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HomeMy WebLinkAboutPC98002 - 4900 France AveCity of Brooklyn Center Planning Commission Application A )plication No. I ! / Please Print Clearly or Type Street Location of Property 4 gQ O 4AV 2 60 0 Legal Description of Property ( Qg `A Owner Address L1 `l on 1-- -t Applicant \44 46c( Address 2490 Type of Request: Phone No.S3 7— Zr 4 Phone NoSJ % —. 3/a 11 Rezoning ❑ Variance 11 Special Use Permit 11 Subdivision Approval Qc-- t��.� r, 11 Site & Building Plan Approval 11 Other: Description of Request: +- Ofl-" bi ►,, �t I L'a-(' —(go 4%g1 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 statement, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessaril,i required by the City for the processing of the application. Such costs shall be in addition to the application fee described herein. Withdrawal of the application shall not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. App icant s ignature Fee $ ACU'o Receipt No. Dates of P. C. Consideration: Approved Denied following conditions: Date : PLANNING COMMISSION RECOMMENDATION this day of subject to the Chairman CITY COUNCIL ACTION Dates of Council Consideration: Approved Denied this g,3 /L(`'day of FQ fZLt f2 ' 1 cl _, with the following amendment: Clerk Planning Commission Information Sheet Application Filed On 1-21-98 Application No. 98002 - City Council Action Should Be Applicant: William N. Dudley Taken By 3-22-98 (60 Days) Location: 4900 and 4902 France Avenue North Request: Preliminary Plat The applicant is seeking preliminary plat approval to recombine into a single lot, two parcels of land that are addressed as 4900 and 4902 France Avenue North. The properties in question are zoned I-2 (General Industry) and are located between France Avenue North and T. H. 100, north of the Soo Line Railroad right-of-way. They are bounded on the north by the Midland Scientific building; on the east by T. H. 100; on the south by the Soo Line Railroad right-of-way; and on the west by France Avenue with the N.S.P. substation on the opposite side of the street. The two parcels are shown on the preliminary plat as Parcel B (4900 France Avenue North), which contains a building housing an auto repair/truck rental business; and Parcel A (4902 France Avenue North), which is the site of the Brooklyn Pet Hospital. These parcels were created approximately 40 years ago through a "metes and bounds" division of Lot 9, Block 5, Brooklyn Manor Addition. The proposed plat will, in effect, recreate that parcel. The applicant then proposes to demolish the existing building on Parcel B (4900 France Avenue North) and build a new building, which will be operated in conjunction with the Brooklyn Pet Hospital and provide instructional services and training in pet grooming. (See Planning Commission Application No. 98003.) Parcel B is currently 51 ft. by 115 ft., 5,865 sq. ft. or approximately .13 acres in area. Parcel A is an irregularly shaped parcel that surrounds Parcel B on the west and south sides. It is approximately 25,933.8 sq. ft. or .60 acres in area. When combined, the new parcel will be approximately 31,798.8 sq. ft. or .73 acres. As measured, the west property line will be 92.3 ft. along the France Avenue right- of-way. The north property line will be 297.5 ft., the east property line 177.5 ft. and the south property line will be 208 ft. Lots in the I-2 zoning district are required to be a minimum of 100 ft. in width at the building setback line. The building setback off France Avenue (a major thoroughfare) is 50 ft. The width of the property at that point will be approximately 118 ft. The replat is bringing the property into compliance with the minimum width requirements of the I-2 zoning district. Only one access will be provided for the new site to serve the two proposed buildings. The City Engineer is reviewing the proposed preliminary plat and may be offering some additional comments. The parcel of land being combined is less than five acres in area and, therefore, no Watershed Commission Review is required with this platting. A public hearing has been scheduled for this preliminary plat and a notice of the Planning Commission 2-11-98 Page 1 consideration has been published in the Brooklyn Center Sun/Post. MUMMUM10•: • The proposal is a relatively simple combination of the two parcels. It appears to be in order and approval of the application is recommended subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. The final plat shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits for construction of the building comprehended under Planning Commission Application No. 98003. 2-11-98 Page 2 r 6' i i r MIDDLE TWIN LAKE r r T II `` I wj.�j I l AxF - v FRANCE t. � � s u i , �:, % t • j!