HomeMy WebLinkAbout2002 01-31 PCP A6
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JANUARY 31, 2002
STUDY SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call 2001 Planning Commission
3. Approval of Minutes - November 14, 2001
4. 'Adjourn 2001 Planning Commission
5. Administer Oath of Office: Stephen Erdmann, Rex Newman, John Whitehead
6. Call to Order: 2002 Planning Commission
7. Roll Call 2002 Planning Commission
8. Election of 2002 Chair
9. Election of 2002 Chair Pro Tern
S 10. 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.
11. Speedway SuperAmerica, LLC 2002 -001
Request for Rezoning from C2 (Commerce) and RI (One Family Residence) to PUD /C2
(Planned Unit Development/Commerce) and Site and Building Plan approval through the
PUD process for the redevelopment of the SuperAmerica convenience store /gas station at
the Southwest corner of 57 and Logan Avenues North.
12. Marathon Ashlund Petroleum 2002 -002
Request for Preliminary Plat approval to divide and combine three parcels totaling 79,496
sq. ft. (1.825 Acres) into two lots at the Southwest corner of 57 and Logan Avenues
North.
13. Other Business
14. Adjournment
Application Filed on 1 -03 -02
• Ci ty Council Action Should Be
Taken B 3 -04 -02 60 Days)
s ( Y)
Planning Commission Information Sheet
Application No. 2002 -001
Applicant: Speedway SuperAmerica, LLC
Location: Southwest Corner of 57th and Logan Avenues North
Request: Rezoning/Site and Building Plan - PUD /C -2
The applicant, Speedway SuperAmerica, LLC, is seeking rezoning and site and building plan
approval through the Planned Unit Development (PUD) process for the redevelopment of the
existing SuperAmerica site to include the adjacent property to the immediate west and south of
the site.
The property in question is zoned C -2 (Commerce) and R -1 (One Family Residence) and is
located at the southwest corner of 57th Avenue North and Logan Avenue North. It includes the
existing SuperAmerica site (19015 7th Avenue North), a portion of the Milavetz law firm
property (1915 57th Avenue North) and the residential property at 5649 Logan Avenue North.
Companion Application No. 2002 -002 consists of a preliminary plat that will divide and combine
the effected parcels to create a new lot for the SuperAmerica proposal.
• The property in question is bounded on the north by 57th Avenue (a County Road) with
commercially zoned property on the opposite side of the street; on the east by Logan Avenue
North with R -1 zoned property on the opposite side of the street; on the south by single family
homes located on R -1 zoned property; and on the west by commercially zoned property (C -2).
The applicant's plan is to demolish the exiting SuperAmerica convenience store /gasoline
station/canopy and the house and garage at 5649 Logan Avenue and then build a new,
approximately 3,900 sq. ft. convenience store with six new pumping dispensers and a new
canopy. The store would be located to the west and south of its present location.
The applicant is seeking the PUD /C -2 rezoning to accommodate the above mentioned
commercial redevelopment. The C -2 (Commerce) underlying zoning designation is being sought
because it acknowledges the proposed use as special uses in that zoning district. The applicants
are seeking modifications to the C -2 requirements to allow: a gas station to abut R -1 zoned
property; a slight encroachment on a 35 ft. buffer area; a less than 15 ft. green strip along the 57th
Avenue North right of way; and to also allow signs on the canopy at the proposed site as a second
freestanding sign. These modifications are proposed to make a more efficiently utilized site and
they believe will be offset by various planned considerations and aspects of the development plan
that will mitigate these modifications. The land in question is acknowledged in the City's zoning
ordinance and, to a lesser extent, in the Comprehensive Plan as being for commercial retail uses.
. 1 -31 -02
Page 1
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 C -2) 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 redevelopment problems and 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 this gas station to abut R -1 zoned property; a slight encroachment into a
35 ft. buffer strip required where R -1 and C -2 property abut; a 10 ft. rather than 15 ft. green strip
along the 57th Avenue North right of way; and to be allowed to have identification signs on the
canopy as a second freestanding sign.
Their rationale for seeking these modifications has to do with providing a more efficient use of
the property which, as they point out in their submission, is to move the building and activity
areas away from the existing single family residential uses to the east and south. They propose
large buffer areas, landscape and 8 ft. high opaque screening walls where the property would abut
with single family residential property. They point out that they, believe that the additional site
area and new building will allow them to better and more completely serve the neighbors and the
community by increasing the variety and type of products in their stores and the number and
design of fueling points. They also believe their proposal will be more compatible with the
immediate neighbors by allowing them to relocate the east edge of their store 100 ft. and their
canopy and fuel dispensers 60 ft. from Logan Avenue. They also note that they believe the ,
activity on the site will be significantly relocated to the west, much deeper into the commercial
district, which is located along 57th Avenue and farther away from the residences on Logan.
Their plan, they indicate, will provide significant area adjacent to the side yards of the
neighboring homes on Logan and the back yards of two neighbors on Brookview Drive. They
point out that this area will be landscaped and fenced to optimize the effectiveness of the buffer
area. They state that they believe that the store will comply with all current city performance
standards and will also incorporate techniques to calm the design and operation of the store.
The less than 15 ft. green strip proposal along 57th Avenue North is consistent with other city
approvals that have allowed such a green strip along a major thoroughfare where decorative
screen walls or other screening devices have been used. This was done at Brookdale in a couple
locations along Xerxes Avenue and County Road 10. Also a gas station was approved at the
northwest corner of 69th and Brooklyn Boulevard; although it never was built, with less than a
15 ft. green strip. This was offset by a 3 1/2 ft. high decorative wall. The applicant's proposal
has a combined masonry and wrought iron screen wall along 57th Avenue North, which is
proposed to offset the lessened green strip. They also propose 8 ft. high opaque screening
adjacent to the R -1 zoned properties to the south based on discussions and negotiations they have
had with those neighbors providing them with an acceptable type of screening device.
The Planning Commission's attention is directed to Section 35 -355 of the city's zoning
ordinance, which addresses Planned Unit Developments (attached).
1 -31 -02 •
Page 2
S BACKGROUND
The site of the SuperAmerica station at 57th and Logan Avenues North plays deeply into the
zoning history of the City of Brooklyn Center. SuperAmerica in the mid 1960's proposed to
rezone its current site from R -1 to C -2 and to build the convenience store /gas station complex
that is currently there. The City, following public hearings, review of the matter and much
discussion and deliberation originally refused to approve the, SuperAmerica development
primarily because they believed it was an in appropriate mix of uses, that the site was too small,
that parking was insufficient and site circulation was difficult at best. SuperAmerica sued the
City and following a lengthy court battle, won a decision that they should be allowed to utilize
the land in question in the manner they proposed. Even during the plan review process, the City
objected to many aspects of the SuperAmerica plan. They were, however, implemented over the
objections of the City and the development proceeded. The City in the meantime amended its
zoning regulations in a number of ways and established Section 35 -414 of the City Ordinances
regarding special requirements for gasoline service stations. In many respects, the SuperAmerica
station that was being developed in 1968 did not meet these standards set out for gasoline station
development in Brooklyn Center. The ordinance required a minimum 20,000 sq. ft. site located
on a major thoroughfare; required parking on the basis of both the gasoline service station
formula and the retail parking formula; and, among other things, prohibited gasoline stations
from abutting R -1, R -2 or R -3 zoned property either at a property line or a street line. These
regulations went into effect in 1968 and, for all practical purposes, established the SuperAmerica
as a non - conforming use, which could not expand, be enlarged, be altered or if destroyed by more
than 50 percent, could not be reestablished.
The existing SuperAmerica station, I believe, shows that the City was correct in its judgment that
the site was too small, there is insufficient parking, and circulation on the site is not good. The
policy of the City for almost 35 years has been that the SuperAmerica in this location will be
tolerated but not expanded. The applicants are coming forward with a plan that they believe will
be beneficial not only to them but to the city as well. The question is whether or not this is in the
best interest of the community and whether or not a modified plan is appropriate and should be
pursued. The PUD process is a vehicle established which can appropriately handle this type of
development request by the applicants. The key is the determination of whether or not this is
indeed in the best interests of the community.
The staff's comments to the applicant when they first proposed these new modifications was that
if an acceptable development proposal can be put forward, it is possible to rezone the property
and take the SuperAmerica property out of its non - conforming situation it is in.
RF.70NTNC'T
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
• 1 -31 -02
Page 3
policy and review guidelines are attached for the Commission's review. The applicant has
submitted a written project narrative describing their proposal along with a written statement in
response to the Rezoning Evaluation Policy and Review Guidelines. Both of these written
submission are attached for the Commission's review. The written project narrative explains '
their proposed development and highlights the site and building plans submitted with the
application. This PUD combines the various parcels previously mentioned through a preliminary
plat, which is the subject of companion Application No. 2002 -002. The site of the proposed
SuperAmerica redevelopment is 1.139 acres. The concept that they are using for the layout of
this site positions the building as far to the west as is possible with the activity areas on the north I
side of the building (57th Avenue North side) and establishes a.large buffer or landscape yard
between the site and the residences to the south.
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 not 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 principles. 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 and public need or benefit?
The applicant indicates that they believe their proposal will allow them to not only
serve the neighbors in the community better but also more compatibly. They
point out that the additional site area, its extension to the west and more
importantly the increased depth from 57th Avenue will allow them to better and
more completely serve the neighbors in the community by increasing the variety
and type of products in their store and the number and design of their fueling
points. They also believe that the proposed plan will be more compatible with the
immediate neighbors in three ways. First, the additional site area to the west will
allow them to relocate the east edge of the store 100 ft. and the canopy for the fuel
dispensers 60 ft. farther from Logan Avenue. Activity on the site, they note, will
significantly be relocated to the west, deeper into the commercial district along
57th Avenue and farther from the residences on Logan. Second, their proposed
plan, they believe, provides a significant area adjacent to the side yard and garage
of the neighboring home on Logan, and the back yards of the two neighbors on
Brookview Drive. These areas, they state, will be landscaped and fenced to
optimize the effectiveness of this buffer area. Third, they believe the new store
will comply with current city performance standards will incorporate techniques
to calm the design and the operation of the store which will be recorded and
enforced through this PUD process.
1 -31 -02 •
Page 4
It is the staff s opinion that this redevelopment can be seen as meeting a clear and
public need or benefit if it is consistent with the development criteria established
by the City and if indeed it balances the business needs of the community and the
residential needs of adjoining properties as well. It is not anticipated that their
proposal will be a detriment, but, on the other hand, it should be a positive factor
in providing benefits that positively affect the community as well as the applicant.
B. Is the proposed zoning consistent and compatible with the surrounding land
use clasifications?
The applicant notes that the commercial development and the use on the south
side of 57th Avenue has historically provided the transition between the
commercial uses recognized in the Comprehensive Plan and the Zoning
Ordinance along both sides of 57th and the surrounding residential districts.
Allowing the new investment proposed in this development plan by
SuperAmerica will not be an exception to the planned, permitted, historic and
expected pattern of use along 57th Avenue and will expand and reinforce the
usefulness of this established commercial district for its neighbors and the city.
The staff would concur with the comments made. We believe, as will be shown
later in the site plan review, that this proposed commercial development and
gasoline station can be considered consistent and compatible with the surrounding
land use classifications given the development considerations being proposed
such as a buffer area, adequate, acceptable screening, the fact that the rear of the
building will not be used as an activity area with limited lighting and comments
that the applicant has made regarding noise mitigation with respect to required
speakers at pumps under the canopy.
C. Can all proposed uses in the proposed zoning district be contemplated for
development of the subject property?
The applicant notes that the requested PUD designation will limit the potential use
of this property to solely the use approved in the development plan while allowing
the protection and buffering of abutting residential properties provided by the
development and the detail of residential transition zone. They note that the
development of this zone in the westward relocation of the fuel dispensers and
store in the activity zone, will substitute for the citywide zoning provision that
would not permit the proposed redevelopment abutting residential properties
located along Logan and Brookview Drive. It will also permit approval of
specific features of the development plan that are accustomed to the conditions
surrounding this site.
