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Home My WebLink AboutPC85006 - 4/11/85 - 6000 Earl Brown DriveCITY OF BROOKLYN CENTER PLANNING Cffl-IHI SC I ON APPLICATION Application No. 85006 Please Print Clearly or Type Street Location of Property Legal DLsc:?ripti on of Property Tract A, R.L.S. 1458 Owner Barry R. Romine Address 606 Linwood Boulevard -- Kirkwood, MO 63122 Phone No. Applicant Wk4� Address Type of Request: • /t IL • ° S53 Rezoning Variance Special Use Permit Subdivision Approval Site & Bldg. Plan Approval Other: The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center, within fifteen (15) days after mailing or delivery of the billing state- ment, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the processing of the application. Such costs shall be in addition to the application fee described he ein. Withdrawal of the application shall not relieve the applicant of the obligation t pay costs incurred prior to withdrawal. - Fee $ SD•DD Receipt No. 66696 PLA�N�NING COMMISSION RECOMMENDATION Dates of P.C. Consideration: 7-' t Approved /Denied following conditions: this day of �eFA_ 19 , subject to the Dates of Council Consideration: Approved th is hi s amendment: CITY COUNCIL ACTION l day cf E 2� n i 19 with the following -'/ J "` - Clerk P/I Form No. 18 (over please) CITY OF BROOKLYN CENTER, MINNESOTA 6301 Shingle Creek Parkway 55430 PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL Prior to submission of an application for plan review and approval, prospective ,nplicants should arrange an informational meeting with the Planning Staff to discuss preliminary plans and to become familiarized with applicable ordinance and policy provisions. Three (3) copies of the following documents and information shall be submitted, at least 14 days prior to the date of the regular Commission meeting, concurrent -aaith filing the application (required documents must be consistent with ordi- nance and policy.provisions before an application may be accepted): 1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent existing condition, accurately dimensioned. 2.* An accurately scaled and dimensioned site plan indicating: a) parking layouts including access provisions; b) designations and -locations of accessory buildings; c) fences, walls or other screening, including heights and type of material; d) outside lighting provisions, type and location; e) curbing. 3.* A landscape plan showing areas to be sodded or seeded; location, size and species of trees and shrubbery. 4.* Building floor plans, elevations, sections and specifications, including materials proposed. 5.* Existing and proposed land elevations, drainage provisions, and utility provisions. / 6. Additional drawings, plans or information deemed necessary by the Secretary. *Must be prepared by a registered architect or person registered with the State oard of Registration for Architects, Engineers and Land Surveyors, and said drawings/plans shall be so certified. "OTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance Agreement as to approved site improvements and a supporting finan- ial guarantee, in an amount to be determined by the City, are required. Accept - ,ble financial instruments include cash escrow; certificate of deposit; and ;erformance bond. copies of the Zoning Ordinance may be obtained from the Administrative Office. > ::ca'l.iG11s siiuuii vc. directed to the Planning and Inspection Department. I./I Form No. 19 Planning Commission Information Sheet Application No. 85006 Applicant: New Horizon Enterprises Location: 6000 Earle Brown Drive Request: Special Use Permit The applicant requests special use permit approval to operate a day care center in the Park Nicollet Medical Center building at 6000 Earle Brown Drive. The property in question is zoned C2 and is bounded on the north by Earle Brown Drive, on the east by vacant C2 zoned property,on the southeast by Highway 100, and on the west by Summit Drive. Day care centers are classified as a special use in the C2 zoning district and are subject to certain special standards and requirements (see Sections 35-322 and 35-412, attached). The applicant, Ms. Sue Dunkley, has submitted a letter (attached) in which she addresses the general standards for special use permits and the special standards for day care centers in the C2 zoning district. Ms. Dunkley explains that the day care operation will be in operation only on weekdays.She states that the operation would involve less traffic than other permitted uses and would, therefore, benefit surrounding property. She also states that the design and layout of the interior and exterior of the center would allow it to blend with other uses and not impede normal and orderly development. Regarding traffic and parking, she states that adequate measures exist on the site already and that she would like to have six "Parent Parking" signs next to handicapped parking for convenience in dropping children off and picking them up. In response to the standards pertaining specifically to day care centers, Ms. Dunkley states that the day care center is compatible with adjacent uses, will be an asset to adjacent uses, and will be of