� �� � � �� il<7g0UE5T LA. •�., ' S6TH. AVE %- %:• i % /,� 5m AVE. N. `,CAg111ipP�` ,c Aw ECKEiRG oR. � ru K ? Y 52NO IAVE. N. OAK ' ST. R5 R3 3 L 0 J _ PLANNING COMMISSION 5151 iA APP NO.. 98002 & 98003 / H vE 021 1J / r 46'w AVE N. 46TH AvE. I. OI Tv 0/OBBIiD E lAl 12 RYAN LAKE 1. I' 77 r---� nLrJ; i Planning Commission Information Sheet Application Filed on 1-21-98 Application No. 98003 City Council Action Should Applicant: William N. Dudley Be Taken By 3-22-98 (60 Days) Location: 4900 and 4902 France Avenue North Request: Site and Building Plan The applicant is requesting site and building plan approval to build a one story building with a full basement in which instruction and training in pet grooming will be provided. The property in question is the site of a current auto repair/truck rental use and the Brooklyn Pet Hospital at 4900 and 4902 France Avenue North respectively. The property is zoned I-2 (General Industry) and is bounded on the north by the Midland Scientific building; on the east by T.H. 100; on the south by the Soo Line Railroad right-of-way; and on the west by France Avenue with the N.S.P. substation on the opposite side of the street. The applicant plans to demolish the building housing the auto service/truck rental operation and replace it with an approximate 32 ft. by 62 ft. building with basement for the pet grooming instructional use. The site is being replatted under Planning Commission Application No.98002 so that this building and the existing pet hospital will be on the same site. No changes other than parking and landscaping are proposed for the pet hospital. USE As indicated, the property is zoned I-2 (General Industry) and "kennels" and "veterinarian and animal hospitals" are listed as permitted uses in this zoning district under the category of service activities. (See Section 35-331, Subdivision lc5 and lc6 attached.) The zoning ordinance does not define these terms, however, a commercial kennel is defined in Chapter 1 of the city ordinances which deals with animals and the licensing of them. Commercial kennels are required to be licensed by the city and are defined as any place limited to C-2, 1- 1, and I-2 zoning districts where the business of keeping, raising, selling, boarding, breeding, showing, treating or grooming of dogs and other animals is conducted including pet shops, animal hospitals and other similar establishments. (See Section 1-101, Subdivision 4 attached.) The grooming of dogs is a listed activity under this definition of a kennel and it would seem appropriate that the instruction and training for pet grooming should be an ;allowed use in this zoning district as a similar establishment. Students will be working on liv$ animals as part of their instructional program. It would be appropriate, as part of any approval process for this application, to acknowledge pet grooming instruction as a permitted use and that the premises is subject to the annual licensing by the City of Brooklyn Center as a commercial kennel. Section 35-331, Subdivision 1 g, allows for other uses similar in nature to be acknowledged as permitted uses as determined by the City Council. (See attached.) 2-11-98 Page 1 Another matter that needs some clarification, is the fact that within the pet hospital, there is a dwelling unit or apartment unit. This was constructed with the original building and is there to provide living space for 24 hour monitoring of the animals that are housed there. Apparently, Dr. Dudley provides the living unit for persons employed to keep track of the animals during the off hours. This has been an on -going facet of the use. Generally, the City regOires a rental dwelling license for such dwellings or apartment units. Similar units are located at mortuaries and some hotels, such as the Super 8 and Budgetel. In these cases, rental dwelling licenses are obtained and one should be applied for and obtained by this applicant as well. The final use question, or clarification, has to do with the applicant's proposal to provide pet food and supplies for sale in the pet grooming training center. Generally pet hospitals will sell prescription pet food and other speciality supplies. Dr. Dudley would like to make this available at the new building as well. I see no problem with this provided it is acknowledged to be an incidental and secondary type of use and limited to prescription pet food and supplies. ACCESS/PARKING Access to the site is proposed to be provided via a single 24 ft. wide opening on France Avenue which will be located northerly of where the existing access is now located. It will be directly in front of the new building. A pick-up parking space will be located at the northwest corner of the building next to a pick-up window/door at that location. Ninety degree parking is to be provided southerly of the new building on both sides of a 24 ft. wide drive line leading back to the pet hospital. Some parking will be provided close to the southwest entrance to the pet hospital. Twenty-eight parking spaces are shown on the plan including one handicap accessible parking space and one handicap van accessible parking space. There is no special parking requirement for pet hospitals or