HomeMy WebLinkAbout2005 06-16 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JUNE 16, 2005
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - May 12, 2005
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. LHB 2005 -010
• Request for Rezoning from CIA to PUD /C1A and Development Plan approval through
the Planned Unit Development (PUD) process for a 250 room hotel and water park on a
6.2 acre site to be addressed as 6300 Earle Brown Drive.
6. Other Business
7. Adjournment
planning \plancom \agenda. frm
agenda.dat
Application Filed on 5 -19 -05
i City Council Action Should Be
Taken By 7 -18 -05 (60 Days)`
Planning Commission Information Sheet
Application No. 2005 -010
Applicant: L H B
Location: 6300 Earle Brown Drive
Request: Rezoning/Development Plan Approval- PUD /C1A
The applicant, Scott Anderson on behalf of L H B Architects, is seeking rezoning from CIA
(Service - Office, no height limit) to PUD /C1A (Planned Unit Development/Service- Office, no
height limit) of a vacant 6.2 acre site located on the east side of the west leg of Earle Brown
Drive adjacent to the Earle Brown Heritage Center. (Property will be addressed as 6300 Earle
Brown Drive.) This application also involves development plan approval through the Planned
Unit Development (PUD) process of a 250 room hotel containing a 100 seat restaurant and an
enclosed attached water park facility. The property in question is currently zoned CIA and 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 sides of that street; on the east by the Earle Brown Heritage Center;
and on the south by another high rise office building (City County Federal building).
The City Council has long been concerned about the potential development of this property and
its effect on adjacent and adjoining properties. Eventually the City's Economic Development
• Authority (EDA) acquired the site for the purpose of controlling potential future development.
The City Council/EDA has aggressively pursued the development of a hotel on the property since
the time of the Calthorpe Smart Growth study of a number of years ago, which recommended
such a use in this area. Discussions with potential developers have led to the EDA entering into
a development agreement with Oliver Companies for a combination hotel/water park on this site.
Earlier this year the City Council, after recommendation by the Planning Commission, approved
an ordinance amendment allowing transient lodging and associated uses as permitted uses in the
C1A zoning district. This action makes the hotel use consistent with the zoning ordinance and
the Comprehensive Plan for this area which recommends office /service business uses for this
area.
The applicant's plan as part of this Planned Unit Development is to build a four and six story,
250 room hotel containing a 100 seat restaurant attached to a four story high water park facility.
The hotel would be attached to the east of and south of the enclosed 32,000 sq. ft. water park
feature. An enclosed walkway connection between this complex and the Earle Brown Heritage
Center would also be made tying the two facilities together for their joint benefit.
The applicant is seeking the PUD /CIA rezoning to accommodate the above hotel/water park
facility. The CIA underlying zoning designation is proposed because it acknowledges the
6 -16-05
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r
proposed use as a permitted use in the zoning district. The applicant is seeking modifications to
the CIA requirements to allow no 15 ft. green strip along the Earle Brown Drive street right of
way. This modification is proposed to make a more efficient use of the site which is slightly
smaller than necessary to accommodate parking and landscaping requirements. The applicant
has not proposed site considerations to off set or mitigate the negative aspects of the plan. Plan
considerations will be offered to off set this that are consistent with previous approvals or
encroachments into the 15 ft. green strip requirement. The land in question is acknowledged in
the Comprehensive Plan as being appropriate for office /service business (CIA) uses. Transient
lodging and associated uses are permitted in the CIA district, therefore, the proposal is
considered consistent with the Comprehensive Plan.
As the Commission is aware, a Planned Unit Development proposal involves the rezoning of
land to the PUD designation followed by an alpha numeric designation of the underlying zoning
district. This underlying zoning district provides the regulations governing uses and structures
within the Planned Unit Development. The rules and regulations governing that district (in this
case CIA) would apply to the development proposal. One of the purposes of the PUD district is
to give the City Council the needed flexibility in addressing development and redevelopment
issues. Regulations governing uses and structures may be modified by conditions ultimately
imposed by the City Council on the development plans. As mentioned in this case, the applicant
is seeking modifications to allow no 15 ft. green strip along the Earle Brown Drive street right of
way.
The City Council has previously allowed encroachments into the 15 ft. green strip requirement •
along street right of way when an approximate 3 %2 to 4 ft. high decorative fence has been
provided to off set the lack of buffer area between the street and adjacent parking lots. Such was
the case at the 69 and Brooklyn Boulevard redevelopment where a combination pier and
wrought iron fence was provided in areas where the green strip was less than 15 ft. The Super
America Planned Unit Development on 57 Avenue and Logan provided a similar feature. We
have discussed with the applicant the possibility of providing some type of fencing in this area
and have suggested that used in the 69 b and Brooklyn Boulevard and SA developments as an
example or the possibility of extending the wood rail fence associated with the Earle Brown
Heritage Center all along the abutting Earle Brown Drive right of way. Their landscape plan, as
will be shown later, proposes landscaping in the Boulevard portion of the street right of way.
This landscaping and fencing should provide an appropriate buffer to off set the lack of 15 ft. of
green strip in this area.
The Planning Commission's attention is directed to Section 35 -355 of the City's Zoning
Ordinance, which addresses Planned Unit Developments (attached).