We would concur with the applicant's comments. Although the zoning ordinance
discourages gasoline stations from abutting residentially.zoned property, we have,
1 -31 -02
Page 5
through various studies over the past eight to ten years changed somewhat this •
idea in that it is believed that gas stations can be appropriately screened and
buffered from abutting residential properties given some extraordinary screening,
landscaping and buffering devices. As the development plan will show, we
believe the measures taken are appropriate and compatibility can be achieved
between these two potentially conflicting land uses.
D. Have there been substantial physical or zoning classification changes in this
area since the subject property was zoned?
The applicant notes that since the construction of this store, the City has adopted
regulations that would not allow anew store to be adjacent to a residential use at
this location. The requested zoning change to PUD is the most direct and careful
approach to allow the benefits of the new store in the expanded site and provide
protection for the adjoining properties.
The staff would comment by acknowledging the past history, which required the
SuperAmerica station to be built over the objection of the City. ' We believe the
City was correct in its analysis back in the late 1960's that indicated that the site
was too small, lacked parking and created congestion on the site and adjoining
streets. The use of the site, however, as a convenience store has proven beneficial
to the immediate and surrounding neighborhoods. There are no other such
facilities serving the southeast portion of Brooklyn Center and parts of north
Minneapolis as well. It can be said that the gas station/convenience store does
serve a basic need of the community. It is from this perspective that we believe
modifications to the site to make it a better operation is an appropriate goal. The
adoption of the Planned Unit Development ordinance a number of years ago gives
the City the flexibility to deal with development issues and to provide
modifications to its ordinance based on acceptable development plans that
mitigate or make situations compatible. We believe this to be the case in this
specific situation.
E. In the case of city initiated rezoning proposals, is there a broad public
purpose evident?
This evaluation criteria is not applicable in this case because it is not a city
initiated zoning proposal, but rather a developer initiated proposal.
F. Will the subject project bare fully the ordinance development restrictions for
the proposed zoning district?
The applicant notes that the PUD will allow the protection and buffering of
abutting residential properties provided by the development and the detail of a
residential transition zone, and the westward relocation of the fuel dispensers and
1 -31 -02
Page 6
store in the activity zone, to substitute for the citywide zoning provision that
would not permit a proposed redevelopment of abutting residential properties
located on Logan and on Brookview Drive. They go on to site as outlined in their
written submittal noting the establishment of a residential transition zone with no
exterior activity extending 75 to 85 feet from the shared property line; a lighting
plan that restricts almost all ambient light of more than one foot candle to the
activity zone; a noise mitigation plan that includes relocation of activity on the site
away from Logan and the use of fuel dispensers mounted with fueling point
specific microphones and speakers for required communication; a circulation plan
that relocates the driveways farther away from the intersection of 57th and Logan;
a more than doubling of the area of the store expanding product mix and depth of
the store; a plan for plantings along Logan that reinforces the residential edge and
introduces architectural fence features as well as expanded yard to define and
reinforce 57th Avenue edge; and an architectural metal and masonry fence to
offset the 10 ft. rather than 15 ft. landscaped area on 57th Avenue.
The staff generally believes that the subject property will bear the ordinance
development restrictions for this Planned Unit Development even with the
deviations from the standard ordinance requirements mentioned. We believe
providing a good buffer and redevelopment in this area offsets these
modifications. The screening and buffering provided, we believe, is very
appropriate, the lack of lighting and activity to the rear of the building should be
• of benefit to the neighboring properties and the individualized communication
devices mounted at the fuel dispensing stations should eliminate or reduce the
amount of noise on the site from required communication devices. All in all we
believe the proposals made by the applicant are appropriate.
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 indicates that the designation of this site as a PUD will allow the
replacement of the present non - conforming store within an expanded store on an
expanded site which could not occur under the present zoning provisions.
The staff would concur with the comments made by the applicant. The expanded
site makes for a more efficient use by SuperAmerica. We do not believe that the
City's current policy with respect to the SuperAmerica site of not allowing
expansion should be continued. An appropriate redevelopment, such as being
proposed, should go forward.
H. Will the rezoning result in an expansion of a 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?
• 1 -31 -02
Page 7
The staff would comment that the proposed zoning can be considered consistent
with the City's Comprehensive Plan for this area. We are not proposing to change
the commercial nature of this or surrounding properties. We also believe that the
proposed development can be considered to be in the best interest of the
community if it is developed in the manner that is being proposed. This appears
to be a good balance between the commercial needs and the residential needs of
the community.
I. Does the proposal demonstrate merit beyond the interests of an owner or
owners of an individual parcel?
The applicant notes that each element of their development plan is designed to
reduce the impact of their store operations on the neighborhood while providing a
state of the art facility for the best possible shopping and service experience for
their customers.
Again, the staff would concur with the developers comments and note that the
proposal does appear to have merit beyond just the particular interests of the
developer and will lead to a redevelopment that we believe is consistent and
compatible with the surrounding land uses. This proposal appears to provide a
good development, consistent with the City's Comprehensive Plan and the general
interest of the community.
STTF. AND RTMUNG PLAN PROP09AT.
The proposal calls for an approximate 3,900 sq. ft. convenience store /gas station with six
gasoline dispensers under a canopy area at 1901 57th Avenue North.
AC".0 ES. PARKTNC�T
Access to this site will.be provided from two driveway locations, one along Logan Avenue and
the other on 57th Avenue North. The Logan Avenue entrance will be shifted to the south of its
present location to better align with the proposed layout for the site. The 57th Avenue entrance
will be shifted to the west with the existing access from 57th being closed. 57th Avenue North is
a county road and a driveway permit from the County will be required, however, it is not
anticipated that there will be objection from the County. As mentioned previously, the old
SuperAmerica store and dispensing areas will be demolished with new ones being rebuilt.
Existing underground tanks will be removed and new tanks will be provided on the westerly side
of the site. Six dispensing stations will be located under a new canopy. Circulation through the
site will be either from the access on 57th through to Logan or vice versa, from Logan to 57th.
Parking for this approximate 3,969 sq. ft. building is 22 spaces based on a parking formula of 5.5
parking spaces per 1,000 sq. ft. of gross floor area. The applicant's plan shows 21 parking spaces
in front of the building and has the capability of providing at least six more pump island parking
1 -31 -02
Page 8
spaces. Practically speaking, 12 spaces will probably be utilized at the pump islands. Adequate
drive lanes serving the pump island areas and parking spaces are provided on the site. A trash
container is located to the west of the building and the area in front of the trash container will be
used for the parking of delivery vehicles and access for a garbage truck.
CTR AMNC'T/ I lR ATNACTR/i TTTI TURS
The applicant has provided a grading, drainage and utility plan, which is being reviewed by the
City Engineer. It should be noted that an erosion control plan has also been submitted and
appears to be appropriate. All storm drainage will be collected in catch basins and conveyed
underground to storm sewer in 57th Avenue North. Water and sewer connections will be tied
into water and sewer lines in Logan Avenue North. The City Engineer will be reviewing these
plans and making comments, which we will pass along to the Commission as we receive them.
The site is under five acres in area and no Shingle Creek Watershed Management Commission
review is required.
T.ANDSC'.APTNCT
The applicant has submitted a landscape plan in response to the landscape point system utilized
by the Commission to evaluate such plans. This 1.139 acre site requires 91.12 points. The
applicant proposes to exceed this minimum point requirement by providing 260 landscape points.
They provide a variety of plantings including Norway Maple, Red Maple, Seedless Green Ash,
t Pin Oak, as well as shrubs such as Pyramidal Arborvitae and Vibernum. On the landscape plan
they have shown visibility triangles where plantings and other obstructions will not create site
line problems. The landscape plan also shows the various screening devices that will be utilized
to screen abutting residential property. Along the south property line, the applicants are
proposing to provide a board on board 8 ft. high opaque fence adjacent to the property at 5639
Logan Avenue North. An 8 ft. high cedar decorative stockade screening fence will be provided
between this site and the properties at 1918 Brookview Drive and 2000 Brookview Drive. An 8
ft. high board on board fence will be placed between the SuperAmerica site and the Milavetz law
firm to the west. These screening devices have been agreed upon by adjoining property owners
in discussions with representatives from SuperAmerica and, it is our understanding, that they are
acceptable screening devices.
The applicant, in lieu of providing a 15 ft. green strip along 57th Avenue North, is proposing a
decorative masonry and aluminum fence. Block and concrete masonry piers approximately 30 ft.
apart with aluminum bars in between will be provided. This appears to be a nicely done fence
and should provide appropriate screening consistent with other approvals where the City has
allowed less than 15 ft. green strips.
Underground irrigation will be provided in all landscaped areas to facilitate site maintenance in
accordance with the requirements of city ordinances.
• 1 -31 -02
Page 9
RT TfT.T)TNCT
The applicant-has submitted building plans for the new proposed building. Building exteriors
will be a split face single score architectural concrete block on the lower portion of the building
with a smooth face single score architectural concrete block around the upper level. Colors are a
light gray and white. The building will have a black shingled, hip style roof with screening on
the back or rear side for roof top equipment. Display windows are located along the north and a
portion of the east walls. Wall signs are proposed that are within the limits allowed under the
City's sign ordinance.
The canopy over the pump dispensers will not be illuminated and will contain gray, white and
red stripes. The applicant has proposed to be allowed to have the SuperAmerica logo and
SuperAmerica identification signs on the east, north and west faces of the canopy. They request
that they be allowed to have these signs on the canopy in recognition of the fact that they are
putting up less than what they are allowed to put up for wall signery on the site. It has been
explained that canopy signs are considered to be a form of freestanding sign unless they can meet
the criteria laid out in the sign ordinance for wall signs. The signs do not meet that criteria and,
under the sign ordinance, are only allowed in lieu of permitted freestanding signery. The staff
believes there is appropriate signery without the canopy signs and the applicants are not willing
to have canopy signs in lieu of their freestanding signery. We believe it would be a bad
precedent to allow SuperAmerica signs on the canopy as they would be the only gasoline station
in Brooklyn Center allowed such consideration. Furthermore, the reduced amount of wall signs
does not, in our opinion, justify the canopy signs. There appears to be enough necessary signery ,
without canopy signs. We, therefore, do not recommend that this aspect of their proposal be
acknowledged as an approved part of their Planned Unit Development.
T .TCTHTTNCT ANT) TR A SH
The applicant has submitted a lighting plan indicating the proposed lighting for the site. They
intend to use four perimeter pole fixtures, one at each driveway, one at the edge of the parking
area east of the store and one above the underground tanks on the west edge of the site. Also,
there will be lighting under the canopy above the fuel dispensers. They note that the light
intensity drops to less than one foot candle at the property line and, with the exception of the area
immediately at the base of the pole fixture illuminating the parking area, it is below one foot
candle in all residential transition zones. All fixtures will be shielded and directed on the site to
avoid glare to abutting properties. It should be noted that the lights in the canopy will be flush
with the canopy, which we understand is a new design for SuperAmerica. No lighting will exist
between the building and the residential property to the south other than a light over the exit on
the back of the building, which would be activated only when the exit is used.
The plan indicates a trash enclosure area to be west of and adjacent to the building. The
screening device will be a masonry structure to match the existing building. Gates for the device
should be solid opaque material and not chain link with plastic slats.
