HomeMy WebLinkAbout2003-004 - 3501 65th Ave FULL PACKET_ City of Brooklyn Center
Planning Commission Application
Date Received Application No..
Address/Street Location of Properly Garden ity ELementary & Garden City Park.
Legal Description of Property Brooklyn Boulevard & 65th. Avenue (see survey for legal description)
Owner Osseo School District #279 Phone No.. 763-391-7000
Address 112Q0 - 93rd. Avenue N. Maple Grove, MN 55369
Applicant ATS&R Phone No. 763-545-3731
Address 8501
Golden
Valley Road,
Suite.300,
Minneapolis,
MN 55427
Type of Request:
11
Rezoning
1.71
Variance
x
Special Use Permit
p
Subdivision Approval El Site & Building Plan Approval
ElOther:
Description of Request: Approval revision of site plans of existing school and park
nronerties
Application Fee 600.00 Acct No, 10100-4403 Receipt No,
The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center,
within fifteen 0 5) days after mailing or delivery of the' billing statement, 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 eosti will be in addition to the atlon described herein.
Withdrawal of the application will not relieve the applicant of the H 'o pay costs incurred prior to
withdrawal.
Paul Snyder, Project Architect
Applicant (Please Print) A$ant's Slgnatur®
PLANNING COMMISSION RECOMMENDATION
Dates of P. C. Consideration:
Approved 1� Denied this l , day of ,/ 20 - , subject to the
following conditions:
Chairman
...................................................................... '...
GIXY OUN
Dates of Council Consideration: 5) `C'
Approvedy Denied this lz2ftlay of 20 G)
amendment- Z
,with the following
�� _
City of Brooklyn Center
A Millennium Community
June 9, 2003
Mr. Paul Snyder
ATS & R
8501 Golden Valley Rd, #300
Minneapolis, MN 55427
Dear Mr. Snyder:
This letter is to inform you of the action taken regarding Planning Commission Application No.
2003-004. Enclosed is an excerpt from the minutes of the Planning Commission meeting, the City
Council meeting and the Planning Commission Information Sheet pertaining to your application for
a Special Use Permit and Site and Building Plan Approval.
If you have questions or comments regarding this matter, please contact me.
Sincerely,
Ronald A. Warren
Planning Commission Secretary
RAW:rsc
Enclosures
CC: File No. 2003-004
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430-2199
City Hall & TDD Number (763) 569-3300
FAX (763) 569-3494
www.cityofbrooklyncenter.org
Recreation and Community Center Phone & TDD Number
(763) 569-3400
FAX (763) 569-3434
3. The existing house and attached garage at 5960 Brooklyn Boulevard shall be
removed from the premises.
4. Approval of the preliminary plat acknowledges this .8376 acre site as being a
buildable lot for C-1 uses and waives the one acre requirement for development.
5. The applicant shall verify the location of the existing sidewalk easement prior to
final plat approval.
6. The final plat shall show the appropriate right of way dedication for Beard
Avenue North.
7. A five foot wide drainage and utility easement shall be indicated along the south
property line prior to final plat approval.
8. Building permits for construction of any buildings comprehended shall not be
issued until the final plat has been approved by the City Council and filed with
Hennepin County and a Site and Building plan application has been properly
reviewed and approved.
Voting in favor: Chair Willson, Commissioners Boeck, Erdmann, Newman, Reem and
Whitehead. The motion passed unanimously.
The Council will consider the application at its May 12, 2003 meeting. The applicant must be
present. Major changes to the application as reviewed by the Planning Commission will require
that the application be returned to the Commission for reconsideration.
APPLICATION NO 2003-004 ATS & R (ON BEHALF OF OSSEO SCHOOL DISTRICT NO.
279
Chair Willson introduced Application No. 2003-004, a request from ATS & R on behalf of
Osseo School District No. 279, for a Special Use Permit and Site and Building Plan approval for
a 10,740 sq. ft. building addition to the north and south sides of Garden City Elementary School
and to create and reconfigure play areas at the school and the adjoining Garden City Park.
