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HomeMy WebLinkAbout2007 06-28 PCP i PLANNING COMIVIISSION AGENDA CITY OF BROOKLYN CENTER JUNE 28, 2007 STUDY SESSION l. Call to Order: 7:00 p.m. 2. Roll Call 3. Approval of Minutes May 31, 2007 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 5. City of Brooklyn Center EDA 2007-011 Request for Preliminary Plat approval to divide the property at 6300 Earle Brown Drive into two separate lots. 6. Griffin Companies 2007-012 Request for Special Use Permit to operate an automotive repair facility in a portion of the commercial building located at 5810 XerJCes Avenue North. 7. Other Business 8. Adjournment Application Filed on 5-24-07 City Council Action Should Be Taken By 7-23-07 (60 Days) Planning Commission Information Sheet Application No. 2007-011 Applicant: City of Brooklyn Center (EDA) Location: 6300 Earle Brown Drive Request: Preliminary Plat I The City of Brooklyn Center Economic Development Authority (EDA) is seeking Preliminary Plat approval to divide the property at 6300 Earle Brown Drive into two lots to provide separate lots for two hotels proposed by the Planned Unit Development approved by the City Council on May 14, 2007 under Planning Commission Application No. 2007-008. The property in question is zoned PUD/G1A (Planned Unit Development/Service-Office, no height limit) and is located on the east side of the west leg of Earle Brown Drive adjacent to the Earle Brown Heritage Center. It is bounded on the west and north by Earle Brown Drive with a six story office building and I-94 right-of-way on the opposite side of the street; on the east by the Earle Brown Heritage Center which is zoned C-2 (Commerce); and on the south by a high rise office building (City County Federal Credit Union) zoned C-lA. The site is also located in the City's CC-Central Commerce Overlay District and transient lodging, eating establishments including eating establishments offering live entertainment and recreation and amusement places are all uses allowed in this overlay district as well as the C-lA district. The PUD approved by the City Council on May 14, 2007 comprehended a two building hotel complex consisting of an eight story, 175 room Embassy Suites Hotel with a 100 seat restaurant on the northerly portion of the property and concept approval for a 75 unit hotel to be located on the southerly portion of the property. The reason for the lot division is so that the property for the first phase can be conveyed to the developer. The second lot would be conveyed at a later date when approval of the second phase has been accomplished and building permits would be pursued. The property under consideration is 6.21 acres in area and is currently described as Lot 1, Block 1, Brooklyn Farm Addition. It is proposed to be divided into Lot 1 and Lot 2, Brooklyn Fann Second Addition. The proposed Lot 1, the northerly lot which will contain the Embassy Suites Hotel, is to be 177,781 sq. ft. or 4.08 acres in area. The proposed Lot 2, the southerly lot which will contain the 75 unit hotel, is to be 92,803 sq. ft. or 2.13 acres in area. The Director of Public Works/City Engineer is reviewing the proposed plat and his written comments are attached for the Commission's review. Some existing drainage and utility easements will need to be vacated and new, expanded easements to reflect the expanded pond area and other matters will need to be provided. A driveway easement along the south property line exists to provide access to this site and the City County Federal Credit Union site and will 6-28-07 Page 1 i have to continue. A driveway easement between the proposed northerly parcel and the Earle Brown Heritage Center does not show on the proposed plat but should be provided to reflect the shared access between the two sites. An expanded easement over the ponding area will also be provided. It was noted at the time the Planned Unit Development was approved for the proposed development that there would be a parking deficiency based on ordinance requirements when the two hotels were developed. Eighty five parking spaces will be provided on the proposed Lot 2 which will be sufficient for that hotel. One hundred ninety five spaces