1 -31 -02 •
Page 10
. PROCEDURE
EDURE
Normally rezoning applications that are considered by the Planning Commission are referred to
the respective Neighborhood Advisory Group, in this case the Southeast Neighborhood Advisory
Group. State Statutes require the City to respond to zoning applications within a 60 day time
frame from the date a properly submitted application has been filed with the City. This
application was filed on January 3, 2002. Due to zoning requirements for notice and publication,
this. application needs to be submitted approximately four weeks prior to the Planning
Commission's public hearing. The clock, however, begins on the date the application is
accepted. Therefore, the zoning decision must be made by the City Council no later than March
4, 2002. Almost 30 days of the required 60 day time frame will have expired before the Planning
Commission's public hearing is even held. This requirement makes it difficult for the City to
hold the Neighborhood Advisory Group meetings we normally have. The Planning Commission
has instituted a new procedure because it still wishes to receive Neighborhood Advisory Group
input with respect to these rezoning applications. We have invited the Southeast Neighborhood
Advisory Group members to the meeting and are encouraging their comments and participation
at this evening's meeting. A staff report will be delivered to the Neighborhood Advisory Group
members at the same time that it is delivered the Planning Commission members. Hopefully,
they will have an opportunity to review the matter and to make comment to the Commission at
Thursday evening's meeting. It should be noted that representatives of SuperAmerica met with
neighboring property owners and members of the Neighborhood Advisory Group at a meeting
that was held at the Earle Brown Elementary School on December 11, 2001. The applicants have
indicated that they have talked with approximately 15 neighbors and are attempting to address
any issues that were raised. It was their sense that the effected neighbors tended to support their
proposal as being more compatible with the neighborhood than the existing facility.
A public hearing has been scheduled and notices have appeared in the Brooklyn Center Sun/Post
and notices have also been sent to neighboring property owners. The Planning Commission,
following the public hearing, should consider a draft resolution, which has been prepared in
anticipation of a favorable reaction to this proposal. The resolution is offered for the Planning
Commission's consideration.
I �
• 1 -31 -02
Page 11
ii ii ■� 3 , _ _■ __ �y ,
-� -
■
mm m
_I_ or?- t3■ rlw_
• • __ __ __ ■■ lrJ� p
mm m
Nibs
_ ■___w __■ ■ F.�
ME 0 1
ZV mm mm mm
MERME
on
'tom � �i �� ■� � �� _li ■ ■ _� �� � � _ :� , `b F
♦ ♦ e��� ������ -- -- --
oil ■ - 1� �- Fitt
mm
mm KmI mmm
mm m
mm m UL
�_ _____ ■� _a
X11— ■„ ■ ■ ■B �� r_ _� _ __ _
um
_
an
I I i i N Y r
4
a c. Accessory uses incidental to the foregoing principal uses when located on the same
property with the use to which it is accessory but not including any business or
industrial uses. Such accessory uses to include but not be restricted to the _following:
1. Off -street parking.
2. Public recreational buildings and parks, playgrounds and athletic fields.
3. Signs as permitted in the Brooklyn Center.Sign Ordinance.
Section 35 -355. PLANNED UNIT DEVELOPMENT.
Subdivision 1. Purpose.
The purpose of the Planned Unit Development (PUD) district is to promote flexibility in land .
development and redevelopment, preserve aesthetically significant and environmentally sensitive site,
features, conserve energy and ensure a high quality of design.
Subdivision 2. Classification of PUD Districts; Permitted Uses; Applicable - Regulations.
a. Upon rezoning for a PUD, the district shall be designated by the letters TUD" followed by
• the alphanumeric designation of the underlying zoning district which may be either the prior
zoning classification or a new classification. In cases of mixed use PUDs, the City Council
shall, whenever reasonably practicable, specify underlying zoning classifications. for the
various parts of the PUD. When it is not reasonably practicable to so specify underlying
zoning classifications, the Council may rezone the district, or any part thereof, to "PUD-
14D ED."
b. Regulations governing uses and structures in PUDs shall be the same as those governing the
underlying zoning district subject to the following:
1. Regulations may be modified expressly by conditions imposed by the Council at the
time of rezoning to PUD.
2. Regulations are modified by implication only to the extent necessary to comply with
the development plan of the PUD.
3. In the case of districts rezoned to PUD- MIXED, the Council shall specify regulations
applicable to uses and structures in various parts of the district.
35-45
a
{? c. For purposes of determining applicable regulations for uses or structures on land adjacent
to or in the vicinity of the PUD district which depend on the zoning of the PUD district, the
underlying zoning classification of PUD districts shall be deemed to be the zoning
classification of the district. In the case of a district zoned PUD -NMD, the underlying
zoning classification shall be deemed to be the classification which allows as a permitted use
any use which is permitted in the PUD district and which results in the most restrictive
regulation of adjacent or nearby properties.
Subdivision 3. Development Standards. `
a. A PUD shall have a minimum area of one acre, excluding land included within the floodway
or flood fringe overlay districts and excluding existing rights -of -way, unless the City finds
that at least one of the following conditions exists:
1. There are unusual physical features of the property or of the surrounding neighborhood
such that development as a PUD will conserve a physical or terrain feature of
importance to the neighborhood or community;
2. The property is directly adjacent to or across a public right -of -way from property which
previously was developed as a PUD and the new PUD will be perceived as and function
as an extension of that previously approved development; or •
3. The property is located in a transitional area between different land uses and the
development will be used as a buffer between the uses.
b. Within a PUD, overall density for residential developments shall be consistent with Section
35-400 of this ordinance. Individual buildings or lots within a PUD may exceed these
standards, provided that density for the entire PUD does not exceed the permitted standards.
c. Setbacks, buffers and greenstrips within a PUD shall be consistent with Section 35-400 to
35-414 and Section 35 -700 of this ordinance unless the developer can demonstrate to the
City's satisfaction that a lesser standard should be permitted with the addition of a screening
treatment or other mitigative measures.
d. Parking provided for uses within a PUD shall be consistent with the parking requirements
contained in Section 35 -704 of this ordinance unless the developer can demonstrate to the
City's satisfaction that a lesser standard should be permitted on the grounds of the
complementarity of peak parking demands by the uses within the PUD. The City may
require execution of a restrictive covenant limiting future use of the property to those uses
which will continue this parking complementarity, or which are otherwise approved by the
City.
35-46
Subdivision 4. General Standards.
N f
a. The City may allow more than one principal building to be constructed on each platted lot
within a PUD.
b. A PUD which involves only one land use or a single housing type may be permitted
provided that it is otherwise consistent with the purposes and objectives of this section.
c. A PUD may only contain uses consistent with the City's Comprehensive Plan.
d. All property to be included within a PUD shall be under unified ownership or control or
subject to such legal restrictions or covenants as may be necessary to ensure compliance with
the approved development plan and site plan.
e. The uniqueness of each PUD requires that specifications and standards for streets, utilities,
public facilities and the approval of land subdivision may be subject to modifications from
the City Ordinances generally governing them. The City Council may, therefore, approve
streets, utilities, public facilities and land subdivisions which are not in compliance with
usual specifications or ordinance requirements where it is found that such are not required
in the interests of the residents or of the City.
Subdivision 5. Application and Review.
a. Implementation of a PUD shall be controlled by the development plan. The development
plan may be approved or disapproved by the City Council after evaluation by the Planning
Commission. Submission of the development plan shall be made to the Director of Planning
and Inspection on such forms and accompanied by such information and documentation as
the City may deem necessary or convenient, but shall include at a minimum the following:
1. Street and utility locations and sizes;
2. A drainage plan, including location and size of pipes and water storage areas;
3. A grading plan;
4. A landscape plan;
5. A lighting plan;
6. A plan for timing and phasing of the development;
7. Covenants or other restrictions proposed for the regulation of the development;
1 .
35-47
8. A site plan showing the location of all structures and parking areas;
9. Building renderings or elevation drawings of all sides of all buildings to be constructed
in at least the first phase of development; and '
10. Proposed underlying zoning classification or classifications.
Such information may be in a preliminary form, but shall be sufficiently complete and accurate
to allow an evaluation of the development by the City.
b. The Planning Commission shall Mold a public hearing on the development plan. Notice of
such public hearing shall be published in the official newspaper and actual notice shall be
mailed to the applicant and adjacent property owners as required by Section 3 5-2 10 of this
ordinance. The Planning Commission shall review the development plan and make such
recommendations as it deems appropriate regarding the plan within the time limits
established by Section 35 -210 of this ordinance.
c. Following receipt of the recommendations of the Planning Commission, the City Council
shall hold such hearing as it deems appropriate regarding the matter. The City Council shall
act upon the development plan within the time limits established by Section 35 -210 of this
ordinance. Approval of the development plan shall constitute rezoning of the property t
PUD and conceptual approval of the elements of the plan. In addition to the guideLin�
provided in Section 35 -208 of this ordinance, the City Council shall base its actions on the
rezoning upon the following criteria:
1. Compatibility of the plan with the standards, purposes and intent of this section;
2. Consistency of the plan with the goals and policies of the Comprehensive Plan;
3. The impact of the plan on the neighborhood in which it is to be located; and
4. The adequacy of internal site organization, uses, densities, circulation, parking facilities,
public facilities, recreational areas, open spaces, and buffering and landscaping.
The City Council may attach such conditions to its, approval as- it may determine to be necessary
to better accomplish the purposes of the PUD district.
d. Prior to construction on any site zoned PUD, the developer shall seek plan approval pursuant
to Section 35 -230 of this ordinance. In addition to the information specifically required by
Section 35 -230, the developer shall submit such information as may be deemed necessary
or convenient by the City to review the consistency of the proposed development with the _
approved development plan.
35-48
1
M1 '
The plan submitted for approval pursuant to Section 35 -230 shall be in substantial
compliance with the approved development plan. Substantial compliance shall mean that
buildings, parking areas and roads are in essentially the same location 'as previously
approved; the number of dwelling units, if any, has not increased or decreased by more than
5 percent; the floor area of nonresidential areas has not been increased or decreased by more
than 5 percent; no building has been increased in the number of floors; open.space'has not
been decreased or altered from its original design or use, and lot coverage of any individual
building has not been increased or decreased by more than 10 percent.
e. Prior to construction on any site zoned PUD, the ..developer shall execute a development
agreement in a form satisfactory,to the City.
f. Applicants may combine development plan approval with the plan approval required by
Section 35 -230 by submitting all information required for both simultaneously.
g. After approval of the development plan and the plan approval required by Section 35 -230,
nothing shall be constructed on the site and no building permits shall be issued except in
conformity with. the approved plans.
h. If within 12 months following approval by the City Council of the development plan, no
building permits have been obtained or, if within 12 months after the issuance of building
permits no construction has commenced on the area approved for the PUD district, the City
Council may initiate rezoning of the property.
i. Any major amendment to the development plan may be approved by the City Council
following the same notice and hearing procedures specified in this section. An amendment
shall be considered major if it involves any change greater than that permitted by subdivision
5d of this section. Changes which are determined by the City Council to be minor may be
made if approved by the Planning Commission after such notice and hearing as may be
deemed appropriate by the Planning Commission.
35-49
City of Brooklyn Center
Section 35 -208 REZONING EVALUATION POLICY AND REVIEW GUIDELINES.
1. Purpose
The City Council finds that effective maintenance of the comprehensive planning and land use
classifications is, enhanced through uniform and equitable evaluation of periodic proposed changes
to this Zoning Ordinance; and for this purpose, by the adoption of Resolution No. 77 -167, the City
Council has established a rezoning evaluation policy and review guidelines.
2. Policy
It is the policy of the City that: A) Zoning classifications must be consistent with the
Comprehensive Plan, and, B) Rezoning proposals will not constitute "spot zoning ", defined as a
zoning decision, which discriminates in favor of a particular landowner and does not relate to the
Comprehensive Plan or to accepted planning principles.
3. Procedure
Each rezoning proposal will be considered on its merits, measured against the above policy and
against these guidelines, which may be weighed collectively or individually as deemed by the City.
4. Guidelines
A. Is there a clear and public need or benefit?
B. Is the proposed zoning consistent with and compatible with surrounding land use
classifications?
C. Can all permitted uses in the proposed zoning district be contemplated for development of the
subject property?
D. Have there been substantial physical or zoning classification changes in the area since the
subject property was zoned?
