HomeMy WebLinkAbout1988 02-11 PCP Planning Commission Information Sheet
Application No. 88001
Applicant: Metropolitan Transit Commission
Location: 501 73rd Avenue North
Request: Site Plan/Special Use Permit
Location/Use
The applicant seeks site plan and special use permit approval to build a park and
ride lot at the Church of the Nazarene at 501 73rd Avenue North. The property in
question is the site of the Church of the Nazarene, is zoned R1 and is bounded on the
north by 73rd Avenue North, on the east by Highway 252, on the south by the Evergreen
Apartments, and on the west by a City well house and three single-family homes.
Park and ride lots are not listed as a permitted or special use in any zone in the
City. However, the lot is really accessory to the Church of the Nazarene which is an
approved special use in the R1 district. Expansion of the parking lot is an
amendment to the church's special use permit.
Access/Parking
Access to the site is gained via a driveway approximately 300' west of Highway 252.
The access drive is not more than 24' wide and extends back some 150' to the parking
area. The new parking lot will have 105 spaces, triple the present capacity of 35
spaces. (The seating capacity of the church is approximately 100 persons and is not
being enlarged at this time) . The parking lot is being expanded to the south and
west of its present location. The parking expansion to the west will still be set
back 105' from 73rd Avenue North. Buffer strips of 24' in width along the south
property line and 15' along the west property line will be provided. A minimum 15'
buffer strip is required when an office or apartment building is adjacent to R1
property. Staff feel that a 15' - buffer is appropriate in the case of a church
parking lot abutting other residential property.
Landscaping
A landscape plan has been submitted which indicates landscape screening within the
westerly and southerly buffer strips. The screening would consist of American
Cranberry shrubs planted 8' on center, interspersed with 4' high Black Hills Spruce.
Under Section 35-711 of the Zoning Ordinance, all open off-street parking areas
having more than six parking spaces must be effectively screened from any abutting
residential lots by a solid wall or opaque fence six feet high, or by such other
device as may be approved by the City Council. Landscaping has been accepted in
some cases, including the original church parking lot. The Commission should, in
any action recommending approval, comment on the acceptability of the proposed
landscape screening. In addition to the proposed screening, the landscape plan
calls for nine (9) Cockspur Thorn shade trees along the west side of the entrance
drive, to be planted 25' on center. The total number of landscape points
represented by the plan is 210. Churches are not listed on the landscape schedule,
but an office would be required to have 223 units on this site. Existing
landscaping with the proposed plantings would meet that requirement.
Grading, Drainage, and Utilities
The grading plan calls for two new catch basins, one at the north end of the westerly
parking area to be connected to City storm sewer in 73rd Avenue North, and one at the
southeast corner of the lot to be connected to storm sewer in Highway 252. The City
Engineer recommends that the top casting of the westerly catch basin be lowered
somewhat and using a 15" storm sewer pipe with a flatter slope. This would allow
more effective drainage of the westerly portion of the parking lot.
2-11-88 -1-
Application No. 88001 continued
Lighting
The site plan calls for nine light poles 20' high with 250 watt high pressure sodium
luminaires. Under Section 35-712 of the Zoning Ordinance, the illumination from
parking lot lighting is not to exceed three foot candles at property lines abutting
residentially zoned property. The applicant's engineer, Barrientos and
Associates, has submitted partial information on the lighting which assumes no back
lighting from the luminaires. The light fixtures do focus the light downward and
side shields will be provided on those light poles adjacent to residential property.
The proposed lighting should, therefore, comply with ordinance standards.
Other Items
The proposed site plan calls for a 6' wide sidewalk to be installed from the existing
drive-up circle east of the church to the MTC pick-up location on Highway 252. The
City currently plows the sidewalk on 73rd Avenue North and will plow this walk as
well. There is also a driveway planned from the southwest corner of the lot to the
City's well house property. This is to allow a rear access for City vehicles to the
well house. It can be used as a parking space most days. The City will post it no
parking on days when access is needed.
Recommendation
Altogether, the plans appear to be in order and approval is recommended, subject to
at least the following conditions:
1. Grading, drainage, and utility plans are subject to review and
approval by the City Engineer prior to construction.
2. A site performance agreement and supporting financial guarantee
(in an amount to be determined by the City Manager) shall be
submitted prior to final approval of the plans.
3. B612 or B618 curb and gutter shall be provided around all parking
and driving areas.
4. The applicant shall submit an as-built survey of the property,
improvements and utility service lines, prior to release of the
performance guarantee.
5. The property owner shall enter into the Easement and Agreement
for Maintenance and Inspection of Utility and Storm Drainage
Systems.
6. The proposed landscape screening constitutes an acceptable
screening device in lieu of a 6' high opaque fence.
7. The applicant is strongly urged to consider putting a light in the
vicinity of the sidewalk linking the parking lot and the bus stop.
2-11-88 -2-