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HomeMy WebLinkAbout1986 05-22 PCP Planning Commission Information Sheet Application No. 86023 Applicant: Brooklyn Center Baptist Church Location: 5840 Humboldt Avenue North Request: Site and Building Plan/Special Use Permit The applicant requests site and building plan and special use permit approval to add a fellowship hall/gymnasium onto the south side of the Brooklyn Center Baptist Church at 5840 Humboldt Avenue North. The property in question is zoned Rl and is bounded on the west by Humboldt Avenue North, on the north by 59th Avenue North, on the east by a 7-unit apartment building and two single-family homes, and on the south by two residences, the Girard Avenue North cul-de-sac, and the church parsonage. Churches are classified as a special use in the Rl zoning district. Access/Parking The site presently has access off both Humboldt and 59th. The proposed plan would move the access on Humboldt to the south by approximately 55 ' . Under Section 35-310, churches are to have access off collector or arterial streets. Humboldt and 59th are both neighborhood collectors. No access is presently gained off the Girard cul-de-sac and none should be allowed. The parking requirement for the church is one stall per three seats . Seating for the church is estimated at 303, requiring 101 stalls. The proposed plan provides 114, but a few of these are questionable. Nevertheless, the requirement can certainly be met. The major question with respect to parking is the potential for future expansion of the parking lot into the southerly portion of the site. The plans indicate temporary curbing along the south side of the lot to allow for future expansion. Staff would much prefer that permanent improvements be installed with this project so that a performance guarantee need not be held indefinitely. We recommend that the Commission discuss this matter further with representatives of the church. Landscaping Little is proposed in the way of new landscaping. There are a number of existing trees on the site. A new line of 36 spirea shrubs is proposed in the greenstrip along 59th to provide parking lot screening. The plan also calls for a new 5 ' high wood fence along the northerly 220' of the; east property line to screen the lot from neighboring residences . There is a chain link fence along the southerly 75 ' of the east property line. Although the plan indicates some existing plantings in this area, staff would recommend some additional shrubs and/or coniferous trees to provide fairly solid screening. The point total of the landscape plan, based on the point system considered by the Planning Commission, is 396 points (not counting Elms) . The site area is approximately 2.87 acres. The plan, therefore, indicates 138 points per acre. This exceeds the minimum recommended for this type of development. Grading/Drainage/Utilities The plan calls for new B612 concrete curb and gutter around the perimeter of the existing parking lot and the new driveway to the south of the proposed addition. As mentioned before, the plan shows only temporary curb along the south side of the lot to allow for future expansion of the parking lot. The initial plan has shown no concrete delineators within the lot. Staff have informed the project architect, Dennis Batty, that these are required and a revised plan is expected. The plan also calls for installation of a new 12" P.V.C. storm sewer line and two catch basins at the southerly portion of the lot to convey runoff to the City 5-22-86 -1- Application No. 86023 continued storm sewer in 59th Avenue North. No new utility connections to the addition are proposed. Building The proposed addition would be approximately 68' x 136' located to the south of the existing sanctuary. It would include a 60' x 90' gymnasium/fellowship hall , restrooms, mechanical room, library, and a new entrance and lobby area . Locker rooms and a new kitchen would be located in the lower level . The building elevations call for a flat roofed structure with a face brick exterior to match the existing building. An accent band of stone face concrete block is proposed about 4'-6' above grade. The addition will be 21 ' high, about 15 ' lower than the peak of the existing sanctuary. Lighting/Trash There are two existing mercury vapor (white) light fixtures on 24' poles to light the parking lot: one just northeast of the parsonage property and one on the east side of the lot. No new lighting is proposed at this time. Trash containers are presently stored east of the detached garage. An enclosure to screen the container is required. Special Use Standards The proposed addition is subject to the standards for a special use permit contained in Section 35-220 (attached) . Regarding the general public welfare, we see no threat posed by a fellowship hall/gymnasium which should promote, not detract from public health. Staff would predict no effect, positive or negative, on the property values of the surrounding neighborhood. There is no vacant land in the immediate area; so development of adjacent. land is not impeded. Finally, as to traffic, ingress and egress, and parking: the proposed plan does meet the requirements of the Zoning Ordinance for churches which