E. In the case of City - initiated rezoning proposals, is there a broad public purpose evident?
F. Will the subject property bear fully the ordinance development restrictions for the proposed
zoning districts?
G. Is the subject property generally unsuited for uses pkmitted*in the, present zoning district, with .
respect to size, configuration, topography or location?
H. Will the rezoning result in the expansion of a zoning district, warranted by: 1) Comprehensive
planning; 2) The lack of developable land in the proposed zoning district; or, 3) The best
interests of the community?
I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an
i individual parcel?
Section 35 -208
Revised 3 -01
12 —S I —2001 4 : 21 PM FROM M CRON I N 952 941 2645 P.2
SPEEDWAY SUPERAMERICA 190157TH AVENUE NORTH
CONSISTENCY WITH REZONING GUIDELINES
A. Is there a clear need and public benefit?
The approval of the rezoning will allow us to not only serve our neighbors and the
community better, but also more compatibly. The additional dte area, its extension to the
west, and importantly the increased depth from 57th Avenue, will allow us to better and more
completely serve the neighbors and the community by inc reaging the variety and type of
products in our store, and the number and design of our fueling paints. We also believe the
proposed plan Will be more compatible with our immediate neighbors in three way %. First,
the additional site area to our west will allow us to relocate the cast edge of the store 1(X) ft ,
and the canopy for the fuel dispensers 60 ft, farther from Logan Avenue. Our activity on the
site will be significantly relocated to the west, deeper into the commercial district along 57th,
and farther from the residences on Logan. Second, the proposed plan provides a significant
-uea adjacent to the side yard and garage of our neighboring home on Logan, and the back
yards of our two neighbors on Brook-view Drive. These areas will be landscaped and fenced
to optimize the effectiveness of this buffer area. Third, the new store will comply with
current City performance standards, and will incorporate techniques to calm the design and
operation of the store which will be recorded and enforced through the PUD process.
B. Is the zoning consistent with and compatible with surrounding land use classifications?
The cx)mmercial development and use on the south side of 57th Avenue has historically
provided the transition between the commercial uses recognized in the Comprehensive Plan
and the zoning ordinance along bath sides of 57th, and the surrounding residential districts.
Allowing the new investment proposed in the development plan by Speedway SuperAmerica
will not be an exception to the planned, permitted, historical and expected pattern of use
along 57th Avenue, and will expand and reinforce the usefulness of this established
commercial district for its neighbors and the City.
C. Can all the permitted uses in the zoning district be cxmtemplated for the subject property?
The requested PUD designation will limit the potential use of this property to solely the use
approved in the development plan, the proposed Speedway,SuperAmerica convenience stare,
while allowing the protection and buffering of abutting residential properties provided by
the development and the detail of a residential transition rune. The development of this
- none, and the westward relocation of the fuel dispensers and %tcrre in the activity none, will
substitute for the City wide zoning provision that would not permit the proposed
redevelopment abutting residential properties located on Logan and on Brook Drive. It
will also permit approval of specific features of the development plan that are custom to the
conditions surrounding this site.
D. Have there been substantial physical or zoning changes in the area since the subject property
was zoned?
Since the construction of this stone the City has adopted regulations that would non allow a
new store adjacent to a residential use at this location. The requested zoning change to
PUD is the most direct and careful approach to allow the benefits of the new store and the
expanded site, and provide protection for the adjoining properties.
E. Not applicable
•
F. Will the subject property bear fully the ordinance development restrictions for the proposed
zoning district?
This PUD will allow the protection and buffering of abutting residential properties provided
by the development and the detail of a msidential transition zone, and the westward
12 —;d1 -2001 4:21PM FROM M CRONIN 952 941 2645 P,3
Speedway SuppeerAmcrica
1907 Logan Avenue N.
relocation of the fuel dispenser;; and stare in the activity gone, to substitute for the City wide
zoning provision that would not pen-nit the proposed redevelopment abutting residential
properties located on Logan and on Brex)kview Drive. It will also permit approval of i
specific features of the development plan that are custom to the conditions sum)unding this j
site, These design elements include, but are not limited to:
a. E,etablishment of a residential transition zone with no exterior activity extending
75 u) 85 ft from the shared property line of the adjacent residences, buffered by a
fence designed and located, and middle and overstory plantings specified, in
conjunction with the affected adjacent homeowner.
b. A lighting plan that restricts almost all ambient light of more than 1 ftc to the
activityrane, assures that all fixtures will enclose each light source, and all lenscc,
including the lenses for the under canopy lighting will be flat and flush with the
fixture or canopy deck and will parallel with the ground directing all light absolutely
downward.
c. A noise mitigation plan that includes relocation of activity on the site away from
Logan Avenue and the use of fuel dispenser mounted, fueling point specific
microphones and speakers for required communication with customers under the
canopy.
d. A circulation plan that relocates the driveways farther away from the intersection
of 57th and Logan, provides easier on site movement, additional parking, and a
designated and useful loading zone.
e. A more than doubling of the area of the store, expanding the product mix and
depth offered at the store.
f. A plan for plantings along Logan drat reinforces this residential edge and the
introduction of an architectural fence feature as well as an expanded yard to define
and reinforce the 57th Avenue edge of the site.
g. An architectural metal fence with masonry piers in a 10 ft wide landscaped area
along 57th Avenue.
G: Is the subject property generally-unsuited for the uses permitted in the present zoning disc ict,
with respect to size, configuration, topography or location?
The designation of the site as a PUD will allow the replacement of the present
nonconforming store with an expanded store on an expanded site, which could not occur
under the present .coning provisions. See "A" above
H. Will the re result in the expansion or a zoning district, warranted by: 1) Comprehensive
planning; 2) Lack of developable land in the proposed 70ning district; or, 3) The best
interests of the community?
Conditions 1 and 3. See A and B above
1. Does the proposal demonstrate merit beyond the interests of an owner or owners of an •
individual parcel?
Each element of the development plan is designed to reduce the impact of the operations of
our store on the nei hborho od while providing a state of the art facility for the best possible
g P b y Iw
shopping and service experience for our customeis.
12h1 /At
ATTACHMENT TO THE APPLICATION OF
SPEEDWAY SUPERAMERICA LLC
• FOR APPROVALS NECESSARY TO RECONSTRUCT AND EXPAND
THE PRESENT STORE LOCATED AT 1901 57TH AVENUE NORTH
Speedway SuperAmerica has the opportunity to expand its present store site at 57th and Logan by
the purchase of the adjacent home to our south and the adjacent vacant commercial property to our
west. City approvals necessary to realize this opportunity are; rezoning the present site and the
adjacent properties to "PUD ", approval of the development plan for that PUD, approval of the
building plan to implement the approved development plan, and approval of the replating that will
combine the three affected parcels into a single parcel.
The proposed plan will increase the area of the present store site more than three times, from 14,221
sf to just over 51,000 sf. This larger site will permit us to construct a state of the art store of 3800
sf, more than double the 1716 sf size of the present store. This will allow us to not only serve our
neighbors and the community better, but also more compatibly. The additional site area, its
extension to the west, and importantly the increased depth from 57th Avenue, will allow us to better
and more completely serve the neighbors and the community by increasing the variety and type of
products in our store, and the number and design of our fueling points. We also believe the
proposed plan will be more compatible with our immediate neighbors in three ways. First, the
additional site area to our west will allow us to relocate the east edge of the store 100 ft , and the
canopy for the fuel dispensers 60 ft, farther from Logan Avenue. Our activity on the site will be
significantly relocated to the west, deeper into the commercial district along 57th, and farther from
the residences on Logan. Second, the proposed plan provides a significant area adjacent to the side
yard and garage of our neighboring home on Logan, and the back yards of our two neighbors on
Brookview Drive. These areas will be landscaped and fenced to optimize the effectiveness of this
buffer area. Third, the new store will comply with current City performance standards, and will
• incorporate techniques to calm the design and operation of the store which will be recorded and
enforced through the PUD process.
A. The Proposed Site and Building Plan
The proposed site is organized into two zones. First, an "activity zone" extending 115 ft south
from 57th Avenue where all the paving and activity on the site, fueling, circulation, parking and
lighting, will occur. Within this activity zone, we have shifted the store and fuel dispensers as far to
the west as possible. The east wall of the new store will be 135 ft from Logan, and the nearest fuel
dispenser will be 85 ft from Logan. The remainder of the site will be a 75 to 85 ft deep "residential
transition zone" where no outside activity will occur. All activity within this zone will be within the
masonry store building, which have no windows or public openings into this residential transition
zone.
The footprint of the new store building will be a 50 ft by 80 ft rectangle with chamfered corners at
the front. The store will have a gross area of 38W sf. The exterior will be two styles of light
colored masonry. A six course base of split faced block will support the remainder of the scored
block exterior walls. The same materials will be use on all sides and for the walls of the trash
enclosure. The sole windows and public entrance will be on the front of the building. The hip roof
will have asphalt shingles. A well in the rear of the rear of the roof will contain the HVAC
equipment. This well area will be enclosed on the front and sides by the roof structure and the rear
by an installed screen. The new store, like the present store, will be open 24 hours each day.
Six pump dispenser islands, located under a canopy, will provide fueling for up to 12 vehicles.
The canopy will have a 4 ft metal composite fascia which will be striped, but not illuminated.
• Parking will be provided in front of the store and extending along the building line towards Logan.
The 21 spaces including the handicapped space, meet the required parking for the store. In
addition, the 12 spaces at the pump islands will be the most used parking spaces on the site. In all,
a total of 33 off street parking spaces will be provided. A loading area for delivery trucks is
provided at the front of the trash enclosure.
1
Speedway SuperAmerica, LLC
190157th Avenue North
Two driveways provide access to the site. One, from 57th Ave, at the western edge of the site. The
second, from Logan, has relocated slightly to the south to provide additional stacking distance for
vehicles to the semaphore at 57th Avenue, and from 57th Avenue,
i
Lighting is provided for the site by four perimeter pole fixtures, one at each driveway, one at the
edge of the parking area east of the store, and one above the underground tanks on the west edge of
the site, and by the lighting under the canopy above the fuel_ dispensers. The brightest part of the
site will be under this canopy directly in front of the store. The light intensity drops to less than 1
ftc at the property lines, and with the exception of the area immediately at the base of the pole
fixture illuminating the area, is below I ftc in all of the residential transition zone. All
fixtures, whether freestanding or beneath the canopy, will have the light source completely enclosed
and will have flat and flush lenses.
Signage is proposed on the front of the store building, the canopy, and on a single freestanding
sign. A 25 ft 8 in tall, 100 sf, 6 ft wide by 15 ft 8 in high, internally illuminated freestanding sign is
proposed at the corner of 57th and Logan. Three signs are proposed on the store. First, a 3 ft by 2
ft 6.75 sf, illuminated SA logo above the entrance to the store. Second, an illuminated 5 ft by 8 ft,
40 sf, reader board on the building wall to the right of the entrance. Third, a non illuminated 22 ft 6
in by 2 ft 3 in talk, 53 sf, "SuperAmerica" at the top of the wall of the northwest chamfer. The
total building signage is 100 sf, approximately half illuminated, and half not illuminated.
We request that through the PUD process and in recognition of the less than permitted sign area
and illuminated signage on the building, the development plan allow three illuminated signs on the
canopy. The requested signage is for each short side, a 22 ft 6 in by 2 ft 4 in, 53 sf,
"SuperAmerica ", and on the long side, facing 57th Ave., a 3 ft by 2 ft 6 in, 7.5 sf, SA logo.
The landscaping provided at the site will have two zones. The activity zone plan will address the
issues on those edges of the site. A custom plan is being developed with the direct input of the
three most affected neighbors for the residential transition zone, which, with the exception of the
footprints of the building and the trash enclosure, is all landscape. The plans for both zones will
preserve and extend a landscaped edge north along Logan. All landscaped areas will be irrigated.
