HomeMy WebLinkAbout2003-001 Inf Sh 6500 Humboldt Avenue North Application Filed on 1-02-03
City Council Action Should Be
Taken By 3-3-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-001
Applicant: ISD No. 286 (Brooklyn Center School District)
Location: 6500 Humboldt Avenue North
Request: Special Use Permit/Site and Building Plan Approval
The applicant, Independent School District No. 286 (Brooklyn Center), is seeking a special use permit and site and building plan approval to construct a 9,000 sq. ft. school bus garage
and various other additions to the Brooklyn Center Junior/Senior High School, 6500 Humboldt Avenue North.
The property in question is zoned R-1 (One Family Residence) and is bounded on the north by
R-5 zoned property containing three story apartment buildings; on the east by Dupont Avenue with single family homes, Firehouse Park and the East Fire Station on the opposite side of
the street; on the south by 65th Avenue North with an AT & T switching station and single family homes on the opposite side of the street; and on the west by Humboldt Avenue with the
Winner’s Gas Station/Convenience Store, the Pines Apartments and the Berean Evangelical Lutheran Church on the opposite side of the street. Schools are special uses in the R-1 zoning
district.
The school district’s proposal comprehends the demolition of an old metal storage building and the hockey rink on the north side of the building to make way for a 9,000 sq. ft. school
bus garage. They also propose three other additions to the building on the site. A 3,434 sq. ft. addition to the northwest corner of the building to accommodate three new classrooms;
a 694 sq. ft. addition to the south side of the building to expand the school kitchen; and a 6,100 sq. ft. addition at the northeast corner of the building for a fitness and weight room.
Other interior improvements, upgrades and alterations in the school building are also planned.
ACCESS/PARKING
No access changes are proposed. The site is served by two accesses off 65th Avenue North and an access off Dupont Avenue North. Parking remains unchanged. In 1991 an auditorium, gymnasium
and classroom addition was made to this facility. A determination was made that the required parking for the school should be 350 parking spaces based on a one parking space for every
three seat ratio for the largest capacity facility at the school. The bleacher seating capacity for the gymnasium was 1,050. No other facility exceeded that capacity. The plan at
that time (a Proof of Parking plan) showed 383 parking spaces on the site. The actual parking count for the facility, given the current parking configuration, is 346 spaces (44 spaces
along 65th Avenue; 264 in the lot east of the school; and the ability for approximately 38 spaces on the north side of the site). Parking could be expanded in the 65th Avenue green
strip and the east parking lot could be expanded to the north of the tennis courts if a shortage of parking is experienced. We are not aware of any on site parking deficiencies at the
high school and, therefore, believe the current parking arrangement is acceptable. It should be noted that the additions proposed do not require more parking or expand the need for
parking at this facility.
DRAINAGE/GRADING/UTILITIES
The applicant has provided preliminary information related to proposed grading and utilities, which is being reviewed by the City’s Consulting Engineer. Attached for the Commission’s
review is a 1-10-03 memo from Mr. Brink regarding the plans. He indicates that the project is subject to review and approval by the West Mississippi Watershed Commission. A grading
and drainage plan with more details than that currently provided will need to be submitted to the Watershed Commission. He points out that curb and gutter should be provided around
the newly paved areas in the vicinity of the new school bus garage on the north side of the site and he notes that storm sewer appears to be available to the east of this proposed improvement
area. The new school bus garage will be served by existing water, sanitary sewer and other utilities.
LANDSCAPING
The applicant is proposing no new landscaping for the site, nor is any additional landscaping being recommended. In 1991 when a major auditorium/gymnasium addition was made to the high
school, the site was evaluated for landscaping and additional landscaping was provided at that time. No landscaping is being removed or displaced with this project, therefore, no new
landscaping plan was required.
BUILDINGS
As indicated previously, the additions proposed include a 3,434 sq. ft. classroom addition to the northwest corner of the building; a 694 sq. ft. kitchen addition on the south side of
the building; a 6,100 sq. ft. fitness and weight room addition on the northeast corner of the building; and a 9,000 sq. ft. freestanding school bus garage facility on the north side
of the building. All of the additions to the building itself will have a brick exterior finish to match the existing exterior. The bus garage is proposed to be metal of a color to
match the existing school facade. The school district has pointed out that the exterior of this will be comparable to that of the recently constructed maintenance building at Centerbrook
Golf Course. The building location is such that it will not be visible to a great extent and the metal siding is, therefore, an acceptable material. It should be noted that the site
plan (Sheet AS1.1) does not reflect the 90 ft. by 100 ft. footprint for the school bus facility. It scales approximately 70 ft. by 80 ft. That plan should be modified to accurately
reflect the dimensions and location of this new facility.
LIGHTING/TRASH
Lighting and trash have not been addressed on the plans submitted. We presume that no changes are proposed. Also, we are not aware of any problems with respect to lighting and trash
facilities. It should be noted that all outside trash facilities should be appropriately screened from view.
SPECIAL USE PERMIT STANDARDS
Schools are special uses in the R-1 zoning district and are subject to the standards for special use permits contained in Section 35-220 of the City Ordinances (copy attached). These
Standards for Special Use Permits require that the proposed special use will promote and enhance the general public welfare and not be detrimental to or endanger the health and safety
of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood, nor substantially diminish or impair property values; not impede the normal
and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with applicable regulations of the district in which
it is located.
We would comment that we believe the expansions of the Brooklyn Center Junior/Senior High School as proposed in this application will not be detrimental to or endanger the public health,
safety, morals or comfort. Furthermore, we do not believe that the use will be injurious to other property in the immediate vicinity nor will it diminish or impair property values within
the neighborhood. In fact, the new facilities can be considered a positive factor with respect to the neighborhood and the community in general. We also believe that adequate measures
have been taken to provide proper ingress and egress and that parking on the site is adequate for the uses provided. We do not see traffic congestion on the public streets to be created
with this proposed expansion. It can be said that the school addition in other respects conforms with the applicable regulations of the district of which it is located. Finally, we
believe the proposal meets all of the standards for special use permits contained in the City’s Zoning Ordinance and recommend approval of the application.
A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners.
RECOMMENDATION
Again, we believe the plans are in order and approval is recommended subject to the following conditions:
The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits.
Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits.
Any outside trash disposal facilities and/or roof top mechanical equipment shall be appropriately screened from view.
The building additions and the bus garage shall 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.
B-612 curb and gutter shall be provided around all new driving and parking areas.
An as-built survey of the property, improvements and utility service lines shall be submitted to the City Engineering Department.
All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center’s current standard specifications and details.
The proposed drainage provisions are subject to the review and approval of the West Mississippi Watershed Commission prior to the issuance of building permits for the project.
Sheet AS1.1 (Site Plan and Partial Site Demolition Plan) shall be modified prior to the issuance of building permits to accurately reflect the dimensions and location of the proposed
bus garage facility on the north side of the site.
The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department.
The special use permit amendment is granted for the construction of a new 9,000 sq. ft. school bus garage facility and three other additions to the Brooklyn Center Junior/Senior High
School. Any other expansion or alteration of the facilitates not comprehended by this approval shall require an additional amendment to the special use permit.
Page 3
1-16-03