Mr. Warren presented the staff report describing the location of the property and the proposal.
(See Planning Commission Information Sheet dated 5-1-03 for Application No. 2003-004 and
the Director of Public Works' memo dated 4-29-03, attached.) The properties under
consideration are the Garden City Elementary School (3501 65th Avenue North) and Garden
City Park (3607 65`h Avenue North), which are both zoned R-1 (One Family Residence). Both
are special uses in the R-1 zoning district.
Commissioner Erdmann asked about an agreement being established between the City (for the
park) and the School District for shared maintenance and use of the site. Mr. Warren indicated
that a formal agreement would be developed but it is not part of this approval.
5-1-03
Page 3
Commissioner Whitehead, inquired about the status of the fence along Brooklyn Boulevard. Mr.
Warren explained that existing fencing along Brooklyn Boulevard would remain as would
fencing along the south and east sides of the site and pointed out where new fencing would be
placed on the site along 65t' Avenue North.
PUBLIC HEARING — APPLICATION NO.2003-004
There was a motion by Commissioner Newman, seconded by Commissioner. Whitehead, to open
the public hearing on Application No. 2003-004 at 8:47 p.m. The motion passed unanimously.
Chair Willson called for comments from the public.
Mr. Rob Binder, the landscape architect from ATS & R, introduced himself. He explained that
this development was part of a referendum passed several years ago as part of a large package to
remodel and improve schools in the Osseo School District.
Commissioner Boeck inquired as to when the project would begin. Mr. Binder responded that
the bulk of new construction would begin in the summer of 2004 with interior remodeling taking
place as early as the summer of 2003.
Commissioner Reem commented that she liked the landscape plan and was glad the building
would continue to be used as a school.
Commissioner Boeck asked to have a Condition No. 13 added to the comments and
recommendations from the City Engineer's report.
No other person from the public appeared before the Commission during the public hearing on
Application No. 2003-004.
CLOSE PUBLIC HEARING
There was a motion by Commissioner Newman, seconded by Commissioner Whitehead, to close
the public hearing on Application No. 2003-004 at 8:56 p.m. The motion passed unanimously.
The Chair called for further discussion or questions from the Commissioners.
The Commissioners interposed no objections to approval of the Application.
ACTION TO RECOMMEND APPROVAL OF APPLICATION NO.2003-004 — ATS & R (ON
BEHALF OF OSSEO SCHOOL DISTRICT NO.279)
There was a motion by Commissioner Boeck, seconded by Commissioner Reem, to recommend
to the City Council that it approve Application No. 2003-004, submitted by ATS & R, for a
special use permit and site and building plan approval to construct a 10,740 sq. ft. building
addition to Garden City Elementary School and to create and reconfigure play areas at the
school and the adjoining Garden City Park, subject to the following recommendations:
1. The building plans are subject to review and approval by the Building Official
with respect to applicable codes prior to the issuance of permits.
5-1-03
Page 4
2. Grading, drainage, utility and erosion control plans are subject to review and
approval by the City Engineer prior to the issuance of permits.
3. Any outside trash disposal facilities and rooftop or on ground mechanical
equipment shall be appropriately screened from view.
4. The building additions 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.
5. B-612 curb and gutter shall be provided around all parking and driving areas.
6. An as -built survey of the property, improvements and utility service lines shall be
submitted to the City Engineering Department.
7. All work performed and materials used for construction of utilities shall conform
to the City of Brooklyn Center's current standard specifications and details.
8. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the
City Ordinances.
9. The special use permit is granted for the addition to the Garden City Elementary
School and the modification and reconfiguration to Garden City Park as proposed
in these development plans. Any expansion or alteration of the facilities not
comprehended by this approval shall require an amendment to this special use
permit.
10. The plans shall be modified to provide a concrete delineator for the 36 ft. wide
driveway located at the northeast comer of the site.
