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HomeMy WebLinkAbout2006 05-11 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER May 11, 2006 REGULAR SESSION 1. Call to Order: 7:00 p.m. 2. Roll Call 3. Approval of Minutes - April 27, 2006 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. McDonald's US 2006 -005 • Request for Site and Building Plan approval and a Special Use Permit to redevelop the existing McDonald's convenience food restaurant into a new 78 seat comvenience food restaurant with a drive -up window at 5525 Xerxes Avenue North. 6. Other Business 7. Discussion Items 8. Adjournment • Application Filed on 4 -27 -06 City Council Action Should Be Taken By 6 -26 -06 (60 Days) Planning Commission Information Sheet Application No. 2006 -005 Applicant: McDonald's US Location: 5525 Xerxes Ave N Request: Site and Building Plan/Special Use Permit The applicant, Vicky Stadther on behalf of McDonald's US, is seeking Site and Building Plan approval and a Special Use Permit to redevelop the existing McDonald's convenience food restaurant into a new 78 seat convenience food restaurant. The property in question is addressed 5525 Xerxes Avenue North and is located on the west side of Xerxes about midway between 55 and 56 Avenues North. The property is zoned C -2 and is bounded on the north by the Wendy's convenience food restaurant; on the east by Xerxes Avenue North with the Brookdale Regional Shopping Center on the opposite side of the street; on the south and west by private (non - public) roadways serving as access to this site and neighboring sites. The applicant's plan is to demolish the existing McDonald's building and replace it with a new 78 seat restaurant of approximately 4,240 sq. ft. with a drive up window. ACCESS/PARKING Access to the site will be changed slightly. There will continue to be three access points, one off Xerxes and one each off the south and west access roads. All three accesses will be modified. The access on Xerxes will be shifted to the north and be 25 ft. wide. The existing access on the south access road will be closed and a new one opened to the west of its present location and will also be 25 ft. wide. The access on the west access road will be closed and replaced by a new one at the northwest corner of the site. This scales 33 ft. in width and should be reduced to no more than 30 ft. in width, which is the maximum curb cut width allowed for serving a commercial property. The building will be relocated so that it runs along Xerxes Avenue North with a 36.5 ft. setback from the right of way line. Customer parking will be to the north and west of the building. One way traffic will circulate around the parking area west of the building in a counter clockwise manner and will serve as the drive -up lane leading to two order stations with order boards at the south end of the building. Traffic utilizing the drive -up function will merge into a single lane leading to the two pick -up /pay windows on the east side of the building. Pedestrian access is gained to the restaurant on the west side and northeast corner of the building. Forty six parking spaces are provided, which will accommodate 78 seats and 14 employees at the maximum shift. The restaurant parking requirement is one parking space for every two seats and one space for every two employees at the maximum shift. Two handicap spaces are located at 5 -11 -06 Page 1 the northeast corner of the site. The access from the south access road is for service and trash vehicles only and will not be used for customer traffic. The applicant proposed to sign this access accordingly. It might be appropriate to provide some type of removable barrier to prevent customer traffic from attempting to access the site at this location. Such access could cause traffic congestion at this point, although such congestion would not be affecting a public street. GRADING/DRAINAGE/UTILITIES The site is to be bound by B612 curb and gutter including the island areas in the parking lot. Surface drainage will generally be to the east into a storm sewer line on the east side of the building, which will be tied into existing storm sewer in Xerxes Avenue at the northeast corner of the site. Sanitary sewer and water will be tied into existing mains within the Xerxes Avenue right of way. The drainage, grading and utility plans are being reviewed by the Director of Public Works /City Engineer and his written comments are attached for the Planning Commission's review. LANDSCAPING The applicant has submitted a landscape plan, however, there is no analysis as to how it meets the point system utilized to evaluate such plans. This 1.022 acre site requires 82 landscape points. The plan calls for retaining up to six existing shade trees located on the west side of the site. They augment the plan with two Pin Oak (shade trees), three Spring Snow Crab (decorative trees) and 75 deciduous and coniferous shrubs. Dwarf Burning Bush, Anthony Waterer Spirea and Gold Mound Spirea are the proposed deciduous shrubs and Arcadia Juniper and Savin Juniper are the proposed coniferous shrubs. Their plan is for the two Pin Oaks along with the Arcadia Juniper and Anthony Waterer Spirea shrubs to be located on the two island areas. Spring Snow Crab along with Gold Mound Spirea, Arcadia Juniper, Dwarf Burning Bush, Savin Juniper and Anthony Waterer Spirea shrubs are to be located at the northwest corner and south side