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HomeMy WebLinkAbout1987 07-30 PCP Planning Commission Information Sheet Application No. 87015 Applicant: Uhde/Nelson, Inc. Location: 7100 Brooklyn Boulevard Request: Site and Building Plan/Special Use Permit Location/Use The applicant requests site and building plan and special use permit approval to construct an 8,068 sq. ft. office building at 7100 Brooklyn Boulevard. The land in question is zoned R5 and is bounded on the north by single-family residences, on the east by a single-family residence and a portion of the parking lot for the Boulevard Plaza office condos, on the south by Boulevard Plaza, and on the west by the Edina Realty building at 7100 Brookyn Boulevard (phase one of this development) . Office buildings are allowed by special use permit in the R5 zoning district. Access/Parking Access to the proposed building would be from Brooklyn Boulevard through the parking lot of the first phase building (Edina Realty) . An access easement to this landlocked parcel was executed with the plat that split the property in 1985. The site plans calls for 41 parking stalls, only two-thirds of a stall more than required for general office use of the building. With this number of stalls, only about 400 sq. ft. of floor area can be devoted to medical occupancy of the building. The parking layout provides a 15' buffer adjacent to the single-family lots and a 5' greenstrip adjacent to the Boulevard Plaza parking lot. Staff recommend that the 15' buffer be continued adjacent to the Boulevard Plaza parking lot so as to prevent an unnecessary jog in the easterly row of parking stalls. Also an additional concrete delineator is needed to delineate the east end of a row of parking stalls north of the building. Landscaping The landscape plan calls for preservation of an existing cedar hedge along the north and east sides of the site. In addition, the plan calls for eight (8) ornamental trees (Canada Red Cherry or Red Splendor Crab) in the perimeter buffer strips and at the southeast corner of the building. Finally, the plan calls for 60 shrubs adjacent to the building to include both evergreen shrubs and deciduous shrubs. No shade trees are proposed in the phase two area. On the strength of the existing cedar hedge, the proposed plan exceeds the point requirement (62.5 Pts.) of the landscape point system. Grading/Drainage/Utilities The proposed grading plan calls for the parking lot to drain to a single catch basin northeast of the proposed building. The catch basin will be connected by a 12" storm sewer line to a 27" line under the westerly end of the St. Alphonsus Church property. The building is to be served by a 6" water line that traverses this development from Brooklyn Boulevard to a 6" watermain under the west end of the St. Alphonsus Church property. A hydrant is proposed immediately north of the proposed building. The sanitary sewer service will be connected by an existing pressure line to sanitary sewer in Brooklyn Boulevard. The City Engineer, however, is concerned that the depth of the sanitary sewer is insufficient and, in a normal winter, will freeze up. Building The building is to have two entrances, the main one at the northwest corner of the building and another on the south side of the building. The southerly entrance is 7-30-87 -1- Application No. 87015 continued to be accessed by a 5' wide sidewalk along the south side of the building to the parking lot. The main entrance will have a small atrium open to the second floor. The internal layout is speculative at this point, depending on tenant plans. The exterior of the building is to be face brick with a metal mansard around the entire building to match the existing Phase One building. Lighting/Trash Lighting for the site is to be provided by three 30' light standards with 250 watt high pressure sodium (amber) luminaires. This should be more than adequate. No provision has been made on the plan for a trash enclosure. This is a constant concern at commercial sites and we recommend that the applicant be required to address this issue at the Commission's meeting on Thursday. Special Use Standards Office uses are allowed in the R5 zone by special use permit. As such they are subject to the standards contained in section 35-220.2 of the Zoning Ordinances (attached) . The applicant has submitted nothing in writing addressing the standards and staff see no conflict with the standards posed by the proposed office use. It should be noted that neighbors in the area have expressed a preference for office use of the property as opposed to the apartment uses permitted by the R5 zoning of the property. Recommendation Based on the review contained above, staff recommend that approval be granted, 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. 8. B612 curb and gutter shall be provided around all parking and driving areas. 7-30-87 -2- Application No. 87015 continued 9. 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 into an easement and an agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits. 11. Fire hydrants shall be located on the site as per the order of the Fire Phrshal. 