In the activity zone, the primary planted area will be on the Logan Avenue edge on either side of the
driveway. Here the sod area will be punctuated by the evergreen Viburnum in planting beds,
providing understory interest, middlestory interest by plantings of Arbor Vitae, and overstory Ash
and Norway and Red Maple. A continuous area of Viburnum and Arbor Vitae along the parking
area provides an edge for the activity zone and the introduction to the residential transition zone.
On the west edge the plantings provide a transition to the fence extended from our rear property
line.
The major feature of the activity zone is the proposed architectural metal fence with masonry piers
in a 10 ft wide landscaped area as an alternative to providing the required 15 ft yard. We believe the
combination of the 10 ft of horizontal green space and the 3 ft tall decorative fence with masonry
piers provides a pleasing and effective transition between the roadway to the site. We ask this
alternative be adopted as part of the Development Plan. This alternative also permits extension of
the residential transition zone an additional 5 ft towards 57th Ave.
The plan for the transition zone has not been finalized with our neighbors. Our two neighbors on
Brookview Drive have indicated an initial preference for removing the existing lilac hedge on our
shared property line, and replacing it, along with the 6 ft tall stockade type and chain link fences
installed by the neighbors, with new 8 ft tall cedar stockade / picket type fence {matching a style •
recently installed by the neighbors between their homes) along our shared property line and
Speedway SuperAmerica would replace the remaining runs of stockade fence on the neighbor's
shared property lines with a similar, but 6 ft tall, fence. For overstory trees, the preference at this
time is spruce, planted certainly on our side, and perhaps on the neighbor's side of the fence.
2
Speedway SuperAmerica, LLC
190157th Avenue North
• Along the west boundary of the transition zone we propose an 8 ft tall, board on board, Cedar,
fence.
At the time of application we have not been able to schedule a similarly detailed discussion with our
immediate neighbor on Logan.
B. Benefits of the Flexibility and Control of the Planned Unit Development Process at this Site.
This PUD will allow the protection and buffering of abutting residential properties provided by the
development and the detail of a residential transition zone, and the westward relocation of the fuel
dispensers and store in the activity zone, to substitute for the City wide zoning provision that would
not permit the proposed redevelopment abutting residential properties located on Logan and on
Brook- Drive. It will also permit approval of specific features of the development plan that are
custom to the conditions surrounding this site.
The commercial development and use ork the south side of 57th Avenue has historically provided
the transition between the commercial uses recognized in the Comprehensive Plan and the zoning
ordinance along both sides of 57th, and the surrounding residential districts. Allowing the new
investment proposed in the development plan by Speedway SuperAmerica will not be an exception
to the planned, permitted, historical and expected pattern of use along 57th Avenue, and will expand
and reinforce the usefulness of this established commercial district for its neighbors and the City.
The PUD will permit and record the elements of the development plan that will assure the new
Speedway SuperAmerica is both more compatible and more useful to the abutting and surrounding
neighbors. These design elements include, but are not limited to:
a. Establishment of a residential transition zone with no exterior activity extending 75 to 85
ft from the shared property line of the adjacent residences, buffered by a fence designed and
located, and middle and overstory plantings specified, in conjunction with the affected
adjacent homeowner.
b. A lighting plan that restricts almost all ambient light of more than 1 ltc to the activity
zone, assures that all fixtures will enclose each light source, and all lenses, including the
lenses for the under canopy lighting will be flat and flush with the fixture or canopy deck
and will parallel with the ground directing all light absolutely downward.
C. A noise mitigation plan that includes relocation of activity on the site away from Logan
Avenue and the use of fuel dispenser mounted, fueling point specific microphones and
speakers for required communication with customers under the canopy.
d. A circulation plan that relocates the driveways farther away from the intersection of 57th
and Logan, provides easier on site movement, additional parking, and a designated and
useful loading zone.
e. A more than doubling of the area of the store, expanding the product mix and depth
offered at the store.
f. A plan for plantings along Logan that reinforces this residential edge and the introduction
of an architectural fence feature as well as an expanded yard to define and reinforce the 57th
Avenue edge of the site.
• Each element is designed to reduce the impact of the operations of our store on the neighborhood
while providing a state of the art facility- for the best possible shopping and service experience for
our customers.
3
Speedway SuperAmerica, LLC
190157th Avenue North
C. Neighborhood Involvement .
To test the neighbor's initial response to this plan and determine if we should continue pursuing the
acquisitions of the properties and developing our plan we invited all of our adjacent neighbors, and
members of the Neighborhood Advisory Board, to an evening meeting. The meeting was held in
the Teacher's Lunch Room at Earle Brown Elementary School on December 11, 2001. We also
asked any neighbor who would not be able attend to call us with any questions or comments about
the meeting. That evening we had the opportunity to talk with approximately 15 neighbors, sitting
down at tables, in small groups, about the history of the site, the present store, the proposed plan,
and how issues with the present store could be resolved and special sensitivities can be addressed
by a new development. Encouraged by our sense of the meeting that these affected neighbors
would support a more compatible, more useful, store we have continued to work on specific
buffering details with our immediate neighbors, refined the plan, and have brought this application
to the City.
12.31 ?O1
•
4 -
• MEMORANDUM
DATE: January 28, 2002
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Howard, City Engineer G,f
SUBJECT: SPEEDWAY SUPERAMERICA
The Engineering Department has reviewed the subject plans dated December 20, 2001,
comments are as follows:
.1. Access to the site is less than ideal but is an improvement over the existing site. 57
Avenue North is a County State Aid roadway and the access will require Hennepin
County approval. All work within Hennepin County right -of -way will also require a
permit. Copies of the plans have been sent to the county for their review.
2. A rock construction entrance shall be included in the erosion control plan and only one
entrance shall be utilized during construction.
3. The developer should be aware that soil contamination exists in, the area. It is the
developer's responsibility to contact the Minnesota Pollution Control Agency before any
excavation work is performed.
4. The utility plan shows an existing 1 -inch water service connecting to a % -inch irrigation
line and a 1.5 -inch domestic service. The existing service should be abandoned at the
main and a new service should be sized for fire protection, irrigation and domestic use.
5. The sanitary service from the Milovitz property shall be abandoned at the main and a
new service installed along the property line.
6. The existing service from the vacant property shall be abandoned.
7. The existing water service shall be abandoned at the main.
8. The existing sanitary service is not shown on the plan. The proposed 6 -inch sanitary
service is shown connecting to an existing service that is likely 4 -inch. The developer
should verify a 4 -inch service has adequate capacity.
9. Connection charges for water and sanitary sewer are $1,500 and $3,000 respectively.
10. Final platting will be required prior to any work.
11. Final utility plans should be resubmitted.
KADDKAW
LOGAN AVEMLE n►oen+ -- 2 --
c
asaa
\ 1 IN
It
� �p a ii a �n��g. p i p ,
- • + � � = �
Oil° i a�i ■ .� �� <<i' -
9 1
•fit � �� � 4 •�• I
•
- --
tI R
t -two
i Oki
ml
fill
RM
� I .
Ii � ••�
i
�;
C pf r rr rr r
ii t r ■ r iyr • r 5 i 4! i t !i ! tE rrrrr rrr r rrrrrr nr i R! �!y
4.ni �,R•iig " iwnR�Vti {• - .{. . ■� � ■� G ii i
j t$ t� 4 i i ■■ i s oil �.O 5 g
�lEi°'i 4� ■
j � = F E die �3• "
°iii' .t �5@� S • itii i . ■i °� R i ii R � �pii+.�. !} ii IN
F ■• -- • " "i 'F i i • RY. � � S� ( _' r � ■ � i n � • i � S � @ -� * ': �= ���� .
i ° i� �S� t i�i . • Et i Fi (n &iii i =R i i 0i a - if �g•� 5�" Si 9
��p� i•Ci. i,, i • i- - 's • Q � fl Eti � i 6 iY � f� � ? t ■` i i
i•! - yp! rti RC �„ R ii i r i C i R •` a ` „ 8s a ■ is
off ��4 j y� EiR R ii .i # i r E Ji ■ t R
r r ti r r r r r r r r r r r r r r r r r r
r i i 9S
la
rl
it Jv pi ll
a S r 5 Si i i q p t " m i l l
ER p66' i6t ■' OH
• p 9� -1 I i E
�• � � } q [i I�E;Ea� � � � S�1
a
c
an+Ya _
€ r PLOT PLAN peedW9ty
fi Fxoroim M "uLn A& SUPERAMERICA.
coum
ZS ■Ni11N .V■I■ ■qll■
4 } ■100111M1■ m11RIN■■■f+
i.�u�1Y+w+Y INMrrwwF■r�■aYUn+
I
I
i
LOGAN AVENUE NOM 0
I
•
t � I
I - i
i -
a -
6 t
c �
v
- i
I� I
— I
o � –
� {� I � : �I { ■ II R j ■ I
I
mu
■e ; s • • • a e s : 6i 651%of E6 6 6 1 6 i 6 i6 5AIII IS 5 561E 1 I s • sa ■s •e
g ■jR f as p MI
ll
2 F F Rt Ri�s� R ! qq 6 f
c£ £ e s_ £ --- c i E e c= c- z -£ £ e s.- c£ = e£ e £ E £ E
F t f R�sR ' - € � !: 1 '� R '€ "ma ■i; ES *Rl�y I I g a F ad
gR �t5■"x��tJl 6 �"•- E�6R� �'F�lR R i I t � C ER �" i���� "G ` ER'C'! � 1 E ���: � i� F� �� =
i� ° �! �- i<6� F � iE E i � . � f . $ I x �■ i ii �, Rg� Ha i R € ",� ! R � •
P C EQUIPMENT PLAN
y ,peedw$►/
y sy r
1 G S >
" p PROPOSED 20M E68ULD AL SUPERAMERICA
w • q ' 3 § m m■ AYM■ IaAM
G � S 4 4 ii IAUaAl1■ fHIRlAa/8■a �`e' �!�•rue '�. • wn ue '
1y^rva. nwr.w�v.aw.� »�.
RKY . .
1 ts[[ I 0 Sr W 41III .1wK
i I IMS I i 1 1113.1. I lY ,. Mr r WILL NIK I�INN W
IW.iK1 —K q NKWW, Not Y[r ■
I w.l Wa - IVIM( M, NNS K r! W KIWI r R W UK RLFaSSMS — SIM
F� 1 ft. w ' 1 Ir LWR WYl W i'•r p t' -Y W K r Y W Kr1W.
I ,Ka IW[ Irlt WILL ftlIPD 10 YKK Al
IIIW IKI LlW IYW .t IWI
51.4(5 1• Vf lrl< Ir 1 y It
. M'1 w t W r i I t0416 KWIS M p[ ISRl yswwuw�ii 'I 4 W14
IS'tld bK. iNY
W wa r11wIKt WKP 1 p
/• K WIN
1R YKiW ii n ILY�MKI N PS SSNSKWt
•RI �1 MWISRI.
rc4 rRl a W r'' W II[ Irk IIfoIK[I W D[gEf pRLI1K Wlw W IK IN W M
IN
t r ,[ r I [ (� W W r t� w It sIM y KWIIM I[ rrW s.IL
MJ wa IRI ,r, RIO IIW I It1W�I t �R i Kr MYlrxii�� O
IIL.I wa �' w K M I/ WKW i N N:.. W4 m i w t - II w Glilr
M.s.
