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HomeMy WebLinkAboutPC85027 - 9/26/85 - SW Corner of intersection of Brooklyn Blvd & I 694P%.ANING COMMISSION FILE Ct1 ALIST File Purge Date: FILE INFORMATION Project Number: ��e PROPERTY INFORMATION Zoning: L/ PLAN REFERENCE Note: If a plan was found In the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, if any, that were consolidated. • Site Plans • Building Plans • Other: ✓ latkd5cape P/a,17 FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Range Location Agendas: Planning Commission Office Minutes: Planning Commission Minutes: City Council i�la /&5 Document Tyne Number Resolutions: Planning Commission Resolutions: City Council City Vault City Vault Location City Vault City Vault Ordinances: City Council City Vault COMMERCIAL/INDUSTRIAL PROPERTY FILES CHECKLIST Planning Commission Information Sheet Application No. 85027 Applicant: Foundation Stone Ministries, Inc. Location: Southwest corner of I-94 and Brooklyn Boulevard Request: Site and Building Plan/Special Use Permit The applicant requests site and building plan and special use permit approval to construct a church at the southwest corner of I-94 and Brooklyn Boulevard. The property in question is zoned R5 and is bounded by I-94 on the north, by Brooklyn Boulevard on the east, and by single-family homes on the south and west. This appli- cation was tabled by the Commission at its September 26, 1985 study meeting to allow for clarification of landscaping, drainage, and traffic elements of the proposed plan. A separate landscape plan has been submitted showing the plantings existing and proposed for the church site and the proposed fencing. The latest landscape plan has added two Maples, twenty (20) Radiant Crabs, and approximately 15 Pfitzer Juni- pers in perimeter green areas and around the church. Since there are not quanti- tative landscaping standards for this type of development in the Zoning Ordinance, we cannot give either a passing or a failing grade. The proposed plantings may be described as adequate, but not generous. A note should be added to the plan indi- cating sod in all green areas of the site. It appears that virtually the entire site will be disturbed by the construction and sodding is the only practical way of insuring a viable turf in a timely manner. Proposed lighting fixtures direct light downward and should present no serious problem. An entirely new grading and drainage plan has, been submitted. Instead of draining the entire site to a single catch basin in the southwest corner of the site, the new plan provides for a series of catch basins at higher elevations around the site, connected by a network of storm sewer. The site is constrained by an existing storm sewer service that is only 15" in diameter. It is also at an elevation which re- quires that the church site be raised significantly to provide positive drainage and adequate ground cover so the storm sewer lines do not freeze up during the winter and impede spring runoff. The elevation of the existing storm sewer service means that the site must be raised substantially which will cause some ponding of water on the lots to the south which have, in the past, been draining onto this site. Some grading modifications to the north end of these lots (4024 and 4100 65th Avenue North) will almost certainly be necessary to drain them into a catch basin inlet into the existing storm sewer line. The other drainage problem confronting the site is the size of the existing storm sewer service. Because it is only a 15" line and because it cannot be widened (this would have far-reaching ramnifications for the City's storm sewer system in the area), the site will drain more slowly and there will be more water in the parking lot for a longer time than in other locations in the City. Some parking spaces will probably not be usable for an hour or more during a major storm (5 yr. storm). Nevertheless, because the church does not have the kind of continuous operation that an office building or retail center would have, it is staff's judg- ment that the drainage system is adequate. No additional holding ponds other than one indicated north of the church should be necessary. The City Engineer will be prepared to discuss this matter in more detail at Thursday's meeting. As to traffic concerns, staff would reiterate that the proposed church use will generate less overall traffic than alternate uses for the site. Although the traffic will be significant during services, it will occur at off-peak periods on Brooklyn Boulevard. Staff's primary concern for this site is that access be gained only off Brooklyn Boulevard and that it be a right-in/right-out access only. The 10-10-85 -1- Application No. 85027 continued median will have to be extended within Brooklyn Boulevard to prevent attempts at left turns to and from the site. It is the City's objective to eventually extend the median all the way to 65th Avenue North. Nevertheless, we would encourage the church to seek eventual acquisition of the lots immediately south of the site to provide more space from the I-94 exit ramp. Altogether, we feel that the plans are acceptable and approval is recommended, sub- ject to at least the following conditions: 1. 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 berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 4. Any outside trash disposal facilities and rooftop mechanical equip- ment shall be appropriately screened from view. 5. 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 the requirements of the uniform Building Code, Chapter 3802 b. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B612 curb and gutter shall be provided around all parking and driving areas. 8. Access to the church site shall be right-in/right-out only. The median in Brooklyn Boulevard shall be extended in accordance with the recommendations of the City Engineer and Hennepin County. Access to the site from 66th and Indiana shall be prohibited. 9. A deceleration lane on the outside of the southbound lane of Brooklyn Boulevard shall be installed in accordance with the recommendations of the City Engineer and Hennepin County. 10. The special use permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation. 11. The permit is issued to the applicant and is nontransferable. 12. Plan approval in no way commits the City to acceptance of the con- ceptual master plan submitted with the development plans for the church. Future additions shall be subject to an amendment of the Special Use Permit and conformance to City requirements through the site and building plan process. 10-10-85 -2- Application No. 85027 continued 13. The site shall be bounded on all sides adjacent to single family resi- dences and to Indiana Avenue North right-of-way with a minimum 6' high wood fence for both screening and security purposes. 14. An as -built survey of all site utilities shall be submitted to the Engineering Department prior to release of the performance guarantee. 