at the entrance point might discourage
some traffic along with some advisory signery.
Regarding other issues, the church has. agreed to provide some additional land-
scaping along the south side of the building. Spirea will be placed along the
south access ramp to the gymnasium and Ash trees are proposed to provide a
visual break as well . Screening from the residential area was discussed as well .
Most neighbors did not want to see a fence erected as a screening device, however,
a step-down screening fence" between the old parsonage and the neighboring
property at 6006 Washburn Avenue is proposed and indicated on the site plan.
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Application No. 85005
The church has also indicated that they intend to get out of the transportation
business by June of this year and will be getting rid of their buses, therefore,
the concerns regarding the outside storage of these buses should be addressed at
that time.
All in all , I feel the meeting was very productive, giving neighbors the opportunity
to voice concerns that they have had and also, the opportunity for the church to
respond to those concerns.
One additional item not discussed at the neighborhood meeting, nor a part of the
previous Planning Commission report, is that there is an unscreened trash dumpster
in the parking area which should be relocated and screened from public view.
Approval of this application 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 and utility 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. Plan approval acknowledges a proof-of-parking for up to 151
parking spaces which will meet the ordinance requirement. The
applicant shall agree in writing, prior to the issuance of permits,
to provide up to 151 parking stalls on the Brookdale Christian
Center site in the event that the school property to the north is
sold.
5. The applicant shall enter into a utility hookup agreement prepared
by the City Engineer, stipulating charges for additional connect-
ions to City utilities, prior to the issuance of permits.
6. The garbage dumpster shall be removed from the parking lot and
relocated to a more appropriate location and screened from
public view.
7. If buses are to be stored on the Brookdale Christian Center site,
following June of this year, the church shall propose and provide a
means of screening these buses from public view.
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