HomeMy WebLinkAbout2004-003 Inf Sh 2920 County Road 10 & 2901 Northway Drive Application Filed on 12-30-03
City Council Action Should Be
Taken By 2-28-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-003
Applicant: Metro Transit
Location: Northwest Quadrant of County Road 10 and Northway Drive
Request: Special Use Permit/Site and Building Plan Approval
The applicant, Pat Jones on behalf of Metro Transit, is seeking site and building plan approval and a special use permit to construct a 4,218 sq. ft. transit facility at the northwest
corner of County Road 10 and Northway Drive.
The proposed facility is a transfer point and bus layover building for Metro Transit. It will replace the current on street operation, which is located on 56th Avenue North, west of
Xerxes by the IHOP and Wendy’s restaurants. Much discussion about the appropriate location and the type of facility has taken place between the City and Metro Transit since the upgrading
and redevelopment of Brookdale has taken place, necessitating the need to move the location of the transfer and bus layover operation. The City has encouraged Metro Transit to find
an off-site location where an indoor facility with restrooms and possibly vending or concession areas can be provided for people waiting for their bus transportation to continue. It
should be noted that this facility is not a park and ride facility where people come to a specific location, park and leave their vehicles for an extended period of time and utilize
public transportation. For that reason, very little vehicle parking will be provided on this site and it is not intended that surrounding commercial and multi-residential parking lots
be used for that purpose. Again, the facility is a bus driver layover area and a point of transfer for people using public transportation.
The proposed site is the subject of the preliminary plat under Planning Commission Application No. 2004-002 that would combine the sites of the old Sports Dome and Wells Fargo Bank into
a single lot. The existing buildings would be demolished so that the Metro Transit facility could be built.
The property in question is zoned C-2 (Commerce) and is located in the city’s Central Commerce Overlay District (CC). The effect of this overlay district is to prohibit certain otherwise
allowable commercial uses within this district. Sauna establishments, massage establishments, currency exchanges, pawn shops and second hand good dealers are not allowed uses in the
CC overlay district. The proposed Metro Transit facility is classified as a “public transportation terminal” under Section 35-322, Subdivision 3i, which is a special use in the C-2
zone necessitating the need for a special use permit. The property is bounded on the north and east by Northway Drive; on the south by County Road 10; on the west by the Twin City Federal
Bank and a retail building.
ACCESS/PARKING
Access to the site will be from two accesses on Northway Drive, one located on the north side of the site, the other an exit only on the east end of the site. Two existing access points
on Northway Drive will be closed. The northerly proposed access will be approximately 45 ft. wide at the narrowest portion to accommodate the bus traffic entering and exiting the site
at this point. This is a much larger opening than normally allowed without delineation but is necessary to accommodate the bus movements. The easterly access is approximately 30 ft.
wide at the narrowest point and it designed to only allow exiting to the public street. A median exists in Northway Drive that will prohibit left turn movements into the site and signing
will be established to prohibit this access as an entrance. We have also discussed with Metro Transit that the east access can only be used for bus traffic that will travel westbound
on County Road 10. Buses are to be prohibited from traveling eastbound on County Road 10 if they use the east exit. Buses traveling eastbound on County Road 10 will use the north access
for exiting the site.
The proposed building will be located on an island area in the center of the south part of the site, which will allow bus traffic to circle the building. Canopies on the north and south
sides of the building will project over a portion of the bus staging area and will provide pedestrian protection. A parking lot with eight parking stalls (one handicap) is located at
the north side of the site. There is no parking formula for a public transportation terminal in the zoning ordinance. There will be Metro Transit security provided at the site and
maintenance personnel also at the facility. We have been assured that the eight parking spaces will be sufficient to accommodate staff serving the building. Again, this is not a park
and ride and, therefore, parking areas that would encourage such traffic to the site are to be discouraged. If the site is ever converted to another use, there appears to be adequate
area on the site to accommodate parking for a commercial use.
GRADING/DRAINAGE/UTILITIES
The applicant has provided grading, drainage, utilities and erosion control plans that have been reviewed by the Director of Public Works/City Engineer. Attached is a copy of his 1-9-04
memo regarding his review of these plans as well as the preliminary plat application.
It is the applicant’s intention to make extensive use of concrete pavement throughout the site. The majority of the paved portion of the site will be 9 in. concrete pavement with 8
in. medium broom finish concrete pavement for contrasting walkways crossing this surface. A raised concrete sidewalk/island area with various differing colors will delineate walkways
leading to the building. The parking lot on the north side of the site will be bituminous. The site will be bound by curb and gutter and the site will be separated by curb and gutter
from the parking lot of the neighboring retail building, which previously had shared access to the old Sports Dome site. No cross access between the sites is contemplated. As noted
in the Director of Public Work’s memo, storm water runoff flows to existing storm sewer in Northway Drive and the development does not result in significant increase in impervious area.
He recommends a note indicating a need to “tip gutter out” to assist run off in the north parking lot. Also, erosion control measures need to be installed prior to site grading operations.
An NPDES erosion control permit must also be obtained from the Minnesota Pollution Control Agency prior to disturbing the site.
The Director of Public Works also notes in his memo that a 10 in. diameter trunk water main currently located on the site must be relocated to allow construction of the proposed building.
