HomeMy WebLinkAboutPC83004 - 1/27/83 - North Lilac DrivePLANNING COMMISSION FILE CHECKLIST
File Purge Date: & `/ 2 -
FILE INFORMATION
Planning Commission Application Number: gJG�U
PROPERTY INFORMATION
Zoning: - 3
PLAN REFERENCE
Note: If a plan was found in the file during the purge process, it was pulled for
consolidation of all plans. Identified below are the types of plans, if any, that were
consolidated.
• Site Plans
• Building Plans
• Other:
i/
FILE REFERENCE
Note: The following documents were purged when this project file became inactive. We
have recorded the information necessary to retrieve the documents.
Document Type Date Range Location
Agendas: Planning Commission Office
Minutes: Planning Commission
Minutes: City Council 3 -) 4 - 8
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Document Type
Resolutions: Planning Commission
Resolutions: City Council
Ordinances: City Council
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3-0343
3 -1l - 85 -Z 2--9 5 City Vault
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Number Location
City Vault
g5-/42- City Vault
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Application No. 83004
Street Location of Property
Please Print Cl early_ or _1Jyp±
North Lilac Drive
Legal Description of Property Southeas-t corner of I-94 and Highway 100.
Owner City of Brooklyn Center et al
Address 6301 Shingle Creek Parkway
Applicant
Blumentals. Architecture
Address 6100 Summit Drive
Phone No. 561-5440
Phone No. 571-5550
Type of Request: Rezoning Subdivision Approval
Variance X Site & Bldg. Plan Approval
Special Use Permit Other:
Description of Request: To construct 65 rental units, 73 condo units and 32 condominium
townhouses at the southeast corner of I-94 and Highway 100.
The applicant requests processing of this application and agrees to pay to the City -of
Brook'l yn Center, within fi f e n (15 ) days after mailing or delivery of the billing state-
mt !nt, the actual costs incurred by the City for E:ngi neera ng, Planning and Legal expenses
reasonably and necessarily required by the City for the processing of the application.
Such costs shall be in addition to the application fee described herein. 'w*i thdra.,rdal of
the application wall not relieve the applicant ol' the obligation Lo pay costs incurred
prior to withdrawal.. I nA
Fee $ 100.00
Receipt No.
61587
Date :l January 12, 1983
cant. r, b,. gnature
Pt_ANNT COMMISSION RECOMMENDATION _ -
Dates of P.C. Consid�-,raticn: 1- 2-7- $3 �
Approved azClenied
following conditions:
this day of �}'l(,A✓L 1. _, subject to the
CITY COUNCIL ACTION
Dates of Council Consideration:
n
Approved _ Denied this _! Z� day of ti cJ" l9 f7, with the following
amendment:
Lie
f . , i fi•'e
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I'1_A(vPd1NCa COi�li�ii+��ION.Ai'I'I.IC/1TIUi'J
Application No.
Street Location of Property_
Legal Description of Property
Owner
Address
Appl i cant._
Address_
Type of Request:
R
Please Print Clearly or T,e
Phone No. S-0—�zlYD
Phone No. S 71
Subdivision Approval
ite & Bldg. Plan Approval
Other:
Description of Request:
r S z
i
Rezoning
Variance
Special Use Permit
ct
The applicant requests processing of this application and agrees to pay to the City of
BrooU yn Center, within fifteen (15) days after mailing or delivery of the billing state-
ment, the actual costs incurred by the City for Engineering, Planning and Legal expenses
reasonably and necessarily required by the City for the processing of the application.
Such costs shall be in addition to the application fee described Herein. Withdrawal of
the application shall not relieve the applicant of the obligation to pay costs incurred
prior to withdrawal.