L .4 — — Irl IM tr1111f11Y —M,
r , -
W ,� 1 1• IK[rN.Ir1IR KW Wf K61WWf ilWt Wl6 r lRl flKt
IRI I.1 rH IN WW1 W US INS MNNNRM
wr wa I.a — YM�01 fW I�t Wt[tl! [SW YK W M11. KNIK
w.r 1 r. twv I. ~KS IolfDil. }
Wa l •RI wa L WLW Wrr WitMIWI. iK
O .I.4 •a C= F r1lu suuuW Rr r rRI rM t]
F r IYL far KO tR r KAIIIDI r.D. I
r IW .L FrK wKIINf Ittl. M[nK. r mlrxo[I. ED !K!C
INS Q
t. rlILl ILL rRKw. � 3�T
gl F.a.t.[Iw W 3
RICO r M tf.LM WN WKWKI.L
rwl �/ IF WKIW11KllilO�IYIII KLNrf.r Rrpl KRRllrr II IL
a ♦ M.. T� KRI 11 It t OK IO RLWKNUItI f KK 1Mr10 W KIW 1WI KL f4K
Z INS car tWwR KKYtl IK rlUtw w KrIIO. V J I t .
ITQI IWI
rR wa rKr rrR w1
r I r Kr slKl W NIPr r ,
• W6 -- ---- i1111.1�'
w3 tiKr
, is � — — — — — IKRI IKn W r 10 i• �]
1 L4 II II AMISS
1
rlwr DF AM
,
SlEr
CI ll ll
C
r l r— sm w illw YYIY I A T I
I WiI 67TH AVaVE NORTH
INININ KIM
.Bt 1 K W ISM < F
suWKt ONE
II ;
WMIIUM CENTER ADDITION -
TEMPORARY SILT FENCE DETAILS BALED STRAW EROSION CHECK DETAILS
CUT d FILL QUANTITIES �° Z
CUT 300 cu. yds PMUK ILmIIr sf
FILL 690 w.yaD
NET 590 cu•yds (FILL) "® 04511. —MI MWINN O
NOTE: �® {
CUT AND FILL QUANTITIES ON THIS PLAN AREA rnKlPn 11[.nlr 4rtu rulwr y
RESULT OF COMPARING EXISTING GRADE TO - .. - m .. • PKU.-NIN
PROPOSED GRADE AND SHOULD BE USED ALONG WITH 1'• u'a rR
THE SUBSURFACE INVESTIGATION REPORT AS �41LI� tram ''auRl
REFERENCE. ACTUAL CUT AND FILL QUANTITIES A C. W.NI II.
ARE THE RESPONSIBILITY OF THE CONTRACTOR. . nlorr l.r LW[ F WKWEK rw
EROSION PLAN c
{{�� p1.1{ —1 It .— R(( IK R•Inc.ua W tcKUK w �� ���
illlt L [4NII I L ILr (I NpI RI1fILIflp l r RwpbE W 2M ��
PW1 Sll}[i r SIWYItW SIRE ..IDIRO ID R•
14" l ) ] 2 2 t
i • �
" row w NRIIa errs Jr�
G 111{f w r•rrt IYr
" 1. IYIbYIr b111 IM4L W rIU 4 r lRa ■ w•r
rfw.
I t. •1l awWR Y rKlll I Pa w wW 6. 1•tl q w.r
- 1. w Ml wl ltll p irf pM n[N Aw. Kw IIE Iln ItA AYfRI
— � wL�l I[iK YR .Iq I �rf wIICWwIt O
i I xibtw K TURN-. r Ma wrbm P Ir rw Wei /
xirU fbll w rrloa w •If1Rf• K It Ip trl•R
w Nl Jrr wwpll. w f11[KMWLwp(tyLLYlrlYf IYIfA
_ W fi I 1�Ir1 ri MYO W M A/ IIUY141M6.
I I I a I
.� 44 4 Yr aau r u i 1 ; 0 a lb t r I'f RK ` Ynn " 1IL w (. 11t II61 w w 11A V 1
•% r w 4_:1 tW rur n r[ 1u W fYlf1. ww
r � R ♦ r . `• t. "I. veal Ia uw walr sna W xila vertu.
i I � N �ni y � p� I � l r r w¢f. lu w .If•� w
'• ' • • t' tl tYY16 fY�il IYl YIIU Y AtYNlit rRY6
• �r�p �• a_ Y•iK `• �VIIYpi�I .RVIf�y[N�YY¢llLraa`rAIf QLSq•�`N1I`p(a1Lpy4wVL[; now
�w
L A iPlYtw WILIt0. If IfYY6NU to r n lw
!t �� - ./.�rrs•u{Llru o �m niYrrs.�aw`btaainarxK'rN Aru{YNKne
• { .4._._ {......f..._L..._fw• � 11 � \ rYSawfnrrLYm.
ar. �® f. mlu srollr ro woos n slwr prr ra •R.
— — _ — ` 1 r muu Y ntanRS wq uwf r naa twln[rl.
R. rlal w. r spat •a1 rulw tlfNr fwlw wrn rrm. � �t
/ \ I Y• I y l N r � lt l l t l K d ,vll"t r moo II il4iia r yJ � 3 �
—Y I 6' PYtntn rat r wI m.w 96FA. [ i
• • 1 I C � of u a pa�llYl a K !Y•lY4N•[tw W f1rY w411R SRw K � ���
r I ... a. ^. .•l..- .. ♦ 4 ruu uw wwa rrw 6 flor IN IrW Y•IRirtw r W j
t - f.._..p_... L..._p... :. f- YW r IIL• Ir rr ran Lwltrp r !�
.. Yl
I I I I I 1 I I 1 "I I I 1 1 1 I I rl ww. rl wrrA K w.rrols sr1 wlr G aaf.
1. fORRYR Y Y wt w 0. par 1rwR
6 o tu Y i tlAa nYKrf na Pruc •YI►4
' r •C,. I - s. RI w•r =N III Irl 11 4 4 rip.
1 mi . tmlwn lu M -1 {w wt rrr[ . -
r Sao 1ll /L4NONf a os rRP wI — amf. 4 a
I Y r r • ••1 _.O
A l I. rrunR
J 1j R Y 1• l r11Tw"IYI,a Nam .011Cif nu gErc w1KYr1.nR Alr ���
\ ; f) • <1MD t. Yuir°vtirwl`ilmw.a•r. srR cfrr w ARrlli fun rrr U1
i \ !' I[YYlln[YIf i /R (Y111 �Il f111A
" ••rrp•.m1rn rlurw � rsn.
w/ 1. w• PROrr IL2r1 Rw[ rrY r4tnR trna S•al
{ i w rlalw J[• rIUIN rrlrx. 4nwa rWL mixi �
IRYIR w tKrrlm rfRl InI RWA 1•W/YU w raw.
aL
III r• Y Ar11a1 I... .YPlttw tlrrlwAirAYIN.
ml s T.I.L. Shur s[K• IMII R I n ��
t- 1 — L JNwI IR Ywr[ 4RYl nt I r4 twlir6. WNW Ytw frR
K I.K Iwlal Rt1•-wf r•. 3'-1' fwr F6IPL r cLLII Yr
• • R'w I AI{IN'LI { I — ai f[wr lY[•
r"'r= 1 1 1 • R I � I Y PI f. WIRr1O AW NYIY W INIU 1 VJ' ra LlA ld NI4M ���
—IY —w— rp L� —B— . -�`- R w— In w. mwtw wL1 Inru w rw uw rol x Ya n rr +
r 11•f w'1{. -1 1 I r r —1 — — - — ` � ' — �a�� 1 — I — I - 1 � 1 y A ASiwY l owiL min rrlr. mnuwwu t�.
1' —' — {— 1 —, —, —• r 1 - . —. —• —, r .�, —• �. . —. —. 1 I. WIIYfr Lill rY lur 4fLw� rw nl[. w. ■ �i
`/�(/ �/��p� 1I� JJ �1 rW1 RIYK M11 YYIO MtAl 3 C
1�1 ,T —• —• Y �IiIrVG. � •• u— � R— sJ— ..1 —a� Y— m1llWlr wnWiww. ■�
•. •` ° •• ° T 1. mm flat rwlL r 161x1 111 r rlc fRPlll Iln
�T — • — f — rRl srl6 rot utnoR YAIU trLalr n now. Imlaw
two Ilrlli w mull L.wu nn Ru sPm w xi 41 tNps.
�t — Ff —f —{ —f i�i�i�f— f— f— f— I�I�f— i— {�f —f�f— {mot �I —f� {— /, {Rlnl[arWL wfa.lrRyTl�r/w m11LL IM1411A SIf nr rr lA{
i E :� I K wf � l 1[ � StRpNrf RIKY NYI I[IO (� NI tll OI StiRY
rlu nl Wltwr YY OIr I l
A. IIIRIR IaRir f1lllr YRI rW AwtI1 wKAii w Ilirr
IIORtMW= CRIER 40 1TIw
� 9
PWIRC l Rtll ltlff a" r � Yf tJ
. K•IYLI rNw 5 � i
O KN/ fI1R 11 ININ � O `�
— 41111r IYL1 IVr Lw Yr111
-- 41SII61•
ftW Ya Z g
. —.—.- —IN Ywl L F
_._._._ xiYlr lr r • A +r
IWIM IN
t. rKYIG
R Ww•I[ n
IYrlr rrl wr Yp.•1 n YI W 01 /I unY11 Iutlrlm PM PM
1 ir°c° d wli c w liia ° u 1u inlunu. " SPORE mu f
IY�1101�141110�ft ,(Yt3 [ I[NNinaK r41J1(ll •rqt w L[
�Z
74" a1
11s�p, 4 � �IYI ■YNIY I{MR.�. Y
ilri•P R[nY 4 PWWY'NN'i�yy:�1.```[�Y:yy�ff
I �iyrPi.�•�Ifr.l[.
r.rrosno _ �Z� Tirx�i.'� rur q
•iP [Yfl ''
.. .......... •....... //}}�� A YY N A 9M JMYi1MtiN Y -W plg R•�
PP S�� RIfYF NYUN �/f Y9
L ,mow
soup=
r� R !1 Ni4
lrlfn{ H[ [ IWI M AIff1Y
�T '. [�i ,1. �y.� — _. �>✓IYfI MIR If.� W \[.YN NYM Y••
.\I -. 7® � � 4 yt� 4M \f Y.N ' f.Y � �C WIiY• MY YW YYL
{ri —�M°Rf PWN:R[fNM� •••r•r� � I ��`i�'� ® oMIPPRrV•• wR.ru. r.rr_...
.s o. VVVV / //r , — — — — — \ i • � �`�' • O aA.A'u " °"° n . ....... .... _ t
i
0
c :._..
1��'�" 1 . 1 • • I • 1 • I ' -. I • 1 • I I I I I I 1 I I 1 •O I 'J' � °w Y� ' °R • -ow sw .' LU
k o
11 Rw.f IY YR4Y.a fR nY1010 YM
zl
r- 1
• O w ?IB',p0 - W
al[o r[
'� 1 r. r. .I.III IYU[•I�flf r S
'� cu
43— iar
r ` 1
Ia1r YP fawn{ xls •` O F C i r.r -r.wr wR. I'i
K { k• WVi •1 f.i
0 1 67171 AVEN NORTH — aR • • � c N I 1 •{rs • r -r P< [ 11
P.M cl.vrlw
E EVA w f ► z
i.n ISOMETRIC
LEVAT V= SCREENING FENCE
m— ""'"�°°` "" ""'°° "'°' DETAIL "B" - SCREENING FENCE DETAIL
5 Is K W • RN{ T
i q waiw.o'ju[ �.w.a.w�.IP Q R
{, A • .• q
� .v aP
r o<ti. .11
w Mw i.IRP
1' . U' -0 Pf
UANDSCUE
LN-
1. Anr
RIR a A. a p r y 1p .. l Y•U4 ww.
Ri.1f1[ P
DETAIL 'C' ELEVATION i rooium
DETAIL "C" - SCREENING FENCE DETAIL 21
�,•x DETAIL "A" - DECORATIVE FENCE DETAI „13. :
I
u I
1.99
' �s• 7i'11'I
le lanns•�nc>t
.- ......- . :.:... 1 - . :.A l ■�1 l�__ •t•ryl �1 I ' �a ll!f �ft_.1 {)1
■ - ��1 a -emu '� Iasa � s. a. _
j aaa� as
_ r ■mss a s naanaas.aaa•Ras.
