HomeMy WebLinkAbout2010-006 Information Sheet 7051 Brooklyn BoulevardApplication Filed on 3-29-10City Council Action Should BeTaken By 5-28-10 (60 Days)Planning Commission Information SheetApplication No. 2010-006Applicant: Welsh Construction. LLCLocation:
Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North (7051 Brooklyn Boulevard)Request: Site and Building Plan ApprovalThe applicant, Welsh Construction, LLC., on behalf of
Osseo Area Schools (ISD 279) and CEAP, Inc. (Community Emergency Assistance Program) are requesting site and building plan approval for a 63,362 sq. ft. addition to the existing Adult
Education Building, located at 7051 Brooklyn Boulevard, a three story parking structure providing 400 parking stalls, access improvements from the realignment of 71st Avenue North, and
internal access improvements within the Early Childhood and Family Education parking lot. In 2005, Independent School District #279 (Osseo Schools) constructed the Adult Education
Center at the above address to be home to the Adult Basic Education Program. The location was selected because of its central location, access to public transportation and the fact
that the property was owned by the School District.At that time, an addition was planned for a three story addition to accommodate Community Emergency Assistance Program, Inc. (CEAP)
and have space available for partner service organizations. The planned addition would have doubled the size of the original building. The full project (original building plus addition)
was submitted and approved by the Brooklyn Center Planning Commission and City Council.In the intervening time that the Adult Basic Education Program has been functioning, it has become
clear that the location and facility are both very successful. The Osseo School District has since moved its Enrollment Center into the facility to help facilitate efficient processing
of new students and intra-district transfers.The proposed Northwest Family Service Center concept was developed in a collaborative effort of Osseo Schools, CEAP and Hennepin County Human
Services and Public Health Department (HCHS). HCHS joined the partnership recognizing that the facility and location can provide a home for a new service model which centralizes services
and creates a user friendly environment.All partners visualize improved service to clients that are common to each.BACKGROUND INFORMATIONOn November 8, 2004, the City Council accepted
the Planning Commission’s recommendation and granted the necessary rezoning, subdivision and sitje plan approvals to facjilitate the phased development of a three story, 48,600 sq. ft.
office/service building on a 3.63 acre lot. The first phase construction commneced in 2005 and included the completion of the southern 2/3 of the site which included the following:Three-story,
25,000 sq. ft. office building for the School District’s Adult Education Program.189 surface parking stalls.Completion of the southern 2/3 of the approved landscape improvements and
screening walls from the adjoining R-1 zoned property to the northwest and the R-4 property to the southeast.A common entrance and shared access agreement for the Adult Education Building
and the Willow Lane Apartments.The completion of an off site storm water detention pond.Sidewalk connections to the Early Childhood and Family Education Center.On April 12, 2010, the
City Council accepted the Planning Commission’s recommendation and moved to proceed with the rezoning of the following propreties to PUD/R-1 and PUD/C-1: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)ZONINGThe PUD/R-1 zoning classification applies to the Elementary School site (Willow Lane ECFE Center) and the two adjoining
residential lots. The PUD/C-1 zoning classification applies to the Northwest Family Service Center (Phases I & II of the ISD 270 and CEAP, Inc. building). The general development plan
for this PUD maintains the standard perimeter setbacks and allows flexibility on the interior setbacks between the R-1 and C-1 property.COMPLIANCE WITH THE ORDINANCESOrdinanceProposedFront
YardBrooklyn Boulevard35 ft.37 ft.71st Avenue North25 ft.29 ft.Side YardNW R-184 ft. (2 X bldg Height)145 ft.SE R-410 ft.40 ft. existingWest – ECFE10 ft.2 ft. (PUD Plan)South – ISD 279
Storm Pond10 ft.0 ft. (PUD Plan)Parking SetbacksBrooklyn Boulevard35 ft.65 ft.71st Avenue North15 ft.15ft.(N. W. R-1)15 ft.66 ft.SE (R-4)10 ft. 15 ft.South Storm Pond10 ft. 0 ft.Parking
Stalls (1 per 235 sq. ft.)376400LANDSCAPE PLANThe landscape plan provides for the planting of 15 Red Maple trees (two within the front yard of Brooklyn Boulevard, seven within the boulevard
area of the new access drive from 71st Avenue North, four along the western side of the parking structure, and one on an island east of the park structure.Nineteen Black Hill Spruce
trees are used for screening (11 are located to screen the service unloading area from 71st Avenue and seven are proposed along the lot line of the adjoining residential lot to the west.
