HomeMy WebLinkAbout2003-008 Inf SH 6000 Brooklyn Boulevard Application Filed on 5-13-03
City Council Action Should Be
Taken By 7-12-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-008
Applicant: Thomas Weber
Location: The Two Lots North of 6000 Brooklyn Boulevard
Request: Special Use Permit
The applicant, Thomas Weber on behalf of Nor-Web LLP, is seeking Special Use Permit approval to construct an off site accessory parking lot for the Evans Nordby Funeral Home site, which
is located at 6000 Brooklyn Boulevard. The parking lot is to be located on two vacant lots (owned by Nor-Web) immediately north of the funeral home site. The properties under consideration
are all zoned C-1 (Service/Office) and are located on the east side of Brooklyn Boulevard, north of 60th Avenue. The properties are bounded on the north by R-5 (Multiple Family Residence)
zoned property containing an apartment building and a walkway connecting the apartment property to sidewalk along Brooklyn Boulevard. An Amoco gasoline station on C-2 (Commerce) zoned
property is located immediately to the north of the walkway. To the east of the site is Beard Avenue North with single-family homes on the opposite side of the street. To the south
of the sites is 60th Avenue with C-1 zoned land on the opposite side of the street. Along the west is Brooklyn Boulevard with single-family homes on the opposite side of that street.
Off site accessory parking lots are allowed in the C-1 zoning district through a special use permit per Section 35-701, Subdivision 3a through 3g, of the Zoning Ordinance. Such parking
lots are limited to one site per business; must have a minimum of 20 parking spaces; not be more than 800 ft. from the farthest point of the accessory parking lot to the principal use;
pedestrian traffic must not be required to cross major thoroughfares and certain streets listed in the ordinance; accessory spaces can be used to meet the parking requirements of the
principal use if the parking lot site is legally encumbered for the sole use of the principal site; and off site parking improvements are to be provided as required ultimately by the
City Council.
BACKGROUND
A blacktop parking lot was constructed on the two lots north of the Evans Nordby Funeral Home property for use by the funeral home late last fall without the approval of the City and
proper permits being issued. Apparently there was a misunderstanding as to what could be constructed on these lots after the site was used as a staging area by a contractor retained
by the City to construct street improvements in the neighboring area. The City did not object to a base being laid for an eventual parking lot as part of restoring the site following
its discontinuance as a staging area. However, it was expected that plans for drainage, grading, storm sewer, landscaping and screening would be submitted for approval before construction
of the lot. The owners were notified and have proceeded to provide the necessary plan based on a recently completed survey of the property.
PROPOSAL
They have provided a plan for an off-site parking lot that would contain 56 parking stalls to be bound by B-612 curb and gutter. The parking lot would be connected to, and an extension
of, the existing parking lot serving the funeral home. Parking spaces meet or exceed the ordinance required parking stall dimensions except for four parallel spaces proposed for the
north side of the site. These spaces should be at least 24 ft. in length rather than the 20 ft. shown on the plan. Generally, concrete parking delineators and protectors are required
at the end of parking rows. The plan should be modified to provide such delineators/protectors at the north end of the row of parking and also along the south side of the drive lane
leading to Brooklyn Boulevard. One parking space might be lost by providing this change.
The plan calls for an approximate 24 ft. green strip between the edge of the parking lot and the property line adjacent to Beard Avenue North. The west edge of the sidewalk along Beard
is located along the property line. This green strip exceeds the minimum 15 ft. green strip required where a parking lot abuts street right of way. A 5 ft. green strip will be established
along the north side of the off site parking lot where this property abuts with the apartment property to the north. Access to the parking lot would be from an existing curb cut along
Brooklyn Boulevard at the northwesterly corner of the site. No access from Beard Avenue to the off site parking lot is being requested nor would it be granted by the City. As indicated
previously, the off site parking lot would be an extension of the existing parking lot for the funeral home.
The applicant has indicated that the funeral home has a chapel seating capacity of 125. The parking requirement for a funeral home requires one parking space for every three seats in
the public assembly area. They note that they have 42 parking spaces on the funeral home site. Based on the Zoning Ordinance parking requirements, the funeral home meets the minimum
parking standards and is not required to provide additional off street parking. Occasionally they have need for more parking based on an over capacity crowd. This additional off street
parking should accommodate the funeral home needs.
DRAINAGE/GRADING/UTILITIES
The Director of Public Works/City Engineer is reviewing the plan submitted. As indicated previously, the plan calls for B-612 curb and gutter to assist site drainage around the off
site parking lot. The plan also calls for the site to be drained to a catch basin located on the easterly side of the new parking lot. This is proposed to be connected by storm sewer
to the Beard Avenue North right of way and will run northerly under the sidewalk adjacent to Beard Avenue approximately 105 ft. to tie into existing storm sewer in Beard Avenue. The
applicant would be required to replace and repair the sidewalk with this utility construction. The Director of Public Works/City Engineer also is reviewing the possibility of the storm
drainage going south to tie into storm sewer located adjacent to the funeral lot parking lot. The Director of Public Works/City Engineer comments will be attached for the Commission’s
review.