calls for one space for each three seats . The proposed addition is not likely to be used at the same time as the sanctuary. Therefore, it would seem that additional parking is not required by this proposal . Staff are not aware of a parking problem associated with the existing church, though comments from neighbors may be inform- ative on that subject. It is apparent that a future parking lot expansion is planned. Staff would generally recommend that the lot be expanded now and permanent improvements be installed rather than leave this decision open-ended for an in- definite period of time. However, unless there is an existing parking problem, there is no ordinance basis for requiring such improvements . Again, this matter should be discussed further with 'the applicant and neighboring property owners to determine the best course of action. Recommendation 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 . 5-22-86 -2- Application No. 86023 continued 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 . 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 Ordi- nances if it is determined by the Building Official that this is required by the Building Code. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances . 7. B612 curb and gutter shall be provided around all parking and driving areas . 8. The applicant shall submit an as-built utility survey of the property prior to release of the performance guarantee. 9. Kitchen plans and equipment schedule are subject to review and approval by the City Sanitarian. 10. The special use permit standards are deemed to be met in this case on the following grounds: a) the proposed use is compatible with the surrounding neighborhood. b) there is adequate space on the property to meet City ordinance requirements for parking. c) access is gained off neighborhood collector streets -Humboldt Avenue North and 59th Avenue North. 11 . No vehicular access to the site shall be allowed from the Girard Avenue North cul-de-sac to the south of the site. 12. The permit is subject to all applicable codes, ordinances and regulations. 5-22-86 _3_ 1 1 Planning Commission Information Sheet Application No. 86017 Applicant: Twin City Federal Location: 2950 County Road 10 Request: Site and Building Plan The applicant requests site and building plan approval to construct a four lane drive-up facility with canopy at the Twin City Federal savings and loan at 2950 County Road 10. The property in question is zoned C2 and is bounded by the St. Paul Book and Stationery building on the north, by the old European Health Spa building on the east, by County Road 10 on the south, and by Xerxes Avenue North on the west. Banks and financial institutions , including those with drive-up facilities, are classified as permitted uses in the C2 zoning district. The purpose of the project is to expand the drive-up aspect of the business and to improve traffic flow on the site by separating the walk-in traffic from the drive- up traffic on the site. Access/Parking The site presently has two accesses onto Xerxes Avenue North. The proposed plan also calls for two accesses somewhat further apart than at present. Twin City Federal is acquiring a small triangle of land from the St. Paul Book site and will move its access northward to a point 5' south of the new north property line. The northerly access will then be located directly across from the southerly access on Xerxes Avenue North serving Jerry's Super Valu across the street. The northerly access will serve as the entrance to the site and the southerly driveway will be an exit only (signery to indicate thus at both driveways) . The parking requirement for the Twin City Federal building is based on the retail formula applied to the lobby space and the general office formula for the remainder of the building. There is approximately 2,000 sq. ft. of lobby space which requires 19 spaces. There is also 2,200 sq. ft. of office space which requires 11 spaces . The proposed plan exceeds the total requirement of 30 spaces by one space. There is one handicapped stall as required by code. Stacking/Circulation There is no ordinance requirement for stacking spaces, but it is always a concern when a drive-up facility is proposed. The proposed site plan provides approximately four car-lengths for stacking in each of the four drive-up lanes. The drive-up lanes will face the north side of the building where two tellers will handle drive- up customers. Drive-up traffic will turn right out of the drive-up lanes and exit onto Xerxes Avenue North. Walk-in traffic will circle the building on a newly cons.tructed driving lane and exit onto Xerxes at the same point. The exit drive is to be 20' wide and will function generally as a single lane exit. There are certainly difficulties with this exit drive and trade-offs to consider. One difficulty is the possible crossover or merging of walk-in traffic with drive-up traffic at a point immediately east of or even in the access drive. One mitigating factor is that the heaviest drive-up traffic should occur when there is little or no walk-in traffic (cars coming from around the building) . Widening the access to, say 24' , would allow for two full lanes out, but might also encourage drivers to enter at this