These coniferous trees are planted 15 ft. on center to provide screening effect as they mature. Additionally, the plan provides for the planting of seven Service Berry trees (decorative
trees) and a planting bed of 41 Burning Bushes (shrubbery) along the outer edge of an employee patio area which is adjacent to the southwest corner of the building.Twenty-one Anthony
Waterer Spirea are being placed along the foundation from the second phase building entry to the employee patio area.The plan also illustrates nine Burning Bush shrubs within the existing
planting bed south of the Adult Education entry.The City’s landscape point system requires that a 3.9 acre lot achieve a minimum of 352 points using the following criteria:Planting TypeMinimum
SizePointsShade Trees 2 ½ “10 Coniferous Trees5 ft. height6Decorative Trees1 inch diameter1.5Shrubs12 inch diameter .5The plantings illustrated on the landscape plan total 344 points.
The Phase I plantings that will be retained include: 11 decorative trees within the front yard and along entry drive, four Maples and foundation planting beds (shrubbery), which provide
an additional 60+ points, making a total landscape tally of 404 points.The plan indicates that all of the yard areas, parking islands and distributed areas will be sodded. The Engineering
Department has noted that the utility plan illustrates that the stormwater discharge line is proposed to be located within the side yard adjoining the parking lot. This construction
will require that the restoration of this area be added to the landscape plan for sod and tree replacement. Additionally, in reviewing the demolition plan and the initial Phase I landscape
plan, we recognize the opportunity to relocate a significant amount of trees that were installed in 2005 and 2006.The parking islands that will become part of the parking structure included
12 decorative trees and three deciduous trees (Coffee tree).The western lot line and area adjoining the ECFE parking lot included two Maple trees and 11 coniferous trees.The use of these
trees would add an additional 48 points to the landscape score and provide the opportunity to continue a decorative tree landscape theme within the Brooklyn Boulevard front yard; add
trees within the Perry Avenue front yard where the driveway is currently located and replace the trees that will likely be lost with the utility construction of the storm water discharge
line.The landscape plan will need to include an irrigation system. This system should be extended to cover the boulevard area between the side walk and curb. Additionally, staff is
requesting that the plans include the resodding of this boulevard area and that the two Maples shown in the front yard be relocated as boulevard trees.SCREENINGThe first phase improvements
included a 15 ft. buffer and a 6 ft. high cedar fence to match an existing screen fence along the Willow Lane ECFE parking lot and wasextended along the northwest property line adjoining
the R-1 lot. A similar fence and 15 ft. setback was applied to the property line which is adjacent to the R-4 property to the southeast. The zoning code requires the placement of this
fence or an alternative acceptable to the City Council.It is staff’s opinion that the option of a landscaped berm in lieu of the fence adjacent to the R-1 lot is not an alternative given
the existing tree coverage on the vacant lot. The applicant should reconstruct the fence to meet the screening requirement from this adjacent R-1 lot. ACCESSA critical component of
the site plan review and the future redevelopment options within the Brooklyn Boulevard corridor which includes the preservation of the residential character of the adjoining neighborhood,
is directly related to how the City, County and the applicant address improvements to the current entrance unto Brooklyn Boulevard and how the signalized/controlled intersection of Brooklyn
Boulevard/Noble Avenue and 71st Avenue can be incorporated into accessing the current development and future redevelopment of this area.The applicant has employed SRF Consulting, an
experienced traffic engineer in the Metro area to review traffic within the Brooklyn Boulevard corridor and provide recommendations to improve upon the safety of the current driveway
access and a design concept to maximize the use of the signalized intersection to better serve this development, the ECFE site and discourage the potential of future non-residential
traffic from entering the 71st Avenue and Perry Avenue neighborhood.As part of the planned improvements, CEAP, Inc. has acquired the two existing residential properties, previously referenced
and included in the replatting of the Northwest Family Service Center development. The City has acquired the corner lot addressed as 4800 71st Avenue North.These acquisitions have enabled
the design of the realignment of 71st Avenue and this leg of the intersection. The City’s acquisition will allow the County to include a right turn lane off of Brooklyn Boulevard and
the options in aligning the sidewalk and crossings. It also enables the City to complete the Brooklyn Boulevard streetscape improvements for this quadrant of the intersection.The plans
for these street improvements, including sidewalk connections along Brooklyn Boulevard and 71st Avenue North, boulevard landscaping and entrance to the neighbored will be presented to
the Planning Commission for review and comments.Note: We are also inquiring on the possibility of a bus stop to better serve this facility which would allow the improvements within
the boulevard area to be completed before the final landscaping and irrigation improvements are installed. UTILITIESThe utility plan indicates that utilities to serve this building
and provide fire protection will be extended from the 71st Avenue North lateral lines. The existing water line within the front yard along Brooklyn Boulevard will provide both the domestic
water and feed the buildings fire suppression system. A relocated sanitary sewer service and a water line for hydrants will be constructed within the new access drive from 71st Avenue.
