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HomeMy WebLinkAbout1987 03-12 PCP Planning Commission Information Sheet Application No. 87001 Applicant: Construction 70, Inc. Location: Earle Brown Drive (south of 6040 Office Building) Request: Site and Building Plan/Special Use Location/Use The applicant requests site and building plan and special use permit approval to construct a 6,016 sq. ft. Learning Tree Day Care Center on the vacant parcel of land south of the office building at 6040 Earle Brown Drive. The land in question is zoned C2 and is bounded on the north by a four story office building, on the east by Highway 100, on the south by vacant C2 zoned land (the southerly three acres of this 3.93 acre site is to be subdivided off) and then the Park Nicollet Clinic, and on the west by Earle Brown Drive. The proposed day care center is a special use in the C2 zoning district. The proposed site would be a newly subdivided tract, approximately 122 ft. x 309 ft. This application was considered by the Planning Commission at its January 15, 1987 meeting at which time the Commission tabled the matter and continued the public hearing until a revised plan could be submitted. It was the applicant's original intent to provide a noise wall along the east property line so that the yard area abutting along T.H. 100 could be utilized as a recreational or play area for the day care facility. Section 35-412, Subsection 7 prohibits recreational areas in yards abutting a major thoroughfare, unless buffered by a frontage road, or a noise wall or noise berm constructed by MN/DOT. The applicant had pursued the idea of constructing their own noise barrier, but has decided against that possibility and has, therefore, revised their site plan to provide for the play area in a different location. Attached for the Commission's review is a copy of the Planning Commission Information Sheet which was presented to the Commission on January 15, as well as a copy of the then proposed site plan. The revised plan calls for the building to be turned so that it would run in an east to west fashion rather than north to south as in the previous plan. The building would be set back 50 ft. from the T.H. 100 right-of-way meeting the minimum setback requirement from a major thoroughfare. This yard would not be utilized for other than landscaping purposes. The play area would be located along the south side of the building and would extend westerly to the Earle Brown Drive right-of-way line. It is believed that the proposed play area meets the intent of Section 35-412, Subdivision 7 in that it provides a large play area that extends approximately 165 ft. from the west wall of the facility to the west property line. The play area for toddlers in the south yard extends 38 ft. from the building to the south property line and is separated from the main play area by chain link fence. A wood fence, 5 ft. high, is proposed along the south property line for screening and buffering the play area. The wood fence extends westerly approximately 155 ft. and then chain link fencing is used around the remainder of the play area. The ordinance requires a minimum 4 ft. high wood fence to appropriately separate the play area from parking and driving areas. The plans should be modified for this type separation between the parking lot and the play area where only chain link fencing is shown. We would also recommend consideration of a wood fence around the entire play area because the possibility exists, with development of the parcel to the south, that a parking lot may be located adjacent to this property and play area. 3-12-87 -1- Application No. 87001 continued Also, the height of the wood fence on the entire east end of the play field should be raised to approximately 8 ft. and then stepped down to 5 ft. to provide proper noise attenuation for the toddler area. Access/Parking Access to the site would be gained via a single access which would be shifted slightly north from that proposed under the previous plan. Twenty Four parking spaces are proposed for installation with a turn around/dropoff area provided. The parking requirement for this 6,016 sq. ft. building is 30 spaces based on the oridinance parking formula of one space for every 200 sq. ft. of gross floor area. Thirty spaces could be provided on the site by utilizing a portion of the play area for parking and a reconfiguration of the parking plan. The 24 stalls proposed is believed to be adequate provided the applicant executes and files a proof-of- parking agreement which would require the installation of any or all parking spaces, up to the 30 required upon determination by the City that they are needed. Landscaping The revised landscape plan calls for 8 Emerald Green Maple trees mainly within and on the edges of the play area; six Sparkler Crabs along the north property line and various shrubs such as Bar harbor Junipers, Dwarf Amur Maple and Dwarf Ninebark around the building and the greenstrip north of the access to the site. The landscape plan provides 111 points based on the Landscape Point System. One Hundred points is the minimum required for a site between 0 and 2 acres (this site is .884 acres) . The Commission's attention is directed to the previous report dated 1/15/87 for review of the remaining matters regarding the site plan and special use as they are, for the most part, the same. With the modifications proposed, we believe the Standards for Special Use Permits can be met and recommend approval of this application 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. 