HomeMy WebLinkAbout2004 06-17 PCP [�t z - K
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JUNE 17, 2004
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - May 13, 2004
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. Caribou Coffee Company, Inc. 2004 -008
• Request for a Special Use Permit to operate a Caribou Coffee Shop at 3900 Lakebreeze
Avenue North.
6. Other Business
7. Adjournment
•
Application Filed on 6 -03 -04
City Council Action Should Be
Taken By 8 -02 -04 (60 Days)
Planning Commission Information Sheet
Application No. 2004 -008
Applicant: Caribou Coffee Co, Inc.
Location: 3900 Lakebreeze Ave N
Request: Special Use Permit
The applicant Mr. KyleWareing on behalf of Caribou Coffee Co, Inc. is seeking a special use
permit to be allowed to operate a Caribou Coffee Shop at their world headquarters site, 3900
Lakebreeze Avenue North. The site includes the corporate offices, manufacturing operation and
distribution center for Caribou Coffee.
The property in question is zoned I -2 (General Industry) and is bounded on the north by the Soo
Line Railroad right of way with an Excel Energy substation on the north side of the right of way;
on the east by France Avenue North and T. H. 100 right of way; on the south by Lakebreeze
Avenue North with the vacant former Denny's Restaurant site and a part of Northwest Racquet
Club property on the opposite side of the street; and on the west by the site of the Twin Lakes 11
speculative office /industrial building housing the Toro operation as a major tenant.
• BACKGROUND
The City Council on June 25, 2001 approved Planning Commission Application No. 2001 -012
which was a request for site and building plan approval to construct an approximate 109,000 sq.
ft. speculative office /industrial building on an 8.7 acre site which was part of a three building
redevelopment of a portion of the old Joslyn pole yard, the Dale Tile site, an off site parking lot
for Northwest Racquet Club, and a portion of the old Davies Water Company. The site in
question is legally described as Lot 2, Block 1, Joslyn Second Addition. Caribou Coffee became
interested in the site and is now in the process of occupying it as their world headquarters.
The Caribou Coffee operation is considered a permitted use in the I -2 zoning district. As
mentioned above, they are seeking authorization to have retail sales (coffee shop) which is
otherwise not permitted in the I -2 zoning district. Section 35 -331, Subdivision 3b of the City
Ordinances (copy attached) allows "retail sales of products manufactured, processed or
wholesaled at the use site" as a special use in this zoning district. Their proposal fits into this
special use category.
SPECTAL T ISE PF.RMTT STANDARDS
The applicant has provided a site plan showing the building location and parking, a floor plan
showing seating for 30 customers and the location and configuration of the serving area. They
• 6 -17 -04
Page 1
have also provided parking calculations and an analysis of their parking demand based on the
inclusion of their retail store or coffee shop.
The standards for special use permits contained in Section 35 -220, Subdivision 2, require that the
proposed special use 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 and impair property values;
not impede the normal and orderly development of surrounding property; be designed so as to
minimize traffic congestion on the public streets; and conform with applicable regulations of the
district in which it is located.
The main issue with respect to the requested special use is whether or not sufficient parking
exists to accommodate the proposal. Required parking for the existing Caribou Coffee office,
manufacturing, distribution use is 269 parking spaces based on the parking formulas contained in
the zoning ordinance. An additional 104 parking spaces allocated for use by the Northwest
Athletic Club is required per agreement. The owner of the property has indicated a desire to
acquire the surplus property created by the elimination of the Denny's Restaurant on the south
side of Lakebreeze Avenue in order to attach that to the Northwest Athletic Club property, thus
allowing the parking encumbrance on their property to be eliminated.
In their parking analysis, Caribou indicates a need for seven parking spaces based on the retail
parking formula for the amount of square footage proposed for the coffee shop. Required
parking, they indicate, is 380 parking spaces. Existing parking on the site including some proof •
of parking on the north side of the building is 396 potential spaces, a surplus of 16 spaces. Even
if the coffee shop were required to meet the restaurant parking formula of one parking space for
every two seats and two employees, the 30 seat, three employee coffee shop would require 17
parking spaces. This still would be within the existing 396 parking spaces for the site.
Furthermore, Caribou notes that their parking demand in actuality would be a total of 159
parking spaces. All in all it is not anticipated that parking should be a problem even with the
proposed retail space. It is also not anticipated that the proposal will create traffic congestion on
the public streets that will exceed system capacity.
We believe the standards for special use permits are met given the information provided and we
see no adverse impacts with respect to this proposal.
A public hearing has been scheduled with respect to this special use permit and notices have been
sent to surrounding property owners.
R F.[ OMMF.ND A TTON
All in all we believe the application is in order and would recommend approval subject to the
following:
1. The special use permit is granted for retail sales at a Caribou Coffee Shop as
6 -17 -04 •
Page 2
• provided in the plans submitted. Any change in this use not comprehended by this
application or permitted under the zoning ordinance will require approval of an
amendment to this special use permit.
2. The special use permit is subject to all applicable codes, ordinances and
regulations and any violation thereof shall be grounds for revocation.
3. The retail sales shall be confined to the area indicated on the site and floor plans
submitted.
4. No banners, pennants, streamers, balloons or other attention attracting devices
may be used in conjunction with the retail sales allowed on the site other than that
which is authorized under administrative permits comprehended under the City's
Zoning Ordinance.
5. This special use permit approval does not comprehend any additional signery
other than that allowed under Chapter 34 of the City Ordinances.
•
S 6 -17 -04
Page 3
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Project Comm No. 20034001-44 A R C H I T E C T U R A L A L L I A N C E
CARIBOU COFFEE
Co HQ Store Date V14iO4
_ 400 CLIFTON AVENUE SOUTH
• Tme Store 114 Drawing No.
p g MINNEAPOLIS, MINNESOTA 55403 -3299
Scale- 1/8' .1._O. 1.01 TEL (612) 871 -5703 FAX (612) 871 -7212
• Caribou Coffee Company, Inc.
National Support Center Project
3900 Lakebreeze Avenue
Parking Calculations
Required Parking:
Req'd /1,000 SF SF (000's) Total
Corporate Office 5 30 150
Warehouse /Distribution 1.25 95 118.75
Caribou Retail Store 5.5 1.3 7.15
Northwest Athletic (by previous planning agreement) 104
Total: 380
Existing Site Parking:
3900 Lakebreeze Site 216
Toro Storage Lot @ 1.5acres (by previous planning agreement) 180
Total: 396
Existing Site Parkinq (by category):
Visitor /Retail Parking (indicated by yellow on plan) 22
Handicap Parking (indicated by blue on plan) 8
General Parking 186
Toro Lot General Parking (indicated by red on plan) 180
Total: 396
Actual Parking Utilization:
Warehouse /Distribution Personnel 22
Corporate Office Personnel 116
Retail Store Personnel - Avg. 3
Visitor Parking (based upon current guestbook averages) 6
Retail Customer Parking (based upon projected transaction counts) 12
Total: 159
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
minimize 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.
3. 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 prior 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.
•