of the building. Using the maximum percentage of points allowed so that a distribution of the landscaping is achieved, would allow a total of 66.5 points to be counted, which is 15.5 points short of the required 82 points for the plan. The plan also is heavy in shrubs, only 21 of there proposed 37.5 points can be counted. An additional 15.5 points in coniferous trees and/or decorative trees should be provided perhaps along the Xerxes Avenue green strip. Modifications to the plan should be made. The Planning Commission should be satisfied that the proposed landscaping for the site is consistent with the landscape point system utilized to evaluate these plans. • Page 2 BUILDING The applicant has provided building elevations showing the proposed exterior of the new McDonald's restaurant. The exterior will be primarily a red blend brick with a manganese iron spot accent brick and manor white drive -it accent on the north and west elevations. LIGHTING /TRASH The applicant has submitted a photometric plan indicating compliance with the city ordinances. They propose to have eight freestanding light poles of 24 ft. in height around the perimeter of the property. Three would be located along the westerly side of the site, two to the north, two along the east side and one on the south side of the property. The major concern with lighting is that it be shielded and directed onto the site and avoid off site glare. The applicant's plan appears to comply with these requirements. The site plan shows the location of the proposed trash enclosure which will be at the south end of the building, between the building and the drive -up lanes. No details of the screening material have been submitted. It is recommended that the trash enclosure be a masonry structure to match the proposed building. It should be of sufficient height to totally screen trash containers and have solid gates for effective screening. SPECIAL USE STANDARDS . Convenience food restaurants 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 the special use permit is located. The applicant believes that their proposal will be compatible with these standards and will not be detrimental to the general public and will promote and enhance the public welfare by rebuilding an already successful site into a more convenient and better desig facilit The � h' Y believe their proposal will be arranged and operated in such a way so as not to interfere with the use and development of neighboring property and they also believe their design standards meet required building, parking and landscaping requirements. Furthermore, their proposal should conform with the regulations of the district in which it is located. Page 3 In general, the staff would concur and we believe the proposal can meet the standards for special use permits contained in the zoning ordinance. A couple matters that need to be addressed in order to meet the standards are the reducing in size of the access along the west access road from approximately 33 ft. to 30 ft. in width and modifications to the landscape plan to conform with the landscape point system utilized by the Planning Commission for evaluating such plans. A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners. RECOMMEDNATION We believe the plans are generally in order and approval is recommended subject to at least the following conditions: 1. The 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 erosion control 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 the completion of site improvements. 4. Any outside trash disposal facilities and rooftop or on ground mechanical • equipment 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 Chapter 5 of the City Ordinances. 6. An underground irrigation system shall be installed in all landscape 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 -612 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 the release of the performance guarantee. 10. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center current Standard Specifications and Details. Page 4 11. The applicant shall obtain an NPDES permit from the Minnesota Pollution Control Agency and provide adequate erosion control as approved b the City Engineering g Y p q Pp Y Y g g Department prior to disturbing the site. p P g 12. This special use permit is granted for the convenience food restaurant proposal as indicated in this application. Any expansion or alteration of the use not comprehended by the zoning ordinance or these plans shall require an amendment to the special use permit. 13. This special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation. 