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 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. 3-12-87 _2_ Application No. 87001 continued 8. B612 curb and gutter shall be provided around all parking and driving areas. 9. The applicant shall submit an as-built survey of the property prior to release of the performance guarantee. 10. Plan approval acknowledges a proof-of-parking for up to 30 parking spaces. The applicant shall execute an agreement, as approved by the City Attorney, to install said parking spaces upon a determination by the City that they are necessary for the proper functioning of the site. This agreement shall be filed with the property prior to the issuance of building permits. 11. The plans shall be modified to provide a minimum 41 high wood fence, per ordinance requirements, between the play area and the driving and parking area. 12. The screen fence along the east side of the toddler area shall be a minimum of 8' and may "step down" to 5' along the south property line. 13. Roof drainage shall be collected and conveyed to the storm sewer in a manner approved by the City Engineer. 14. The special use permit is issued for a group day care facility only. No other special use is acknowledged by the approval. 15. The special use permit is subject to all applicable codes, ordinances and regulations including licensing by the state, any violation thereof shall be grounds for revocation. 16. A copy of the operating license for the facility shall be kept on file with the City. 3-12-87 -3- Planning Commission Information Sheet Application No. 87002 Applicant: Construction 70, Inc. Location: Earle Brown Drive (south of 6040 Office Building) Request: Registered Land Survey The applicant requests preliminary R.L.S. approval to subdivide into two tracts the parcel of land between the Park Nicollet Medical Center and the four-story office building at 6040 Earle Brown Drive. The land in question is zoned C2 and is bounded on the northeast by the office building, on the southeast by T.H. 100, on the southwest by the Park Nicollet Medical Clinic, and on the northwest by Earle Brown Drive. The purpose of the subdivision is to create separate parcels for the proposed Learning Tree Day Care Center and a remaining vacant lot. This item was first considered by the Planning Commission at its January 15, 1987 meeting and was tabled along with Application No. 87001, also submitted by Construction 70, Inc. involving a site and building plan and special use permit for the Learning Tree Day Care Center. The Commission's attention is directed to the staff report presented on January 15 for further information. This application is recommended for approval subject to at least the following conditions: 1. The final R. L. S. is subject to review and approval by the City Engineer. 2. The final R. L. S. is subject to the provisions of Chapter 15 of the City Ordinances. 3. The applicant shall enter into a utility maintenance agreement prior to release of the final R. L. S. for filing. 4. The existing nonconforming sign located near the northeast corner of the proposed Tract B shall be removed prior to release of the final R. L. S. for filing. 3-12-87 Planning Commission Information Sheet Application No. 87005 Applicant: Uhde/Nelson Location: 7213 Brooklyn Boulevard Request: Site and Building Plan The applicant requests site and building plan approval to construct a 10,000 sq. ft., 2 story office building on a vacant parcel at 7213 Brooklyn Boulevard. The site plan has been designed to accommodate requirements of the watershed district and flood plain regulations. The zoning of this property is Cl, Service/Office District and the parcel is, therefore, a permitted use in this zone. The parcel is bounded on the west by the Red Lobster off-site parking lot; on the north by C2 zoned property (Red Lobster) and on the south by R-3 residentially zoned property. Shingle Creek runs along the south side of the proposed development. The building is proposed to house office space for a realty company. Access/Parking The proposed site plan shows access to the building from an existing private road, so there would be no direct access from the site to Brooklyn Boulevard. The road currently serves Red Lobster and CEAP. A left turn lane is provided on Brooklyn Boulevard. The parking requirement for this 10,000 sq. ft. office building is 50 spaces based on the office parking formula requiring 1 space per 200 sq. ft. of grass floor area. Forty seven spaces are shown on the plans with