REZONING
The PUD process involves a rezoning of land and, therefore, is subject to the rezoning
procedures outlined in Section 35 -210 of the zoning ordinance as well as being consistent with
the City's Rezoning Evaluation Policy and Review Guidelines contained in Section 35 -208. The
Policy and Review Guidelines are attached for the Commission's review. The applicant has
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Page 2
submitted written comments relating to the Rezoning Evaluation Policy and Review Guidelines
• (attached).
As with all rezoning requests, the Planning Commission must review the proposal based on the
Rezoning Evaluation Policy and Review Guidelines contained in the zoning ordinance. The
policy states that zoning classifications must be consistent with the City's Comprehensive Plan
and must no constitute "spot zoning" which is defined as a zoning decision which discriminates
in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted
planning principals. Each rezoning proposal must be considered on its merits and measured
against the city's policy and against the various guidelines which have been established for
rezoning review. The following is a review of the rezoning guidelines contained in the zoning
ordinance as we believe they relate to the applicant's comments and their proposal.
A. Is there a clear public need or benefit?
The applicant comments that the addition of a full service hotel is viewed as a major
asset to the Earle Brown Heritage Conference Center. He notes that their proposal
will give the Earle Brown Heritage Center the ability to attract a new level of client to
the facility, which can improve its position in the conference, meeting and convention
market.
It is the staff s opinion that this redevelopment proposal can be seen as meeting a
clear and public need or benefit if it is consistent with the redevelopment criteria
• established by the City and also is consistent with the City's Comprehensive Plan.
The proposal should balance the business needs of the adjoining Earle Brown
Heritage Center and the adjoining properties in this area. As mentioned previously,
the Calthorpe study recommended a hotel for this site and the recent Opportunity Site
study considers this a positive for the development and redevelopment of this area.
This hotel/water park proposal should be a positive factor in providing benefits to the
Earle Brown Heritage Center as the Earle Brown Heritage Center will provide
positive reinforcement for the hotel/water park. The City Council/EDA has actively
pursued such a use of this property and the proposal is seen as providing a public need
or benefit.
B. Is the proposed zoning consistent and compatible with the surrounding land use
classifications?
The applicant comments that the project is a permitted use within the C1 zoning
classification and will provide substantial support functions for the surrounding land
uses.
The staff would concur with these comments. As mentioned previously, the zoning
ordinance was recently amended to allow transient lodging and associated uses as a
permitted use in the CIA zoning district. The CIA zoning district allows
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service/office uses in buildings without a height limit such as in he C 1 zoning district. •
In the C1 zoning district buildings are limited in height to three stories. The office
buildings on the west side of Earle Brown Drive and south of the site in question are `
all over six stories in height. The hotel portion of the proposed facility would be four
stories and six stories in height while the water park feature connecting the two
portions of the hotel would be four stories high. Building wise, this facility is
consistent and compatible with the surrounding land uses. A physical connection is
proposed between the new facility and the Earle Brown Heritage Center for the joint
benefit of the two uses.
C. Can all proposed uses in the proposed zoning district be contemplated for
development of the subject property?
The applicant answers simply yes.
We would concur noting that consideration of the proposed uses was undertaken at
the time the City Council amended the zoning ordinance to allow transient lodging
and associated uses as a permitted use in the C1A zoning district.
D. Have there been substantial physical or zoning classification changes in this area
since the subject property was zoned?
The applicant notes that they are not aware of substantial physical or zoning •
classification changes in the area, but comments relative to the recent change in the
CIA zoning classification.
The staff would comment that the CC Central Commerce Overlay District has been
expanded to include this area, however, there has been no other recent zoning
classification changes in the immediate area. This area was rezoned to C 1 A in the
mid to late 1980's to acknowledge high rise service/office commercial uses in this
area. Prior to that time the property had been zoned I -1 (Industrial Park) and
commercial development was handled through the granting of a special use permit.
The City Council at that time felt the high rise development was appropriate and the
buildings in this are reflect that.
E. In the case of city initiated zoning proposals, is there a broad public purpose
evident?
The applicant comments that this is not a city initiated rezoning proposal.
Although this is not a city initiated proposal, the city has pursued the development of
a facility such as this for this site over a number of years.
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� __ r
F. Will the subject property bear fully the ordinance development restrictions for
• the proposed zoning district?
The applicant simply comments yes to this guideline.
The staff believes that the subject property will, for the most part, bear fully the
development restrictions for this Planned Unit Development with some deviations
from the standard ordinance requirements. We have previously noted the request
from the applicant for no 15 ft. green strip along the Earle Brown Drive right of way.
A condition of approving the plans for this development should provide for some
type of fencing/screening in this area such as that approved in the 69'' and Brooklyn
Boulevard redevelopment or as has been suggested an extension of the wood rail
fence similar to that surrounding the Earle Brown Heritage Center. The use itself
seems compatible with the Earle Brown Heritage Center and, in fact, complimentary
to as well. The Heritage Center is also considered compatible with and
complimentary to the hotel/water park facility.
G. Is the subject property generally unsuited for uses permitted in the present
zoning district with respect to size, configuration, topography or location?
The applicant notes that the site is generally suited to the use proposed except with
respect to size. The project site is slightly smaller than necessary to meet the parking
and landscape buffer requirements.
The subject property is not unsuited for uses allowed in the present zoning district
with respect to size, configuration, topography or location. Service /office uses would
be appropriate in this area and a building of the height and bulk of the proposed hotel
facility certainly fits into this site. The site is impacted by a curved roadway which
makes it slightly more difficult for development. Topography and location do not
cause problems with respect to the development of the property. It is a site suited for
the uses allowed in the C1A zoning district of which the proposed hotel/water park
are permitted uses.
