HomeMy WebLinkAbout2007-004 Inf Sheet 4435 68th Avenue North Application Filed on 3-01-07
City Council Action Should Be
Taken By 4-30-07 (60 Days)
Planning Commission Information Sheet
Application No. 2007-004
Applicant: Meer, LLC
Location: 4435 68th Avenue North
Request: Special Use Permit/Site and Building Plan Approval
The applicant, Matthew Regan on behalf of Meer, LLC, is seeking a Special Use Permit and Site and Building Plan approval to construct an additional 27,135 sq. ft. school bus garage building
on the site of an existing 34,069 sq. ft. school bus garage at 4435 68th Avenue North. The property in question is zoned C-2 (Commerce) and is located between 68th Avenue North and
Interstate 94. It is bounded on the west by the North Memorial Health Care Operational Center; on the north by 68th Avenue North with Health Partners, the U. S. Post Office and a Luther
automobile dealership on the opposite side of the street; on the east by the Atlantis Pools building and the former Iten Chevrolet site now owned by Luther Company; and on the south
by Interstate 94/694.
A school bus garage facility is classified as a special use in the C-2 zone provided all storage, including vehicles, and minor servicing and minor repair shall be conducted wholly within
an enclosed building and further provided that the use does not abut any residential zoning district.
The Osseo Brooklyn School Bus Company built, expanded and operated a school bus storage facility on this site since the early 1980’s. For many years the bus company provided bus service
for the Osseo School District including portions of Brooklyn Center. The bus company no longer has the service contract with the school district and the facility has gone basically
unused. Mr. Regan is in the process of entering into a lease agreement with First Student School Bus Company that provides school bus service to the northerly portions of the Minneapolis
School District for the use of the existing facility. They are also in need of additional space, thus the proposal for the additional storage building. Mr. Regan and First Student
are aware of the zoning limits on the use of this property as a school bus garage only and will comply with them. The facility can be used only to house school buses, buses are to be
stored within the building and only minor servicing and repair of the vehicles may take place on the site. No major overhauls and mechanical work are to be performed on this site.
These were the restrictions established by the City Council in 1980 when it amended city ordinances to allow school bus garage facilities as a special use in the C-2 Zoning District.
The applicant’s plan is construct a new 27,135 sq. ft. facility north of the existing school bus building. The existing building can house approximately 65 buses. The new facility
would accommodate a like amount. The front of the new facility would face north with the overhead door on the south side leading to an access area for both buildings.
The new building is designed as the existing building was, to be converted for service/office uses if its use as a school bus garage were ever discontinued.
ACCESS/PARKING
Access to the site is from 68th Avenue North at the northeasterly corner of the site. No changes to the access or other accesses are planned. Circulation is along the east side of
the site with parking facilities on the south side of the south building and a new parking lot to be constructed on the north side of the north building. There is no specific parking
requirement for school bus garages in the Zoning Ordinance, therefore, the parking requirement of one space for every 200 sq. ft. of gross floor area is applied because of the commercial
zoning designation. The two buildings total 61,204 sq. ft. which would require 306 parking spaces. The plan shows actual parking and proof of parking that will provide 307 spaces which
will accommodate a service/office commercial use of the two buildings. The use of the buildings as a school bus garage will not require the installation of all these spaces. The area
between the buildings is primarily a proof of parking which will not be used for parking purposes for the bus garage facility. Forty five spaces are located on the south side of the
south building and 90 spaces are provided in the new north parking lot. As far as actual parking, we have suggested one parking space per bus. The 135 spaces should be sufficient,
however, there are other spaces that can be provided if needed. A proof of parking agreement should be executed and filed as a Declaration of Covenants with the title to the property
assuring that the applicant will provide sufficient parking as needed and as determined by the city.
Gasoline pumps will remain in their present location and will be along the east side of the new building. The distance between the two buildings is over 120 ft. and the location of
the new building will meet all building setback requirements. Proper parking setbacks from street right of way and property lines are also provided.
DRAINAGE/GRADING/UTILITIES
The applicant has submitted a preliminary drainage, grading, utility and erosion control plan and it is being reviewed by the Director of Public Works/City Engineer. His written comments
will be attached with this report for the Planning Commission’s review. The site is 4.81 acres and will be required to provide a retention pond. The applicant indicates a location
for a new enlarged retention pond to the west of the existing building which will require the construction of retaining walls in this area. The existing building is serviced by sewer
and water that runs along the east side of the site and connects to sewer and water mains within 68th Avenue. The applicant’s plan is to tie into these utilities, which will enter the
new building at the northeast corner. In addition to a new bituminous parking lot that will be constructed to the north of the new building, an extension of bituminous will be provided
between the two buildings to the west of existing bituminous. B-612 curb and gutter is to be provided around all parking areas per zoning ordinance requirements. The new parking lot
on the north side of the new building shows concrete delineation at the end of parking rows but only on the north side of these parking rows. Typically, concrete delineation is required
on both ends of the parking aisles and the plans should be modified to indicate this. An NPDES permit from the Minnesota Pollution Control Agency is required to be obtained by the applicant
prior to disturbing this site.