Fee $ Applicant's Signature
Receipt No. Date:
PLANNING COMMISSION REC NHENDATiON
Dates of P.C. Consideration:
Approved Denied
following conditions:
this _ day of
19 , subject to the
Chai rman
-----------------------------------------------
CITY COUNCIL ACTION
Dates of Council Consideration:
Approved _
amendment:
Denied this day of
19 , with the following
Clerk
P11 Form -No. IS (over please)
Planning Commission Information Sheet
Application Nos. 83003, 83004, 83005
Applicants: City of Brooklyn Center, Blumentals Architecture and Brooklyn Center HRA
Location: Southeast quadrant of I-94 and Highway 100
Requests: Rezoning,'Site and Building Plan, Preliminary Plat
These applications were all considered by the Planning Commission at its January 27,
1983 meeting. At that time, Application No. 83003 was tabled and referred to the
Southeast Neighborhood Advisory Group for review and comment. The other two appli=
cations were also tabled at that time until the March 3, 1983 meeting. All appli-
cations pertain to the proposed elderly housing and townhouse development at the
southeast quadrant of I-94 and Highway 100. The land is presently zoned R3.
Application No. 83003 seeks to rezone 7.15 acres to R6 for a 65 unit elderly rental
building and a 73 unit condominium building.
The Southeast Neighborhood Advisory Group met on February 9, 1983 and considered
the proposed rezoning and development plan. The Advisory Group recommended approval
of the requested rezoning at that meeting (see minutes attached). A draft resolution
recommending approval of the rezoning is attached for the Commission's consideration.
The public hearing for the rezoning was continued until this meeting. The Commission
must complete the public hearing on the rezoning (new notices have been sent) and
should also act on the Tax Increment Financing Plan submitted to the Commission at
its February 17, 1983 meeting. A draft motion of approval is attached.
Prior to acting on either the rezoning -or the Tax Increment Financing Plan, the
Commission should take action on recommending amendment of the Comprehensive Plan to
allow high -density elderly housing at the southeast quadrant of I-94 and Highway
100. A draft resolution recommending such a change has been prepared and "1s attached
for the Commission's review. A public hearing has been called to review the proposed
amendment.
The site and building plans have been reviewed by the Commission at its January 27,
1983 meeting. The plans have been revised very slightly since that time to change
the configuration of the cul-de-sac at the intersection of Fremont Avenue North and
Noy Lilac Drive. We did not note in our initial report that lighting of sidewalks
and parking lots will be with high pressure sodium (amber color) globe lamps, 10"
and 14" in diameter on posts 10' in height. We feel this is a very attractive
proposal for lighting and recommend its approval with the plans.
The plans are generally in order and approval is recommended, subject to at least
the following conditions:
1. Building plans are subject to review and approval by the Building
Official with respect to applicable codes prior to the issuance
of permits.
2. Grading, drainage, utility and berming plans are subject to
review and approval by the City Engineer, prior to the issuance
of permits.
3. A site performance agreement and supporting financial guarantee
(in an amount to be determined by the City Manager) shall be
submitted prior to the issuance of permits to assure completion
of approved site improvements.
3-3-83 -1-
A
Application Nos.83003, 83004, 83005 continued
4. Any outside trash disposal facilities and rooftop mechanical
equipment shall be appropriately screened from view.
5. Building A and Building B are 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.
6. Plan approval is exclusive of all signery which is subject to
Chapter 34 of the City Ordinances.
7. B612 curb and gutter shall be provided around all parking and
driving areas.
8. Building permits for Buildings A and B are subject to completion
of the rezoning process (description of the land in the Zoning
Ordinance) and filing of the plat at Hennepin County.
9. Plan approval acknowledges proof -of -parking for 40 spaces on Lot
2 (Building A) and 38 spaces on Lot 1 (Building B). These parking
stalls shall be installed if the City determines that installed.
parking spaces are insufficient to meet demand.
The preliminary plat was also tabled by the Planning Commission at its January 27,
1983 meeting. The plat involves simply three lots and right-of-way for North Lilac
Drive. Lots 2 (for the condominiums) and 3 (for the townhouses) will be held in
condominium form of ownership after the structures are built. At that ti-,ue,
condominium associations will be declared in accordance with state law. The
preliminary plat appears to be in order and approval is recommended subject to the
following conditions:
1. The final plat is subject to review and approval by the City
Engineer.
2. The final plat is subject to the provisions of Chapterl5 of the
the City Ordinances.
3. Condominium association documents for Lots 2 and 3 are subject to
review and approval by the City Attorney.