H. Will the rezoning result in an expansion of the zoning district warranted by 1.
Comprehensive Planning; 2. Lack of developable Land in the proposed zoning
district, or; 3. the best interest of the community?
The applicant notes that the rezoning will not result in the expansion of a zoning
district.
The staff would note that the proposal appears to have merit beyond just the particular
interests of the developer and should lead to a development that can be considered
consistent and compatible with surrounding land uses as well as the City's
Comprehensive Plan. It is also believed to be in the best interest of the community
• 6 -16 -05
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with respect to the compatibility of the City's Earle Brown Heritage Center and this •
facility. Both should prove beneficial to the other.
I. Does the proposal demonstrate merit beyond the interests of an owner or owners
of an individual parcel?
The applicant responds that the addition of a full service hotel gives the Earle Brown
Heritage Conference Center the ability to attract a new level of clientele to the facility
which can improve its position in the conference, meeting and convention market.
They note that successful conference centers help a community become more
attractive and prosperous and create opportunities to introduce growth and investment
that will stimulate economic growth as visitors are potential investors and consumers.
We would concur with the applicant's comments with respect to this guideline. We
do believe that the proposal has merit beyond just the particular interests of the
developer and will lead to a development that can be considered consistent and
compatible with surrounding land uses and should be beneficial to the Earle Brown
Heritage Center and be in the general interests of the community.
SITE AND BUILDING PLAN PROPOSAL 40
As mentioned previously, the proposal is for a four and six story 250 room hotel with a 100 seat
restaurant attached to a four story high, 32,000 sq. ft. water park facility. An enclosed walkway
would connect the new facility to the Earle Brown Heritage Center. The water park feature will
not be open to the public generally. It is designed for the use of patrons and patrons of the
Heritage Center. The restaurant will, however, be open to the general public. No conference
rooms or meeting rooms will be offered in the hotel. The Earle Brown Heritage Center/ meeting
rooms will serve the needs of the hotel. The water park will be located in a 32,000 sq. ft.
enclosed space that is four stories high.
The building meets setback requirements and takes advantage of a provision in the zoning
ordinance that allows a commercial building to be as close to an interior property line as three
feet rather than ten feet, provided that the exterior wall of the building conforms in all respects
with the requirements of the State Building Code. This wall is located along a portion of the east
property line adjacent to a Heritage Center Building. The applicant and the City's Building
Official have met to discuss this matter. The Building Official believes it may be necessary to
have a clear area between the hotel and the existing Heritage Center building. After determining
what the distance might be, it may be necessary to provide a deed restriction on the Heritage
Center property preventing buildings from being constructed in this area. This will need to be
reviewed further and recommendations from the Building Official will be based on code
compliance and building construction considerations.
6 -16 -05 •
Page 6
. ACCESS/PARKING
Access to the site will be at four locations along Earle Brown Drive. Two of the access points
are shared accesses, one with the City Council Federal building to the south and the other to the
Earle Brown Heritage Center to the east. The two non - shared accesses line up with the access
drives across Earle Brown Drive serving the office buildings on the opposite side of the street. A
total of 350 parking spaces are provided based on hotel, restaurant and employee parking
requirements. The zoning ordinance requires one parking space for ever hotel room and one
parking space for every hotel employee at the maximum shift. The restaurant parking formula is
one space for every two restaurant seats and one space for every restaurant employee. The
employee count for the hotel and restaurant at the maximum shift is 50 employees. A total of
350 parking spaces are, therefore, required and provided. The plans indicate a parking width of
8 ft. rather than the required 8 ft. 8 in. Adjustments must be made to meet the minimum
requirements which in turn may effect meeting the parking requirements.
Parking spaces are provided around the north, west and south portions of the building. Driving
lanes are aligned as best as possible with adjoining parking lots at the Earle Brown Heritage
Center and the City County Federal building. Concrete parking delineators are provided to form
the drive lanes accessing the building. A canopy for a drop off area is provided to the hotel by
the main entrance on the north side of that building. A service area is to be provided along the
east side of the hotel. The connection to the Earle Brown Heritage Center is along the south wall
• of the hotel connecting to the water park as well. Parking and driving areas will be bound by B-
618 curb and gutter as indicated on the plan.
GRADING/DRAINAGE/UTILITIES
The applicant has provided preliminary grading, drainage, utility and erosion control plans which
are being reviewed by the Director of Public Work/City Engineer. Attached is a copy of his
written comments with respect to this proposal. The site is approximately 6.2 acres and, it is my
understanding, that it will be required to have a formal Watershed Management Commission
review. Storm sewer will be provided throughout the site to collect storm water to be conveyed
into an existing pond that serves the City County Federal building and the Earle Brown Heritage
Center. Calculations need to be submitted to show that this pond is sufficient to handle drainage
from this site. It was originally designed to meet the Watershed standards in the mid 1980's
when the Earle Brown Heritage Center was redeveloped and the office building to the south was
developed. These matters will need to be verified prior to the issuance of building permits for
the property. Sanitary sewer and water are available within the Earle Brown right of way and
sewer and water connections are made to the building at three different locations as shown on the
utility plan. The Director of Public Works notes that the existing 8 in. sanitary sewer is not
adequate to serve the proposed hotel/water park development. Earle Brown Drive is proposed
for reconstruction in 2006 and the existing sanitary sewer could be replaced with 12 in. sewer if
authorized by the City Council.
