HomeMy WebLinkAbout2008-008 Inf Sheet-2 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 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.
This application was reviewed by the Planning Commission and a public hearing conducted on October 30, 2008 at which time the matter was laid over to give the School District time to
consider a modified plan that would shift the entrance to the parking lot to the south as was suggested during the meeting. (See Planning Commission Information Sheet dated October
30, 2008 and the Planning Commission minutes from that date for additional information, attached.)
It was suggested during the public hearing portion of the meeting that the School District consider shifting the entrance to the 70th/Perry intersection area. The public hearing was
closed at that meeting and the school district was requested to review such a possible relocation.
The city staff including myself, the Community Development Director, the Community Activities, Recreation and Services Director (CARS) Jim Glasoe and Engineering Tech Bruce Johnson met
with Mr. Carlstrom to discuss possible modifications that would shift the entrance as was suggested. Such a location would have necessitated relocating a trail, a crosswalk and possibly
a ball field to accommodate the plan. It would have also required approval by the City Council following review and recommendation from the Park and Recreation Commission to grant access
over city park property to the parking lot and the modifications suggested. This did not seem like a desirable proposal given the changes that would need to be made and recent land
shifts between the City and the School District. It was suggested as an alternative that the new entrance to the parking lot be shifted about 30 ft. or so to the south so that it would
be directly across the street from the property line separating 7001 and 7007 Perry Avenue North avoiding direct headlight glare from the site to the home at 7007 Perry. The home at
7001 Perry faces 70th Avenue North and the plan was not considered a major disruption to these two properties. No additional hard surfaced area other than that needed to accommodate
the shifting of the driveway would be needed. Twenty six, rather than 28 spaces would be provided given the proposal. Berming and landscaping would be extended to the south to screen
the parking lot and an additional Colorado Blue Spruce Tree plus 12 more Blue Chip Junipers would be added at the top of the berm for screening purposes. The driveway and parking lot
would be completely within the school district’s property, not requiring any formal easement from the City and no review necessary through the Park and Recreation Commission.
The Planning Commission also requested review regarding whether the Adult Education Program to be conducted at Willow Lane School is consistent with allowable uses of the property.
The Commission is aware that K-12 uses are not allowed in Commercial zoning districts, however, the converse of this is not necessarily the case. Programs operated by the School District
within their facilities such as community education programs and other programs have been acknowledged over the years as allowable uses within the parameters of the uses acknowledged
in the zoning ordinance. It would be the same for the Adult Education uses proposed at Willow Lane School. Approval of the Special Use Permit Amendment, in this case, should acknowledge
the expanded use of the school for this purpose.
Mr. Carlstrom has established a neighborhood informational meeting for 7:00 p.m. on Tuesday evening at the Willow Lane School to review the proposed modifications and seek neighborhood
comment. We will be prepared to review that meeting at the Commission’s Thursday evening meeting.
Informational notices have been sent to those receiving notice of the Planning Commission’s October 30, 2008 public hearing. As mentioned previously, the public hearing was closed at
that meeting, but could be reopened if the Commission chooses.
RECOMMENDATION
We believe the modifications are acceptable alternatives and the screening plans acceptable as appropriate screening for a parking lot across the street from residential property. We,
therefore, recommend approval of the application subject to the following conditions:
The Special Use Permit Amendment acknowledges appropriate parking lot screening consistent with Section 35-711 of the city’s zoning ordinance.
The Special Use Permit Amendment acknowledges adult education uses as appropriate uses within the zoning classification 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.
Building permits for the proposed parking lot improvements are subject to the approval of the Building Official prior to the issuance of building permits.
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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