LANDSCAPING
The applicant has submitted a landscape plan in response to the point system used to evaluate such plans. This 4.81 acre site requires a total of 425 landscape points. Existing landscaping
is allowed to be used and counted toward meeting the point requirements, however, an inventory and point calculation of the existing landscaping is not provided on the landscape plan
for this site. The new landscaping proposed amounts to 293 additional points. Shade trees such as Sugar Maple and Fallgold Ashe are to be provided in the green strip along 68th Avenue
North and in a parking lot island in the new parking facility. Twenty four Austrian Pine are proposed at the southeast corner of the site and along the east property line as well as
to the west of the new building and parking lot. Ten Sparkler Crab are to be planted along the east property and at the southeast corner of the site and also at the northwest corner
of the new building and at the entrance to the new north parking lot. Shrubs including Gold Mound Spirea, American Cranberry, Day Lilly and Juniper will serve as foundation plantings
and be placed in planting beds at the entrance to the site off 68th Avenue North. A rough estimate, which will need to be verified by the applicant, is that there is existing plantings
worth approximately 184 points on the site. If this is verified, the site would contain 477 landscape points, exceeding the required number of points. Again, this must be verified
in order to recommend approval of the landscape plan.
Underground irrigation is required in all landscaped areas. The plan shows seed to be utilized. Generally, sod is provided. It should be understood that the performance guarantee
will not be released until an acceptable ground cover is provided throughout the site.
BUILDING
The building exterior is proposed to be rock face block in differing colors and shapes. There are four proposed entrances on the north side of the building with eight overhead doors
on the south side. Windows are to be provided between the four entrances on the north side giving the appearance of individual tenant spaces which would be utilized if the school bus
facilities were abandoned and the site converted to a service/office commercial use. The colors chosen for the decorative rock face block are an October yellow for the principal color
with accent bands colored paprika on the top and hickory along the bottom. A question that should be addressed is the compatibility with these colors and the existing building which
is a light color.
LIGHTING/TRASH
The applicant has submitted a lighting plan showing the location of lighting standards and wall mounted lights proposed for the site. Three new light standards will be provided in the
north parking lot, two in island areas and the other at the entrance to the north parking lot. Nine wall mounted fixtures will be located on the new building, four on the north wall,
four on the south wall and one on the east wall next to the fueling area. It appears that four new wall mounted light fixtures will be installed on the north wall of the existing building
between the overhead doors. The photometric plan indicates that foot candle limitations at the property line will not be exceeded with the lighting proposed for this site.
Section 35-712 of the City Ordinances requires that all exterior lighting shall be provided with lenses, reflector or shades so as to concentrate illumination on the property. No glare
shall emanate from or be visible beyond the boundaries of the illuminated premises. The freestanding lights and the wall mounted fixtures should comply with these provisions.
The site plan shows the location of a trash enclosure close to the east property line in about the middle of the site. The trash enclosure will be masonry painted to match the concrete
of the building. An opaque gate of one by six cedar siding will be provided. It also will be painted to match the concrete block.
SPECIAL USE PERMIT STANDARDS
As indicated previously, the school bus garage facility is a special use in the C-2 zoning district and as such is 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 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 believe that the continuation and expansion of the school bus garage facility in this 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. We also believe
that adequate measures have been or will be taken to provide proper ingress and egress and that parking on the site is adequate for the uses provided. We do not anticipate traffic congestion
on the public street related to this expansion.
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 generally 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.
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 all site improvements.
Any outside trash disposal facilities and roof top 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 landscaped 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 to the City Engineering Department prior to the release of the performance guarantee.
All work performed and materials used for construction of the utilities shall conform to the City of Brooklyn Center current standard specifications and details.
The plan shall be modified to provide:
a. concrete parking delineators/protectors along parking rows in the north parking area.
b. Verification of existing landscaping on the landscape plan to provide a minimum of 425 landscape points per the Landscape Point System utilized by the Planning Commission for evaluating
landscape plans.
Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department.
The applicant shall obtain and NPDES permit from the Minnesota PCA prior to disturbing the site.
The Special Use Permit is granted for the expansion of a school bus garage facility pursuant to the City Zoning Ordinance and per the plans that have been approved.
The Special Use Permit is subject to all applicable codes, ordinances and regulations. Any violation thereof could be grounds for revocation.
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3-15-07
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