HomeMy WebLinkAbout2004-012 Inf Sh 7051 Brooklyn BoulevardApplication Filed on 9-30-04
City Council Action Should Be
Taken By 11-29-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-012
Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools)
Location: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North
Request: Special Use Permit/Site and Building Plan Approval
The applicant, ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is seeking site and building plan approval and a special use permit to construct a three story, 48,600 sq. ft.
service/office building to be constructed in two phases that would house the School District’s adult education program and a joint tenancy with a non-profit service group such as CEAP.
The proposed site is 3.63 acres in area and is being created under the plat proposed under Planning Commission Application No. 2004-010. The site is made up of a portion of the Willow
Lane Early Childhood Center (formerly Willow Lane Elementary School) abutting Brooklyn Boulevard and two multi residentially zoned properties (R-2 and R-4) also abutting Brooklyn Boulevard
to the north that have recently been acquired by the School District. This site is the subject of the proposed C-1 (Service/Office) rezoning of the property comprehended under Planning
Commission Application No. 2004-011. Obviously, this special use permit and site and building plan approval cannot be granted unless the two pervious applications are also approved.
The property in question is bounded on the north by 71st Avenue; on the east by Brooklyn Boulevard and the Willow Lane Apartments (zoned R-5); on the south by R-1 zoned property that
is the City’s Willow Lane Park; and on the west by R-1 zoned property for the School District’s Willow Lane Early Childhood Center and single family homes facing 71st Avenue North.
Educational uses including post secondary schools, business schools, trade schools and the like, but excluding public and private elementary and secondary schools (K-12), are allowed
special uses in the C-1 zoning district. Service/office uses are permitted uses in the C-1 zone as well (see Section 35-320, Subdivision 1-3, attached). The special use permit being
sought is for the adult education uses proposed for the facility under this zoning classification.
BACKGROUND
As indicated in previous applications, the Osseo School District has for some time been seeking a new location for their adult education program that is being displaced by a redevelopment
project in Brooklyn Park. The School District acquired the two parcels of land immediately north of their existing property for the purpose of creating a site for a new building to
house their adult education program. They have had discussions with CEAP about a possible joint tenancy. The School District would own the facility and lease space to CEAP. They are
planning to build the proposed building in two phases, the first phase for the adult education program, the second phase once CEAP can put together a capital improvement program. They
are seeking plan approval for the overall footprint and accompanying parking facilities. CEAP may seek an additional special use permit for a possible daycare/childcare facility at
a future date. Such a special use permit is not part of the current application, but the second phase building is. The building is proposed to be three stories in height (no basement),
48,600 sq. ft. in area with a masonry exterior on the first floor and a stucco type material on the second and third floors. The first phase would be 25,000 sq. ft.
ACCESS/PARKING/SCREENING
Access to the site will be from a shared access with the Willow Lane Apartments and is located at a point that is farthest from the Brooklyn Boulevard/71st Avenue intersection. Access
to the site has been a critical factor in the feasibility of the School District’s proposal to combine and rezone the site in question. Access to Brooklyn Boulevard is subject to approval
by Hennepin County and their policy is to limit as much as possible the number of access points on Brooklyn Boulevard. The City supports this policy and our development policies for
C-1 uses acknowledge this. However, the City staff’s concern was that 71st Avenue North was an inappropriate location for the sole access to the proposed commercial site. Access to
a two family dwelling on 71st Avenue, as that property was zoned, was the maximum that we believed could be allowed. It was critical to get an appropriate access arrangement on Brooklyn
Boulevard for the city staff to recommend approval of a combination and rezoning of the properties in question. The School District negotiated an arrangement with the Willow Lane Apartments
whereby the apartment would agree to close its north access if a shared access from the adult education site would be agreed to. The County accepted this proposal and the access arrangement
allows the plan to go forward. It should be noted that there is no other access proposed for the site and no vehicle access or cut through access, will be allowed between the Willow
Lane Early Childhood Center and the School District’s adult education site. The School District is attempting to create a campus like atmosphere between the two sites and pedestrian
access between the two is planned as well as walkways and connections to Willow Lane Park. Again, no vehicle access between these two sites will be provided for or allowed.