will be provided on the proposed Lot 1, which is 45 less than what is required to meet the ordinance requirements for this parcel. The Earle Brown Heritage Center has surplus parking spaces and it has been agreed that it will rovide an off site arkin a eement for the use of 45 arkin s aces so that the hotel will P P g�' P g P be in compliance with city ordinances. This agreement should be filed with the title to the property at the time of the filing of the final plat. Cross access and parking agreements between the proposed Lots 1 and 2 should be developed and filed to acknowledge the aspects of the Planned Unit Development which comprehends a free flowing of traffic and parking throughout the hotel sites. A physical connection between the hotel on the ro osed Lot 1 and buildin s within the Earle Brown Herita e Center is also part of P P g g the Planned Unit Development. Proper fire separations and building code considerations will be complied with where this connection crosses the property line. A public hearing has been scheduled for this preliminary plat and notices of the Planning Commission's consideration of this matter has been published in the Brooklyn Center Sun/Post. I RECOMMENDATION The proposed preliminary plat 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. A ro riate cross access and cross arkin a eements between Lots 1 and 2 of the PP P P g I na itles to the ro osed Brookl Farm 2 Addition shall be develo ed and filed with the t P P Yn P property. 4. An appropriate driveway easement between the proposed Lot 1 and the Earle Brown Heritage Center property shall be verified or developed and filed with the title to the properties. 6-14-07 Page 2 5. All drainage and utility easements recommended to be vacated by the City Engineer shall be vacated by ordinance amendment prior to final plat approval. 6. All easements required by the City Engineer for drainage and utility purposes shall be executed prior to final plat approval. 7. An appropriate off site parking agreement providing up to 45 parking spaces on the Earle Brown Heritage Center for the proposed Lot 1, Block 1, Brooklyn Farm 2 nd Addition shall be developed and filed with the titles to the property so that the site complies with the minimum parking requirements 6-14-07 Page 3 v ��Q N� K R 1 ::=�T: 7 I 1 '���3:- F+eeanwY m.w i Planning Commission Application No. 2007-011 �y,;�� i�• :�E3 `Y: '�1r�' A t i iy %a� :�-`a',r..:?�.�r`J i� r N y�i� _...�"....�y+� r� r1�f ��.•,yi� 1�i• M��l: ..t C s S a' '�w� T�f�� +-..i �-�►�-q�» y T ��.'1,.N. �.�'f...r..� ai ��f: :.y�?': 3L+"i V.�..,'. r J� ;r�;•:•�•—:''' iti.:`qf;':�:-�` j`i �'.j�Y.':� •:�u.• �..9..)J,. ��f'i:l r :'t. 4 �t tt�:..��. �j'' M�:?tia I �111� i �:;1)��{� �C'0:�ir S �A' 4 i.'`' y '+'�5 7v' •l tt;;�f �,F •:r �r:.., �,ti� �s h.�`� •w=i.^',;rt9• i��. :ti.�it` �ti ti�;ti, j'•::r ;*..:;a-�: !lIrTAOE `.K.�N:._���< F� C�rTQ� Z �'�.6'r'• ,.��r �S �=:,i�;i?,�;: A ��y 1A u ��[1.!l �f J ".�w� V C 1 A C 1 A r y '��i.':� h�IN CO. U I Fi �llY i jc aCM1IT. �ilUlt� 01 �T� C2 M� R7 01 f�� ,c�,o�,. 3;:� r ITRAL COMMERCE ;RLA DISTRICT (C�} Z N C2 c2 a ►�c2 /C D LOGISMap Output Page Page 1 of 1 ,yrl i II j "'',t1 Illp�l��i'Ijj-�,��� I�� IC �.�'.S dR�m.�N•�a...,� �.x 9'.: aa r M e� ��a I III �I a 4 d III '.I I i ��I I I I u il i y� g, tl ul� I ll� ;i„ Si I +r y �y,:a y. r �%.{e�r va�lx+#M,4t,�,t�<, fi.� yM`•i�t C�'°.r�'i C�;�is http://gis.logis.org/LOGIS_ArcIMS/ims?ServiceName=bc_LOGISMap_OV &ClientVersion... 6/7/2007 City of Brooklyn Center A Millennium Community MEMORANDUM DATE: Apri19, 2007 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works ���j" SUBJECT: BROOKLYN FARM 2 ADDITION Preliminary Plat Review Public Works Department staff reviewed the preliminary plat for BROOKLYN FARM 2ND ADDITION and recommends approval subject to the following conditions. 1. The proposed drainage and utility easement along the east plat boundary located within the northwest entrance to the Earle Brown Heritage Center (EBHC) shall be expanded from 10 feet to 15 feet in width. 