11. Appropriate erosion and sediment control devices shall be provided on site during
construction as approved by the City Engineering Department.
12. A new storm sewer easement shall be provided to protect the relocated 60 in.
storm sewer. The appropriate portions of the existing storm sewer easement shall
be vacated to reflect the realigned storm sewer location.
13. The applicant shall comply with the recommendations and requirements
contained in the City Engineer's memorandum dated August 29, 2003.
Voting in favor: Chair Willson, Commissioners Boeck, Erdmann, Newman, Reem and
Whitehead. The motion passed unanimously.
5-1-03
Page 5
The Council will consider, the recommendation at its May 12, 2003 meeting. The applicant must
be present. Major changes to the application as reviewed by the Planning Commission will
require that the application be returned to the Commission for reconsideration.
OTHER BUSINESS
Mr. Warren stated that three applications have been submitted for the May 15, 2003, Planning
Commission meeting.
Commissioner Boeck asked about the status of single family homes along Brooklyn Boulevard.
Mr. Warren responded that to have any impact on the development of these parcels, the City
might have to come forward and acquire the sites for redevelopment. He added that there have
been no inquiries from the public.
Commissioner Reem inquired about the status of the newly paved area next to the Evans Nordby
Funeral Home. Mr. Warren explained that they paved the area without the City's approval and it
is expected that they will have to make application to the Planning Commission to meet parking
area requirements. Improvements other than just paving are required.
There was no other business.
ADJOURNMENT
There was a motion by Commissioner Boeck, seconded by Commissioner Newman, to adjourn
the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
p.m.
Chair
Recorded and transcribed by:
Rebecca Crass
5-1-03
Page 6
4. Approval of the preliminary plat acknowledges this .8376-acre site as being a
buildable lot for C-1 uses and waives the one -acre requirement for development.
5. The applicant shall verify the location of the existing sidewalk easement prior to final
plat approval.
6. The final plat shall show the appropriate right of way dedication for Beard Avenue
North.
7. A five-foot wide drainage and utility easement shall be indicated along the south
property line prior to final plat approval.
8. Building permits for construction of any buildings comprehended shall not be issued
until the final plat has been approved by the City Council and filed with Hennepin
County and a Site and Building plan application has been properly reviewed and
approved.
A motion by Councilmember Lasman, seconded by Councilmember Peppe to approve Planning
Commission Application No. 2003-003 subject to the above mentioned conditions recommended by
the Planning Commission. Motion passed unanimously.
8b. PLANNING COMMISSION APPLICATION NO.2003-004 SUBMITTED BY
ATS & R (ON BEHALF OF OSSEO SCHOOL DISTRICT NO. 279).
REQUEST FOR SPECIAL USE PERMIT AND SITE AND BUILDING PLAN
APPROVAL FOR A BUILDING ADDITION TO GARDEN CITY
ELEMENTARY SCHOOL AND TO CREATE AND RECONFIGURE PLAY
AREAS AT THE SCHOOL AND THE ADJOINING GARDEN CITY PARK.
THE PLANNING COMMISSION RECOMMENDED APPROVAL OF THIS
APPLICATION AT ITS MAY 1, 2003, MEETING.
Mr. Warren outlined the materials regarding Planning Commission Application No. 2003-004
submitted by ATS and R (on behalf of Osseo School District No. 279) requesting for special use
permit and site and building plan approval for a building addition to Garden City Elementary School
and to create and reconfigure play areas at the school and the adjoining Garden City Park. Mr.
Warren pointed out that the Park and Recreation Commission reviewed this matter and had
recommended approval with respect to the park facilities at its April 15, 2003, meeting.
The Planning Commission recommended approval of Planning Commission Application No. 2003-
004 subject to the following conditions:.
1. The building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
05/12/03 -7-
2. Grading, drainage, utility and erosion control plans are subject to review and
approval by the City Engineer prior to the issuance of permits.
