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Home My WebLink AboutPC86022 - 2950 Co Rd 10PLANNING COIVEVIISSION FILE CHECKLIST File Purge Date: FILE INFORMATION Planning Commission Application No.'° PROPERTY INFORMATION Zoning: e1q 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: FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. 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I u n cl L) U Legal Description Site at the northeast co North in Brooklyn Center, Survey No. 1142 and that No. 1142 which lies south the northeast corner of sai rner of County Road No.10 and Xerxes Avenue Minnesota: Tract B of Registered Land part of Tract A of said Registered Land Survey westerly of a line drawn northwesterly from d Tract B, at right angles to Xerxes Avenue. Planning Commission Information Sheet Application No. 86022 Applicant: Twin City Federal Location: 2950 County Road 10 Request: Variance The applicant requests a variance from Section 35-700 of the Zoning Ordinance to allow a greenstrip area less than 15' in width as measured from the property line along Xerxes Avenue North at Twin City Federal, 2950 County Road 10. The property in question is also the subject of Application No. 86017. The greenstrip request arises from the site and building plan proposal for the four -lane drive -up. The greenstrip tapers from approximately 25' in width on the north side of the southerly exit drive down to less than 5' on the south edge of the northerly entrance drive. A variance request is subject to the standards contained in Section 35-240 of the Zoning Ordinance (attached). Briefly stated, the standards are that the variance request must: a) arise because a particular hardship, not a mere inconvenience would result from strict adherance to the ordinance requirement b) be related to physical circumstances which are unique to the parcel in question c) be related to ordinance requirements and not to circumstances created by anyone presently or formerly having an interest in the parcel d) not be injurious to the public welfare or to other property or improvements in the vicinity of the parcel. The applicant's representative, Boarman Architects, has submitted a letter addressing these standards (attached). The essence of the arguments contained in the letter is that the configuration of the site, which is somewhat triangular, creates the diffi- culty in meeting the requirement, is a unique circumstance and was not caused by the property owner but by the alignment of Xerxes Avenue North. Mr. Boarman argues that the proposed site layout and access arrangement are a distinct improvement over the existing situation and that the project should benefit the neighborhood by improving circulation off Xerxes Avenue North. Staff generally accept the validity of the applicant's central argument. The config- uration of the parcel does pose some real difficulty in meeting the ordinance require- ment. If the building were parallel to Xerxes rather than County Road 10, there would be difficulty meeting the greenstrip requirement along County Road 10. The circumstances are not all that unique, however. Many parcels along Brooklyn Boulevard present the same difficulty. The question occurs to us whether the greenstrip variance is simply an indication that the proposal would put too much activity on the site. This may be the case. It may also be the case, however, that reducing the proposal to two lanes or three would have the effect of lengthening stacking rather than reducing drive -up business. Longer stacking lines would tend to block the access into the site more often and create more congestion on the public streets instead of accommodating the cars on site. The result of scaling back the project might, therefore, be counter- productive. Because of the wider than required green area on the north side of the southerly exit drive, the average width of the greenstrip is about 12' as proposed. Staff 5-22-86 Application No. 86022 continued recommend that the greenstrip on the south side of the north entrance be widened to 10' minimum because the turning radius of a car traveling northbound on Xerxes makes the last stacking space on the westerly aisle irrelevant. 'The 10' minimum widening eventually to 25' would result in an average of slightly over 15'. We will be prepared to discuss the details of this application further at the Planning Commission meeting. Any action recommending approval should be subject to the following considerations and conditions: 1. The triangular configuration of the parcel creates real difficulties in meeting the minimum requirements of the ordinance. A hardship is recognized. 2. The circumstances were not created by the property owner but by the alignment of public streets. 3. The proposed site layout will function better than the existing layout and should not be detrimental to the neighborhood. ....4. The site plans should be revised to indicate a minimum 10' greenstrip adjacent to the north access and southward until a fourth drive -up lane is achieved, thence widening to 25' along the north side of the south exit drive. 5-22-86 -2-