15. The applicant is encouraged to acquire the lots adjacent to the site to the south along Brooklyn Boulevard in order to move the access as far from the intersection of I-94 and Brooklyn Boulevard as possible. 16. Site lighting shall conform to the requirements of Section 35-712 of the Zoning Ordinance. 17. The applicant shall obtain a temporary construction easement for re- grading of the north portion of the lots at 4024 and 4100 65th Avenue North prior to the issuance of permits. The Planning Commission opened and closed the required public hearing for this appli- cation at its September 26, 1985 meeting. Informational notices have been sent re- garding this meeting, but no public hearing has been scheduled. 10-10-85 -3- Planning Commission Information Sheet Application No. 85027 Applicant: Foundation Stone Ministries, Inc. Location: SW corner of I-94 and Brooklyn Boulevard Request: Site and Building Plan/Special Use Permit The applicant requests site and building plan and special use permit approval to con- struct a church on the 4.5 acre parcel at the southwest quadrant of I-94 and Brooklyn Boulevard. The land in question is zoned R5 and is bounded by I-94 on the north, by Brooklyn Boulevard on the east, and by single family homes on the south and west. Churches are not presently allowed in the R5 zoning district. However, an ordinance amendment is under consideration by the City Council to allow churches by special use permit in the R5 zone. Any action on this application would, therefore, be contingent upon action on that ordinance. The proposed plan calls for a seating capacity of 800. Parking required for the facil- ity is at a ratio of 1 stall per 3 seats, for a total of 267 spaces. The applicant has submitted three site layouts, one for immediate development and two potential layouts. The immediate proposal shows 271 parking stalls, a few of which staff would recommend not be put in. A second plan shows a potential of 293 within the existing property,at grade. Finally, a conceptual plan has also been submitted for a 1,500 seat church (Phase I plus a 700 seat expansion) including the two lots south of the church site on Brooklyn Boulevard and a parking ramp and a total of 494 parking spaces. Access in all plans is from Brooklyn Boulevard only. The proposed plans call for a deceleration lane in southbound Brooklyn Boulevard and extension of the median some 70' to make the access to the site right-in/right-out only. Staff have conveyed to the project architect some alternate designs for the de- celeration lane. We also recommend that the median be extended approximately 200' rather than 70' so that access north of France Avenue North will be blocked, but a future access across Brooklyn Boulevard from France Avenue North would have a left turn option. This would, of course, necessitate acquisition of the two lots immedi- ately south of the site, or at least the southerly of the two lots. The landscape plan submitted has basically documented existing vegetation in the area around the site and calls for additional Spirea shrubs and berms to provide screening where none presently exists. Four maples are also proposed immediately west of the building. Staff have recommended that additional plantings be provided and that a 6' high wood fence be installed along all greenstrip areas adjacent to residences and con- necting up with the existing freeway fence. This fence would have both a security and a screening function. The grading, drainage and utility plan calls for all parking lot drainage to flow toward a single catch basin in the southwesterly portion of the site. This catch basin is to be connected by a 15" storm sewer line to an existing storm sewer line that runs along the west side of the lot at 4100 65th Avenue North. Our preliminary reaction to this plan is that it is too simplistic. Further analysis will be required to determine what is an acceptable drainage system for this site. Sanitary sewer will be connected to an existing main in Brooklyn Boulevard. The water connection will go to a 16" line within the I-94 right-of-way, north of the site. The plan is deficient in parking delineators and does not yet indicate B612 curb and gutter (straight 6" curb only is indicated). Staff have transmitted these deficiencies to the project architect (Mr. Dennis Batty). 9-26-85 -1 14, JL41 ---------- Application No. 85027 continued The building plan calls for a two level worship area with seating for 550 on the main floor and an additional 250 in the balcony. The chancel is at the north end of the building. A one storey area with offices, classrooms, fellowship hall, nursery, rest - rooms, etc. is located along the east and south sides of the building. The future expansion would roughly double the size of the proposed church, in roughly the same functions, to the west. The building materials and heights have not been listed. How- ever, the project architect has indicated a brick exterior for the outer one -storey portion of the building and a decorative concrete block for the two -storey worship area. The church would be 34' high. Proposed lighting for the site is all located in the perimeter greenstrip areas. Light poles are to be 24' high. No information has been provided on the fixtures, but Mr. Batty has indicated that they will shine directly downward and not produce glare into neighboring residential lots. No provision has been made on the plan for trash screen- ing. Inside storage may be planned. Regarding the standards for special use permits, staff see no conflict with the first standard relating to public welfare, nor with the last standard pertaining to code compliance. We also do not see the proposed church as an impediment to future develop- ment or redevelopment of neighboring land. As to impact on surrounding property values, we feel it is very important that the proposed development be properly screened and secured from neighboring residential lots so that light from the parking lot and pedestrian traffic through the residential neighborhood can be effectively curtailed. Regarding standard (d) pertaining to impact on the flow of traffic in the public streets, the parcel in question raises particular difficulties, for any development, permitted or special. The,off-peak nature of the traffic generated by the church use and the improvements within Brooklyn Boulevard (deceleration lane'and median extension) would seem to present no worse an impact than what would have resulted from the office condo development of this property approved in 1983 and extended in 1984. Because of the difficulties surrounding this property and the deficiencies noted in this report, it is recommended that the Commission table the application and direct the applicant to submit revised plans addressing the concerns outlined above and any other concerns raised in the public hearing and/or by the Commission. 9-26-85 -2- (Z) ex�s-( EvruJ eAsj. 3. ALk (`F) EXIST ASN (4) EX lsr EVERGKEE� Zi IST. MArLSS' EX(4) G%15T. 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