4. The Brooklyn Center Housing and Redevelopment Authority shall enter
a contract with the developer stipulating condominium form of owner-
ship for Lots 2 and 3 prior to final plat approval.
5. Fremont Avenue North right-of-way shall be legally vacated by the
City prior to final plat approval.
6. The preliminary plat shall be modified to indicate appropriate
utility easements in accordance with the City's site utility plan
prior to final plat approval.
7. gfllding permits shall not be issued until the final plat has been
filed at the County.
3-3-83 -2-
Recommended Action Regarding. Tax Increment Financing Plan
It is recommended that the Planning Commission take the following
action regarding the Tax Increment Financing Plan:
1, The Tax Increment Financing Plan is consistent
with the Land Use element of the City's Comprehensive
Plan as recommended for amendment by Planning
Commission Resolution No. 83-1.
2. The Tax Increment Financing Plan is not inconsistent
with the City's Capital Improvements Program.
3. The Tax Increment Financing Plan is compatible
with the goals outlined in the Housing Element
of the City's Comprehensive Plan.
i..r
Planning Commission Information Sheet
Application No. 83004
Applicant: Blumentals Architecture
Location: North Lilac Dr. between Humboldt and Dupont
Request: Site and Building Plan
The applicant requests site and building plan approval for a three
part development consisting of a 73-unit elderly condominium build-
ing, a 65-unit elderly apartment building, and 32 townhouse units,
all on the land lying east of Highway 100, south of I-94, and north-
west of North Lilac Drive. The total land area is 13.27 acres and
is presently zoned R3. Of the 13.27 acres, 7.33 acres are proposed
for rezoning to R6 under Application No. 83003. The maximum number
of units which can be built on the two R6 parcels are 65 units (84
with an under -building parking credit of 500 sq. ft. per unit) on
Lot 1 and 77 units (100 with an under -building credit of 500 sq. ft.
per unit) on Lot 2. The maximum number of townhouses permissible on
Lot 3 (6.12 acres) is 49 units without an under -building parking
density credit. The 170 units proposed is, therefore, well within
the potential of 233 units which could be built, given the same
design concept and respective land areas in the R3 and R6 zones.
It is substantially more units than the 107 townhouse units (131
with maximum under -building parking density credit) which would be
allowed without the rezoning to R6 of over 7 acres of this site.
Access to the development will be at three distinct points along
North Lilac Drive. North Lilac Drive is proposed to be cul-de-saced
at its intersection with Fremont Avenue North. From the north,
Lilac Drive will stop at 62nd Avenue North, leaving a break in North
Lilac Drive just south of 62nd Avenue North. This break is in-
tended to prevent through traffic along North Lilac Drive from
Humboldt Avenue North to Dupont Avenue North and vice versa. The
townhouses and the 73 unit condominium building will access north
of 62nd Avenue North; the 65 unit rental building will access south
of the break.
Parking for Building A (the condos) will be 74 spaces either under
the building or under a raised plaza area southwest of the building
and 32 stalls outside the building for a total of 106 stalls. In
addition, the plan provides for 40 proof -of -parking stalls south-
east of the building to meet the ordinance requirement of two stalls
per unit. Likewise, for the rental building (Building B), there
will be 66 interior parking spaces and 27 exterior spaces for a
total of 93 spaces. In addition, the plan shows 38 deferred spaces
to exceed by one the total requirement of 130 for the building. Two
outside handicapped stalls are provided for each building. There
will be four interior handicapped stalls in Building B and two in
Building A, providing one for each handicapped unit. Parking for
the townhouses will include 44 garage stalls (not under -building)
and 52 exterior stalls, including 16 "guest stalls". This provides
a total of 96 stalls or three stalls per unit. We feel this is
just about right, although the ordinance requires only 64 stalls.
The drainage plan for the development is rather complex and will
not be reviewed in detail here. Of note is the fact that drainage
will be managed on -site and will not drain out onto public streets.
It should also be noted that there will be a number of low areas
around the site to collect drainage, but none of these low areas
1-27-83 -1-
Application No. 83004 continued
will act as a holding pond. Rather, there will be catch basins
within these low areas to collect the runoff and convey it through
storm sewer to the state's storm sewer in the I-94 right-of-way.
