HomeMy WebLinkAbout1986 09-11 PCP Planning Commission Information Sheet
Application No. 86036
Applicant: Osseo School District
Location: 7020 Perry Avenue North
Request: Site and Building Plan/Special Use
Location/Zoning
The applicant requests site and building plan and special use permit approval to
construct a 76' x 80' addition to contain a gymnasium and storage space on the north
side of the existing Willow Lane School at 7020 Perry Avenue North. The property in
question is zoned R1 and is bounded by single-family homes and vacant R4 zoned
property on the north, by Brooklyn Boulevard and the Willow Lane Apartments on the
east, by Willow Lane Park on the south, and by Perry Avenue North on the west.
Elementary and secondary schools are classified as special uses in the R1 zoning
district as per Section 35-310.2b of the Zoning Ordinance.
Access/Parking
Access to the site is presently gained via an approximate 130' wide opening on Perry
Avenue North. There is, in fact, no delineated access. The parking lot is
entirely open to the street. The site plan proposes two 30' wide driveway openings
within this space separated by a 70' wide landscape island, boulevard and sidewalk.
The access proposed satisfies the requirement of Section 35-703 that driveway
openings not exceed 30' in width. The proposed plan provides 58 parking stalls on
the site. The Zoning Ordinance lists no specific formula for school uses. The
normal number of staff in the school during work is approximately 25 persons. The
58 stalls would, therefore, appear more than adequate for normal usage. Special
events at the school may occasionally require some on-street parking. We are not
aware at this time that on-street parking has been a problem in this neighborhood.
Landscaping/Screening
The proposed plan calls for a 6' high Redwood vertical board fence along the north
property line to screen the parking lot from adjacent residences to the north in
accordance with Section 35-711. Landscape plantings are also proposed north of the
parking lot and in the greenstrip to be established along Perry Avenue North (15'
wide in accordance with Section 35-700). Plantings include 12 Emerald Mound
Honeysuckle in the front greenstrip, 5 Globe Arborvitae and 2 Little Leaf Lindens
also in the front green area, and 13 Techny Arborvitae in the northerly greenstrip.
Curbing
There is no curb surrounding the lot at present. The plan does not show any new
curbing. However, in discussions with the applicant, it has been-agreed that at
least the new greenstrip area would be protected by B612 concrete curb and gutter.
No additional site utilities are proposed. The City will pay for the cost of
connecting the sidewalk in the Perry Avenue North boulevard from south of the
parking lot to north of the lot.
Building
The proposed addition will include a gymnasium and storage rooms. The exterior
will be brick to match the existing building. The purpose of the addition is to
provide space within Willow Lane school to provide programs that are provided in --
other elementary schools throughout the district.
Special Use Standards
As a special use, the expansion of the school is subject to the standards contained
in Section 35-220 Subsection 2 of the Zoning Ordinance ('attached). Staff certainly
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Application No. 86036 continued
feel the school is a benefit to the public welfare. The aspects of the plan to
provide parking lot screening certainly improve the relationship to other
properties in the area. There is vacant land adjacent to the school site on
Brooklyn Boulevard. This proposed addition should have no adverse impact on the
future development of that property. Finally, the provision of a proper
greenstrip, boulevard, sidewalk and defined accesses will improve the control of
traffic movements into and out of the parking lot. We, therefore, conclude that the
proposed expansion will further compliance with the special use standards.
Timing
The project is scheduled to commence this fall. Site improvements, however, may
not commence until the next budget year because they have not been comprehended in
the budget for this project. A performance agreement to guarantee the completion
of the site improvements should be executed prior to the issuance of permits. By
that time the school district will have a better idea as to the timing of the
improvements.
Recommendation
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.
4. Any outside trash disposal facilities and rooftop mechanical
equipment shall be appropriately screened from view.
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 the newly
established greenstrip adjacent to Perry Avenue North.
7. The standards for a special use permit are deemed to be met by
virtue of the following:
a) the proposed use enhances the public welfare.
b) screening of the parking lot will improve the relationship of
the school use to adjacent residences.
c) There will be no adverse impact on development of adjacent
parcels.
d) the provision of greenstrip, boulevard, sidewalk, and
defined access along Perry Avenue North will better control
traffic movements into and out of the site.
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