2. A small portion (approximately 100 square feet) of the proposed drainage and utility easement located near the southeast corner of the proposed Embassy Suites building shall be excluded as proposed easement to allow construction of a future building connection between the Hotel and the EBHC. 3. A cross-access driveway agreement shall be prepared and executed to allow vehicle access to Earle Brown Drive through the common driveway entrance located at the lot line separating Lots 1 and 2, Block 1 of the proposed plat. 4. An Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems shall be prepared and executed to allow for long-term maintenance of water, sanitary sewer and storm drainage infrastructure located within Lots 1 and 2, Block 1 of the plat. This agreement shall run with the land and bind the owner and the owner's heirs, successors and assigns. 5. The developer of the Embassy Suites hotel building shall be responsible for coordinating site development plans with Xcel Energy, CenterPoint Energy, Qwest Communications and other private utility companies. 6301 Shingle Creek Parkway Recreation and Community Center Phone TDD Number Brooklyn Center, MN 55430-2199 (763) 569-3400 City Hall TDD Number (763) 569-3300 FAX (763) 569-3434 Page 1 of 1 FAX (763) 569-3494 www. cityofbrooklyncenter.org r PRELIMINARY PLAT �OC.ITION: Pari of SE 1/< SEC.SS-i119N-RZIW BROOKLYN FARM 2ND ADDITIDN °W"`R OEVELOGER Biaaklyn Cenler £04 SUBOInOER: PLAN O£5/GNER: SJA ArcM1ilec�s ii E. Superior 51. 5� �e Jd0 uluh. MN 2/B 20 85�8 Bp���ek CIVIL ENGINEER: BKBM £NGIN£ERS 59JO�BraoklYnBlvd. f M�n NN eu T-- (>6J)e0S SURVEYOR: MIOWESILANOSURVEYOFStr z_ D j� ,l �1 E' CIVIL [NCINEERS. INC. .�1 SBJ �.'J8 E tl Anaka� V 55303 Y, •�_.�Y�:�,`'. y_..- .Fy..• ?����Ol--�- (]63�1i2 'i d Q 4 y_ e �+j �Y§ 0�� AFEA. OSBd Square £eel or 611t Acres j3 mx .q CURRENI IONING. PUO/C�A (Plonned Unl Oevelopmenl Servrce O/IicaJ `V* g o t PROFOSEO ZONING N M1anges a �kn �3 F,s'� i r i_ 4 F p 4� �:k �.v� �:r z-.��'� �e.:, ��s�� �1 ,.a��. aF M� LorLs �e �4� i 8 o a� o, ea��,� e� a� a+'� �.y a� '1 3s. W, cnnPx�c scn�e ��;.`a a ���a�'�� t, t 1 r .o ti ,�,:�F��b,�o„� ew,ae,.. t J. 9 y ]1 T 1 s<m.�e .xe��n [.nn c r m z J 4 t L� z a��.�� .no�in e. �o.,K�.e t J J ���Y, 177.]81 S.F 4.08 Ac ry,� r I �ror isazr A a a y >y, x. S":" m s „aro�.e. o, o �e ur r<s..,�M„ .m n. <i.e a e r�o, v,oe. .Fi tr r( 3 e s I e�e vk. x u o a ..e 'r I3039 �i J i, l�: o`§". i N ]'1 J �L^ I 9 r �l ti i x y a �n,,.. ��,e.. eM T �J j r alY�erroar�mcrxrEe �J r f `i �'�.�-t�a,.- s�z ns n o i uwuccASCO srz f �.'L 4 '.°1°°,�' or wnvsvae*� riow �gtt.n, '�r :.Y� E,,, f��. �Y n�.se J c �.�.a.. r T I""` FY.;1 1 j �3��, �e,., a>,m r�l Y .�-.W. �r �w"�'�` ..I 0 a�., �e.�,�,. �,,,o« a. a� �`t� .,a �i� 9,0 me. I o,., ,00� w o,�e�., aa. k .,1 I a�i a S �".,s��' tr .t rao Pa,..�..w wan,ma� D��yr.'rwc L 6 'a r I pi0 I M I G 9 I i e�., f ,�,K eo o�r��.ro,m.. e. b�.. .}-u f k x I k �^'F Eo D lrv �,..ew. a. ��?r 3 i E �k �n r�����. L H,�,a�< W o,�a,., o e.ro a�e �o, j a L T 2 j Z ce� .�o o.e „s,.. y I 2�- 92 80J 5.� 2. i3 Acr I S 1 r n`.� 1 �es iqn� ,E� I i8 3�f;� n 5 oo.., oo. o�,e��, a� s .�co< W �y ,�"s° yr f`^�✓a oe�o�., sa. m, s.... Mo„�a�� I .�°�,r' i. F F t ,.o�„ c, s co�. .o .o a, vo�o�.a '3a �,�,p t q I� �:CV ��a r �r Y k$ e s ��b.. .�a� S�° .wv o a.y- ��Ua. ��'�Y. u a sarr ae c �'•n u d a i ,R VlCINl7Y MAP i x 1� 0 I e���m;,a„ �r �y a�� nrsr.aivn�N aF ,,.re�, i s ���,o. ����a otta 9 oo. «�..e, n u �ss o„=.� �'sir� �e� e,��,�, F.Aw bb �e o�� K,. o a i j' S I i a�nxesr o«� n,� L tl L fmd SLrve}rors k� vil Engineem. Ina z�s s ao �xw. �H� scc Js rrrsn-a�rw o� u��>,oea. �a.a s w �„e., i.. �o., o. s�ve. (mo� ra s�oie) Application Filed on 6-14-07 City Council Action Should Be Taken By 8-13-07 (60 Days) Planning Commission Information Sheet I Application No. 2007-012 Applicant: Griffin Companies Location: 5810 Xences Avenue North Request: Special Use Permit The applicant, Michael Kampmeyer on behalf of Griffin Companies, is seeking a special use permit to operate an automotive repair facility in a portion of the commercial building addressed as 5810 Xerxes Avenue North. The property in question is zoned C-2 (Commerce) and is located at the southeast corner of Xerxes Avenue North and Northway Drive. It is bounded on the north by Northway Drive with the Centerpointe apartment complex on the opposite side of the street; on the