pet grooming operations in the city's zoning ordinance. The applicant's architect has provided an analysis of the proposed site for parking purposes. The new building is 2,068 sq. ft. per floor and the pet hospital is 2,375 sq. ft. per floor (it has an upper and lower level also). He has calculated one parking space per 200 sq. ft. of gross floor area for each of the building upper levels, which will amount to 23 parking spaces (I I parking spaces for the new building and 12 for the existing pet hospital). A review of the floor plans for the new building indicates that there is a lot of useable floor space in the lower level of the new building as well as the upper level: An office, equipment room, lunch room, storage rooms as well as a large (554 sq. ft.) open area are in the lower level provided. It is my understanding that the new building will accommodate ten students, one or two instructors and a receptionist. Dr. Dudley has indicated the possibility of some pet training at the facility in the evening. To accommodate the uses and potential uses of the building, I would recommend using a parking calculation of one space for every 200 sq. ft. of gross floor area for the entire new building. This would require 21 parking spaces for this building. 2-11-98 Page 2 The applicant's architect has also provided information on space at the pet hospital. In the lower level, approximately 742.2 sq. ft. is devoted to receptionist space, office and exam rooms, while 1,632.8 sq. ft. is devoted to storage, kennel and mechanical space. In the upper level, 890.6 sq. ft. is devoted to receptionist space, office and exam rooms; 964.9 sq. ft. to storage, kennels and stairways; and 519.5 sq. ft. to the apartment. I would recommend a parking requirement of one parking space per 200 sq. ft. of gross floor area (service/office parking formula) for the reception/office/exam space; one parking space per 800 sq. ft. of gross floor area (industrial parking formula) for the storage, kennel, mechanical and stairway space; and two parking spaces (residential parking requirement) for the apartment. This would amount to a total of 13 parking spaces for the old building or pet hospital. A total of 34 parking spaces, rather than the 23, should be provided. There appears to be enough space, east of the parking lot, to provide six additional parking spaces. These could be proof of parking spaces and the applicant's architect has been requested to show these on a revised plan. GRADING/DRAINAGE/ JTILITIES The applicant's engineer has provided a drainage, grading and utility plan which the City Engineer is reviewing. The parking area will be bound by B-612 curb and gutter. Drainage on the site will flow over land in the parking lot to France Avenue. There is no storm sewer in France Avenue at this location. Separate sanitary sewer and water services are available for both buildings and both buildings are connected to these utilities. It may be possible to utilize the existing sewer and water lines. It should be noted that the new building, which is over 2,000 sq. ft. of gross floor area will be required to have an automatic fire extinguishing system that meets NFPA standards and this may require a larger water line to that building. The site is less than five acres, therefore, no watershed review is required. LANDSCAPING The applicant's architect has submitted a landscape plan in response to the landscape point system utilized by the Planning Commission for recommending landscape plans. One hundred landscape points are required and they propose to provide 107 points with shade trees, evergreens, decorative trees and shrubs. One Sugar Maple tree is proposed to be located between the two buildings and four Summit Ashe are also provided, three along the east property line next to the T.H. 100 right-of- way and one in the 15 ft. greenstrip along France Avenue. Three White Spruce are also to be provided between the two buildings. Ornamental or decorative trees are also provided throughout the site. Twelve Amur Maple are located in clumps of four southeast of the pet hospital and in two groups of four along the south property line. Two Canadian Red Cherry are proposed for the 15 ft. greenstrip along France Avenue and three Red Splendor Crab are also proposed, two of which will be located southerly of the new building and one southerly of the pet hospital. One Spring Snow Crab is to be located close to the front entrance of the new building. Ten Columnar Buckthorn are located in two groups of five along the north property line, north of the new building. Three Golden Mockorange are to be located at the southwest corner of the new building and three Gold Drop 2-11-98 Page 3 Potentilla will be provided by the front entrance to the new building. Finally, eight Red Barberry will be provided, five by the front entrance of the new building and three to the southwest on the opposite side of a walkway leading to the front entrance. A five foot concrete