12. The special use permit is subject to all applicable codes, ordinances, and regulations and any violation thereof may be grounds for revocation. 13. The plans shall be modified prior to consideration by the City Council to provide full delineation of parking stalls and elimination of the jog in the parking row along the east side of the property. 7-30-87 -3- 1 1 Planning Commission Information Sheet Application No. 87016 Applicant: Especially Women, Inc. Location: 5959 Earle Brown Drive Request: Special Use Permit The applicant requests special use permit approval to operate a health club for women in the Brookview Plaza Shopping Center at 5951 Earle Brown Drive. The location in question is zoned C2 and is bounded on the northeast by Summit Drive, on the southeast by Earle Brown Drive, on the southwest by Best Company retail/warehouse, and on the northwest by Target. Health clubs are allowed by special use permit in the C2 zoning district. The health club is to occupy 14,330 sq. ft. in the center next to the space formerly occupied by Designer Depot. The applicant has submitted a letter of application and a floor plan of the proposed space. The space will include a large aerobics room for dance exercises with a running track around it. A 60' x 20' pool,' 4' in depth, for lap swimming and water aerobics is also included, as well as a "workout" room with nautilus equipment. Also included in the floor plan of the space are rooms for lockers, showers, sauna, steam, suntanning, "sales," offices, multi-purpose, and nursery. The "sales" offices are actually for fitness consultants who will work with clients on their fitness programs. As a special use, the proposed health club is subject to the standards contained in Section 35-220.2 of the Zoning Ordinance (attached) . The main concern presented by the Zoning Ordinance is parking. The parking formula for health clubs is twenty (20) spaces for the first 1,000 sq. ft. of gross floor area and one space for every 300 sq. ft. of G.F.A. thereafter. The parking requirement for the total space is 64 spaces. The average weight of the retail parking formula for this building is 6.2 spaces per 1,000 sq. ft. or 88.8 spaces for the space in question. Therefore, parking available for the floor area in question exceeds the requirement of the ordinance for the health club use. There is, therefore, no parking problem with the proposed use. As to the relationship of the proposed health club use to the surrounding neighborhood, staff see no negative impact. The surrounding neighborhood includes retail establishments, a clinic, high-rise offices and high-rise residential. The proposed health club for women should fit well into such a neighborhood and meet a growing demand for an exercise facility. Altogether, the proposed use appears to meet the standards for a special use permit and approval is recommended, subject to at least the following conditions: 1. The special use permit is issued for a health club use and may not be transferred to any other type of use. 2. The special use permit is subject to all applicable codes, ordinances and regulations and any violation may be grounds for revocation. 3. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. i i 7-30-87 _I_ Application No. 87016 continued 4. Swimming pool plans are subject to review and approval by the State Health Department prior to the issuance of permits. 5. The swimming pool and shower room shall be licensed as required by section 7-201 of the City Ordinances prior to operation. 6. Suntanning beds shall be inspected by the City Sanitarian on a yearly basis. 7-30-87 -2- Planning Commission Information Sheet Application No. 87017 Applicant: Earle Brown Bowl (Jim Madden) Location: 6440 James Circle N. Request: Site and Building Plan/Special Use Permit The applicant requests site and building plan and special use permit approval to expand the existing bowling alley at 6440 James Circle North for additional cooler, storage, and dining room space. The property in question is zoned I-1 and is bounded on the north by Freeway Boulevard, on the east and south by vacant I-1 zoned land, and on the west by James Circle North. Bowling alleys are allowed by special use permit in the I-1 zoning district. The proposed addition is to be to the west side of the building from the northwest corner to the entrance to the restaurant. The exterior treatment of the addition will match the existing treatment of 8" siding block. The gabled entry canopy would, however, be removed and not replaced. Windows are to be installed in the dining room portion of the addition and for a small waiting room between the new entrance and the dining room. The site plan calls for a minor modification to the parking lot and installation of a trash enclosure north of the northeast corner of the building. The primary concern of the staff with respect to this application is the seating in the dining room. Total parking available on the