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Page 7
A Traffic Impact Study for the proposed hotel/water park was completed by Bensboof and .
Associates, Inc. and it attached with the memo indicating that existing facilities will be able to
adequately accommodate the traffic generated by this proposed development.
The Commission's attention is directed to the Director of Public Works' memo relating to the
proposed development.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system utilized
by the Planning Commission to evaluate such plans. The site is 6.2 acres and requires 412
landscape points. The landscape plan provided shows a total of 375 points and indicates a point
requirement of only 374 points. The landscape plan should be revised to provide an additional
37 landscape points to meet the minimum 412 required. The landscape plan relies more heavily
on shrubs than is recommended by the landscape point system. Only 25 percent of the landscape
points required should be in shrubs, a maximum of 103 points. Their plan provides 136 %2
landscape points for shrubs. A better distribution of landscape should be provided in the revised
landscape plan. The existing plan calls for only six shade trees, three to the east and three to the
west of what might be considered the main entrance to the site. These are Redmond Linden.
Eighty seven decorative trees are provided such as Japanese Tree Lilac, Columnar Crab Apple,
and Clump River Birch. These are provided in the green strip which is within the boulevard right
of way area around the perimeter of the site and up close to the water park portion of the building
as well as in front of the main hotel entrance on the north side of the building. Decorative trees •
are also provided on the island areas at the access points to the site and in a "pocket plaza"
located between the south portion of the hotel and the indoor water park. Eight coniferous trees
are provided, six of which are in the boulevard right of way area and two on the divider areas
between the parking facilities. Two hundred seventy three shrubs such as Compact American
Vibernum, Rose Pavement Foxy, Russian Cypress, Green Mound Alpine Currant and Mount
Airy Fothergilla are located around the site at different locations.
It is recommended that the landscape plan be revised to meet the point distribution system and
the total number of points required for a 6.2 acre site. Additional shade trees would be in order
and perhaps some additional coniferous trees also.
It is also recommended as noted previously that a decorative fence at least 3 % to 4 ft in height be
provided where there is no minimum green strip provided. This would be along the north and
west sides of the site. A wood rail fence such as at the Earle Brown Heritage Center might be in
order.
BUILDING
The applicant has submitted building elevations of the proposed building. The hotel portion of
the building would have an exterior treatment of brick with metal decorative panels and
aluminum windows. The water park portion of the building would be precast concrete with
6 -16 -05
Page 8
• metal panels and aluminum windows. Skylights are to be located both on the hotel and the water
park portions of the building. The walkway connecting the hotel/water park with the Earle
Brown Heritage Center appears to be metal panels and aluminum windows. A canopy extends
out from the north side of the building where there is a pick up drop off area.
LIGHTING/TRASH
The applicant has submitted a lighting plan indicating the proposed foot candles for lighting on
the site. Section 35 -712 of the city ordinances requires that all exterior lighting be provided with
lenses, reflectors or shades so as to concentrate illumination on the property. Illumination is not
permitted at a intensity level greater than 10 foot candles measured at property lines abutting
street right of way or non residentially zoned property. No glare is allowed to emanate from or
be visible beyond the boundaries of the illuminated premises. A review of the foot candles
proposed indicates that the standard is not exceeded. Freestanding light poles are proposed at 13
different locations on the site plan. Eight of these are single headed lights, while five are double
headed lights. The lights are located primarily in the island areas around the west and north side
of the building with lights also serving the parking and service areas on the east side of the
building and the parking lot on the south side of the building. No trash enclosure location is
shown on the plans. It is assumed that the trash will be collected in the service area and no
outside trash facilities will be located on the site. If this is incorrect, the plan should be modified
to show the location of an appropriate trash container.
• PROCEDURE
This PUD /C1A proposal, as previously mentioned, is a rezoning with a specific development
plan in hand. As such, it must follow the normal rezoning process. Generally the Planning
Commission seeks Neighborhood Advisory Group input with respect to Rezonings and Planned
Unit Developments. In this case, the Planning Commission is the Advisory Group for the
commercial/industrial park area. A public hearing has been scheduled and notices have appeared
in the Brooklyn Center Sun/Post and have been sent to surrounding property owners. The
Planning Commission, following public hearing should consider a draft resolution, which has
been prepared in anticipation of a favorable reaction to this proposal. The draft resolution
outlines various possible findings with respect to the Planned Unit Development Rezoning and
various conditions related to the development plan.
• 6 -16 -05
Page 9
City of Brooklyn Center
A Millennium Community
MEMORANDUM
DATE: June 13, 2005
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Blomstrom, Director of Public Works �R$
SUBJECT: Oliver Companies Hotels & Water Park
Preliminary Site Plan Review
Planning Commission Applications 2005 -10
Public Works Department staff reviewed the following preliminary documents submitted for
review under Planning Commission Application 2005 -010 for the vacant parcel located west of
the Earle Brown Heritage Center.
• Layout and Surfacing Plan, dated May 19, 2005
• Grading Plan, dated May 19, 2005
• Utility Plan, dated May 19, 2005
• Detail Sheets, dated May 19, 2005
• Site Survey, dated May 19, 2005
• Site Removal and Erosion Control Plan, dated May 19, 2005
The following comments and recommendations regarding the preliminary site plans are provided
for your consideration.
