HomeMy WebLinkAbout2003-004 Inf Sh 3501 65th Avenue North Application Filed on 4-17-03
City Council Action Should Be
Taken By 6-16-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-004
Applicant: ATS & R (On Behalf of Osseo School District No. 279)
Location: 3501 65th Avenue North (Garden City School)
Request: Special Use Permit/Site and Building Plan Approval
The architectural firm ATS & R, on behalf of Osseo School District No. 279, is seeking special use permit and site and building plan approval to construct a 10,740 sq. ft. building addition
to the north and south sides of Garden City Elementary School and to create and reconfigure play areas at the school and the adjoining Garden City Park.
The properties under consideration are the Garden City Elementary School (3501 65th Avenue North) and the adjacent Garden City Park (3607 65th Avenue North), which are both zoned R-1
(One Family Residence). The properties are bounded on the north by 65th Avenue with C-1 (Service/Office) and R-1 zoned property on the opposite side of the street; on the east by R-5
(Multiple Family Residence) zoned property containing the Garden City Court Apartments; on the south by C-2 (Commerce) zoned property containing the Rainbow and Walgreen’s developments;
and on the west by Brooklyn Boulevard with C-1 zoned property on the opposite side of the street. Public and private elementary schools and parks are both special uses in the
R-1 zoning district.
The proposal is to make two additions to the school, one at the northeasterly portion of the building for a new entry area and an expansion to the administrative offices in that area
and the other at the southwesterly portion of the building for new classrooms, a mechanical room, connecting corridors and exits. The total of the building expansion is 10,740 sq. ft.
Also planned is a reconfiguration of the school’s north parking lot and bus drop off area as well as revised faculty and staff parking lot. Park and playground improvements comprehend
a new school and park tot lot and play area including a soccer field and softball diamonds. The park shelter building will be relocated and there will be a revised hockey/ice skating
area. A new 20 stall park parking lot will be added to Garden City Park. The park/school play areas and parking facilities will be jointly used by the City and the School District.
An existing chain link fence and adjacent bituminous pathway generally separating the existing park facilities and school playground will be removed and relocated adjacent to 65th Avenue
North to incorporate the play facilities into a more common area. A new bituminous path and entrance will be established on 65th Avenue North, east of Brooklyn Boulevard across from
where Ewing Avenue intersects with 65th Avenue. The City’s Park and Recreation Advisory Commission reviewed the proposed park modifications and upgrades at their April 15, 2003 meeting
and recommended approval of the new plan. A new cooperative agreement regarding the joint play facilities will be drafted and executed by the City and the School District. It should
be noted that the School District is funding the park modifications and improvements as well as the additions to the school.
ACCESS/PARKING
Access to the school will be from two curb cuts on 65th Avenue North, which are slightly modified from the existing accesses. Instead of separating the bus loop/drop off area from the
visitor parking and parent drop off area by chain barriers delineating a walkway between the sidewalk and the school entrance, a new separation, landscaped area and green strips will
be established. New concrete walkways connecting the separated bus and parking areas to the school will be established as will a new entrance area at the northeast corner of the building.
A new staff/faculty parking lot along the east and south sides of the building will be constructed allowing some additional landscaping to be accomplished adjacent to the east wall of
the school.
A new park parking lot accommodating 20 parking spaces is proposed for north of the bus loop and east of the relocated shelter building. It will have a separate access from 65th Avenue
and will tie into the bus loop area but will have a double gate to prohibit mixing traffic from the two facilities when needed.
The revised easterly access to the visitor parking, parent drop off area is approximately, 36 feet in width. When curb cuts exceed 30 ft. in width, we typically require a concrete delineator
to separate the traffic coming into the site from that going out. Such a concrete delineator is recommended for this drive way.
The plan indicates total parking of 103 spaces, 20 in the new park parking facility; 12 in the visitor lot; and 71 spaces in the staff lot to the east and south of the building. The
plan notes that there are approximately 65 full and part time staff at the school. It is not anticipated that the building addition will cause any increase in staff numbers on site.
There is no established parking formula in the zoning ordinance for schools and we have typically looked at providing parking based on the number of full time and part time employees
as being a basis for determining adequate on site parking for schools. The number of parking spaces comprehended in this plan appears to provide enough parking for staff and visitors
on a regular day-to-day basis. Special events at the school may occasionally require some on street parking, which is expected and understood. Six handicap parking spaces are shown
on the plan for the staff, visitor and park parking lots.