site is 301 spaces. One additional space will be gained from a revision at the north end of the parking lot and there are seven proof-of-parking stalls north of the parking lot for a total of 309 spaces. The bowling alley requires 180 parking stalls for 36 lanes at 5 per lane. Our present count of seating in the restaurant operations is as follows: Coffee Shop 61 seats Supper Club 80 seats (potential 90) Lounge 92 seats Total 233 seats (potential 243) At one space per two seats, the parking requirement for present seating is 116.5 spaces. Counting potential seats, the parking requirement is 121.5 spaces. There are 14 employees in the restaurant total which adds 7 additional spaces to the requirement. The total parking requirement is thus as follows: Bowling alley 180 Restaurant 243 seats 121.5 14 employees 7 Total 30$.5 or 309 stalls All 90 potential seats in the supper club are needed to meet the requirement of the Liquor Ordinance for 150 seats where food is served. The applicant has submitted a seating plan that shows only 86 existing seats. However, there are two additional tables that can be expanded to seat six instead of four. Therefore, the supper club seat count should actually be 90. Staff's concern is that, with the expansion of the dining room, there will be an expansion of seating resulting in a parking deficiency. The seating plan shows only a relocation of existing seats. Staff believe it is important that the seating plan be publicly acknowledged by the applicant as the maximum allowable. 7-30-87 -1- Application No. 87017 continued With regard to the standards for special use permits, staff see no negative impacts on surrounding properties posed by the proposed expansion. Therefore, 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. B612 curb and gutter is required around all parking and driving areas. 3. A 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. Outside trash disposal facilities shall be appropriately screened from view. 5. The building addition shall be equipped with an automatic fire extinguishing system in accordance with Chapter 5 of the City Ordinances. 6. The special use permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation. I 7-30-87 -2- CITY OF BROOKLYN CENTER Notice is hereby given that a public hearing will be held on the day of , 1987, at p.m. at City Halt, 6301 Shingle Creek Parkway, to consider an amendment to Chapter 35 Regarding Nursing Homes and boarding Care Homes. Auxiliary aids for handicapped persons are available upon request at :least 96 hours in advance. Please contact the Personnel Coordinator at 561-5440 to make arrangements. ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 35 REGARDING REQUIREMENTS FOR NURSING HONES THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS F0LLOWS: Section 1. Chapter 35 of the City Ordinances of the City of Brooklyn Center is hereby amended in the following manner: Section 35-313• R4 MULTIPLE FAMILY RESIDENCE DISTRICT. 3. Special Uses. a. Nursing care homes, (at not more than 50 beds per acre) , maternity care homes, boarding care homes, provided that these institutions shall, where required by state law, or regulation, or by municipal ordinance, be licensed by the appropriate state or municipal authority. Section 35-314. R5 MULTIPLE FAMILY RESIDENCE DISTRICT. 3• Special Uses. a. Nursing care homes, (at not more that 50 beds per acre) , maternity care homes, boarding care homes, provided that these institutions shall, where required by state law, or regulation, or by municipal ordinance, be :Licensed by the appropriate state or municipal authority. Section 35-320. Cl SERVICE/OFFICE DISTRICT 1. Permitted Uses The following service/office uses are permitted in the Cl district, provided that the height of each establishment or building shall not exceed three stories, or in the event that a basement is proposed, three stories plus basement: a. Nursing care homes, (at not more than 50 beds per acre) , maternity care homes, child care tomes, boarding care homes, provided, however, that such institutions shall, where required by state law, or regulations of the licensing authority, be licensed by the appropriate state or municipal authority. ORDINANCE NO. Section 35-410. SPECIAL REQUIREMENTS IN R3, R4, R5, R6 AND R7 DISTRICTS. 8. Nursing care homes shall provide one six inch diameter tree per 14 beds. Tree species shall be long-lived hardwood. Six inch and larger trees existing on the site may be credited toward this requirement. Section 35-411. SPECIAL REQUIREMENTS IN C1 AND C1A DISTRICTS. 7. Nursing care homes shall provide one six inch diameter tree per 14 '— beds. Tree species shall be long'-lived hardwood. Six inch and larger trees existing on the site may be credited toward this requirement. Section 2. This ordinance shall become effective after adoption and upon thirty (30) days following its legal publication. Adopted this day of , 19 Mayor III I ATTEST: Clerk Date of Publication Effective Date (Underline indicates new matter, brackets indicate matter to be deleted) . 1 i i