3. Any outside trash disposal facilities and rooftop or on ground mechanical equipment
shall be appropriately screened from view.
4. The building additions 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.
5. B-612 curb and gutter shall be provided around all parking and driving areas.
6. An as -built survey of the property, improvements and utility service lines shall be
submitted to the City Engineering Department.
7. All work performed and materials used for construction of utilities shall conform to
the City of Brooklyn Center's current standard specifications and details.
8. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City
Ordinances.
9. The special use permit is granted for the addition to the Garden City Elementary
School and the modification and reconfiguration to Garden City Park as proposed in
these development plans. Any expansion or alteration of the facilities not
comprehended by this approval shall require an amendment to this special use permit.
10. The plans shall be modified to provide a concrete delineator for the 36 ft. wide
driveway located at the northeast corner of the site.
11. Appropriate erosion and sediment control devices shall be provided on site during
construction as approved by the City Engineering Department.
12. A new storm sewer easement shall be provided to protect the relocated 60 in. storm
sewer. The appropriate portions of the existing storm sewer easement shall be
vacated to reflect the realigned storm sewer location.
13. The applicant shall comply with the recommendations and requirements contained in
the City Engineer's memorandum dated August 29, 2003.
Mayor Kragness asked if the trees around the playground area would be saved; and questioned the
parking since that school is used for Elections. Mr. Warren responded that the trees for the most part
would be saved or moved; and discussed the parking facility would create 20 more parking spaces.
She expressed concern with the handicapped parking. Mr. Warren informed that there is
handicapped parking now and that the parking for handicapped would be accommodating.
05/12/03 -8-
Mayor Kragness expressed that she likes the plan.
Councilmember Carmody asked about the location for the buses going in and out. Mr. Warren
discussed there is only a slight change with the proposal and that there would not be a significant
change as to the process currently being used.
Councilmember Lasman questioned if the budget would be the responsibility of the school district.
Mr. Warren informed that it was his understanding that it is the school district's responsibility for the
budget.
Councilmember Niesen expressed that she believes this is a great plan and great improvement to the
neighborhood.
Councilmember Carmody questioned if the bulk of work would be done in the summer of 2004. A
representative contracting for the school district addressed the Council to discuss that the project
would be constructed this summer and that they will bid the site work next spring with a completion
date before the 2004 school year starts.
Councilmember Lasman discussed that she believes people will be delighted with this project and
with great pleasure would make a motion to move this application.
A motion by Councilmember Lasman, seconded by Councilmember Niesen to approve Planning
Commission Application No. 2003-004 subj ect to the above mentioned conditions recommended by
the Planning Commission. Motion passed unanimously.
9. COUNCIL CONSIDERATION ITEMS
9a. RESOLUTION EXPRESSING APPRECIATION FOR THE GIFT OF THE
ROTARY CLUB OF BROOKLYN CENTER TO PURCHASE AUTOMATED
EXTERNAL DEFIBRILLATORS FOR THE CITY OF BROOKLYN
CENTER
Frank Slawson with the Rotary Club of Brooklyn Center addressed the Council on behalf of the
Rotary Club to accept the resolution expressing appreciation for the gift of $8,000 to be used for
purchasing three automated external defibrillators for the City of Brooklyn Center.
Mayor Kragness read the resolution.
RESOLUTION NO. 2003-79
Councilmember Peppe introduced the following resolution and moved its adoption:
RESOLUTION EXPRESSING APPRECIATION FOR THE GIFT OF THE ROTARY CLUB OF
BROOKLYN CENTER TO PURCHASE AUTOMATED EXTERNAL DEFIBRILLATORS FOR
THE CITY OF BROOKLYN CENTER
05/12/03 -9-
Application Filed on 4-17-03
City Council Action Should Be
Taken By 6-16-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-004
Applicant: ATS & R (On Behalf of Osseo School District No. 279)
Location: 3501 65th Avenue North (Garden City School)
Request: Special Use Permit/Site and Building Plan Approval
The architectural firm ATS & R, on behalf of Osseo School District No. 279, is seeking special
use permit and site and building plan approval to construct a 10,740 sq. ft. building addition to
the north and south sides of Garden City Elementary School and to create and reconfigure play
areas at the school and the adjoining Garden City Park.