east and south by the Metropolitan Council Transit Center and Twin City Federal; and on the west by Xerxes Avenue with vacant land on the opposite side of the street. Motor vehicle repair is listed as a special use in the C-2 district provided it does not abut R-1, R-2 or R-3 zoned property including abutment at a street line. No such abutment exists in this situation. The site is also located in the CGCentral Commerce Overlay District which also acknowledges motor vehicle repair uses as allowable uses. The applicant's proposal is to conduct a car and light truck repair business in approximately 2,500 sq. ft. of space in the southeast corner of the building. The space is served by an existing 12 ft. by 12 ft. overhead door and the plan is to create three service bays within the building for the repair facility. The applicant has provided a site plan and written information regarding the proposed operation. Hours would be 8 a.m. to 6 p.m. Monday through Friday and 9 a.m. to noon on Saturday. He indicates the type of work to be considered light and medium duty repair and includes tune ups, oil changes, tire rotation, tire rods, axels, gaskets, mufflers and any minor transmission and engine repair. They propose to make various improvements and modifications to the tenant space for their operation that are listed in the written material. It should be noted that the modifications are subject to the issuance of a building permit, review by the Building Official and compliance with building codes. A Certificate of Occupancy will be required because of the change of occupancy. PARKING Access to the site will be the same as it is now. The plan submitted shows the building to be 14,224 sq. ft. which requires 78 parking spaces. Fourteen parking spaces are required for the proposed three bay repair facility based on the ordinance requirements for auto repair (three spaces per service bay, one space for each employee plus a minimum of two spaces for service 6-28-07 Page 1 vehicles) which is equivalent to the square foot parking requirement for the retail space (5.5 parking spaces per 1,000 sq. ft. gross floor area). A total of 85 parking spaces are shown on the plan. The plan calls for the removal of existing island delineation to allow for more parking. We would recommend that if the islands are removed, they be replaced with new ones at the south ends of the parking rows. LANDSCAPING I i As part of the special use permit process, the applicant has provided a landscape analysis to determine if the site complies with the landscape point system used by the Planning Commission I to evaluate landscape plans. This 1.35 acre site is required to have 108 landscape points. There i are a total of 1601andscape points for the site, a la.rge number of which are in shade trees. The site seems to be appropriately landscaped and is considered to be acceptable. SPECIAL USE PERMIT STANDARDS Auto repair facilities are special uses in the C-2 zoning district and as such must meet the special use permit standards contained in Section 35-220 of the city ordinances (attached). These standards require that the proposed special use will promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood, nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding properties; be designed so as to minimize traffic congestion on the public streets; and conform with the applicable regulations of the district in which it is located. Our concerns are primarily with the operation itself and we generally feel that the special use permit standards can be met so that this operation can be conducted on the site. City ordinances require the service/repair work to.be conducted wholly within an enclosed building or behind an opaque fence or wall at least 6 ft. high or high enough to screen this activity from view. The outdoor parking of vehicles to be serviced is limited to a period of 48 hours. No body work or painting is to be conducted as part of this operation and the outside storage of parts, equipment, and material is also prohibited. Trash must be screened from public view. The storage of junk vehicles will not be tolerated. Noise associated with the operation could be a problem, also. There is not