The Fire Chief will be involved in the building plan review which includes the parking structure. SITE DRAINAGEStormwater management involves the use of the existing off-site pond
area which appears to function as an infiltration basin, and the northerly extension of storm sewer to the service/loading area on the north side of the addition with two catch basis
to collect run off from the new access drive. A copy of the storm water report for this development was included in the companion preliminary plat review.Site grading, erosion control
and the utility improvements associated with this project are being reviewed through the City’s Engineering Department, which includes the coordination/assurances that the necessary
Watershed and MPCA permits are obtained. ARCHITECTURAL REVIEWThe architect has provided the following description of the proposed architectural treatment of the second phase addition
and parking structure. The proposed addition is at three story facility constructed to complement the existing facility by utilizing the same materials and details used in the original
construction. Exterior materials will include face brick (colors and shapes to match existing), aluminum windows and doors, tinted glass (vision and spandrel), and exterior insulation
finishing system (upper portions of building). Due to the need for additional space needed to house HCHS, the size of the addition has increased from what was proposed originally (23,700
sq. ft.) to what is needed for the programs now (64,000+ sq. ft.).A three level parking structure is proposed which will provide entry points to the building on both the second and third
floors. The parking structure is proposed as a precast structure finished in materials and colors to compliment the building. Photographs of the existing building will be presented
at the meeting to identify the architectural features of this building which makes it an attractive component within the Brooklyn Boulevard corridor and how the use of accent lighting
on the building makes this a very distinctive structure during the evening hours.LIGHTING/TRASHA lighting plan has been submitted indicating that the proposed lighting will not exceed
the foot candles authorized under Section 35-712 of the zoning ordinance (not to exceed three foot candles at a residential property line or ten foot candles at a public right of way
or non-residential property line).The plan provides for six light poles, three along the east side of the access drive and three adjacent to the surface parking are. The balance of
the site includes lighting constructed as part of the parking structure. The street improvement project will include lighting for the re-design of the 71st Avenue intersection/neighborhood
entrance.The site plan indicates that the existing trash enclosure would be relocated to the service/loading area south of the expansion. Pictures of this screening wall and opaque
gate will be presented at the meeting. Staff is reviewing the code to determine if the intent of the code was to allow screening of containers or if the code requires the containers
to be within a building. This may require that the applicant construct an accessory structure in lieu of a screening wall with a gate to comply with Section 35-411 (Special Requirements)
in C-1 and C-1A zoning district. Attached for reference. (Paragraph 1 & 3, potential contradiction as it relates to off-street loading or storage.)RECOMMENDATIONSMotion finding the
plans are consistent with the PUD general development plan for this property and recommendation that site plan approval to facilitate the second phase of the Northwest Family Service
Center subject to the following conditions:The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits.Grading,
drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits.Any outside trash disposal facilities and/or roof
top mechanical equipment shall be appropriately screened from view and provided with opaque gates, consistent with Chapter 35-411.The building is 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.An underground irrigation system
shall be installed in all landscaped areas to facilitate site maintenance.B-612 curb and gutter shall be provided around all driving and parking areas.An as-built survey of the property,
improvements and utility service lines shall be submitted to the City Engineering Department.Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances.All
work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center’s current standard specifications and details.The applicant shall enter into
an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits.The applicant shall provide appropriate erosion and sediment
control devices on site during construction as approved by the City Engineering Department.The final plat comprehended under Planning Commission Application No. 2010-004 shall be approved
by the City Council and filed with Hennepin County prior to the issuance of occupancy permits for this project. The rezoning comprehended under Planning Commission Application No. 2004-005
shall be approved prior to the issuance of building permits for the project.Access to the site along Brooklyn Boulevard is subject to approval by Hennepin County Transportation Department
and the obtaining of the appropriate permit.The public improvements for the realignment of 71st Avenue North and the signalized intersection are approved and installed with or simultaneous
with this project.