The properties under consideration are the Garden City Elementary School (3501 65th Avenue
North) and the adjacent Garden City Park (3607 65th Avenue North), which are both zoned R-1
(One Family Residence). The properties are bounded on the north by 65th Avenue with C-1
(Service/Office) and R-1 zoned property on the opposite side of the street; on the east by R-5
(Multiple Family Residence) zoned property containing the Garden City Court Apartments; on
the south by C-2 (Commerce) zoned property containing the Rainbow and Walgreen's
developments; and on the west by Brooklyn Boulevard with C-1 zoned property on the opposite
side of the street. Public and private elementary schools and parks are both special uses in the
R-1 zoning district.
The proposal is to make two additions to the school, one at the northeasterly portion of the
building for a new entry area and an expansion to the administrative offices in that area and the
other at the southwesterly portion of the building for new classrooms, a mechanical room,
connecting corridors and exits. The total of the building expansion is 10,740 sq. ft. Also
planned is a reconfiguration of the school's north parking lot and bus drop off area as well as
revised faculty and staff parking lot. Park and playground improvements comprehend a new
school and park tot lot and play area including a soccer field and softball diamonds. The park
shelter building will be relocated and there will be a revised hockey/ice skating area. A new 20
stall park parking lot will be added to Garden City Park. The park/school play areas and parking
facilities will be jointly used by the City and the School District. An existing chain link fence
and adjacent bituminous pathway generally separating the existing park facilities and school
playground will be removed and relocated adjacent to 65th Avenue North to incorporate the play
facilities into a more common area. A new bituminous path and entrance will be established on
65th Avenue North, east of Brooklyn Boulevard across from where Ewing Avenue intersects with
65th Avenue. The City's Park and Recreation Advisory Commission reviewed the proposed park
modifications and upgrades at their April 15, 2003 meeting and recommended approval of the
new plan. Anew cooperative agreement regarding the joint play facilities will be drafted and
executed by the City and the School District. It should be noted that the School District is
funding the park modifications and improvements as well as the additions to the school.
5-1-03
Page 1
Access to the school will be from two curb cuts on 65th Avenue North, which are slightly
modified from the existing accesses. Instead of separating the bus loop/drop off area from the
visitor parking and parent drop off area by chain barriers delineating a walkway between the
sidewalk and the school entrance, a new separation, landscaped area and green strips will be
established. New concrete walkways connecting the separated bus and parking areas to the
school will be established as will a new entrance area at the northeast corner of the building.
A new staff/faculty parking lot along the east and south sides of the building will be constructed
allowing some additional landscaping to be accomplished adjacent to the east wall of the school.
A new park parking lot accommodating 20 parking spaces is proposed for north of the bus loop
and east of the relocated shelter building. It will have a separate access from 65th Avenue and
will tie into the bus loop area but will have a double gate to prohibit mixing traffic from the two
facilities when needed.
The revised easterly access to the visitor parking, parent drop off area is approximately, 36 feet in
width. When curb cuts exceed 30 ft. in width, we typically require a concrete delineator to
separate the traffic coming into the site from that going out. Such a concrete delineator is
recommended for this drive way.
The plan indicates total parking of 103 spaces, 20 in the new park parking facility; 12 in the
visitor lot; and 71 spaces in the staff lot to the east and south of the building. The plan notes that
there are approximately 65 full and part time staff at the school. It is not anticipated that the
building addition will cause any increase in staff numbers on site. There is no established
parking formula in the zoning ordinance for schools and we have typically looked at providing
parking based on the number of full time and part time employees as being a basis for
determining adequate on site parking for schools. The number of parking spaces comprehended
in this plan appears to provide enough parking for staff and visitors on a regular day-to-day basis.
