HomeMy WebLinkAbout2005-012 Inf Sheet 1701 James Circle North Application Filed on 7-28-05
City Council Action Should Be
Taken By 9-26-05 (60 Days)
Planning Commission Information Sheet
Application No. 2005-012
Applicant: T J B Homes, Inc.
Location: 1701 James Circle North
Request: Site and Building Plan/Special Use Permit
The applicant, Jason Budzynski on behalf of T J B Homes, Inc. is seeking site and building plan approval to construct a 12,800 sq. ft. one story office building and a special use permit
to allow the placement of fill below the 100 year flood elevation on the property addressed as 1701 James Circle North.
The property in question is 55,453 sq. ft. (1.27 acres) in area and is zoned C-2 (Commerce). It lies north of I-94 between the Denny’s and Olive Garden restaurant properties. It’s
bounded on the north by James Circle with the Earle Brown Bowl on the opposite side of the street; on the east by the Olive Garden restaurant; on the south by I-94 right of way; and
on the west by the Denny’s restaurant. Office buildings such as being proposed are permitted uses in the C-2 zoning district. A special use permit is required to place fill on land
located below the 100 year flood elevation.
ACCESS/PARKING
Access to the site will be gained off James Circle at two points. The easterly access leads to the parking lot. The proposed 100 ft. by 128 ft. building is to be located on the west
side of the site. The westerly access serves a loading and trash enclosure area and also contains two parking spaces. Forty eight additional parking spaces lay to the east of the building.
The total of 50 parking spaces will accommodate 8,960 sq. ft. of office space and 3,840 sq. ft. of accessory storage space. The parking requirement is one space for every 200 sq. ft.
of gross floor area for office space (45 spaces) and one space for every 800 sq. ft. of gross floor area for the accessory storage space (five spaces). The applicant’s plan is to market
this building to office users that have a need for accessory storage space. It should be noted that retail uses, although permitted uses in the C-2 zone will not be allowed to occupy
space within this development because provided parking will not accommodate such uses. B612 curb and gutter is required around all driving and parking areas. Concrete parking delineators/protectors
should be provided rather than the strips painted on the pavement. Also, concrete delineators should be provided along the north side of the parking spaces located in the center of
the lot.
GRADING/DRAINAGE/UTILITIES
The applicant has submitted a preliminary grading/drainage/utility and erosion control plan that will be reviewed by the Director of Public Works/City Engineer. If available, his written
comments will be provided to the Commission prior to the Planning Commission meeting. The site is 1.27 acres and it appears that no formal Watershed Commission review will be required
as noted in a May 12, 2005 note to the applicant’s engineer (R Nelson Engineering). A portion of the property, however, is located below the 100 year flood elevation of 844 ft. for
this area of the city as shown on the flood insurance rate map. It is the applicant’s plan to regrade and fill portions of this area to accommodate this development. A couple of possible
plans have been considered including drainage into the I-94 highway right of way. The current plan calls for drainage to be contained on the site, with some parts of the 100 year flood
area filled and compensating storage being provided. The City’s flood plan ordinance requires a special use permit for filling in areas below the 100 year flood elevation. The applicant’s
plan has been forwarded to the DNR waters area hydrologist for review and comment. The city’s flood plain ordinance allows such filling provided compensatory storage of equal or greater
volume is provided. The encroachment of such filling shall not create any surcharge, nor shall it create hazardous velocities. Attached for the Commission’s review is Section 35-2190
Subdivision 4c and 4d regarding procedures and factors for flood plain special use permits.
The applicant’s plan for regarding creates compensatory storage and a ponding area located east and south of the proposed parking lot. A retaining wall will be constructed along the
edge of the parking lot for the ponding area. The flood plain mitigation area will be located along the southeast portion of the site. Drainage from the entire site will be to the
ponding area with an outlet located at the northeast corner of the site connected to existing storm sewer in James Circle.
Water to the building will be tied into a water main located in an easement along the east side of the site. Sanitary sewer is located in the James Circle right of way and will connect
to the building at its north end.
The final drainage, grading, utility and erosion control plans are subject to the City Engineer’s approval. Additional comments from the Watershed Commission and DNR will be taken into
consideration as well.
LANDSCAPING
The applicant has submitted a landscape plan in response to the point system used to evaluate such plans. This 1.27 acre site requires a minimum of 127 landscape points. The applicant’s
proposal is to provide 135 landscape points with a variety of trees and shrubs. Six shade trees, three Marshall’s Seedless Ashe and three Sugar Maple are proposed. Four of these (two
Ashe and two Maple) are proposed along the green strip adjacent to James Circle. An Ashe and a Sugar Maple are located at the southwest corner of the building. A total of six Colorado
Green Spruce, three on either side of the westerly access are to be provided. Five Radiant Crab Apple are proposed around the site with two of them located in the island areas in the
center of the parking lot. Sixty three shrubs including Purple Leaf Sand Cherry and Gold Flame Spirea will be planted around the perimeter of the building.
Sod is indicated around the site and there is a note on the plan calling for underground irrigation in all sodded and planted areas.
BUILDING
The building exterior is proposed to be a combination of face brick around the lower level and an EIFS system around the balance of the building. The plan calls for asphalt shingles
for the roof, anodized aluminum frames around windows and a pre-manufactured fiberglass column wrap for various columns provided.
LIGHTING/TRASH
The applicant has indicated on the landscape plan the location of two 15 ft. high 250 watt lights along with three 250 watt wall mounted lights, two on the east wall and one on the north
wall of the building. The plan notes indicate approximately .5 foot candles for each of the lights. A note on the plan states that all lighting is to be directed away from adjacent
properties and away from street right of ways. Also, downcast shields are to be provided at all wall mounted fixtures. The same should be true for the two freestanding light poles
as well.
The plan shows the location of the trash enclosure at the northwest corner of the site. It is a 6 ft. high cedar enclosure with a solid opaque gate also made up of cedar over tube steeled
door frames. It will be mounted over a 5 in. concrete slab. The plan also calls for a 6 ft. high wood screen fence around the parking and loading area.
SPECIAL USE PERMIT
As mentioned previously, the special use permit portion of the application is to allow for the placement of fill below the 100 year flood elevation on the site. The applicant proposes
to provide compensatory storage of equal or greater volume as part of their flood mitigation plan. The Commission’s attention is directed to Sections 35-2190, Subdivision 4C and 4D
of the flood plain ordinance. Particular attention should be address to the factors upon which the City Council should make its decision. We find no conflict with the 12 factors listed
in the ordinance and would recommend approval of the Special Use Permit subject to further review and evaluation by the City Engineer and favorable comments from DNR and the Watershed
Commission.
A public hearing has been scheduled with respect to this Special Use Permit and notices have ben sent to surrounding property owners and to the DNR.
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 and 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.
The plans shall be modified to provide concrete parking delineators/protectors rather than parking lot striping as indicated on the plan.
Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department.
The applicant shall obtain an NPDES permit from the Minnesota PCA prior to disturbing the site.
This special use permit is granted for the placement of fill in areas below the 100 year flood elevation based upon the acceptance of an appropriate flood mitigation plan providing acceptable
compensatory storage as approved by the City Engineer. Said approval shall take into consideration appropriate comments from the Minnesota DNR and the Watershed Management Commission.
This special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation.
8-11-05
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