The plan calls for B-612 curb and gutter around all driving and parking areas. When Garden City School was last expanded in 1993, concerns were raised that curb and gutter should be
installed consistent with city requirements. The Osseo School District indicated at that time that they had plans to upgrade parking facilities at all of their older schools within
the next ten years. Curb and gutter improvements were deferred by the City for Garden City School at that time. The plans now submitted meet the commitment made by the School District
at that time.
GRADING/DRAINAGE/UTILITIES
The applicant has provided preliminary grading, drainage and utility plans which are being reviewed by the Director of Public Works/City Engineer and written comments are anticipated
and will be attached with this report. Storm sewer will be provided to the newly upgraded parking facilities and a retention pond south of the building will be enlarged somewhat to
accommodate additional drainage. A 60-inch storm sewer line runs east and west through the site from Brooklyn Boulevard east to in front of the north side of the school. The proposed
new entry/administrative office area to be constructed would be built over this storm sewer line. The School District plans to relocate the storm sewer and a corresponding change in
the easement document will need to be made to reflect the relocated utility. Other utilities, such as sewer and water, exist and no changes to these facilities are anticipated other
than to accommodate the relocated shelter building.
It is my understanding that this plan will not require Shingle Creek Watershed Management Commission review.
LANDSCAPING
The applicant has submitted a landscape plan showing existing and proposed new landscaping to be provided for the school and park. It should be noted that the landscape point system
does not address schools or park facilities specifically in the evaluation criteria. The combined site is 11.58 acres in area. If we were to use the office criteria contained in the
landscape point system, a total of 960 landscape points would be required. Considering existing landscaping and that being proposed, the total point value of the landscape plan would
be 990 points.
As mentioned previously, the plan comprehends establishing new landscape areas at various points around the site. A separation between the bus drop off area and the visitor parking
area will accommodate a number of trees, shrubs and sod. Immediately to the east of the visitor parking area there will be a landscape area established with a new concrete walk and
landscaping containing five new Red Maple trees. The green strip and area separating the parking lots include Redmond Linden and Red Maple shade trees as well as Allegheny Serviceberry
and Japanese Tree Lilac decorative trees in the same area. In the green strip adjacent to the park parking lot is a new Redmond Linden to go along with an existing shade tree. Shrubs
such as Andorra Juniper, Taunton Yew, Gro-Low Fragrant Sumac and American Cranberry Bush are located in green strip areas as well as in planting beds around the front and sides of the
school building. Six Siouxland Poplar will be added to the south side of the parking lot at the rear of the building and Red Maple and Redmond Linden along with Allegheny Serviceberry
trees are proposed for the expanded landscaped area along the east side of the building between the building wall and the new curb line for the faculty parking lot. Redmond Linden will
also be used for island plantings in the visitor parking lot.
Overall the landscape plan appears to be more than adequate for the site.
BUILDING
The exterior treatment of the building additions will be a face brick to match the existing building exterior. A pre-finished metal panel fascia over the new entrance area will be established
to match the existing fascia.
The trash enclosure will be located at the south end of the existing building adjacent to the new addition. It will be a masonry structure to match the existing building with a solid,
opaque gate.
SPECIAL USE PERMIT STANDARDS
As indicated previously, the elementary school and park facilities 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. 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 the applicable
regulations of the district in which it is located.
We would comment that we believe the expansion of the Garden City Elementary School and the modification and reconfiguration of the Garden City Park area 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 improvements proposed can be considered a benefit to surrounding properties. The expansion and the upgrading of park
facilities can be considered a positive factor with respect to the surrounding area. We also believe that adequate measures have been or will be taken to provide proper ingress and
egress and that the parking on the site is adequate for the uses provided. We do not see traffic congestion on public streets to be created with this redevelopment. The site and building
plans submitted appear to conform with the applicable regulations of the district in which these properties are 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
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 rooftop or on ground mechanical equipment shall be appropriately screened from view.
The building additions are 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.
B-612 curb and gutter shall be provided around all parking and driving 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.
Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City Ordinances.
The special use permit is granted for the addition to the Garden City Elementary School and the modification and reconfiguration to Garden City Park as proposed in these development
plans. Any expansion or alteration of the facilities not comprehended by this approval shall require an amendment to this special use permit.
The plans shall be modified to provide a concrete delineator for the 36 ft. wide driveway located at the northeast corner of the site.
Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department.
A new storm sewer easement shall be provided to protect the relocated 60 in. storm sewer. The appropriate portions of the existing storm sewer easement shall be vacated to reflect the
realigned storm sewer location.
5-1-03
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