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HomeMy WebLinkAbout1988 09-22 PCP Planning Commission Information Sheet Application No. 88017 Applicant: Ronald Schnoor Location: 6901 Brooklyn Boulevard Request: Special Use Permit The applicant requests special use permit approval to store and rent up to eight (8) trucks at the Brooklyn Service Center, 6901 Brooklyn Boulevard. The property in question is zoned C2 and is bounded on the north by a nonconforming single-family home zoned Cl, on the east by Brooklyn Boulevard, on the south by 69th Avenue North and on the west by the Northwest Residence home for mentally ill adults. Truck ' rental and leasing is a special use in the C2 zoning district. This site was approved for trailer rental in 1968 under Application No. 68060. However, that approval did not include truck rental which is now being carried on at the site. The central question of this application is simply whether there is adequate available parking on site. The applicant has submitted a site plan without marked parking stalls. We have indicated on the plan the location of 23 possible parking stalls. The parking requirement for the establishment is three spaces per service bay (x 3 = 9), plus one space for each day shift employee (x 4 = 4), plus two for service vehicles for a total of 15 spaces. This leaves a surplus of eight spaces for truck storage. However, some of these parking spaces are marginal and should definitely not be used for storage of vehicles over 20' in length. These would include especially the outer two spaces at the southeast corner of the lot, spaces immediately north of the building, and spaces just inside the northerly entrance off Brooklyn Boulevard. The best location for truck storage would probably be at the southwest corner of the lot, behind and to the southwest of the building. We see no conflicts with the standards contained in section 35-220.2 (attached) presented by the storage and rental of up to eight (8) trucks. Accordingly, approval is recommended, subject to at least the following conditions: 1. Special use permit approval of Application No. 88017 supercedes approval of Application No. 68060. Both trucks and trailers may be stored and rented at the site. However, the total of both trucks and trailers shall not exceed eight (8) in number. 2. Parking of vehicles longer than 20' in length is prohibited in the spaces closest to the access drives serving the site and immediately north of the building. 3. The special use permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation. 4. Special use permit approval is for truck or trailer storage and rental. No other special use permits are approved by this action. 9-22-88 1 1 Planning Commission Information Sheet Application No. 88016 Applicant: Shingle Creek Land Company Location: Southwest corner of Shingle Creek Parkway and Xerxes Avenue North Request: Preliminary Plat The applicant requests preliminary plat approval to subdivide into two lots the vacant parcel of land at the southwest corner of Shingle Creek Parkway and Freeway Boulevard. The property in question is zoned Cl and is bounded on the northeast by Shingle Creek Parkway, on the southeast by Xerxes Avenue North, and on the southwest and west by Freeway Boulevard. The purpose of the subdivision is to divide off an approximate 1.2 acre parcel for development as a two-storey office site. The existing legal description of the property is Lot 1, Block 1, Earle Brown Farm Estates First Addition. The proposed legal description is simply Lots 1 and 2, Block 1, Earle Brown Farm Estates Sixth Addition. (The second through fifth additions are successive phases of the Earle Brown Farm Estates townhouse development). Lot 1 is the larger lot -192,062 sq. ft. or 4.41 acres. Lot 2 is the smaller lot at the corner of Freeway Boulevard and Xerxes, 53,208 sq. ft. or 1.22 acres. Topography shows the high ground to be on Lot 1, basically along Shingle Creek Parkway. A low area exists along the southwest side of the site and will be partly used for storm water detention ponding. Since the underlying parcel is over 5 acres and is zoned commercial, the drainage plan for the plat must be approved by the Shingle Creek Watershed Management Commission prior to final plat approval and prior to the issuance of any building permits. We would recommend that the plat be filed prior to the issuance of permits, but it is not mandatory as there is no other development on the land as of yet. There is an existing drainage and utility easement over the southeasterly portion of Lot 2 to cover a storm sewer line that runs from a catch basin in Freeway Boulevard to a catch basin and 36" storm sewer line beneath Xerxes Avenue North. The water and sewer services to Lot 2 are presently planned to be extended through the southeast corner of Lot 1 (off Xerxes). A drainage and utility easement for these service lines should be dedicated and shown on the preliminary plat. It is not presently shown, but can be added prior to consideration by the City Council. Altogether, the preliminary plat is generally 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 preliminary plat shall be revised, prior to consideration by the City Council, to indicate a utility and drainage easement at the southeast corner of Lot 1 near Xerxes Avenue North for water and sewer service to Lot 2. 4. The owner of the property shall enter into a subdivision agreement prior to final plat approval to cover at least the following items: 9-22-88 -1- Application No. 88016 continued a) water hookup charges b) existing and pending special assessments c) necessary storm water detention facilities r 5. The drainage plan for the plat shall be approved by the Shingle Creek Watershed Management Commission prior to final plat approval. 