LANDSCAPE/SCREENING
The two parcels proposed for the off site parking lot are 41,926 sq. ft. in area (.9625 acres). This combined site would require 96 landscape points based on the application of the
landscape point system to this property. The plan submitted calls for five American Linden to be planted in the 5 ft. green strip at the north end of the parking lot. Eight 6 ft. high
Blue Spruce are proposed for the Beard Avenue green strip to be incorporated with their proposed parking lot screening plan. This would amount to 98 points although it does not meet
the point distribution required.
The Zoning Ordinance requires screening of a parking lot as approved by the City Council when it is across the street from residentially zoned property such as along Beard Avenue and
also Brooklyn Boulevard. Screening is also required when a parking lot abuts residentially zoned property at a property line such as it does where the proposed parking lot abuts with
the multiple residential property to the north. A minimum 6 ft. high opaque screen fence or such other device as approved by the City Council is required in such a case.
The screening plan calls for a combination of opaque screen fencing in 10 ft. sections interspersed with Blue Spruce Trees along Beard Avenue. The screen fencing would be a 5 ft. high
board on board type fence. Limited screening is provided to the north and no parking lot screening is provided along the Brooklyn Boulevard side of the site. The Commission must determine
if this is appropriate and sufficient screening. It is recommended that additional screening be carried along the north side of the site and that some type of landscape screening be
provided to screen the parking lot from the residential property on the opposite side of Brooklyn Boulevard. Also, it is recommended that whatever screening is decided as appropriate
along Beard Avenue be extended to the south to screen better the existing Evans Nordby parking lot from the residential property on the opposite side of Beard Avenue.
PLATTING REQUIREMENTS
The property under consideration for the off site lot is two separate lots owned by Nor-Web LLP. They are approximately 77 ft. by 277 ft. (north lot) and 76 ft. by 265 ft. (south lot).
The Evans Nordby Funeral Home site is a lot approximately 151 ft. by 262 ft. The Zoning Ordinance at Section 35-540 (copy attached) requires that multiple parcels of land which are
contiguous and adjacent and which are proposed to serve a single development use and which are under common ownership shall be combined into a single lot through platting or Registered
Land Survey. This situation seems to fit the requirement to combine the lots through platting or Registered Land Survey. Certainly the two lots serving as the off site parking lot
should be combined with one another into a single lot. And at least to be consistent with the off site parking requirements, the off site lot should be encumbered to the use of the
funeral home parcel. It is recommended that these properties be replatted into a single parcel of land.
SPECIAL USE PERMIT STANDARDS
Accessory off site parking lots are special use permits and as such are required to meet the Standards for Special Use Permits contained in Section 35-220 of the City Ordinances (attached).
The applicant’s representative has submitted a written response to the Special Use Permit Standards (also attached). The written comments basically repeat the standards contained in
Section 35-220. 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 properties; 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. The applicant’s comments, as indicated, basically imply that they will meet all of the standards sited above. They note that no access will
be permitted from the adjacent residential area along Beard Avenue and that they will conform with the applicable regulations as set forth by the Planning Commission and City Council.
Generally, we see the expansion of parking for the funeral home to be a benefit to surrounding property. Hopefully, when the funeral home capacity is exceeded based on funeral services
being conducted, the additional parking area will mean that there is no need to park on adjacent city streets. If the applicant complies with the drainage, landscaping and screening
requirements in the Zoning Ordinance, the additional parking lot should have a minimum impact on surrounding properties. Careful consideration should be given to the screening and landscaping
aspects of the plan in any recommendations made to the City Council.
A public hearing has been scheduled and notices of the Planning Commission’s consideration have been sent to surrounding property owners.
RECOMMENDATION
Approval of this application should be subject to at least the following conditions or considerations:
Grading, drainage, and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits for the final construction of the off site parking lot.
2. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits for the parking
lot.
3. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance.
B-612 curb and gutter shall be provided around all parking and driving areas as required by the City Engineer.
The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee.
A special use permit is granted for an off site accessory parking lot serving the Evans Nordby Funeral Home consistent with Section 35-701, Subdivision 3a – 3g. Any expansion or alteration
of this plan not comprehended by the Zoning Ordinance or this plan shall require an amendment to this special use permit.
This special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation.
Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department.
The approved plans shall be modified to provide:
Concrete delineator/protectors at the north end of the row of parking and along the south side of the driveway leading to Brooklyn Boulevard.
Additional screening on the north side of the site adjacent to the multiple residential property.
Extended screening to the south to include the Evans Nordby lot.
Landscape screening of the parking lot from the residential property on the opposite side of Brooklyn Boulevard.
Changes to coincide with the recommendations of the Director of Public Works/City Engineer.
Parallel parking spaces at the north end of the lot of 24 ft. in length rather than 20 ft.
The applicant shall within one year of the date of the approval of this special use permit replat the property to be in compliance with Section 35-540 of the Zoning Ordinance.
5-29-03
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