Site Lavout
The applicant is proposing to develop Lot 1, Block 1, Brooklyn Farm Addition for the
establishment of two hotel buildings and an indoor water park facility. The following general
comments are provided based on a review of the site layout.
1. Parking spaces are dimensioned to be 8 -feet in width on the Layout and Surfacing Plan.
City Ordinance Section 35 -702 describes minimum dimensions for surface parking
spaces. The Ordinance indicates a minimum parking space width of 8'8" for general
surface parking.
2. The Layout Plan indicates that the west and north edge of the parking lot would have
• essentially zero setback from the property /right -of -way line.
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.cityofbrooklyncenter.org
3. The Developer shall relocate the existing light standards and bases as shown on the site
removal plan at the Developer's expense.
4. Additional drainage and utility easement may be necessary within the site if the storm
water detention pond must be expanded to accommodate the proposed site development.
5. The applicant shall coordinate site development plans with Xcel Energy, CenterPoint
Energy, Quest Communications and all other private utility companies.
Water Supnly and Sanitary Sewer Service
The proposed development site is currently served by public water and sanitary sewer within
Earle Brown Drive. Water service to the water park building and southern hotel building is
currently available from a 10 -inch diameter water main within Earle Brown Drive. Water
service to the northern hotel building is available from a 12 -inch diameter water main along the
northern portion of Earle Brown Drive.
The following conditions and modifications shall be incorporated into the site design.
1. The existing 8 -inch diameter sanitary sewer within Earle Brown Drive adjacent to the
proposed development does not have adequate capacity to serve the proposed land use
within the development. The City's Capital Improvement Program includes a project to
reconstruct Earle Brown Drive along the western and northern boundary of the property
in 2006. This street project could be revised to replace the existing sanitary sewer with
larger 12 -inch diameter sanitary sewer (maximum) to increase the conveyance capacity
of the sewer system near the property. Increased sanitary sewer capacity for the proposed
development is therefore contingent upon the City Council authorizing the replacement
of sanitary sewer along Earle Brown Drive.
2. The total maximum discharge rate to the public sanitary sewer system from the site
(including both hotels and water park) shall not exceed 450 gallons per minute under any
circumstances. This capacity limitation assumes that the sanitary sewer within Earle
Brown Drive is replaced with larger diameter pipe.
3. Sanitary sewer manholes shall be placed near the right -of -way or at the connection point
to the public sanitary sewer for all sewer services serving restaurants or other central
kitchen facilities.
4. A backwash recycling basin shall be incorporated into the design of the water park to
limit the outflow to a maximum peak discharge rate of 50 gallons per minute to the public
sanitary sewer system. Total site discharge shall not exceed 450 gallons per minute. •
. 5. Sanitary sewer service to the water park building shall be reduced to an 8 -inch diameter
pipe to reflect the requirements of Item 4 above, unless the applicant submits supporting
information showing the necessity for a sewer service pipe grade less than 0.4 percent.
6. The Utility Plan indicates a proposed 18 -inch diameter water service extending from the
right -of -way to the water park building. An 18 -inch diameter water service would
significantly exceed the capacity of the water main within the street. The water service to
the water park building shall be reduced to a maximum diameter of 8- inches unless the
applicant provides technical data such as engineering calculations or fire code
requirements justifying a larger water service diameter.
7. The existing gate valves on the water service stubs shall be inspected and tested by the
developer's contractor prior to extending service lines into the site. The developer shall
replace or repair the existing gate valves at the developers expense if the Supervisor of
Public Utilities determines that repairs or replacement of the valves is necessary.
line and domestic service line branching
8. The Utility lan shows a separate fire (sprinkler) g
Y P
from each water service prior to entering the buildings. Gate valves or PIVs shall be
placed on each service branch prior to entering the buildings to allow isolation of
individual water lines.
9. The applicant shall pay City and Metropolitan Council sanitary sewer connection charges
and City water connection charges for each of the three buildings.
10. All utility extensions shall meet City of Brooklyn Center design standards. The location
and method of connection to the existing sanitary sewer and water mains shall be subject
to approval by the Supervisor of Public Utilities.
Storm Water Management
The proposed site improvements would covert a substantial portion of the site to impervious
surface. NPDES regulations require that land development projects incorporate construction and
post - construction storm water best management practices to control the rate and quality of storm
water discharges. The applicant has previously indicated that they wish to utilize the existing
storm water basin adjacent to the site for storm water management.
1. The preliminary site plan documents did not include storm water design calculations or
other supporting drainage information. The applicant shall provide a site storm water
management plan, including drainage calculations and detailed design drawings for
proposed storm water management facilities, to the Engineering Division for review prior
• to submitting revised site plans for a building permit.
2. Post - construction storm water best management practices shall be incorporated into the
site plan to adequately address all storm water management requirements as established
I
by g g the Shingle Creek Watershed Management Commission. These standards can be •
found at: httn:// www. shinalecreek.org/avnendixb.t)da.
3. Storm water management facilities shall be incorporated into the site development plans
to sufficiently control the total discharge rate from the site to avoid overloading the
existing outlet from the pond and the storm sewer system within Summit Drive and
Shingle Creek Parkway.
4. The Utility Plan shall be revised to include storm sewer piping to convey runoff from all
parking areas to the storm water management pond.
5. Erosion control measures shall be installed prior to starting site grading operations. The
owner /developer shall be responsible for the prompt removal of all dirt and mud tracked
onto public streets from the site during construction.