9-22-88 -2- Planning Commission Information Sheet Application No. 88015 Applicant: John Schulties Location: Freeway Boulevard and Xerxes Avenue North Request: Site and Building Plan The applicant requests site and building plan approval to construct a 14,000 sq. ft. , two-storey office building at the northwest corner of Freeway Boulevard and Xerxes Avenue North. The property in question is zoned Cl and is bounded on the northeast and northwest by vacant Cl zoned land, on the southeast by Xerxes Avenue North, and on the southwest by Freeway Boulevard. The proposed building is to be located on a 1.2 acre parcel at the southeast corner of the larger b.6 acre vacant parcel in this area. (See Application No. 88016) . The main tenant of the building will be an insurance company. This is a permitted use in the Cl zoning district. Access/Parking The site would have a single 24' wide access off Freeway Boulevard approximately 135' west of Xerxes Avenue North. This access is preferred since Xerxes Avenue North in this area is classified as a major thoroughfare. The plan provides for 70 parking spaces which just meets the general office requirement of one space per 200 sq. ft. of gross floor area. This means that no medical or dental tenants may be allowed in the building since those uses require parking at one space per 150 sq. ft. of gross floor area. Two handicapped spaces are shown near the entrance at the southwest corner of the building. Landscaping The plan calls for 120 landscape points on a 1.2 acre parcel which meets the requirement of 100 points per acre for office developments. Five shade trees are proposed, three Summit Ash and two Rubrum Maples, located north and east of the building. Six Colorado Blue Spruce and two Scotch Pine are proposed, to be located at the north, east, and south corners of the site and to the east of the entrance drive. The plan calls for a variety of Junipers to be planted along the south and west sides of the building and in the Freeway Boulevard greenstrip. Thirteen (13) Japanese Spreading Yew are proposed in the Xerxes Avenue North greenstrip. Sod is indicated in all greenstrip areas and underground irrigation is noted on the plans. Grading/Drainage/Utilities The grading plan calls for all runoff to drain to the southwest corner of the site where a detention pond is to be located. The detention pond will continue across the west property line to serve the larger Cl lot to the west and north. The grading plan will have to be approved by the Shingle Creek Watershed Management Commission at its October 13th meeting prior to the issuance of permits. The outlet to the detention pond will be within a baffled weir (a purification device) and will be connected to storm sewer in Freeway Boulevard, ultimately running to a storm sewer line in Xerxes Avenue North. Berming is indicated along Xerxes and the east portion of Freeway Boulevard. Water and sanitary services are proposed to be brought in through the neighboring vacant parcel to the north. Services are available from mains in Xerxes Avenue North. A utility easement will have to be filed with the plat of the property prior to the issuance of permits. The Fire Chief has recommended two hydrants serve the property, one at the northeast corner of the site and one near the entrance off Freeway Boulevard. Building The proposed building is two storeys, wood frame with brick veneer and a metal fascia panel around the top. Windows are fixed glass, mostly square, and evenly spaced on all four sides. The main entrance is at the southwest corner of the building. A second stairwell and exit is to be located at the northeast corner of the building. 9-22-88 -1- Application No. 88015 continued Lighting/Trash The site plan proposes five light poles in the parking lot, 30' high with 400 watt high pressure sodium luminaires. The lighting seems somewhat excessive for the area of the parking lot south of the building which is to be served by four of the poles. We would recommend going with perhaps two poles in the area or perhaps lowering the poles to approximatelly 20' in height. Light fixtures at the south end of the lot should have shields to prevent back lighting toward the residential development to the south. Under the Zoning Ordinance, the maximum illumination at the property line is 3 foot candles. A 6' x 10' dumpster enclosure is proposed on a concrete pad at the end of a turnaround in the northwest corner of the lot. Recommendation Altogether the plans appear to be 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. t 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. i 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 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. g. The applicant shall submit an as-built survey of the property, improvements and utility service lines, prior to release of the performance guarantee. 10. The property owner shall enter in an Easement and Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems. 11. The storm drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. i 9-22-88 -2- Application No. 88015 continued 12. Ponding areas required as a part of the storm drainage plan shall be protected by an approved easement. The easement document shall be executed and filed with Hennepin County prior to the issuance of permits. 13. Plan approval acknowledges general office occupancy of the building. No medical or dental clinics are to be allowed within the building since parking spaces provided do not comprehend this occupancy. 14. The grading and utility plan shall be revised prior to consideration by the City Council to indicate two hydrants to serve the site, one at the northeast corner of the site and one just to the east of the entrance drive. j i 9-22-88 -3- 1 1