He points out that existing water services to both existing buildings must be disconnected from the existing water main along County Road 10 prior to demolition of the buildings. He
does not recommend the proposed water main layout as shown on the plans due to potential long term operational and maintenance problems. The engineering staff has discussed alternatives
for relocating the existing water main and has made various recommendations listed in his report.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 2.3 acres site requires 178 landscape points. The applicant
proposes to provide 183 landscape points through a variety of plantings. Twenty deciduous trees (5 Autumn Blaze Maple, 11 Autumn Blaze Ash and 4 Harvest Gold Linden) are to be provided
in the County Road 10 and Northway Drive green strips and in clusters of four in two planting areas on the raised island walkway leading to the building.
Twelve decorative trees are proposed. Four Madonna Crab Apple are to be provided in the green strip between this site and the site to the west by the north access and eight Prairie
Fire Crab Apple are in various locations in the County Road 10 green strip and to the south of the parking lot. Four Black Hills Spruce are clustered at the northwest corner of the
site.
Ninety shrubs are proposed such as 29 Red Gnome Dogwood, 17 Huron Dogwood, 11 Fire Light Spirea, 17 Goldmound Spirea, and 16 Prairie Petite Lilac, which are found throughout the site.
They plan also to provide over 174 perennials such as Happy Returns Daylily, Mini Pearl Daylily, Pardon Me Daylily and Black Eyed Susan.
The Director of Public Works, in his memorandum regarding this application, makes mention of consideration for placing a landscaped type barrier behind the sidewalk along County Road
10 to minimize the number of pedestrians that will cut across the length of the property. The landscaping proposed does not discourage such a movement. Metro Transit should give consideration
to the placing of a fence in this location, such as those provided at Super America on 57th and Logan and the retail redevelopment at 69th and Brooklyn Boulevard. The fences were approximately
3 to 3 ½ ft. in height and were a combination of wrought iron and concrete piers. It very well may be a pedestrian problem crossing County Road 10 without some barriers to lead people
to specific locations to access the site.
BUILDING
As previously mentioned, the building will be located on the south portion of the site parallel with County Road 10 in the approximate center of the lot. The building will be on a raised
island area, which provide walkways and landscaping. Canopies of approximately 15 ft. in height will stretch out over bus waiting areas on the north and south sides of the building
to provide pedestrian protection. The floor plan shows seating areas at the east and west ends of the building and interspersed throughout the remainder of the building. There is an
employee break room plus employee restrooms to be provided. Public restrooms, mechanical rooms and a security office are also provided. A kiosk in the center of the building, although
not included in the contract, is anticipated. The possibility exists also for a concessionaire to provide coffee and or soft drinks. The exterior of the building will be a combination
of brick walls, metal wall panels and glass. Eight doorways, four to the north side and four to the south side of the building all with canopies over the doorway will be provided.
A steel canopy extending out over the bus areas on the north and south sides of the building also will be provided. This will reach a maximum height of 15 ft. 5 in. and be supported
by steel columns. The plan shows the ability to park at least 13 buses, some of which are double buses on the site. Metal wall panels will serve as screening for rooftop mechanical
equipment.
LIGHTING/TRASH
The applicant has indicated providing exterior lighting in various locations throughout the site. In the bus driveway area and parking lot, 30 ft. light standards will be provided,
while 15 ft. high fixtures will be mounted in the passenger loading and walkway plaza. They have indicated that the site lighting plan will reflect the photo metrics required by the
various zones. The final site lighting is currently in design. Our major concern is that lighting be shielded and directed onto the site and avoid offsite glare per Section 35-712
of the Zoning Ordinance.
The plans do not show a specific location for trash containers. Any outside trash disposal facilities should be screened from view.
SPECIAL USE STANDARDS
As indicated previously, a public transportation terminal is a special use in the C-2 zoning district and as such must meet the special use permit standards contained in Section 35-220
of the City Ordinances (attached). These standards for special use permits require that the proposed special use will promote and enhance the general public welfare, 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 has indicated that he believes the standards for special use permits are being met by the elements incorporated into the design of this site. No other comments were offered
with respect to these standards. It is believed that the proposal will fit into the surrounding uses of property and will not be detrimental to the general public. The surrounding
uses include a financial institution, a retail building, an office building, a multi residential use and the Brookdale Shopping Center on the opposite side of County Road 10. It is
not anticipated that their proposal and development will substantially diminish or impair property values within the neighborhood given the plan they have submitted. Their proposal
will provide the community with a public transportation facility in a better location than exists today and should be safely accessed by pedestrians and vehicular traffic. The proposal
should not interfere with the use and development of neighboring property and the design of the facility meets required building and landscaping requirements. Their proposal should
also conform with the applicable regulations of the district in which it is located.
In general we believe the proposal meets the standards for special use permits contained in the City’s Zoning Ordinance. A public hearing has been scheduled with respect to this special
use permit and notices have been to surrounding property owners.
RECOMMENDATION
We believe the plans are generally 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 coded 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.
A site performance agreement supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure the completion
of site improvements.
Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view.
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.
An underground irrigation system shall be installed in all landscape areas to facilitate site maintenance.
Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City Ordinances.
B-612 curb and gutter shall be provided around all parking and driving areas.
The applicant shall submit an as built survey of the property, improvements and utility service lines prior to the release of the performance guarantee.
All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center current Standard Specifications and Details.
This special use permit is granted for a public transportion terminal as indicated in this application. Any expansion or alteration of the use not comprehended by the zoning ordinance
shall require an amendment to the 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 Engineering Department.
The applicant shall obtain an NPDES construction site erosion control permit from the Minnesota Pollution Control Agency prior to disturbing the site.
The final plat combining this site into a single lot shall be approved by the City Council and filed with the County prior to the issuance of building permits for the project.
1-15-04
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