three additional shown as proof-of- parking. The parking lot is paved, striped and surrounded by B612 curb. Drainage is provided for the lot by two catch basins which are connected to the storm sewer along Brooklyn Bouelvard. The lot is lighted with three lights, on poles located at the south and east sides. Landscape/Screening The landscape plan proposed 22 large shade trees on the site, 4 along the west lot line behind the building, one on each side of the driveway, 6 along Brooklyn Boulevard and the remainder in the lower north creekside area. These are supplemented by e+ spruce along Brooklyn Boulevard and shrubs throughout the site. Additional plantings are provided in the traffic islands and sidewalk areas in front of the building. It is suggested that the three large trees on the west side of the building be changed to smaller plantings since they will overhang the property line and would crowd the building when fully grown. The landscape plan conforms with the Landscape Point System adopted by the Planning Commission for evaluating landscape plans. The south edge of this site abutts residentiall zoned property (R-3) , so screening of the parking lot is required. The screening has not been submitted at this time, but information from the architect suggests it will be a combination fence/retaining wall constructed of treated timbers. Design of this structure will be subject to approval of the City Engineer and the Building Official. A 35' greenstrip is provided on the east side of the site as required of property adjacent to a major thoroughfare, in this case Brooklyn Boulevard. A berm and landscaping is provided in this area to screen the parking lot and would seem to be adequate for this purpose. Flood Plain/Watershed District/Drainage Approximately 50% of the site is located in the flood plain area and the Regulatory 3-12-87 -1- Application No. 87005 continued Flood Datum in this area is 859.2 (Regulatory Flood Elevation) . The building itself is not located in the 100 year flood plain and has a first floor elevation of 861.0 which is above the elevation required if it was. Filling the site will be done at the north creekside area to provide the compensating and water storage required by the watershed district. A DNR permit to work around protected waters is required for this work and has been applied for by the developer. The Shingle Creek Watershed District has reviewed the plan and approved it subject to the following conditions: 1. A DNR permit to work in protected waters must be approved. 2. The drainage plan must be amended to show the sediment control plan. 3. The property owner must provide an easement over the new detention areas. Building The proposed two story 10,000 sq. ft. building will have a glass and brick or stucco exterior and a flat roof. Occupant load would be 100 (from Uniform Building Code) . Fire sprinklers are required and handicap access, toilet facilities, and an elevator are provided. The setback on the west and north lot lines would require one-hour construction of those walls, but no limitation on openings in them. Compliance to one-hour construction should be no problem in this building. The plans appear to be in order and are recommended for approval subject to at 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 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 Ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitiate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 3-12-87 -2- Application No. 87005 continued 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. Plan approval acknowledges proof-of-parking for up to 50 parking spaces. The applicant shall execute an agreement, as approved by the City Attorney, to install said parking spaces upon a determination by the City that they are necessary for the proper functioning of the site. This agreement shall be filed with the title to the property prior to the issuance of building permits. 11. The plans shall be modified prior to the issuance of building permits in the following manner: a) The landscape plan shall be modified to replace the three large shade trees west of the building with either decorative trees or shrubs. b) The drainage plan shall be modified to show a sediment control plan consistent with the requirements of the Shingle Creek Watershed Management Commission. 12. The applicant must obtain a permit from the Department of Natural Resources prior to the commencement of any site work in protected water areas. 13. The applicant shall provide an appropriate easement, as approved by the Shingle Creek Watershed Commission, over new water detention areas. 