The site plan calls for the building location to be at the minimum 35 ft. setback from the Brooklyn Boulevard right of way with a 35 ft. green strip being provided along Brooklyn Boulevard
and 71st Avenue North right of ways. The majority of the parking and the first phase parking will be to the south and west of the building. One hundred eighty nine spaces will be provided
in the first phase to accommodate the first 25,000 sq. ft. of building. Two hundred twenty six parking spaces will be provided for the 48, 600 sq. ft. building based on a formula that
will require approximately one space for every 215 sq ft. of gross floor area. This meets the parking formula for a service/office building exceeding 20,000 sq. ft. in gross floor area.
The north lot, which will have 37 parking spaces, would be constructed at the time of the building second phase construction. A circular curb line will be provided to the rear (west)
of the building as part of the first phase construction. Nine handicap spaces are planned by the rear entrance to the building. A 5 ft. wide concrete walk will connect the front entrance
to the building with the sidewalk along Brooklyn Boulevard. Walkways are planned for around the building as well as cross walks in the parking lot. There will be a walkway connection
to the Early Childhood Center to the west.
A 15 ft. buffer strip is required between R-1 and C-1 zoned properties. A screening device approved by the City Council is also required where these zones abut. A 15 ft. buffer and
a 6 ft. high cedar fence to match an existing screen fence along the Willow Lane Early Childhood Center parking lot is proposed to be extended along the northwest property line where
this site abuts a single family home. A 6 ft. high cedar fence and 15 ft. buffer is also proposed between the south parking lot and the Willow Lane Apartment property line. The applicant
is requesting that the City waive the buffer and screening requirement between the Early Childhood Center site and the adult education facility (along west property line) where they
would have a 3 ft. green strip and provide landscaping. This allows for a better parking lot configuration and also allows for a more campus like atmosphere between the two sites.
The 3 ft. parking setback appears to be acceptable given the fact that the old school site is a more institutional use rather than actual residential use of the property for which the
buffering and screening is intended. The landscape plan, as will be shown later, appears sufficient in this area as well. The City has waived screening requirements between C-1 and
Institutional R-1 uses in the past.
It is recommended that the screening device be extended to the east at the north end of the site to screen the parking lot from the residential property on the opposite side of 71st
Avenue North. Such screening is also required by the zoning ordinance.
GRADING/DRAINAGE/UTILITIES
The applicant has provided preliminary grading, drainage and utility plans which are being reviewed by the Public Works’ Director/City Engineer and written comments are anticipated and
will be attached with this report.
Storm sewer will be provided in the newly constructed parking lots to be connected to storm sewer in Brooklyn Boulevard right of way. B-612 curb and gutter will be provided around all
driving and parking areas and is indicated on the plans. A plan revision should be provided for the driveway where a 36 ft. wide opening is being proposed for access to and from Brooklyn
Boulevard. The zoning ordinance limits commercial access points to no more than 30 ft. in width. When wider than 30 ft. driveways are proposed in commercial areas, it has been the
City’s policy to separate the ingress and egress aisles by a concrete delineator. Plan modifications should be made to reflect this criteria. Sanitary sewer and water for the proposed
building will be connected to existing mains in the 71st Avenue North right of way. The applicant’s site grading plan shows the location of proposed erosion control devices.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 3.63 acre site requires 330 landscape points. The landscape
plan indicates a requirement only of 244 points. The plan itself as best we can determine would provide 312 points, which is slightly short of the minimum required. They propose to
landscape the site by providing a variety of shade trees, coniferous trees, decorative trees and shrubs. The plan calls for a total of 12 shade trees, four Marshall Seedless Ash, Five
Northwood Red Maple, and Three Kentucky Coffee Trees. These shade trees are located primarily around the perimeter of the south parking lot, in an island area to the west of the building
and two along the 71st Avenue North green strip. Sixteen coniferous trees are shown on the plan and include five Black Hills Spruce, six Medora Juniper, and five Eastern Red Cedar.
These are located primarily along the green strip between the Early Childhood Center and the adult education site as well as along the 15 ft. green strip between the north parking lot
and the single family residential lot to the west. One Black Hills Spruce is proposed for the 35 ft. green strip east of the building. Decorative trees are proposed primarily for the
35 ft. green strip between the building and Brooklyn Boulevard. A total of 35 decorative trees are planned for and include 11 Service Berry, 11 Thornless Hawthorne, and 13 Spring Snow
Crab Apple. Again, these are provided primarily around the building including the front green strip and the perimeter areas to the south and west of the site. Decorative trees also
adorn the parking lot island areas to the west of the building. The landscape plan also calls for 85 shrubs including 16 Burning Bush, 20 Calgary Carpet Juniper, 28 Anthony Waterer
Spirea and 21 Compact American Cranberry Bush. These are all located around the perimeter of the building.