- - s• � �asa�aaaaaaa
a. � � aaaa�aaaaa�aaaaa� aaaaas_
-' , a� aaaaaaaas.aaas.�aaa�a_�a�
as•� r , ;u - a,_� ___a.:n '
� �� aaaaa •...: aa� ■un:r,. � -
! rte®
EM
I 40OW MS4 MH
MOts'lting Height» 16 feet.
From Pole to Photometric Center- 2 feet.
�/ .. w IES Cando
z Ia File: C: WSPLDIESaL3T0T. IES
w• «• • «. «• «• «• a. w• w. «•,e.• «• «. a• a• •.• we ... a• a. a. w. we a• we w. •.• w. «• Initial Lumens per Loop= 40000..
.. Lfght Loss Factor ILLFI - 0.72
«• «• •r •r •sw. • a• «• «• «• a• «• w• w• w• «• «e «• «• «• w• w. - Nunber Poles this type N 4
«. e.. w a. ... w. w. w. «• «• w• w. w.... w. •+ «• «• «• «• «• N CC- MS400 -FGL
• a. we •. w• a. a• ..• a• a. we w. w. ao a. w• a. ao we a. a. w..a w. a. we ...... w. •.. we .o «o 4GOW SMH
Mounting Height- 16 feet.
• «• «• «• ... «• •.• «• e.. «• «• «• «. «...• •.• \ _ — _ «• a• a• «• «• IES Condela File: C:eSPLOIES*L3938. IES
Initial lumens per Loop- 40000.
I e «e e.e .e ae «• «, «, en «. «, ., wl •.• «• • «• •.• «• «• L fight Loss Factor. 1 LLF I - 0.72
«• «o «• «• «, «, «. «, a. «. «, «. «, «, w, «• %97.W «• «• «• «• w• w• Wilber Luminaires this type - 30
_
• «• « • a• «. «, «, «, «. w, w, ar M w, «, wl M w, « • «e we a o
w w• «• •., a. a u ws aw ,.• no u, w• •.r .. ws � -- _— � • • a• •. a � I
... as «, .., al «, wt ..• ,., ,., .., ,•.• wr «t ,.+Ui •. w . � \ as • . w• «o w . � 4}
O a ,.• «. wt e. a. « .• ws .. .. ,.t Ti at at a a. .. o C ILLUMINANCE IS IN HORIZONTAL FOOTCANDLES.
• TARGET PLANE AT Z = 0 FEET.
,.. 1 •.. w. ,.! { • t. • N. , • ,,.. .• .l .• , o t ! (t. la. N. N. l.. l.t e.r • •.• « .• a• e. • ',tE�,�j
W ... s. •.. N.. s s • ,. (. •.r •. .., .a .r .• r ' •. v x. N. .• 14 ,.: ..• «a wt •. • # POINTS 7
l 052 - Nu
2� a .' I ...1 . I • I I i a l e I '1 IK I 1 1 I 'e Lu
<
(a a. a• ... «( ,a ,.. ,.r ,.• «, wt ..t r.a ,.• ,a as as ar s ra ,.a sa.•at. ,•� •., so e.e (.e l.r ,a ,., •. a • AVERAGE 7.4
r y ., •. ..1 M I MUM 72. T
(.o . u., l.e as a. l • «, a.t a. w r • «, a.. wt a.o as as a.a •, nel »a »a aa, ».� o-a of a.l . a.l ae • « « . MIN IN IMUM 0.0 j
� ,.� a .... • x. xl N. x.. ,... , .�. ®�� 41 a � !
..� a s ws ,., as ,.. ,.. as ..• • no ».r n.a ».e sea aw, ,,., x.. ,,., x. w.r ,«• «., x.r u. Na . x.� ��«, • .0 ,.
�. , • s ,.• ..s , ,. , ; ..( N., a . �, syP
x.rr ix., y ' .yx.. a .y�..,.y1 N ya xS'R.•$:rN:. .i •., e. «• E�
• . •.. H al J ,.• , «. u.( .• al. d x.t n. d xJ w. a xa l0.t • rtd b.• rte. x.r x•[ a�.a. �. • w «• • p�e
t l g S f 1 !
ws , • («• «• ,a as •., : .11, ,M(.(a! i.o uM IR.a x)t K• ». .ta x. /k pa•Trl� ,a •. «•
' a, Ft •. 0.I ,., w! «( ` �' .> ,.i «1
o.l ea • al a: a+ry s s as w. l.a «, a.a o.. ,•.a n.a n.• n.r ,s.• n.a n.• u.: n.• N.• .......r .... u.• xa N.. e.a •.e «r ,.• a. , e.e e. o ae
... •.1 «1 ... C. a.. a.a a.. a.. •.t .., «. ,.. :a as .. a. 4t�
73Q-4- RWE
w «,in wt wt e., a ,., •.lN awe � !
we ..• «r al «1 0.. w. wl wt w( .a wa wa «a «a wa wa wa «a «s «a «a at wt wa at wa w. ♦t wtCL. to tw «, w, w• a. «. i
a• w. b. wo a, .a .., a, al «1 «t e.e wt «t ws a( ws ws at e: at wt at wt wt at «: «t «..., ,.. l.a as as l.a o.t «. os a. � �:f
57TH AVEM NORTH g
F
� 3
NMT#M= CENTER ADDITION
BUILDING iS TAKEN AS AN OBSTRUCTION G
lllul »rls r• rl�u Md ,M Y1Amir• Imr•1rY t•s, p,�lIt,q. (q d
eM 1n mier� W .1M III,M,N,IrN ablrY wM•a�e i�11s••rol 1 S4
Y1r1 i11Jl,wr. ��eeyrx M N,ar Y r1•w in 1 1 e• ,r,. •9 tl„
- i Oir, ,Nr••taflw,� frl�lLfirll 11Y• in�p. I.W
inelrfw le• rtieirlo.'eflrf p Irtp• Mlrr • 1201. 11.10 .MNT11rN. ]
r•W4 w S
. 1. ••ox
' t. Waxl[R r
SITE LIGHTING FOR: LKiMiNG
SPEEDWAY SUPERaNERICA LEG
STORE •4DS8 !BROOKLYN CTR. NHI e'' STORE #4051 j
WHITEWAY LIGHTING 2002
74134 as
i
RECEIVE[
Marketing & Transportation Engineering
S M nd JAN 2 5 2002
H p thi nrNlTrn. MARATHON ASHLAND Petroleum LLC
2060 Centre Pointe Blvd.
January 25, 2002 suite 1
Mendota Heights, MN 55120
Telephone 651145A-M6
Delwin & Donna Holm FAX 651/454 -8754
5639 Logan Avenue N.
Brooklyn Center, MN 55430
Dear Mr. and Mrs. Holm,
It is our understanding the enclosed plan revisions dated November 6, 2001 (Rev. January, 2002),
are your preference for the improvements and design for the compatible redevelopment of the
expanded SuperAmerica site.
These plans includes, but are not limited to, these specific and custom features:
1. (Sale of Property) Marathon Ashland Petroleum will, as part of its replating of the
SuperAmerica site, sever the southerly 8 ft of the present lot at 5649 Logan Ave, N. from our
parcel, and add that 8 ft area to your parcel. For this addition to the dimension and area of your
I ot, you will pay Marathon Ashland Petroleum a sum of Seven Hundred and Fifty dollars
($750.00) on the terms and conditions we have agreed to.
2. (Buffer fence) We will install a required buffer fence on the edges of the license area and
along the rear line of the license area connecting to the buffer fence along the neighbor's lot line
as shown on the plan. The buffer fence along the side yard will be 8 ft tall, made of cedar, and be
of "board on board" design as shown on the elevation and isometric keynotes on the plan. This
Ave. approximately 7 ft beyond the front of e. The our garage. fence shall extend toward Logan pp y y Y g g
fence along the rear portion of the license area will not be a board on board design, but will
match the decorative design of the required buffer fence installed along the property line we
share with 1918 and 2000 Brookview Drive.
3. (Private fence) You will remove all the existing fencing between our properties and we will
install a fence connecting the buffer fence and your garage at a point 3 ft behind the front edge of
the garage, as shown on the plan. This private fence will be made of cedar, be the same design as
I
the required buffer fence, and will be 6 ft tall. This fence will make the transition to the 8 ft tall
buffer fence over the last 4 ft of its run, as shown in the construction note on the plan.
We will also install a 6 ft tall, cedar, fence of the decorative design matching the design of the
private fence installed in your neighbor's back yard along your rear lot line This fence will have
two "good" sides, and will make the transition to the 8 ft tall buffer fence as shown in the
construction note on the lan. It will be our responsibility to remove and dispose of the existing
p p Y P
fence along along this lot line.
• 4. (Our improvements in the license area) Within the area you wil purchase we will not disturb
the existing drive east of the private fence, and will remove the driveway west of the private
fence and replace it with a sodded area. The present shared driveway onto Logan Ave. will be
narrowed to the boundary of the area you have purchased.
a
5. (Cement slab) We will install a 6 ft by 20 ft, 4 in. deep, cement slab on your property
adjacent to the garage, and extending from behind the private fence to approximately the end of
the garage.
6. (Elm tree) We will remove the mature elm tree now located in the front yard of 5649 Logan
Ave. N., and landscape the green area of that lot as shown on the plan.
7. (No deciduous trees) We will plant 6 ft to 8 ft spruce or pine trees as indicated between the
corner of our store building and the corner of the license area, .and will retain the existing crab
tree in the front yard, and one of the two Norway Maples in the back yard, at 5649 Logan, but
will plant no other deciduous trees adjacent to your property.
8. (Speakers) Microphones and speakers required and used to communicate with customers at
the dispensers shall be individually mounted and addressable to each dispenser. The common
speaker system type of equipment used at the present store will not be used at the new store.
9. (Access doors) The sole public access to and from the building shall be the single entrance at
the front of the building. Any other doorway shall be only that exit required for emergency
egress, and it shall be used only for that purpose.
10. ( Trash container) The trash container shall be located as on the plan, at the far side of the
site.
11. (Building lighting) A switched wall mounted light will be installed at the emergency exit
door at the rear of the store. This light will be on only when the door is in use. No other lighting
will be provided on the sides and rear of the store building. If, due to unwanted activity in these
areas lighting is recommended, motion sensitive "wall- pack" lighting will be installed. If that
does not discourage the activity, the lighting will become constant.
If we have misunderstood or left out any of the elements of the plan that are important to you,
please let me know. Thank you for your assistance in designing the most compatible relationship
with your home.
Sincerely
Brian LaFreniere
Engineer
Marathon Ashland Petroleum LLC
cc: Mr. Ronald Warren •
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430 - 2199
RECEIVED
M
Marketing & Transportation Engineering
.� ��d SAN 2 � ZOO
CITY OF BROOKLYN C ENTER MARATHON ASHLAND Petroleum LK
2060 Centre Pointe Blvd.
Suite 1
Mendota Heights, MN 55120
Telephone 651/454-7776
January 25, 2002 FAX 651 /454-8754
Ms. Patricia Schutta
2000 Brookview Drive
Brooklyn Center, MN 55430
Dear Ms. Schutta,
It is our understanding the enclosed plan revisions dated November 6, 2001 (Rev January 2002),
are your preference for the improvements and design for the compatible redevelopment of the
expanded SuperAmerica site.
These plans include, but are not limited to, these specific and custom features:
1. (Buffer fence) We will install a required buffer fence on our shared property line. The buffer
fence will be 8 ft tall, made of cedar, and be of the decorative design matching other fencing you
. have installed on your property, and as shown on the elevation and isometric keynotes on the
plan. As part of the construction of this buffer fence we will remove and dispose of the present
wood fence on your property along our shared property line, and the lilac hedge on our shared
property line.
