HomeMy WebLinkAbout2008-008 Inf Sheet 7020 Perry Avenue North Application Filed on 10-21-08
City Council Action Should Be
Taken By 12-20-08 (60 Days)
Planning Commission Information Sheet
Application No. 2008-008
Applicant: Osseo ISD No. 279
Location: 7020 Perry Avenue North (Willow Lane School)
Request: Special Use Permit Amendment
The applicant, Dale Carlstrom, Director of Facilities and Transportation Operations, on behalf of the Osseo Independent School District No. 279, is seeking a Special Use Permit Amendment
for parking lot screening to convert a bituminous area primarily used for outdoor basketball to a parking facility at the Willow Lane Elementary School site, 7020 Perry Avenue North.
The property in question is zoned R-1 (One Family Residence) and is bounded on the north by R-1 zoned property containing single family homes; on the east by C-1 (Service/Office) zoned
property containing the school district’s recently constructed Adult Basic Education facility; on the east and south by R-1 zoned property containing the city’s Willow Lane Park; and
on the west by Perry Avenue with single family homes on the opposite side of that street. Elementary and secondary schools as well as daycare facilities are special uses in the R-1
Zoning district.
Willow Lane Elementary School has not been used as a traditional elementary school for a number of years. Early Childhood Education and other types of school programs have been operated
by the school district in this facility over the years. The school district and city operate under an agreement whereby school facilities and Willow Lane Park are shared. Land was
swapped between the school district and the city when the Adult Basic Education Facility at 7051 Brooklyn Boulevard was developed a few years ago.
BACKGROUND
The school district plans to convert the bituminous basketball/play area on the south side of the school building to a parking facility to accommodate some of the expanded educational
programs to be conducted at Willow Lane Elementary. This will involve replacing the blacktop with a full depth bituminous surface and appropriate base for a parking surface which will
be surrounded by B-612 concrete curb and gutter. The facility will provide parking for 28 vehicles with access to the parking lot from a new, approximate 24 ft. wide, driveway off Perry
Avenue at the southwesterly corner of the parking lot.
The Engineering Department has reviewed the plans and finds the proposal to meet parking lot standards, curb and gutter requirements as well as drainage requirements for such a facility.
Because there will be no appreciable increase in hard surface area, no Watershed Management Commission approval or ponding areas are required.
LANDSCAPE SCREENING
Section 35-711 of the zoning ordinance requires all open off street parking areas having more than six parking spaces which abut along a street which is residentially zoned on the opposite
side of that street to be screened from street view by a screening device as approved by the City Council. Typically this has involved the use of landscape screening that will provide
screening up to a height of two to three feet primarily to avoid light glare from the automobiles utilizing the facility. The district plan involves the removal of a concrete sidewalk
leading from the city sidewalk to the building and also removal of some trees in this location. They plan to build a three foot high berm along a large portion of the parking lot that
will contain 18 Blue Chip Juniper planted atop the berm. Three Colorado Blue Spruce that will be seven feet high at the time of planting will be located in the area where the berm drops.
They also plan to plant four, two ½ inch diameter Northfire Maple trees to replace the Ash trees that will need to be removed to accommodate the proposed improvements. Two of these
will be at the south corner of the parking lot and two in the green area between the parking lot and the city sidewalk. The plan seems to provide appropriate screening comparable to
other screening plans throughout the city.
LIGHTING
The plan also includes three freestanding parking lot security lights, two to be located on the east side and one on the south side of the parking lot. The light poles will be 25 ft.
high and shall be provided with lenses, reflectors or shades to concentrate light on the site to be consistent with Section 35-712 of the city zoning ordinance. That section of the
ordinance limits light intensity to no greater than three foot candles at the property line in residential areas and also prohibits light glare. The photometric plan shows foot candles
from the light poles to be no greater than .5 foot candles at the property line and the fixtures will direct light down on the site and avoid off site glare.
SPECIAL USE PERMIT STANDARDS
A public hearing is scheduled for this Special Use Permit Amendment and notices to surrounding property owners have been sent in accordance with the requirements of the city’s zoning
ordinance. Attached for the Commission’s review is a copy of Section 35-220 containing the Standards for Special Use Permits. These standards require that the proposed special use
and any subsequent amendment, 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 properties;
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. The existing school has been
at this location for over 50 years. The modifications proposed and the parking lot screening appear to be appropriate. The proposal will not be detrimental to or endanger the public
health, safety, morals or comfort. We do not believe that the amendment will be injurious to other property in the immediate vicinity nor will it diminish or impair property values
within the neighborhood. Furthermore, we believe that adequate measures have been taken to provide appropriate screening of the newly proposed parking facility consistent with Section
35-711 of the zoning ordinances. Also, the parking lot and screening will conform with the applicable regulations of the district in which it is located.
As mentioned, a public hearing has been scheduled and notices of the Planning Commission’s consideration have been sent to surrounding property owners.
RECOMMENDATION
Approval of this Special Use Permit Amendment is recommended subject to at least the following conditions or considerations:
The Special Use Permit Amendment acknowledges appropriate parking lot screening consistent with Section 35-711 of the city’s zoning ordinance.
Grading, drainage, curbing and parking lot plans are subject to review and approval by the City Engineer prior to issuance of permits for the project.
The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department.
All work performed and materials used for construction of parking lot, sidewalk and curb and gutter improvements, shall conform to the City of Brooklyn Center’s current Standard Specifications
and Details.
The Special Use Permit Amendment is subject to all applicable codes, ordinances and regulations. Any violation thereof could be grounds for revocation.
Lighting on the property shall be consistent with Section 35-712 of the City Ordinances with respect to light intensity and avoidance of light glare.
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