sidewalk is proposed between the new building and the pet hospital. The plans also show a future tunnel connection between the lower levels of the two buildings. As previously indicated, the building is a one story building with a full basement. It will have a pitched roof with a roof extension out over the front entrance. Asphalt shingles will be provided as the roofing material and a 5-12 pitch is proposed. The building elevations provided show stucco or vinyl siding with aluminum trim and panels under the windows. Also aluminum fascia and soffit is to be provided. No color has been indicated and it would seem appropriate to find out what material, either stucco or vinyl siding, will be provided. LIGHTING/TRASH The plans note that site lighting shall be mounted on the building exterior walls. No cut or diagram of the light fixture is provided. Our main concern is generally that light be sufficient to provide security on the site, but not create glare off site. Any wall mounted light fixtures should be directed down onto the property and not spill over property lines. No trash enclosure has been indicated on the plan. Any outside trash facilities must be appropriately screened from view as well as any on -ground mechanical equipment. RECOMMENDATION The plans appear to be in order and approval is recommended subject to at least the following conditions: 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 and utility 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 based on cost estimates shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 4. Any outside trash disposal facilities and rooftop or on -ground mechanical equipment shall be appropriately screened from view. 2-11-98 Page 4 5. The new building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and sliall be connected to a central monitoring device in accordance with Chapter 5 of the city ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances. 8. B-16 curb and gutter shall be provided around all parking and driving areas. 9. The applicant shall submit an as -built survey of the property, improvements and utility service lines, prior to release of the performance guarantee. 10. The final plat comprehended under Planning Commission Application No. 98002 shall be given final approval by the City Council and filed with Hennepin County prior to the issuance of building permits for the construction of the building comprehended under this application. 11. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City's Engineering Department. 12. Approval of the application acknowledges pet grooming instruction and pet training as permitted uses in the I-2 zoning district subject to the city's licensing requirements as a "commercial kennel". The applicant shall be required to obtaih such a license for the new building. 13. Approval of this application acknowledges the continued use of a portion of the pet hospital as a dwelling unit to provide 24 hour monitoring of animals kept there. The owner is required to apply for and obtain a rental dwelling license for this apartment unit, or cease the residential occupancy of this unit. 14. Approval of this application acknowledges the incidental sale pf prescription pet food and supplies at the pet grooming instruction and training centei . 15. Approval of this application acknowledges a parking requirement of 34 on -site parking spaces for the two buildings comprehended under this plan. Twenty-one parking spaces are required for the pet grooming instruction and training center and 13 parking spaces for the pet hospital. 2-11-98 Page 5 16. The plan shall be modified to provide a proof of parking for five additional parking spaces easterly of the proposed parking lot and the applicant agrees to provide these parking spaces upon notice to do so by the City. 2-11-98 Page 6 PC98002.1eg 2-04-98 NOTICE OF HEARING ON PROPOSED PRELIMINARY PLAT CITY OF BROOKLYN CENTER Notice is hereby given of a public hearing to be held on the 1lth of February, 1998 at 7:30 p.m. at the City Hall, 6301 Shingle Creek Parkway, to consider the proposed preliminary plat for the property described as follows: The North 51 feet of the West 115 feet of Lot 9, Block 5, "Brooklyn Manor" Addition, Hennepin County, Minnesota. and, also; That part of Lot 9, Block 5 "Brooklyn Manor" Addition, Hennepin County, Minnesota, lying East of the West 155 feet thereof, and also that part of the West 115 feet of Lot 9 lying South of the North 51 feet thereof. These properties are more commonly described as 4900 and 4902 France Avenue North. Said proposed preliminary plat has been submitted by William N. Dudley to combine the above properties into a single parcel. Dated: January 26, 1998 Ronald A. Warren Planning Commission Secretary February 9, 1998 Mr. William Dudley 4902 France Ave N Brooklyn Center, MN 55429 Dear Mr. Dudley, Please be advised that the Planning Commission of the City of Brooklyn Center will review Planning Commission Application No. 98002 and 98003, submitted for preliminary plat and site and building plan approval, at its meeting on Wednesday, February 11, 1998, at approximately 7:30 p.m. in the City Hall Council Chambers, 6301 Shingle Creek Parkway. The applicant or a designated representative must be present at this meeting. Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please contact the City Clerk at 569-3300 to make arrangements. If you have questions or comments regarding this matter, please contact me. Sincerely, Ronald A. Warren Planning Commission Secretary RAW : rsc cc: File No. 98002 and 98003 Blumentals Architecture February 17, 1998 Mr. William Dudley 4902 France Ave N Brooklyn Center, MN 55429 Dear Mr. Dudley, Please be advised that the City Council of the City of Brooklyn Center will review Planning Commission Application No. 98002 and 98003, submitted for preliminary plat and site and building plan approval at its meeting on Monday, February 23, 1998 in the City Hall Council Chambers, 6301 Shingle Creek Parkway. This City Council Meeting begins at 7:00 p.m. and this matter will be considered as soon thereafter as the City Council's agenda will permit. The applicant or a designated representative must be present at this meeting. Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please contact the City Clerk at 569-3300 to make arrangements. If you have questions or comments regarding this matter, please contact me. Sincerely, Ronald A. Warren Planning Commission Secretary RAW : rsc ./ cc: File No. 98002 and 98003 Blumentals Architecture STATE OF MINNESOTA) 6A MSUN Sn•Cwrem S—Pon Sn•SWW AFFIDAVIT OF PUBLICATION COUNTY OF HENNEPIN) Doug Dance being duly sworn on an oath says that he/she is the publisher or authorized agent and employee of the publisher of the newspaper known as Sun -Post , and has full knowledge of the facts which are stated below. (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper, as provided by Minnesota Statute 331A.02, 331A.07, and other applicable laws, as amended. (B) The printed Notice of Hearing on Plat which is attached was cut from the columns of said newspaper, and was printed and published once each week, for one successive weeks; it was first published on Wednesday the 4 day of February ,1g 98 and was thereafter printed and published on every to and including , the day of 19 ; and printed below is a copy of the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the size and kind of type used in the composition and publication of the notice: abcdefghijklm nopgrstuvwxyz BY: �.�...�— TITLE: Pub i s h e r Acknowledged before me on this 4 day of February 1s 98. Notary Public 4 VICTORIA H. BROUILLETTE NOTARY PUBLIC—MINNESOTA yy MY COM111Su1ON EXPIRES 1-31.2000 RATE INFORMATION (1) Lowest classified rate paid by commercial users $ 2.55 per line for comparable space (2) Maximum rate allowed by law for the above matter $ 6.20 per line (3) Rate actually charged for the above matter $ 1.24 per line i�]'PLAT U Ali `ft'-H° BA49 of Let 9, H%ek tiepin cawltg Min- ThatyanotIbli9y�il�i �e1m"Addition, thereotand ails :" 115 feet of Lee ing 1a01ilti Of the ' -•.:a i These roperties an mmv bed as D and ♦9821rransRA?+ar�6� Said proposed preli�lnary submitt6d by lism Ni,.Dudley to corebine A* }1ropmties into a ,le parcel. i- ed: January 26, 1998 ald A.' Warren fining Commission Secretary (Feb. 4, 1998) Pl/Cty BC Dudley MEMO To: Michael J. McCauley, City Manager From: Ronald A. Warren, Planning and Zoning Specia iI st / •�'� ' Subject: City Council Consideration Item - Planning Commission Application No. 98002 Date: February 18, 1998 On the February 23, 1998 City Council Agenda is Planning Commission Application No. 98002 submitted by William Dudley requesting preliminary plat approval to recombine into a single lot two parcels of land addressed as 4900 and 4902 France Avenue North. Attached for your review are copies of the Planning Commission Information Sheet for Planning Commission Application No. 98002 and also an area map showing the location of the property under consideration, various site plans, the Planning Commission minutes relating to the Commission's consideration of this matter and other supporting documents. This matter was considered by the Planning Commission at their February 11, 1998 meeting and was recommended for approval subject to review by the City Attorney as to the need for a final plat approval. This application represents a recombining of two parcels to a pre-existing platted lot. Once the combination is filed, the previous legal description can be re-established without the need of a final plat and the process leading to a final plat. This has been reviewed with the City Attorney who advises that the City Council needs to only acknowledge its approval to recombine the lots. It is recommended that the City Council, following consideration of this matter, approve by motion the recombining of the two lots and the reestablishment of Lot 9, Block 5, Brooklyn Manor Addition.