point and become totally confused with the flow of traffic. Staff also have concern that the four drive-up lanes may generate more traffic than the site can handle. However, reducing the number of lanes may only lengthen the stacking of cars and actually create more of a disruption in the traffic flow. After much analysis, staff have concluded that the proposed design is about as good as can be achieved on .this site. 5-22-86 -1- Application No. 86017 continued Landscaping The proposed plan calls for very little in the way of new landscaping on the site. In fact, the principal landscaped area north of the building is being removed for the most part. One new Sugar Maple is proposed in the greenstrip along Xerxes Avenue North and another along County Road 10. The plans also call for additional flowers in planting beds on both the east and west sides of the building. The landscape plan provides for a total of six shade trees, four decorative trees at the southeast corner of the site, and approximately 20 shrubs, mostly adjacent to the building. The point total based on the point system is approximately 76 points . The site area is 1 .09 acres. Based on the landscape point system, the site should have 109 points. It is, therefore, deficient by 33 points. Staff recommend that the plans be revised to provide additional plantings to meet the minimum required by the point system. Grading/Drainage/Utilities The grading and drainage plan calls for two new catch basins on the west side of the site, north of the building. These will convey runoff to the City storm sewer in Xerxes Avenue North. No other new utility lines are proposed for the site. Building The canopy structure covering the drive-up lanes will be attached to the existing building by an extension of the roof. The canopy and roof extension will follow the trim line of the existing building. The architectural style of the canopy will also be a continuation of the existing building with a wide white wood trim and slate gray hip roof. Review of our files has revealed that the Twin City Federal building is not fire- sprinklered. First Federal undertook a similar project a couple years ago and was required to fire sprinkler its building. Staff recommend that this ordinance requirement be met in conjunction with this project as it was in the case of First Federal two years ago. Lighting/Trash There are two light standards on the east edge of the property. No additional lighting is proposed. A new hexagon shaped trash enclosure is proposed at the north end of the parking lot. A matching enclosure for mechanical equipment is proposed just north of the building between the drive-up lanes and the parking lot. Greenstrip Variance As discussed in Application No. 86022, the proposed plans call for tapered green- strips which in some areas do not meet the 15 ' minimum required by the Zoning Ordinance. Based on the turning radius of most cars , it appears there is little to be gained from the taper at the north access . We recommend that a minimum 10' greenstrip be maintained in this area. This would result in some narrowing in the entrance to the stacking area and the loss of about one stacking space. But, we feel it will not adversely affect the overall function of the drive-up. Recommendation Altogether, 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 . q-22-RA -2- Application No. 86017 continued 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 . 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building and the proposed canopy 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 applicant shall submit an as-built utility survey of the property prior to release of the performance guarantee. 10. The plans shall be modified prior to review by the City Council to indicate the following: a) the landscape plan shall indicate additional plantings to meet the requirement of 109 points for the site overall and shall contain a landscape schedule. b) the plans shall indicate that� the building and canopy are to be fire sprinklered in accordance with NFPA standards . c) the site plans shall be modified to indicate a minimum 10' greenstrip off the north access to the site. 5-22-86 _3_ Planning Commission Information Sheet Application No. 86021 Applicant: Twin City Federal Location: 2950 County Road 10 Request: Preliminary R.L.S. The applicant requests preliminary subdivision approval to resubdivide the Twin City Federal property and the St. Paul Book and Stationery property in such a way as to transfer a .06 acre wedge of land from the St. Paul Book parcel to the Twin City Federal parcel . The land in this subdivision is zoned C2 and is bounded by Northway Drive on the north, by the old European Health Spa access drive and building site on the east, by County Road 10 on the south, and by Xerxes Avenue North on the west. The purpose of the subdivision is to transfer unutilized land to the Twin City Federal site in order to expand the stacking and parking space on that site and move the entrance drive to the north. The two existing parcels are contained in two separate registered land surveys. The Twin City Federal parcel is Tract B, R.L.S. #1142. The St. Paul Book site is Tract A of R.L.S. #1261 . Under the proposed R.L.S. , Twin City Federal is Tract A and St. Paul Book is Tract B. Tract A is 1 .09 acres; Tract B is 1 .77 acres . There is a 16" watermain that runs along the southerly portion of the Twin City Federal site. No easement of record exists for this area. The sidewalk along County Road 10 is also located mostly within the Twin City Federal property. Staff recommend that a condition of approval be that an easement agreement for the area along the south edge of the Twin City Federal parcel be entered into for sidewalk and storm sewer prior to final plat approval . Altogether, the proposed R.L.S. appears to be in order and approval is recommended, subject to at least the following conditions: 1 . The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances . 3. The applicant shall execute an easement for sidewalk and utilities along the south side of the proposed Tract A prior to final R.L.S. approval . 5-22-86 1 1 i Planning Commission Information Sheet Application No. 86022 Applicant: Twin City Federal Location: 2950 County Road 10 Request: Variance The applicant requests a variance from Section 35-700 of the Zoning Ordinance to allow a greenstrip area less than 15 ' in width as measured from the property line along Xerxes Avenue North at Twin City Federal , 2950 County Road 10. The property in question is also the subject of Application No. 86017. The greenstrip request arises from the site and building plan proposal for the four-lane drive-up. The greenstrip tapers from approximately 25' in width on the north side of the southerly exit drive down to less than 5 ' on the south edge of the northerly entrance drive. A variance request is subject to the standards contained in Section 35-240 of the Zoning Ordinance (attached) . Briefly stated, the standards are that the variance request must: a) arise because a particular hardship, not a mere inconvenience would result from strict adherance to the ordinance requirement b) be related to physical circumstances which are unique to the parcel in question c) be related to ordinance requirements and not to circumstances created by anyone presently or formerly having an interest in the parcel d) not be injurious to the public welfare or to other property or improvements in the vicinity of the parcel . The applicant's representative, Boarman Architects, has submitted a letter addressing these standards (attached) . The essence of the arguments contained in the letter is that the configuration of the site, which is somewhat triangular, creates the diffi- culty in meeting the requirement, is a unique circumstance and was not caused by the property owner but by the alignment of Xerxes Avenue North. Mr. Boarman argues that the proposed site layout and access arrangement are a distinct improvement over the existing situation and that the project should benefit the neighborhood by improving circulation off Xerxes Avenue North. Staff generally accept the validity of the applicant's central argument. The config- uration of the parcel does pose some real difficulty in meeting the ordinance require- ment. If the building were parallel to Xerxes rather than County Road 10, there would be difficulty meeting the greenstrip requirement along County Road 10. The circumstances are not all that unique, however. Many parcels along Brooklyn Boulevard present the same difficulty. The question occurs to us whether the greenstrip variance is simply an indication that the proposal would put too much activity on the site. This may be the case. It may also be the case, however, that reducing the proposal to two lanes or three would have the effect of lengthening stacking rather than reducing drive-up business . Longer stacking lines would tend to block the access into the site more often and create more congestion on the public streets instead of accommodating the cars on site. The result of scaling back the project might, therefore, be counter- productive. Because of the wider than 'required green area on the north side of the southerly exit drive, the average width of the greenstrip is about 12' as proposed. Staff 5-22-86 -1- Application No. 86022 continued recommend that the greenstrip on the south side of the north entrance be widened to 10' minimum because the turning radius of a car traveling northbound on Xerxes makes the last stacking space on the westerly aisle irrelevant. The 10' minimum widening eventually to 25 ' would result in an average of slightly over 15 ' . We will be prepared to discuss the details of this application further at the Planning Commission meeting. Any action recommending approval should be subject to the following considerations and conditions : 1 . The triangular configuration of the parcel creates real difficulties in meeting the minimum requirements of the ordinance. A hardship is recognized. 2. The circumstances were not created by the property owner but by the alignment of public streets . 3. The proposed site layout will function better than the existing layout and should not be detrimental to the neighborhood. 4. The site plans should be revised to indicate a minimum 10' greenstrip adjacent to the north access and southward until a fourth drive-up lane is achieved, thence widening to 25' along the north side of the south exit drive. 5-22-86 -2-