6. An NPDES construction site erosion control permit must be obtained from the Minnesota
Pollution Control Agency prior to disturbing the site. A Storm Water Management Plan
must be approved by the Shingle Creek Watershed Management Commission prior to
initiating site construction.
Traffic Analvsis •
A Traffic Impact Study was conducted for the proposed hotel and water park development by the
transportation consultant that is currently assisting the City with the Opportunity Site Study. A
copy of the Traffic Impact Study report is attached to this memorandum.
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 or easement dedications based on engineering requirements associated with final
design of the water supply, storm drainage, sanitary sewer, gas and electric service, final grading
and geometric design as established by the City Engineer and other public officials having
jurisdiction over approval of the final site plans.
•
BENSHOOF & ASSOCIATES, INC. •
TRANSPORTATION ENGINEERS AND PLANNERS w
10417 EXCELSIOR BOULEVARD, SUITE TWO/ HOPKINS, MN 55343/ (952) 238-1667/ FAX (952) 238 - 1671..
April 6, 2005 Refer to File: 05 -24
MEMORANDUM
TO: Todd Blomstrom,�City of Brooklyn C er
FROM: Edward F. Terhaa and David C. May
RE: Results of Traffic Impact Study for the Proposed Hotel Near the Earle
Brown Center
PURPOSE
The purpose of this memorandum is to present results of our traffic impact study for a •
proposed hotel and restaurant near the Earle Brown Center in Brooklyn Center,
Minnesota. Our work to date has involved an estimation of the number of trips generated
by this development and the determination of impacts on the surrounding roadway
network.
BACKGROUND INFORMATION
Location Characteristics
The site for the proposed hotel and restaurant is located on the east side of Earle Brown
Drive, north of Summit Drive and east of Shingle Creek Parkway, as shown in Figure 1.
The Earle Brown Center is located farther to the northeast on Earle Brown Drive east of
the development site. Office buildings are located on the west side of Earle Brown Drive
opposite the development site. Access to a shopping center (featuring a Target) is located
south of Summit Drive, opposite Earle Brown Drive.
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BROOKLYN CENTER TRAFFIC STUDY FOR FIGURE 1
• PROPOSED PROJECT LOCATION
W BENSHWF & AS=IATES, INC. HOTEL SITE
TRANSPORTATIONEN(IINEERGANDPLANNERB
I I I
Mr. Todd Blomstrom -3- April 6, 2005 •
M
Development Characteristics
The proposed development consists of a 225 room hotel and a 150 seat restaurant within
the hotel. An indoor water park is also planned for the property, however, the use of the
water park is projected to be exclusive to hotel guests (no additional vehicle trips are
generated). Access` to the development will be provided via two exclusive driveways
from Earle Brown Drive, with tie -ins provided to two existing driveways from Earle
Brown Drive. Figure 2 shows the proposed development site plan..
Existing Roadwav Characteristics
Summit Drive, Earle Brown Drive, and the Target shopping center access intersect at a
four -way intersection approximately 500 feet east of Shingle Creek Parkway. The
intersection is currently controlled by stop signs for southbound traffic on Earle Brown
Drive and for northbound traffic exiting the Target shopping center. The eastbound
approach of Summit Drive has a dedicated right turn lane, a through lane, and a shared
through/left -turn lane. The westbound approach of Summit Drive has a shared
through/left -turn lane and a shared through/right -turn lane. The southbound approach of
Earle Brown Drive and the northbound approach of the shopping center access each have
a dedicated right -turn lane and a shared through/left-turn lane. Summit Drive has a
posted speed limit of 35 mph.
Existing Traffic Volumes •
In order to determine the baseline traffic volumes, turning movement counts were
conducted on Thursday, March 10, 2005 from 7:00 AM to 9:00 AM and from 4:00 PM to
6:00 PM. The resulting existing volumes recorded through these counts are presented
later in this report.
TRAFFIC FORECASTS
Traffic forecasts were established for existing conditions, the year 2007 with only
background growth ("no- build" condition), and the year 2007 with development trips
( "build" condition). The traffic forecasts consist of existing traffic volumes, background
growth, and new development trips. Trip generation rates for all uses in the area were
established based on data presented in the seventh edition of Trio Generation (2003),
published by the Institute of Transportation Engineers.
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BROOKLYN CENTER TRAFFIC STUDY FOR FIGURE 2
• PROPOSED
HOTEL SITE SITE PLAN
BENSH00F & ASSOCIATES, INC.
TRANSPORTATIONENOINEER &ANDPLANNERS
I II I I
Mr. Todd Blomstrom -5- April 6, 2005 •
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Development Trio Generation
Table 1 presents the resultant trips generated by the development during the weekday
AM peak hour, and Table 2 presents the resultant trips generated by the development
during the weekday, PM peak hour.