Utility plans for the site are being designed by the City's
Engineering Department and are general in nature at this time,
indicating to the Planning Commission necessary service to the
project site.
The landscape plan is generally designed to preserve good solar
orientation for the structures. Shade trees tend to be planted
south of structures to provide shade in summer and allow sun light
to pass through in winter. Coniferous trees which are full year-
round and act as wind -breaks are planted north of structures. There
is a good variety of plantings overall, though the sizes tend to
be on the small side (shade trees: 14"-14" diameter; conifer and
decorative trees: 3' to 6' high). Shade trees include Marshall's
Green Ash, Redmond Linden, Red Maple and Hackberry. Decorative
trees include: Mountain Ash, Russian Olive and Radiant Crab.
Conifers consist of Black Hills Spruce and Ponderosa Pine and are
located adjacent to the freeway right-of-way and north of Building A.
(Note: we have experienced some difficulty with these two conifers
on previous projects and would recommend considering a different
specie of spruce and pine.) In addition, there are smaller shrubs
including VanHoute Spirea ( ), Honeysuckle ( ) and Mockorange ( )
located primarily adjacent to parking lots and pedestrian ways.
Finally, there are 11 trees of unspecified variety which will remain
primarily on the townhouse site.
The Zoning Ordinance requires 10 six-inch diameter trees for Building
B, 11 for Building A, and 5 for the townhouse project. These have
not been provided. Vegetable garden plots are planned in the area
north of Building B. Landscaping for the plaza area, south of
Building A, has not yet been specified, but generous planting areas
are shown on the ground floor plan.
The building exterior of the two main buildings will be brick. The
color is not yet specified. Building A (the condos) is a five storey
building; Building B is three storeys above grade. Each of the units
will have a triangular screen porch which protrudes out from the main
wall of the building. One face of this screen porch will be walled
off to allow maximum solar exposure and minimize winds from north,
east, or west. Another face will be window space to allow entry
of the sun's rays. The last face opens to the apartment or condo
unit. Building A will have 48 two -bedroom units, 10 one -bedroom,
and 15 one -bedroom -with -den units. Building B (apartments) will
have 33 one -bedroom units, 6 one -bedroom -with -den, and 26 two -bedroom
units. Both buildings will be equipped with an automatic fire ex-
tinguishing system. A landscaped plaza, 72' x 108' in area, and
raised to first floor level is proposed south of Building A.
The townhouses are in clusters of four and six units. All have two
bedrooms; twelve also have dens. There are two handicapped town-
house units. The exteriors will be horizontal wood siding with
Cedar trim. Garages will be the same exterior treatment, detached,
and situated to the north of the respective townhouse units to
serve as a partial wind -break. The open area will be occupied by
a patio and a small green space. Staggered board Cedar privacy
1-27-83 -2-
Application No. 83004 continued
fences will extend between units and garages to separate each
patio area.
Altogether, the plans appear to be in order and approval is recom-
mended, subject to at least the following conditions:
1. Building plans are subject to review and approval by the
Building Official with respect to applicable codes
prior to the issuance of permits.
2. Grading, drainage, utility and berming plans are
subject to review and approval by the City Engineer,
prior to the issuance of permits.
3. A site performance agreement and supporting financial
guarantee (in an amount to be determined by the City
Manager) shall be submitted prior to the issuance
of permits to assure completion of approved site
improvements.
4. Any outside trash disposal facilities and rooftop
mechanical equipment shall be appropriately screened
from view.
5. Building A and Building B are 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.
6. Plan approval is exclusive of all signery which is
subject to Chapter 34 of the City Ordinances.
7. B612 curb and gutter shall be provided around all
parking and driving areas.
8. Building permits for Buildings A and B are subject
to completion of the rezoning process (description
of the land in the Zoning Ordinance) and filing
of the plat at Hennepin County.
9. Plan approval acknowledges proof -of -parking for
40 spaces on Lot 2 (Building A) and 38 spaces on
Lot 1 (Building B). These parking stalls shall be
installed if the City determines that installed
parking spaces are insufficient to meet demand.
1-27-83 -3-