14. The plans shall be modified prior to the issuance of building permits to reduce the access along the west side of the site to the access road from its current 33 ft. to a maximum width of 30 ft. 15. The landscape plans shall be modified to be consistent with the landscape point system utilized by the Planning Commission for evaluating such plans. � Page 5 City of Brooklyn Center A Millennium Community MEMORANDUM DATE: May 9, 2006 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works 'r SUBJECT: Preliminary Site Plan Review Planning Commission Applications 2006 -005 Public Works Department staff reviewed the following preliminary documents submitted for review under Planning Commission Application 2006 -005 for the McDonalds parcel located at 5525 Xerxes Avenue North. • Sheet C -1: Site Plan, dated April 27, 2006 • Sheet C -2: Grading and Drainage Plan, dated April 27, 2006 • Sheet C -3: Utility Plan, dated April 27, 2006 The applicant is proposing to reconstruct the existing restaurant facility and parking area located on Tract J of Registered Land Survey 1419. The following recommendations regarding the preliminary plans are provided for consideration. Preliminary Site Plan Review 1. The applicant is proposing to remove the existing 24 -ft wide driveway access onto Xerxes Avenue and construct a new 26 -ft wide driveway access approximately 23 feet to the north. The new driveway access shall include the installation of a concrete apron. The apron shall be a minimum of 8- inches thick and extend 20 -feet into the site as measured from the back of curb. Concrete gutter shall be extended across the driveway curb opening and shall be poured integral with the apron. 2. The street patch for pavement removed along Xerxes Avenue to allow construction of the new driveway entrance shall consist of 8- inches of Class 5 aggregate and bituminous pavement in three lifts of 2- inches each in accordance with Mn/DOT specifications 2350/2360. All pavement removals within public streets shall be inspected and approved by the City Engineering Division prior to pavement installation. 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 FAX (763) 569 -3494 www.cityofbrooklyizcenter.org 3. Parking space dimensions shall meet or exceed the minimum standards provided in City Ordinance Section 35 -702. 4. The applicant shall construction concrete curb and gutter along the perimeter of all driveways, parking lots and paved driving surfaces. Curb and gutter shall be constructed in accordance with the dimensions of Type B -618 or B -612 as per City design standards. 5. The applicant is proposing to limit access to the site from the proposed south driveway entrance. A metal swing -arm gate or sliding gate shall be provided to control access at this driveway entrance. A chain or cable gate will not be acceptable. 6. The applicant shall be responsible for coordinating site development plans with Xcel Energy, CenterPoint Energy, Quest Communications and other utility companies. Water Supply and Sanitary Sewer Service Water service and sanitary sewer service is available to the site from existing water and sewer mains extending along Xerxes Avenue. The existing network of public sewer mains and water mains can provide adequate service for the proposed land use. 1. The applicant is proposing to tap a 6 -inch diameter water service from the existing 12- inch diameter water main along Xerxes Avenue. The utility plan indicates that the separate fire and domestic services will have separate isolation valves. 2. The applicant is proposing to install an exterior grease trap and a manhole access structure along the new sanitary sewer service. Tracer wire and a tracer wire access box shall be installed along the proposed sanitary sewer service in accordance with City standards and recent state mandates for locating service laterals. The sanitary sewer manhole shall consist of a pre -cast concrete structure with integral base and Kor -N -Seal rubber connection units or approved equal. The applicant shall provide sanitary sewer by -pass pumping by a qualified utility contractor to allow installation of the proposed sanitary sewer manhole. The top cone section shall be rotated to minimize the amount of casting located within the sidewalk. 3. Utility service extensions must meet City of Brooklyn Center design standards. The location and method of connection of water and sanitary sewer services shall be subject to approval by the Supervisor of Public Utilities. All sewer and water service connections to City mains must be inspected by City utility personnel prior to backfill. 4. The proposed site plan shall be subject to the approval of the City Fire Chief and Building Official, including hydrant spacing requirements and any other requirements of the Fire Department. I Storm Drainage The preliminary grading and erosion control plan shows proposed storm sewer throughout the site to collect and convey runoff into the storm sewer system along Xerxes Avenue. Runoff from the site would be directed to the City's regional storm water management pond No. 12 -002 located within the Centerbrook Golf Course. 1. The proposed site redevelopment appears to represent a slight decrease in the amount of imperious surface within the parcel. Peak runoff rates for the 2, 10, and 100 -year storm frequency events are not expected to exceed existing conditions. 2. The Utility Plan shall be revised to provide for the installation of a catch basin along the curb extending across the north side of the building to minimize sheet flow across the primary driveway entrance and pedestrian walkway. 3. Temporary erosion control inlet protection measures shall be placed at new catch basins located within the site until final pavement and turf restoration work is complete. 4. Erosion control silt fence shall be installed along the perimeter of the property until turf restoration work is complete. 