Table 1
Weekday AM Peak Hour Trip Generation
Adjusted
Gross Trips Gross Trips New Trips Pass -By Trips
Use Size In Out In Out In Out In Out
Hotel & Meeting Rooms 225 Rooms 77 49 77 49 77 49 0 0
Quality Restaurant 150 Seats 2 2 2 2 2 2 0 0
TOTAL 79 51 79 51 79 51 0 0
Table 2
Weekday PM Peak Hour Trip Generation
Adjusted
Gross Trips Gross Trips New Trips Pass -By Trips
Use Size In Out In Out In Out In Out •
Hotel & Meeting Rooms 225 Rooms 70 63 70 63 70 63 0 0
Quality Restaurant 150 Seats 26 13 19 10 15 8 4 2
TOTAL 96 76 89 73 85 71 4 2
It is expected that a percentage of the gross vehicle trips generated by the restaurant will
occur internal to the site (i.e., from the hotel to the restaurant and vice- versa). A
reduction of 25% was applied to the gross vehicle trips for the restaurant during the PM
peak hour. The adjusted gross trips generated by the development site can be classified
into one of the following trip types:
• New Trips — Trips solely to and from the subject development
• Pass -By Trips — Existing through trips on Summit Drive that will include a stop at the
development site
For PM peak hour trips generated by the restaurant, 80% of the trips generated were
determined to be new trips, and 20% were determined to be pass -by trips from Summit
Drive. For AM peak hour restaurant trips and all hotel trips, all trips were determined to
be new trips.
•
Mr. Todd Blomstrom .-6- April 6, 2005
N
Directional Distribution of Trins
In general, new trips generated by the development will be distributed as follows:
• 75% to /from west on Summit Drive towards Shingle Creek Parkway
• 15% to /from east on Summit Drive towards TH 100
• 5% to /from the Target shopping center
• 5% to /from Earle Brown Drive towards the Earle Brown Center
Pass -by trips generated by the development are expected to be distributed as follows:
• 65% from WB Summit Drive
• 35% from EB Summit Drive
Background Growth in Traffic Volumes
Traffic volumes on Summit Drive are expected to increase regardless of the proposed
development due to continuing growth in the area. Based on the most recent available
daily traffic volume counts in the area, through volumes on Summit Drive were increased
by 2% per year in order to account for such growth in traffic volumes by the year 2007.
• Total Proiected Traffic Volumes
After accounting for existing volumes, background volume growth, and volumes due to
the proposed development, we have prepared the total volume forecasts shown in Figure
3. This figure shows the projected weekday AM and PM peak hour traffic volumes for
each of the following scenarios:
• Existing Conditions
• 2007 No -Build (background traffic growth)
• 2007 Build (background traffic growth plus development trips)
•
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BROOKLYN CENTER TRAFFIC STUDY FOR WEEKDAY
PROPOSED A.M. AND P.M.
� BENSNtK?F & ASS{}gATES, INC. HOTEL SITE PEAK HOUR
TRANBPOATAT IONENQINEER8ANDPLANNER8 TRAFFIC VOLUMES
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Mr. Todd Blomstrom -8- April 6, 2005
N
TRAFFIC ANALYSIS
The intersection of Summit Drive'and Earle Brown Drive was analyzed to determine the
impacts of traffic generated by the proposed hotel and restaurant development. Capacity
analyses were performed using Highway Capacity Software (HCS). The results are
presented in terms of level of service (LOS), which range from A to F. LOS A represents
the best intersection operation, with very little delay for each vehicle using the
intersection. LOS F represents the worst intersection operation with excessive delay.
The LOS results are shown in Figure 4.
During the weekday AM peak hour, both approaches of Summit Drive operate at LOS A
under all three scenarios. Right turns from both the southbound Earle Brown Drive
approach and the northbound shopping center approach operate at LOS A under all three
scenarios, while northbound and southbound left turns and through movements operate at
LOS C under all three scenarios. During the AM peak hour, all movements operate at
acceptable levels of service under all three scenarios.
During the weekday PM peak hour, both approaches of Summit Drive operate at LOS A
under all three scenarios. Right turns from the southbound Earle Brown Drive approach
operate at LOS B under all three scenarios. Through movements and left turns from the
southbound Earle Brown Drive approach operate at LOS C under existing conditions and
the 2007 no -build scenario, and LOS D under the 2007 build scenario. Right turns from
the northbound shopping center approach operate at LOS A under all three scenarios.
Left turns and through movements from the northbound shopping center approach
operate at LOS C under existing conditions, LOS D under the 2007 no -build scenario,
and LOS E under the 2007 build scenario.
Durin g Y the weekday PM peak hour, the northbound and southbound left turn and through
movements experience increased delays due to the background growth and trips
generated by the proposed development. While the increased delays will make these
movements less desirable, it is our opinion that motorists will not find these movements
overly difficult or unsafe. Rather, motorists will need to wait slightly longer before
finding an acceptable gap in traffic to enter onto Summit Drive. In addition, traffic
exiting the Target site does have other access alternatives available.
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BROOKLYN CENTER TRAFFIC STUDY FOR KDAY
PROPOSED AND P.M. •
HOTEL SITE K HOUR
I W TRANSPORTATIONEN(IINEERSANDPLANNER8 BENSHOOF & ASSOCIATES, INC. LS OF SERVICE 11 1 Hill Hill III I I I I
Mr. Todd Blomstrom -10- April 6, 2005
M
CONCLUSIONS AND RECOMMENDATIONS
Based on the analysis presented in this report, we have concluded the following:
• The proposed hotel and restaurant development are estimated to generate 130 trips
during the weekday AM peak hour and 162 trips during the weekday PM peak hour.
• During the weekday AM peak hour, all turning movements from both directions of
Summit Drive at the western intersection with Earle Brown Drive operate at LOS A
under existing conditions, the no -build scenario, and under post - development
buildout. Left turns and through movements from Earle Brown Drive and from the
Target shopping center operate at LOS C under all three scenarios; right turns operate
at LOS A.
