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HomeMy WebLinkAbout2010-005 Information Sheet 7051 Brooklyn Boulevard)Application Filed on 2-18-10City Council Action Should BeTaken By 4-19-10 (60 Days)Planning Commission Information SheetApplication No. 2010-005Applicant: Welsh Construction. LLCLocation: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North (7051 Brooklyn Boulevard)Request: Rezoning/Development Plan Approval - PUD/Mixed (R-1 and C-1)The applicant, Welsh Construction, LLC, on behalf of CEAP, Inc. and Independent School District 279 are seeking the necessary approvals to proceed with an expanded 2nd phase of the District’s Adult Education Building located at 7051 Brooklyn Boulevard.The application consists of a PUD/Rezoning (Planned Unit Development) of the following properties:Lot 1, Block 1, Center Brookdale Addition (R-1 residence/vacant lot)Lot 4, Block 1, Replat of Block 2 Lang Addition (R-1 residence/vacant lot)Lot 2, Block 1, Osseo Willow Lane Addition (R-1 former elementary school)Lot 3, Block 1, Osseo Willow Lane Addition (C-1 Adult Ed Building)The accompanying development plan illustrates the future construction of a 63,362 sq. ft. addition to the Adult Education Building, a three story parking structure, redesign of access and internal movement within the parking lot of the Early Childhood Learning Center, and access improvements from 71st Avenue North.BACKGROUND INFORMATIONOn November 8, 2004, the City Council accepted the Planning Commission’s recommendation and granted the following approvals to facilitate the phased development of a three story, 48,600 sq. ft. office/service building on a 3.63 acre site:Planning Commission Application No. 2004-010, the platting of Osseo Schools Willow Lane Addition created a 3.63 acre developable lot and reconfigured the Willow Lane Elementary School lot and the Willow Lane Park to facilitate the development of a stormwater management pond associated with the planned development by the School District and CEAP.Planning Commission Application No. 2004-011, the rezoning of this 3.63 acre site from R-1, R-2, and R-4 to C-1 (Service/Office District).Planning Commission Application No. 2004-012, site and building plans for the construction of a three story, 48,600 sq. ft. office/service building with 226 surface parking stalls. The first phase provided for the construction of 25,000 sq. ft. for the School District’s Adult Education Program and core facilities that would facilitate the future construction of the second phase. This phase completed the site improvements within the southern 2/3 of the overall site.The second phase of the development was planned as a shared use with a non-profit user, such as CEAP (Community Emergency Assistance Program), which would complement the services of the District’s Adult Education Program (to assist under educated, disadvantaged and new immigrant population) and included a building expansion of 23,600 sq. ft., an additional 37 parking stalls, lighting for the northern 1/3 of the site, and landscaping along Brooklyn Boulevard and 71st Avenue North. Phase I improvements were completed in 2007 and aCertificate of Occupancy was issued on June 8, 2006.ZONINGThe School District’s and CEAP’s properties consist of 11.98 acres with the following current zoning classifications and proposed land uses:The Early Family Education Building (former Willow Lane Elementary School) is zoned R-1 and is allowed as a special use in this district.The Adult Education Building and the building pad for Phase II expansion is zoned C-1 (Service/Office District) is a permitted office use. Attached is a copy of the Planning Commission Information Sheet forApplication No. 2004-011 which included the responses to the guidelines for evaluating rezoning and recommendations to proceed with the rezoning of this lot to C-1.The two residential lots are zoned R-1 and will be used for the access improvements, buffer area and open space/front yard building setback.Section 35-355 of the Zoning Ordinance provides for Planned Unit Developments (PUD) to promote flexibility in land development and redevelopment, preserve aesthetically significant and environmentally sensitive site features, conserves energy and ensures a high quality of design. The proposed use of a PUD allows the use of perimeter setback standards to provide green and open space from the existing neighborhood, flexibility in the location of interior lot lines, parking and structured parking setbacks, and the ability to deviate from the dedication of the standard side yard drainage and utility easements.PLANNED UNIT DEVELOPMENT STANDARDSThe following minimum C-1 development standards for perimeter setbacks have been used in preparing this PUD development plan:Building setback from Brooklyn Boulevard – 35 ft.Parking setback from Brooklyn Boulevard – 35 ft.Building setback from 71st Avenue North – 25 ft. Parking setback from 71st Avenue North – 15 ft.The parking ratio used is for office buildings of this size is one space per 235 sq. ft.PUD APPLICATION AND REVIEW PROCESSThe PUD provisions require that a development include sufficient information and details which allows the evaluation of the plans to address the following criteria:Compatibility of the plan with the standards, purposes and intent of the PUD ordinances.Consistency of the Plan with the goals and policies of the Comprehensive Plan. The impact of the Plan on the neighborhood in which it is to be located.The adequacy of internal site organization, uses, densities, circulation, parking facilities, public facilities, recreational areas, open spaces, buffering, and landscaping.Attached for you review is a copy of development plan and components of the future building plans which address the information required under Section 35-355, Planned Unit Development, Subdivision 5, Application and Review. Street and utility locations and sizes. The preliminary plat identifies the street and utilities. The site plan identifies the recommended changes of the Brooklyn Boulevard entrance to restrict north bound egress movement and full access to the both sites from the signalized intersection of 71st Avenue and Brooklyn Boulevard. The overall development plan also illustrates the closure of the school’s parking lot unto Perry Avenue North. A drainage plan, including location and size of pipes and water storage areas. The plan illustrates the location of the existing storm sewer which services the property, the existing stormwater management pond, additional stormsewer for the access drive and Phase II addition, and changes to the outlet storm sewer to the Brooklyn Boulevard trunk line. A grading plan, including temporary and permanent erosion control provisions. The grading plan provides construction notes for erosion control during construction. A landscape plan. A site demolition plan indicates which trees from the first phase development will be removed as a result of building the parking structure. The landscape plan illustrates the replacement of these trees and additional landscaping and buffering associated with Phase II. A lighting plan. A photometric plan has been provided. A plan for timing and phasing of the development. The schedule for this project is a 2010 construction. Covenants or other restrictions proposed for the regulation of the development. The development plan includes common access easements and use agreements for the improved access from 71st Avenue traffic improvements. The development will also be proceeding with the future division of the building into a condominium with the necessary documents for maintenance and replacement. A site plan showing the location of all structures and parking areas. The development plan illustrates the Phase II addition, the replacement of the surface parking with a parking structure, the redesign of the school’s parking lot to accommodate internal bus movement with a closure of Perry Avenue access points. Building renderings or elevation drawings of all sides of all buildings to be constructed in at least the first phase of development. The Phase II building improvements are consistent with the existing Adult Education Building. Proposed underlying zoning classification or classifications. The planned improvements are consistent with the underlying zoning classifications. The PUD provisions do require a site plan approval pursuant to Section 35-230 Plan Approval of the zoning ordinance to ensure that the future developments are consistent with the approved development plan. A final site plan review and preliminary plat are scheduled for the April 15, 2010 Planning Commission meeting to facilitate the potential of commencing construction this Spring. RECOMMENDATION Motion to recommend approval of Planning Commission Application No. 2010-005, Rezoning/Development Plan Approval – PUD/Mixed (R -1 and C-1) subject to the following conditions: Execution of a PUD development agreement as prepared by the City Attorney. Completion of the Replatting of the Northwest Family Services Center Addition. Approval of a final site plan by the Planning Commission and City Council. Hennepin County approval of the improvements to the 71st Avenue/Brooklyn Boulevard signalized intersection. City approval of a street improvement project to 71st Avenue.