Special events at the school may occasionally require some on street parking, which is expected
and understood. Six handicap parking spaces are shown on the plan for the staff, visitor and park
parking lots.
The plan calls for B-612 curb and gutter around all driving and parking areas. When Garden City
School was last expanded in 1993, concerns were raised that curb and gutter should be installed
consistent with city requirements. The Osseo School District indicated at that time that they had
plans to upgrade parking facilities at all of their older schools within the next ten years. Curb and
gutter improvements were deferred by the City for Garden City School at that time. The plans
now submitted meet the commitment made by the School District at that time.
5-1-03
Page 2
The applicant has provided preliminary grading, drainage and utility plans which are being
reviewed by the Director of Public Works/City Engineer and written comments are anticipated
and will be attached with this report. Storm sewer will be provided to the newly upgraded
parking facilities and a retention pond south of the building will be enlarged somewhat to
accommodate additional drainage. A 60-inch storm sewer line runs east and west through the
site from Brooklyn Boulevard east to in front of the north side of the school. The proposed new
entry/administrative office area to be constructed would be built over this storm sewer line. The
School District plans to relocate the storm sewer and a corresponding change in the easement
document will need to be made to reflect the relocated utility. Other utilities, such as sewer and
water, exist and no changes to these facilities are anticipated other than to accommodate the
relocated shelter building.
It is my understanding that this plan will not require Shingle Creek Watershed Management
Commission review.
The applicant has submitted a landscape plan showing existing and proposed new landscaping to
be provided for the school and park. It should be noted that the landscape point system does not
address schools or park facilities specifically in the evaluation criteria. The combined site is
11.58 acres in area. If we were to use the office criteria contained in the landscape point system,
a total of 960 landscape points would be required. Considering existing landscaping and that
being proposed, the total point value of the landscape plan would be 990 points.
As mentioned previously, the plan comprehends establishing new landscape areas at various
points around the site. A separation between the bus drop off area and the visitor parking area
will accommodate a number of trees, shrubs and sod. Immediately to the east of the visitor
parking area there will be a landscape area established with a new concrete walk and landscaping
containing five new Red Maple trees. The green strip and area separating the parking lots
include Redmond Linden and Red Maple shade trees as well as Allegheny Serviceberry and
Japanese Tree Lilac decorative trees in the same area. In the green strip adjacent to the park
parking lot is a new Redmond Linden to go along with an existing shade tree. Shrubs such as
Andorra Juniper, Taunton Yew, Gro-Low Fragrant Sumac and American Cranberry Bush are
located in green strip areas as well as in planting beds around the front and sides of the school
building. Six Siouxland Poplar will be added to the south side of the parking lot at the rear of the
building and Red Maple and Redmond Linden along with Allegheny Serviceberry trees are
proposed for the expanded landscaped area along the east side of the building between the
building wall and the new curb line for the faculty parking lot. Redmond Linden will also be
used for island plantings in the visitor parking lot.
Overall the landscape plan appears to be more than adequate for the site.
5-1-03
Page 3
The exterior treatment of the building additions will be a face brick to match the existing
building exterior. A pre -finished metal panel fascia over the new entrance area will be
established to match the existing fascia.
The trash enclosure will be located at the south end of the existing building adjacent to the new
addition. It will be a masonry structure to match the existing building with a solid, opaque gate.
As indicated previously, the elementary school and park facilities are special uses in the R-1
zoning district and are subject to the Standards for Special Use Permits contained in Section 35-
220 of the City Ordinances. 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 would comment that we believe the expansion of the Garden City Elementary School and the
modification and reconfiguration of the Garden City Park 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. In fact, the improvements proposed can be considered
a benefit to surrounding properties. The expansion and the upgrading of park facilities can be
considered a positive factor with respect to the surrounding area. 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 is adequate for the uses provided. We do not see traffic congestion on public streets to be
created with this redevelopment. The site and building plans submitted appear to conform with
the applicable regulations of the district in which these properties are located. Finally, we
believe the proposal meets all of the standards for special use permits contained in the City's
Zoning Ordinance and recommend approval of the application.