space available on the site for outside activity and all service and repair must be conducted within the building with the overhead door closed. If these matters can be complied with, we believe the standards for special use permits can be met. We would recommend conditions of approval aimed at preventing noise and visual pollution from this site as well as the containment of trash and junk vehicles. There should be absolutely no outside starage of parts, equipment or trash. The display of inerchandise should be limited to that which can be accomplished through the Administrative Permit process also, 6-28-07 Page 2 A public hearing has been scheduled and notices have been sent to surrounding property owners. I RECOMMENDATION Approval is recommended subject to at least the following conditions: 1. The Special Use Permit is granted for an auto repair facility providing light and medium duty repair operations such as tune ups, oil changes, tire rotation, tire rod, axles, gaskets, mufflers and minor transmission and engine repairs. No other automotive service/repair work such as body work, painting or collision repair shall be performed on the site. Any change in the use of the operation not comprehended by this application or permitted under the zoning ordinance will require approval of an amendment to this Special Use Permit. 2. Building plans for tenant remodeling shall be reviewed and approved by the Building Official prior to the issuance of building permits and a Certificate of Occupancy for this operation. 3. There shall be no service, repair or maintenance of vehicles out of doors. All service and maintenance to vehicles shall be done inside the building with the overhead doors closed. 4. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 5. There shall be no outside display or storage of inerchandise on this site other than that which is authorized under Administrative Land Use permits. 6. The Special Use Permit is subject to all applicable codes, ordinances, and regulations. Any violation thereof shall be grounc�s for revocation. 6-28-07 Page 3 I ,i i .c� Y tf N pC r o r� r R7 p� Planning Commission Application No 2007-012 V 1/Z AV vE I VE R� CENTRAL COM� C� R5 N �VE R LA D I STF ,Y� /0 _1 I CO. RD. 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I i i b u d g I y O `p L ia'-0• I �i y g rri $Ma�s�= Y Q a c V` r u ��es$�° `.vt=` ti F� d l., �.-�r .A i Y p� I I nm r-o� <o ���i nro r-o• nm s'-o• f' i I rr O�'. t t rwamo :nco �•-o� b o R ,---L 0 00 O O r Z n m m L C Z F�-+ N 0 L� 1� /j O r O O O y �°J L 4 A�� y y CONROY/OTTO PARTNERSHIP a �f Bonestroo St. Gaul OMica .w w n K a. �en w.re, e.a..w Rosene i33s wen Hqnw.r ,:m, ;K ,e.; r M „`�u� XERXES AVENUE MALL DUMPSTER RELOCATION n�er��k a S[. P1ul, MN 55113 Q BROOKLYN CENTER YINNESOTA ��SOUeteS vnane: 65�-636e600 1""+� PARKINC UYDU� e^o�A Fax: 651-636-1311 'orw: }e 5 r Yo�. Ibo[. nmiw �.��6 wo� Ml[ IC IO. 111101 Y�YO�NW �I� FFIN CC vIPANIES Mr. Ronald Warren Planning Zoning Specialist I City of Brooklyn Center 6301 Shingle Creek Pkwy. Brooklyn Center, MN 55430 Re: 5810 Xerxes Ave./Special Use Permit Application Dear Mr. Warren, We have enclosed the application and supporting documents for the project referenced above. The documentation includes a description of the proposed use and a parking and landscape plan per the City's requirements. We would like to be placed on the Planning Commission Agenda for the June 28. Please contact me if you need additional supporting documents as the cantingency period for purchase of the building is July 15. Thank you for your assistance in this matter. Regards, j Michael Kamp r v L arin 615 First Avenue NE, Suite 500 Minneapolis, MN 55413 Phone:612-338-2828 Fax:612-338-5288 www.griffincos.com MISSION STATEMENT To provide a high quality, great service, and an inexpensive auto repair shop that meets the demands of a fast growing diverse demographic. EMPLOYEES There will be a total of (2) two to (3) three employees including the owner HOURS OF OPERATION Monday-Friday: 8 AM 6 PM Saturday: 9 AM 12 PM SPACE USAGE Within the space, auto repairs will be made. The type of work are considered `light' and `medium' duty Light: tune-ups, oil changes, tire rotation, etc. Medium: tire rods, axels, gaskets, mufflers, and any minor transmission and engine repair I WORK SPACE IMPROVEMENTS In order to do these types of works, the users plan to improve the space, so it can be up to code. These improvements are: one unisex bathroom, dining (break area), and an office. In addition, there will be a new ventilation system and any additional electrical work that the city requires to operate a three bay shop. WASTE PREVENTION The repairs will be done in a fast manner so the turn-over for these cars will quick. This will prevent any car sitting in the parking lot for a very long time. Any car that needs mare then a few days in the lot will be stored inside of the building. A tank or big barrels will be placed inside the space to collect waste so there will not be any oil build up within the space. There will not be any waste (i.e., spare tires, rims, gas cans, oil tanks, old parts, etc.) left outside to sit and make the parking lot to look like a junk yard. i City of Brooklyn Center Special Use Permits Section 35-220 2. Standards for S�ecial Use Pcrmits A special use ermit ma be ted b the Ci Council after demonstratio P Y S� Y tY n evidence that all of the b3' followuig aze me� a The estahlishment, maintenance or opesation. of the special use will pmmote and enhance the general public welfare and will not bo detrimental to oc endan er the ublic h g p ealth, safety, moials or comfort b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicibity for the purposes already permitted, nor suhstantially diminish and impair proPerry values within the neighbor�ood. c• Tha establishment of the special usa will not impede �o normal and orderly devolopment and improvement of surrounding property for uses permitted i�n the districL d. Adequate measures have 6een or will be taken to provido ingress, egres.y �d parking so desigiied as to minunizn tc�affic congestion in the public streets. e. The special uso shall, in all other respects, conform to the applicable regulations of the district in which it is located 3.. Conditions and Restrictions The Planning Commissioa may recommand and tho City Council may impose such conditions and restrictions upon tho establishment, location, construction, maintenaace and operation of the special use as deemod nec for tha otection of the ub 'c assary+ pr p h�atatst and to secure compliance with requirements spacified in this ordinance. Ia all cases in which ecial usa 'ts ara sp permi granted, tho Ci Coimcil ma such evidenca erm ty y require and guarantees as it may deem necessary as parf of the conditions stipulated m connection therewith. 4. Resubmission No application for a special use permit which has been denied by tha City Council shall be resubmitted for a period of twelve (12) moaths from the date of the final datermination by tha City Counc�; oxcept ti�at tho applicant may set forth in writing nowly discovend avidance of chaaga of conditioa upon, which ha raliea to gain the conseat of tha City Council for Iesubmission at earlier time. S. Ravocation and Fxt�nsiun of Soecial Use Permiti Whea a special usa permit has boon issued pursuant to the provisions of this ordinaace, such par�nit shaU expiro without fiuther action by the Planning Commission or tha City Council ualesa the applicant or his assignea or successor coa:meaces worlc upon the subject property within one year of the date tha special nse permit is graated, or unless before the expiration of the ona year period tho applicaat shall apply for an a�ctension thereof by filling out and submitting to the 3acretary of the Planniag Commission a"Special Use Permit" application requestiag such e�ctension and payiag aa additional fee in an amount as set forth by the City Cauncil resolution. Special use permits granted parsuant to the provisions of a pr,ior ordinanca of Brooklyn Ccntar shall expire within one year of the e$ective dats of thii ordinanco if construction upon the subject property pursuant to such special use pezmit has aot commeuced within t6at tima In aay instanco where an existing and established special use is abandoned far a period of one eyar, tbe special uae permit related thereto shall expire one year following the date of abandonmaa�.