Some modifications to the landscape plan should be accomplished in order to meet the minimum 330 points required.
BUILDING
The applicant has provided building elevations and floor plans for the proposed building. As indicated previously, this is a two phase construction project with the first phase being
the southerly portion of the building. They are, however, seeking full building plan approval for the second phase as well. The proposed building material is a face brick along the
lower, first floor, elevation and two column type areas along the main entrance. EIFS, or a stucco type material, will be the predominant exterior for the upper two floors. Abundant
windows are located around the entire building. The north end of the first phase of the building will receive a similar exterior treatment. Mechanical unit screen walls will be provided
for on the roof of the building and be of the EIFS material. Canopy structures will be located over the east and west entrances to the building.
LIGHTING/TRASH
A lighting plan has been submitted indicating the proposed lighting will not exceed the foot candles authorized under Section 35.712 of the zoning ordinance. The plan calls for six
triple headed light poles in the south parking lot area and two single headed light poles in the parking lot island area to the west of the building. A single light pole will be provided
in the driveway connecting the Willow Lane Apartments and the adult education facility and two single headed light poles on either side of the entrance to the site are proposed. The
light poles are proposed to be 30 ft. high. In addition, wall mounted lights are proposed for the south and west building elevations. It is recommended that the type of light pole
proposed at the entrance be similar to the types of light poles provided for in the Brooklyn Boulevard Amenities Study. As with all proposed lighting, our main concern is that it be
shielded and directed downward on the site and not create glare for abutting properties or public streets.
A trash enclosure will be located along the north side of the building following phase two construction. Prior to that it will be located at the northwest corner of the building. No
building material is indicated but should match the building exterior and contain solid opaque gates.
SPECIAL USE PERMIT STANDARDS
As indicated previously, the adult education use is considered a special use and is, therefore, 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 permit 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.
Our comments are that we believe the facility proposed by the Osseo Area Schools will meet the Standards for Special Use Permit contained in the zoning ordinance. It appears that the
proposed use will promote and enhance the general public welfare by providing a needed adult education facility that will be utilized by many members of the public. The proposal should
not be injurious to the use and enjoyment of other property in the immediate neighborhood nor will it diminish or impair property values. The School District held a meeting with neighboring
property owners earlier this year and showed their proposal and took comments from property owners under advisement and have incorporated those matters into their plans. The development
of the adult education facility and service/office use by CEAP should not impede the normal and orderly development of surrounding property. The rezoning to C-1 is consistent with the
City’s Comprehensive Plan and development proposals for in fill development along Brooklyn Boulevard. 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 will be adequate for the uses provided. We do not see traffic congestion to be a problem with the associated use.
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 generally in order and approval can be 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 and provided with opaque gates.
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 landscaped areas to facilitate site maintenance.
B-612 curb and gutter shall be provided around all driving and parking areas.
An as-built survey of the property, improvements and utility service lines shall be submitted to the City Engineering Department.
Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances.
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 applicant shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits.
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 is granted for the construction of an adult basic education facility and service/office use. Any alteration of expansion of facilities not comprehended by the
approval of this special use permit shall require an amendment.
The final plat comprehended under Planning Commission Application No. 2004-010 shall be approved by the City Council and filed with Hennepin County prior to the issuance of building
permits for this project.
The rezoning comprehended under Planning Commission Application No. 2004-011 shall be approved in its entirety prior to the issuance of building permits for the project.
The plans shall be modified in the following manner:
Provide an extension of screening along the 71st Avenue North green strip to provide sufficient screening of the parking lot to the residential property on the opposite side of 71st
Avenue.
Modifications to the landscape plan to meet the minimum requirement of 330 landscape points.
To provide a concrete delineator separating ingress and egress at the access point on Brooklyn Boulevard.
Light standards that are similar to standards approved under the Brooklyn Boulevard Streetscape Plan and recently installed during the Brooklyn Boulevard upgrading shall be provided
at the access point to the site.
The screening plan proposed and as amended by Condition No. 15a above is considered to be appropriate and consistent with screening requirements in the Zoning Ordinance where C-1 abuts
residentially zone properties.
Access to the site along Brooklyn Boulevard is subject to approval by Hennepin County Transportation Department and the obtaining of the appropriate permit.
Page 1
10-28-04