A public hearing has been scheduled with respect to this special use permit and notices have been
sent to surrounding property owners.
We believe the plans are in order and approval is recommended subject to the following
conditions:
5-1-03
Page 4
The 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 erosion control plans are subject to review and
approval by the City Engineer prior to the issuance of permits.
3. Any outside trash disposal facilities and rooftop or on ground mechanical
equipment shall be appropriately screened from view.
4. The building additions 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.
5. B-612 curb and gutter shall be provided around all parking and driving areas.
6. An as -built survey of the property, improvements and utility service lines shall be
submitted to the City Engineering Department.
7. All work performed and materials used for construction of utilities shall conform
to the City of Brooklyn Center's current standard specifications and details.
8. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the
City Ordinances.
9. The special use permit is granted for the addition to the Garden City Elementary
School and the modification and reconfiguration to Garden City Park as proposed
in these development plans. Any expansion or alteration of the facilities not
comprehended by this approval shall require an amendment to this special use
permit.
10. The plans shall be modified to provide a concrete delineator for the 36 ft. wide
driveway located at the northeast corner of the site.
11. Appropriate erosion and sediment control devices shall be provided on site during
construction as approved by the City Engineering Department.
12. A new storm sewer easement shall be provided to protect the relocated 60 in.
storm sewer. The appropriate portions of the existing storm sewer easement shall
be vacated to reflect the realigned storm sewer location.
5-1-03
Page 5
MEMORANDUM
DATE: April 29, 2003
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Blomstrom, Director of Public Works 'f PF
SUBJECT: Garden City Elementary School
Revised plans for the proposed improvements to Garden City Elementary School were reviewed
for engineering and utility issues. The following plan sheets were submitted to the Public Works
Department for review.
1. Site Survey, Sheet L1.0, dated February 26, 2003.
2. Preliminary Site Plan, Sheet L3.0, dated April 15, 2003
3. Grading and Utility Plan, Sheet L4.0, dated April 15, 2003
4. Landscape Plan, Sheet L5.0, dated April 15, 2003
5. First Floor Ref. Plan, Sheet Al. 1, dated April 3, 2003
6. Exterior Elevations, Sheet A4.1, dated April 3, 2003
The following comments are provided for your consideration.
Water Supply
Public water service is provided to the site from an 8-inch water main that extends from a 16-
inch water main in Brooklyn Boulevard to a 16-inch water main in Xerxes Avenue. The water
main crosses the site near the north property line and is within an existing easement as indicated
on the site survey plan sheet.
The plans indicate that water service to the building will continue to be provided through
the existing water main along the west side of the building. The connection point of the
existing service to the existing city water main is not indicated on the plans. Sheet L1.0
must be revised to show the service connection point to the existing water main.
2. The Owner should contact the City Fire Chief to discuss if additional hydrants are needed
within the site due to the building expansion.
Sanitary Sewer
Public sanitary sewer service is provided to the site from a 15-inch sewer main that extends
along the northern property line of the site. This sewer flows east along 65th Avenue, then south
to Lift Station No. 1.
GADepts\Public Works\Engineering\Development & Planning\Garden City Elem\Site Plan Review.doc
l . The plans indicate that sanitary sewer service to the building will continue to be provided
through the existing 8-inch service lateral extending from the north side of the building to
the manhole in 651b Avenue North. Sheet L4.0 shows a second line labeled "ST" from
the northwest corner of the building connecting to the existing sewer service. Storm
sewer cross connections are not allowed into the sanitary sewer system. If this is an
existing storm drainage pipe, it shall be disconnected with this project.
2. A 30-foot wide easement extends across the northern property line. The existing 15-inch
sanitary sewer is located on the northern edge of the easement. The school is proposing
the construction of a new bus entrance and parking lot over the top of the existing sewer.