• During the weekday PM peak hour, all turning movements from both directions of
Summit Drive at the western intersection with Earle Brown Drive operate at LOS A
under existing conditions, the no -build scenario, and under post - development
buildout. Left turns and through movements approaching Summit Drive from Earle
Brown Drive operate at LOS C under existing conditions and the no -build scenario;
the movements operate at LOS D under post - development build conditions. Left
turns and through movements approaching Summit Drive from the Target shopping
• center operate at LOS C under existing conditions, LOS D under the no -build
scenario, and LOS E under post - development build conditions.
• We are confident the subject intersection will be able to adequately accommodate the
traffic generated by the proposed development. The existing two -way stop control at
the intersection will function adequately under the post - development build condition.
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RU.B.SUBMITTALO XIALi Scale 1/33' -I
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DRAFT i
its adoption: Member introduced the following resolution and moved
PLANNING COMMISSION RESOLUTION NO. 2005 -02
RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2005 -010 SUBMITTED BY
LHB ARCHITECTURE
WHEREAS, Planning Commission Application No. 2005 -010 submitted by LHB
Architecture proposes rezoning from CIA (Service - Office, no height limit) to PUD /C1A
(Planned Unit Development/Service- Office, no height limit) of a 6.2 acre site located on the east
side of the west leg of Earle Brown Drive (to be addressed as 6300 Earle Brown Drive); and
WHEREAS, the proposal comprehends the rezoning of the above mentioned
property and development plan approval for a 250 room hotel containing a 100 seat restaurant
and a 32,000 sq. ft. water park facility on the above mentioned site; and
WHEREAS, the Planning Commission held a duly called public hearing on June
16, 2005 when a staff report and public testimony regarding the rezoning and development plan
were received; and
WHEREAS, the Planning Commission considered the Planned Unit Development •
request in light of all testimony received, the Guidelines for Evaluating Rezonings contained in
Section 35 -208 of the City' s Zoning Ordinance, the provisions of the Planned Unit Development
ordinance contained in Section 35 -355 of the City' s Zoning Ordinance and the City' s Compre-
hensive Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission
of the City of Brooklyn Center to recommend to the City Council that Application No. 2005 -010
submitted by LHB Architecture be approved in light of the following considerations:
1. The Planned Unit Development is compatible with the standards, purposes and
intent of the Planned Unit Development section of the City' s Zoning Ordinance.
2. The Planned Unit Development proposal will allow for the utilization of the land
in question in a manner which is compatible with, complimentary to and of
comparable intensity to adjacent land uses as well as those permitted on
surrounding land.
3. The utilization of the property as proposed under the Planned Unit Development
Rezoning is considered a reasonable use of the property and will conform with
ordinance standards except for allowing a green strip along the Earl Brown Drive
right of way that is less than 15 ft. This modification from the CIA ordinance •
standard is justified on the basis of the development plan being an appropriate plan
DRAFT
• for this area and that it is off set or mitigated by various factors contained in the
approved site plan.
4. The Planned Unit Development proposal is considered consistent with the
recommendations of the City' s Comprehensive Plan for this area of the city.
5. The Planned Unit Development proposal appears to be a good long range use of
the existing land and this development can be considered an asset to the
community.
6. In light of the above considerations, it is believed that the Guidelines for
Evaluating Rezonings as contained in Section 35 -208 of the City' s Zoning
Ordinance are met and the proposal is, therefore, in the best interest of the
community..
BE IT FURTHER RESOLVED by the Planning Advisory Commission of the
City of Brooklyn Center to recommend to the City Council that Application No. 2005 -010 be
approved subject to the following conditions and considerations.
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
building permits to assure completion of all required site improvements.
4. A minimum B -612 curb and gutter shall be provided around all parking and
driving areas.
5. Any outside trash disposal facilities and rooftop or on ground mechanical
equipment shall be appropriately screened from view.
6. The building shall 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.
7. Underground irrigation shall be installed in all landscaped areas to facilitate site
maintenance.
• 8. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City
Ordinances.
DRAFT •
9. The applicant shall submit an as built survey of the property, improvements and y.
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 Standard Specifications and Details.
11. The applicant shall provide appropriate erosion control during construction as
approved by the City Engineering Department and obtain an NPDES construction
site erosion control permit from the Minnesota Pollution Control Agency prior to
disturbing the site.
12. The applicant' s storm water management plan shall be approved by the Shingle
Creek Watershed Management Commission prior to the issuance of building
permits for this project.
13. The applicant shall enter into a PUD agreement with the City of Brooklyn Center
to be reviewed and approved by the City Attorney prior to the issuance of building
permits. Said agreement shall be filed with the title to the property and shall
acknowledge the specific modifications to the C1A underlying zoning district as
well as other conditions of approval. The agreement shall further assure
compliance with the development plans submitted with this application. •
14. The development plans shall be modified in the following manner.
a. To provide a 3 1 /zto 4 ft. high decorative fence along the edge of the
property line abutting the Earle Brown Drive right of way to off set or
mitigate the negative aspects of a reduced green strip.
b. A modified landscape plan to be consistent with the landscape point
system requiring 412 landscape points and a proper distribution of
plantings on the site.
c. Modification to the parking plan to provide a minimum parking space
width of 8 ft. 8 in.
Date Chair
DRAFT
. ATTEST:
Secretary
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor
thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
•
•