5. Erosion control measures shall be installed prior to starting site grading or building demolition operations. The owner will be responsible for the prompt removal of all dirt and mud tracked onto public streets from the site during construction. Failure of the applicant to promptly remove dirt tracked onto public streets from this project shall be grounds for the City to provide street sweeping and invoice all equipment, labor and administrative costs to the applicant. The above comments are provided based on the information submitted by the applicant at the time of this review. Subsequent approval of the final site plans may require additional modifications based on engineering requirements associated with final design of the water supply, storm drainage, sanitary sewer, final grading and geometric design as established by the City Engineer and other public officials having jurisdiction over approval of the final site plans. I I i C A .N r I ':: •. /. •':i�f�•z`3jhCS�,<�;w,ytl� lay :NJ• '..•.1='TM•:� •t' •ee;:••%l � =. L;/i %a�;i �'f:q r/l 7� .•;��L *mil:: =1r.. J. ;. � .. '�� • y. ,• f �t ac •{s;1' . ti � t is ( '�il' • i�:' }:. � /. in. ` .C. tZ• t�' ct.'!l• 1�� 1. 3 )�'k.Y'..:1. f =, ,sa' vy: ._ •� � ' :' �� 1T. 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T,e r e p C ' o- ... or OCtmwc NNCONNEmAnow V � f .. � :` PARRRiG f, dFORNATNJN '.v, '� - lµ a....ni .. .. ..:.... . .. .. ..a ....... -. _. - .E> ....,r..< ,, r.. - — ' -- t- -- — v . <. ,.r.- •,... v e. , r, �v„ v v J � D rm ,v. ...,. ,,.e "r.. .r ru.e... , ,.. -, _�- /' •' .•, � CON3INIILTNINBIMp - - - - -� SITE AREA 14,67! 90R. i OMM. i ...., .�.,.. ., LND ., ., ..,. ,. .. .. ...... • u, , .... � � .. .... ... .... � _ - - -.F ue.n,a ,. = ' STREEf ' "DR— STORM SEWER CATCH •.a ," O BASIN MANHOLE �� en .rai.e 55251IERAES AVENUE N ORT H /eC_!�l'O► \>, CRY BTATE `•, �. f y f BROOKLYN CENTER MINNESOTA HENNEPIN -1 GOPNERgdaTA TE I ArtoFOiwf C PLAN ONE fr N A=NAL NUKBRR STATE 9RR CODC ROOF DRAIN SYSTEM Nn _ o so 4o rte_ on 7715 C,.3 Jt'lLf rnw 9 (•ATA IN PY.E1' GENERAL NOTES L BACKGNOUND NQ1L+9 ' LANDSCAPE NOTES ,,,,,, ,,,,, ,,, �,....,,,:,� .r:, .. .'•" 5, I RENCHMAARYf" ., - ., . .. p ., ., ••- .........., r.rr , .,.. .�,. 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O 5 rL1e1 see/1x Aw xrt4ral ] IId7�t)f7R 3 INTEiIO2 PARTITION DETAIL !� 11. ro NDI suae GRANnwe. +. arr tw1"Anw1, eenlw AIWA - 1]. NDr USm s. vArt]t pMt[I■1. __ ____ _- OPAOIwTe •s no.aT nAr°m 3/4' =1' -0' ADSIAEO 1 I/2" = I' -0• AmDSTn • i Lmanw ■ al 01 01 at of 0.3 03 04 0 at ae as as a 11 17 11 11 0 06 0t 03 D9 I, 26 I ]93 14 1.1 ' oA 03 03 22 34 41 55 92 11 12 It 8 I3 2 a 1J 5R 70 69 72 91 90 IO2 IOD B9 at 90 115 136 111 13.1 5. 05/— 132 123 9 11 a 15 11 11 11 10 10.1 I 07 - Is's < : 7 ��9 83 84 1 13 94 16 11 11 22 D.9 <'_9 82 9 '7 .a A9 10 'Is 11.2 :D D 3 0.9 0 45 1 S5 7: 68 - 7.5 17.3 PAVED StsFACE READINGS as 13 91 B3 0 66 7.1 111 RveraBe 8.2 1- as 1. 04 A l i 159 133 9] JS 1 13 10 14.4 59 a. 1. A, h. a 10t J6 1 11 67 1 a.7 ::: I . . A I 09 BI 9::5 a.0 Is 61 11 4. 1 . &I U I I 1 :22 PROPE L INE READINGS OS OB A—Av 11 45 65 6 7 4 61 63 72 112 H. to 05 N"— 0.1 — 0.7 A R Ia5 A It 4! 66 62 66 74 t6o Iaoo 05 117 1115 07 168 139 91 9 7 64 65 7.4 a, 111 15 11 7 11 11 1,1 Is 1 14 : a j::1 a a, 5 9 69 .6 1 1.9 69 89 B1 so DA 0 q 4 31 32 34 37 46 72 101 120 121 5 4 03 03 s 17 19 2 3B �: �:: ' I _ 74 3. 112 1 7 'g. 03 La 12 17 02 oe D? 02 03 05 a, a. — 10 IA as 06 .5 01 04 03 02 01 + ,-I I jj 7 F 11 ltllrl 1, rm r 1 P 1 11 uT 1111 —F I f i T1 City of Brooklyn Center Special Use Permits - Section 35 -220 2. Standards for Special Use Permits A special use permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress .and parking so designed as to m inimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. I. Conditions and Restrictions The Planning Commission may recommend and the City Council may impose such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with requirements specified in this • ordinance. In all cases in which special use permits are granted, the City Council may require such evidence and guarantees as it may deem necessary as part of the conditions stipulated in connection therewith. 4. Resubmission No application for a special use permit which has been denied by the City Council shall be resubmitted for a period of twelve (12) months from the date of the final determination by the City Council; except that the applicant may set forth in writing newly discovered evidence of change of condition upon which he relies to gain the consent of the City Council for resubmission at an earlier time. 5. Revocation and Extension of Special Use Permits When a special use permit has been issued pursuant to the provisions of this ordinance, such permit shall expire without further action by the Planning Commission or the City Council unless the applicant or his assignee or successor commences work upon the subject property within one year of the date the special use permit is granted, or unless before the expiration of the one year period the applicant shall apply for an extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use Permit" application requesting such extension and paying an additional fee in an amount as set forth by the City Council resolution. Special use permits granted pursuant to the provisions of a pror ordinance of Brooklyn Center shall expire within one year of the effective date of this ordinance if construction upon the subject property pursuant to such special use permit has not commenced within that time. In any instance where an existing and established special use is abandoned for a period of one eyar, the special use permit related thereto shall expire one year following the date of abandonment.