3-12-87 -3- 1 1 1 Planning Commission Information Sheet Application No. 87006 Applicant: Continental Communications - Willard Blake Location: 1800 Freeway Boulevard Request: Special Use Permit The applicant requests special use permit approval to operate a retail showroom, displaying electronic equipment, in conjunction with his communication service center at 1800 Freeway Boulevard. The building and parcel in question are zoned I-1 and are bounded on the north by the Northwestern Bell service building, by James Avenue North on the east, by Freeway Boulevard on the south, and Shingle Creek Parkway on the west. Continental Communications currently is housed at the Northbrook Shopping Center and the applicant proposes to relocate this business to the present proposed site. The use primarily involves servicing and repairing communication equipment such as CB and marine radios and antennas. The applicant has indicated a desire for a small showroom and customer service area and .has acknowledged that some retailing of this communication equipment would be done. The applicant's use is the type use comprehended as a permitted use in the C2 zoning district. Section 35-330, Subdivision 3f, would acknowledged this type of use in the I-1 zoning district provided it meets the Standards for Special Use Permits contained in 35-220, Subdivision 2 and also, the criteria outlined in Section 35- 330, Subdivision 3f (copies attached) . The space the applicant desires to occupy in the westerly wing of this u-shaped building is located at the very north end. The area proposed would be 1,330 sq. ft. with a breakdown of approximately 500 sq. ft. for showroom and customer service area; 150 sq. ft. for office area and 680 sq. ft. primarily for storage and equipment repair area. They project a maximum of 8 employees to handle the operation. Commercial developments such as this are acknowledged as special uses in the I-1 zoning district, as was mentioned above, under Section 35-330, Subdivision 3f of the Zoning Ordinance, provided they meet the Standards for Special Use Permits and further provided that they are compatible and complimentary to other land uses in the Industrial Park district and are of comparable intensity to permitted I-1 district uses. Furthermore, the traffic generated by the use must be within the capacity of available public facilities and not have an adverse impact on the Industrial Park or the community. Given these criteria and the applicant's proposal, the staff is of the opinion that all of the standards for this type special use permit can be met. Perhaps the biggest concern, as with other commercial type uses in this industrial building, has to do with available parking. The Commission will perhaps recall the last special use permit application involving this same building, that being Application No. 86032 submitted by Spiritual Life Ministries, Inc. That application was approved by the City Council in September of 1986 and involved religious and educational uses in the space formerly occupied by Viking Gym. A large portion of the parking available on the site was required for the Spiritual Life Ministries' use due to the potential for large crowds attending various educational and religious services. However, these times are considered to be off- peak from that of the other uses housed in this building. The parking requirement, based upon use of the 1,300 sq. ft. proposed by this applicant, would be 13 parking stalls. Given the uses already in existence on the 3-12-87 -1- Application No. 87006 continued site, the vast majority of the 282 parking spaces are already allocated. There is a "proof-of-parking" lot for 71 parking stalls on the northwest portion of this site and given the configuration of the building, there is certainly potential for additional parking on the site in the northerly parking area. Approval of this application should acknowledge that parking for the proposed use, as well as other uses already in the building, will not be complicated because of the off-peak nature of the Spiritual Life Ministries use and the fact that there is space available on the site for additional parking. An acknowledgement, from the owner of the building, to provide additional parking on the site should be a condition of the approval of this application. All in all, we feel that this application is in order and the Standards for Special Use Permits can be met and recommend approval subject to the following conditions: 1. Tenant improvement plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of building permits. 2. The special use permit is subject to all applicable codes, ordinances and regulations and any violations thereof shall be grounds for revocation. 3. The special use permit is issued to the applicant as operator of a communications service center involving a retail showroom for displaying and selling electronic equipment as well as an office in conjunction with this operation. No other commercial activity is acknowledged by this special use permit approval. 4. The owner of the property shall acknowledge his responsibility for guaranteeing the striping and delineating of additional parking stalls at the northwest corner of the site upon a determination by the City that parking demand on the site exceeds the available number of parking spaces. 5. Special use permit approval is exclusive of all signery which is subject to the provisions of Chapter 34 of the City Ordinances. i 3-12-87 -2-