less intensity with respect to activity levels. She states that traffic will be within the capacity of available public facilities and will not have an adverse impact on the facilities or the surrounding area. Ms. Dunkley also states that traffic generated by other uses on the site will not pose a danger to children attending the day care center. She explains that, under State law, children must be signed in and out by their parents. Children will, therefore, be accompanied by their parents in the parking lot area. She also notes that the fire exit from the playground will lead away from the parking lot. She concludes the letter by comparing the parking and traffic impact of the day care center with a retail use of the property and maintains that it would be much less. Staff agree that both the general standards for special use permits and the specific standards pertaining to day care centers can be met in this case. The concerns raised in the Zoning Ordinance go in two different directions. On the one hand, the general standards applying to special uses aim at containing or mitigating the impact of land uses that are more intense than those normally found in the district. The specific standards relating to day care centers, on the other hand, are aimed more at limiting the impact of the surrounding district on the day care center. This has to be done not by changing the district, but by arranging the site and operation of the day center so that the impacts of the surrounding com- mercial uses are minimized. The concerns with this application are primarily related to automobiles. How many will there be during peak periods? Will the safety of the children be affected by the confluence of day care and clinic traffic? Is the outside play area adequately segregated from traffic? 4-11-85 -1- Application No. 85006 continued The applicant has stated that the maximum number of cars expected at any one time is only about a half dozen, hence the request for six parent parking signs. The capacity of the day care center is approximately 120 children. Traffic will be fairly steady during the morning and evening peak periods. Staff recommend that the six parking stalls for parents be a condition of approval to facilitate this traffic flow. Staff also accept that the requirement that parents accompany children into and out of the day care center should minimize the risk posed by clinic traffic and day care center traffic. As to the outside play area, the applicant has submitted an architecturally drawn plan of the playground area. Section 35-412 of the Zoning Ordinance requires that the playground extend at least 60' out from the building (or to the property line, whichever is less), that it not abut a major throughfare, that not more than half its area have an impervious surface, and that it be appropriately separated from parking and driving areas. The plan submitted meets all these requirements. It also provides for sortie additional landscaping around the playground. Specifically, the plans calls for a new 5' 7" wide concrete walk and sev�n Norway Spruce south of the playground area. A 4' 6" high wood fence to match t e existing fence will be placed along the north and south sides of the playground. Also, there will be a 25' x 53' 6" sand lot area within the playground. This, along with some portion of the greenstrip, meets the requirement of 50% non -impervious surface. Staff would recommend a gate on the south side of the playground to insure against the event the northerly escape is unsafe. In general, the application appears to be in order and approval is recommended, subject to at least the following conditions: 1. The permit is issued. to the applicant as operator of the facility and is nontransferable. 2. The permit is subject to all applicable codes, ordinances and regu- lations and any violation thereof shall be grounds for revocation. 3. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 4. 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. 5. Six "Parent Parking Only" signs shall be installed at parking spaces near the day care center entrance to facilitate traffic to and from the center. 6. The playground plan shall be revised prior to consideration by the City Council to provide a gate along the south edge of the playground to allow for the best possible escape from the building and playground in the event of fire. 7. Special Use Permit approval is exclusive of signery which is subject to Chapter 34 of the City Ordinances. 4-11--n5 -2- r �.,,,•,. ... ..«-^'. .,.._..-..�....-..��.-...._......__ I.F.. ' r iq l 1 1 } .� � . � � .. _ ,ham__ .. •'� •' I i / � � �� akN� // La ICAT NO00 xf r I� �'I;,^:'� P�\.(/l /r � • , 1. i. � � • �, / , � `��i� 1 i � �'<' �`` 4 Y{ Y/ ; tea,.. .r �. L_.• / / /l'/ X '/1,�")`V _ —_ � .. + n � \ �\ �•ti F � � / � _ t,a.>Y .t�'!+' '"� '., d � \ `� jar ._ � _. .. ri . !': A FR L F.,' l rARK 1 i,/� 'CHOQ(� r 1 � C x �I r� i• s+F N j ` 1 + t � i - "TOO r-o= 01 —T 2 r-)W �VtVvd AIL, TYF'� iS LcTE E hh N LL kc"V&W TRP4) R 1wu not K. "arrf(G T)i r Sim NEw 91JrEP )HTV FA CO DRA,V A.) TIO r4"r �Tv- rc� iF 7k 1 i X. ��,. 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