It is recommended that a utility easement extending 15 feet north of the existing sanitary
sewer be prepared and recorded by the School District if any improvements are proposed
over the top of the existing sanitary sewer pipe.
3. The City may require the installation of a water tight casting over the top of the existing
manhole at the west driveway based on the review of the final plans.
Storm Water Management
Storm water runoff from this area of the city is conveyed by storm sewer to Shingle Creek. A
60-inch diameter trunk storm sewer extends through the site from Brooklyn Boulevard to the
east. A 42-inch diameter storm sewer also extends through the site from the south property line
to the connection with the above 60-inch diameter trunk sewer. Both of these storm sewer lines
are located within existing 30-ft wide utility easements as indicated on the site survey plan sheet.
1. Sheet L1.0 does not show the location of the 60-inch diameter storm sewer pipe to the
east of the intersection with the 42-inch diameter storm sewer pipe. Plan Sheet L1.0 shall
be revised to accurately reflect the location of this section of storm sewer pipe. Plan
Sheet L1.0 should be re -certified by a licensed land surveyor after the corrections are
completed.
2. A portion of the 60-inch diameter storm pipe is proposed to be relocated to allow
expansion of the building to the north. Pre -cast concrete manhole structures shall be
placed at all changes in alignment of the pipe and at connection points. A revised
engineering plan sheet shall be submitted to the City for review. The plan sheet shall
include details of the relocation, including materials, profile, and alignment.
3. The existing easement for the portion of the 60-inch storm sewer to be relocated will
need to be vacated prior to construction. A new easement for the relocated section of
pipe must be prepared and recorded prior to construction.
4. The proposed southwest expansion of the building appears to encroach into the existing
easement for the 42-inch diameter storm sewer crossing the site. Plan sheet L4.0 should
be revised to show the existing and proposed easements. If the proposed building
expansion encroaches significantly into the easement, the city may require relocation of a
WDepts\Public Works\Engineering\Development & Planning\Garden City Elem\Site Plan Review.doc
portion of the 42-inch pipe. Any portion of the easement that is used for building
expansion will need to be vacated prior to construction.
5. Sheet L4.0 — Grading Note "N": At this time, the City has not agreed to be responsible
for the cost of moving or adjusting existing city owned utilities that are necessary for the
construction of the school building expansion. The School District may be responsible
for up to 100 percent of the costs for relocating city owned utilities that are within
existing easements.
6. The information submitted for review did not include data on the net increase in
impervious surface for the site and the net increase in storm water runoff from the
proposed improvements. This information should be submitted to the City for review.
Grading and Erosion Control
An erosion control plan must be prepared and submitted to the city for review and approval prior
to initiating grading activities within the site.
Street and Driveway Construction
The Project includes the reconstruction and realignment of the west entrance to the school
property. This driveway entrance is located along a 90-degree curve in the street. The
reconfiguration creates what may appear to some as an uncontrolled 3-way intersection where
west bound traffic on 651h Avenue may continue straight through the intersection and conflict
with traffic traveling southbound on Drew Avenue North.
The City will consider placement of a warning sign for the 90-degree right bend on 65th
Avenue for west bound traffic. The City may require that a stop sign be placed at the exit
point of the bus area driveway.
2. If the proposed driveways are to exceed 30 feet in width at the property line, a center
median shall be added to separate ingress and egress traffic. The east side of the east
driveway should be modified to taper into the curb line at a point west of the property
corner.
Trees, shrubbery, and other plant materials shall not be planted or maintained in such a
manner as to obscure or impede the visual sightlines required to ensure the safe and
efficient circulation of vehicles and pedestrians at the driveway openings and sidewalks.
4. It is recommended that the City and the School District enter into a maintenance
agreement regarding the long-term maintenance of the parking lot pavement, snow
removal, and grass mowing responsibilities.
GADepts\Public Works\Engineering\Development & Planning\Garden City Elem\Site Plan Review.doc