2. (Private fence) We will remove and dispose of the existing wood stockade type fence on the
property line you share with Mr. Mozey, and along the property line you share with 2006
Brookview Drive between our shared property line and your garage. We will replace these
private fences with fences that are 6 ft tall, made of cedar, and of the decorative design matching
the buffer fence and other fence you and Mr. Mozey have installed joining your homes, and as
shown on the elevation and isometric keynotes on the plan. These fences will have two `good"
sides, and will make the transition to the 8 ft tall buffer fence over the last 4 ft of their run, as
shown on the construction note on the plan.
3. (Landscaping) We will plant spruce trees in the area to the rear of our store building to
reinforce the backdrop of evergreens now provided by the plantings in your and your neighbor's
yards.
4. (Speakers) Microphones and speakers required and used to communicate with customers at
the dispensers shall be individually mounted and addressable to each dispenser. The common
speaker system type of equipment used at the present store will not be used at the new store.
5. (Access doors) The sole public access to and from the building shall be the single entrance at
the front of the building. Any other doorways shall be only those required emergency egress and
shall be only used for that purpose.
6. (Building lighting) A switched wall mounted light will be installed at the emergency exit
door at the rear of the store. This light will be on only when the door is in use. No other lighting
will be provided on the sides and rear of the store building. If, due to unwanted activity in these
areas, lighting is recommended, motion sensitive "wall- pack" lighting will be installed. If that
does not discourage the activity, the lighting will become constant.
If we have misunderstood or left out any of the elements of the plan that are important to you,
please let me know. Thank you for your assistance in designing the most compatible buffer for
your home.
Sincerel
Brian LaFreniere
Engineer
Marathon Ashland Petroleum LLC
cc: Mr. Ronald Warren
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430 - 2199
RE CEIVED
J AN 2 0 0 2 Marketing & Transportation Engineering
M .�fs/1► /and
O �
(IF RROOKI V N roEgITEp MARATHON ASHLAND Petroleum LLC
2060 Centre Pointe Blvd.
suite 1 MN
Mendota January 25, 2002 Telephone H 651 /A5A -7776 551
FAX 651/45A-875A
Mr. Steve Mozey
1918 Brookview Drive
Brooklyn Center, MN 55430
Dear Mr. and Mrs. Mozey,
It is our understanding the enclosed plan revisions dated November 6, 2001 (Rev. January 2002),
are your preference for the improvements and design for the compatible redevelopment of the
expanded SuperAmerica site.
These plans include, but are not limited to, these specific and custom features:
1. (Buffer fence) We will install a required buffer fence on our shared property line. The buffer
fence will be 8 ft tall, made of cedar, and be of the decorative design matching other fencing you
have installed on your property, and as shown on the elevation and isometric keynotes on the
plan. As part of the construction of this buffer fence we will remove and dispose of the present
chain link fence on your property along our shared property line, and any part of the lilac hedge
on our shared property line.
2. (Private fence) We will remove the existing wood stockade type fence on the property lines
you share with Ms. Schutta, and replace it with a fence that is 6 ft tall, made of cedar, and of the,
decorative design matching the buffer fence and the other fence you and Ms. Schutta have
installed joining your homes, and as shown on the elevation and isometric keynotes on the plan.
We will also install a similar fence along your shared property line with the Holms. These
fences will have two "good" sides, and will make the transition to the 8 ft tall buffer fence over
the last 4 ft of their run, as shown on the construction note on the plan.
3. (Landscaping) We will plant spruce trees in the area to the rear of our store building to
reinforce the backdrop of evergreens now provided by the plantings in your and your neighbor's
yards. We will also plant one 6 to 8 ft tall spruce tree in your backyard at the location staked by
you to provide a transition to our site and reinforce our plantings.
4. (Speakers) Microphones and speakers required and used to communicate with customers at
the dispensers shall be individually mounted and addressable to each dispenser. The common
speaker system type of equipment used at the present store will not be used at the new store.
5. (Access doors) The sole public access to and from the building shall be the single entrance at
• the front of the building. Any other doorways shall be only those required emergency egress and
shall be only used for that purpose.
6. (Building lighting) A switched wall mounted light will be installed at the emergency exit
door at the rear of the store. This light will be on only when the door is in use. No other lighting
will be provided on the sides and rear of the store building. If, due to unwanted activity in these
areas, lighting is recommended, motion sensitive "wall- pack" lighting will be installed. If that
does not discourage the activity, the lighting will become constant.
If we have misunderstood or left out any of the elements of the plan that are important to you,
please let me know. Thank you for your assistance in designing the most compatible buffer for
your home.
Sincerely
mss.. -•
Brian LaFreniere
Engineer .
Marathon Ashland Petroleum LLC
cc: Mr. Ronald Warren
i
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430 --2199
DRAFT
Member introduced the following resolution and moved
its adoption:
PLANNING COMMISSION RESOLUTION NO. 2002 -01
RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2002 -001 SUBMITTED BY
SPEEDWAY SUPERAMERICA, LLC.
WHEREAS, Planning Commission Application No. 2002 -001 submitted by
Speedway SuperAmerica, LLC proposes rezoning from C -2 (Commerce) and R -1 (One Family
Residence) to PUD /C -2 of a 1.139 acre site located at the southwest quadrant of 57th Avenue
North and Logan Avenue North; and
WHEREAS, the proposal comprehends the rezoning of the above mentioned
property and site and building plan approval for a 3,969 sq. ft. convenience store /gas station with
six fuel dispensers and a canopy area on the above mentioned site; and
WHEREAS, the Planning Commission held a duly called public hearing on
January 31, 2002, at the Brooklyn Center West Fire Station when a staff report and public
testimony regarding the rezoning and site and building plan were received; and
WHEREAS, the Planning Commission considered the Planned Unit Development
request in light of all testimony received, the guidelines for evaluating rezoning 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
Comprehensive 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. 2002 -001
submitted by Speedway SuperAmerica, LLC 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 city
ordinance standards except for allowing a gasoline station to abut R -1 zoned
property; a building encroachment into the 35 ft. buffer area where the property
abuts with 5633 Logan Avenue North; and a 15 ft. greenstrip along the 57th
• Avenue North right of way line. These modifications from the C -2 standards are
justified on the basis of the development being an appropriate redevelopment of
this area and that they are offset or mitigated by various factors contained in the
approved site plan.
DRAFT
4. The Planned Unit Development proposal is considered consistent with the
recommendations of the City's Comprehensive Plan for this area of the city. ' 9
5. The Planned Unit Development proposal appears to be a good long range use of
the existing land and this redevelopment 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 that 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. 2002 -001 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 site improvements.
4. B -612 curb and gutter shall be provided around all driving and parking areas.
5. Any outside trash disposal facilities and roof top 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. An underground irrigation system shall be installed in all landscaped areas to
facilitate site maintenance. i
8. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the
City Ordinances. Specifically, identification signs shall not be allowed on the
canopy, nor shall the faces of the canopy be internally or externally lit. Canopy
signs may only be allowed in lieu of other permitted freestanding signs.
9. The applicant shall submit an as built survey of the property, improvements and
utility service lines prior to release of the performance guarantee.
10. The property owner shall enter into an easement and agreement for maintenance
and inspection of utility and storm drainage systems prior to the issuance of •
permits.
DRAFT
11. All work performed and materials use for construction of utilities shall conform to
the City of Brooklyn Center standard specifications and details.
• 12
The applicant shall provide appropriate erosion control during construction as
approved by the City's Engineering Department.
13. No building permit will be issued for construction of the proposed building until
the plat comprehended under Planning Commission Application No. 2002 -002 has
been modified, given final approval by the City Council and filed with Hennepin
County.
14. 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 C -2 underlying zoning district as
well as other conditions of approval. The agreement shall further assure
compliance with the development plans submitted with this application.
15. Approval of the application acknowledges that the south wall of the building shall
contain only one emergency exit with lighting consistent with that outlined in the
development proposal.
16. All lighting fixtures, whether freestanding or beneath the canopy, will have the
light source completely enclosed and will have flat and flush lenses.
17. The applicant shall use se fuel dispenser mounted fueling point specific microphones
and speakers for required communications with customers at the pump island
areas.
18. No car wash facilities are comprehended as part of this site plan nor will such
facilities be allowed in the future.
Date Chair
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 followin g g voted against the same:
whereupon said resolution was declared duly passed and adopted.
Application Filed on 1 -10 -02
City Council Action Should Be
Taken By 3 -11 -02 (60 Days)
Planning Commission Information Sheet
Application No. 2002 -002
Applicant: Marathon Ashland Petroleum
Location: Southwest Corner of 57th and Logan Avenues North
Request: Preliminary Plat
The applicant, Ryan LaFreniere, on behalf of Marathon Ashland Petroleum, is seeking
preliminary plat approval to divide and combine three parcels of land located at the southwest
corner of 57th and Logan Avenues North into two lots. One of the lots would be for the
redeveloped SuperAmerica station comprehended under the Planning Commission Application
No. 2002 -001. The properties are bounded on the north by 57th Avenue; the east by Logan
Avenue; the south by single family residential homes facing Logan and Brookview Drive; and
vacant commercial property on the west.
As mentioned, the property is currently made up of three lots. The lot at 1915 57th Avenue
North is approximately 55,000 sq. ft. in area, is the site of the Milavetz law firm and contains a
3,567 sq. ft. building. The lot at 1901 57th Avenue North is 14,300 sq. ft. in area, is the current
SuperAmerica site and contains an approximate 1,836 sq. ft. building. These two lots are
currently zoned C -2 (Commerce). The third lot is at 5649 Logan Avenue North, is 9,750 sq. ft.
in area and contains a single family home and garage owned by David and Beverly Holmes.
This lot is currently zoned R -1 (One Family Residence).
Agreement has been reached between the various property owners to create through the platting
process, two lots out of this combined 79,496 sq. ft. (1.825 acre) area. The plat is to be known as
SuperAmerica 5th Addition. The proposed Lot 1 would be 29,852 sq. ft. (.686 acres) and contain
the Milavetz law firm building. The proposed Lot 2 would be 49,606 sq. ft. (1.139 acres) and
would be the site for the SuperAmerica redevelopment. It is the proposed Lot 2 that is being
rezoned to PUD /C -2 under companion Application No. 2002 -001.
The Milavetz site has a 19 stall parking lot in addition to the 3,567 sq. ft. building. This parking
lot meets the one space for every 200 sq. ft. of gross floor area parking requirement for an office
building. It should be pointed out that the ability to utilize this building for retail uses, which are
allowed in the C -2 zoning district, is gone with this platting. The proposed SuperAmerica site
would exceed the minimum lot size requirement for a gasoline service station contained in
Section 35 -414 of the zoning ordinance. That section requires a minimum 20,000 sq. ft. lot for a
gasoline service station.
Representatives of SuperAmerica have had discussions with neighboring property owners
regarding concerns they have about the proposed SuperAmerica redevelopment. Screening
i
1 -31 -02
Page 1
proposals have apparently been resolved. The owners of the property at 5639 Logan Avenue
North (Delwin and Donna Holm) have an attached single car garage located approximately
6 1/2 to 7 ft. from their north property line and they also share a driveway with 5649 Logan,
which is being incorporated with the proposed SuperAmerica lot. Their negotiations with
SuperAmerica have resulted in an agreement to convey 8 ft. along the southerly property line of
5649 Logan Avenue to the Holms. This will allow them to, at some point in the future, expand
their single car garage or build a new garage on that side of the lot. It will also allow a
continuation of a portion of the shared asphalt driveway and curb cut along Logan. The Holms'
lot will also have to be included in this plat in order to convey the 8 ft. Survey work and data
collection will be undertaken immediately. Consideration of this modification was included in
the report and the recommendations made for the PUD Application No. 2002 -001. We do not
believe it is necessary to resubmit the preliminary plat but recommend that the necessary changes
be made and the necessary survey data be provided with the final plat. The plat would then
contain three lots rather than two and the Holm property would be 83 ft. by 130 ft.
(10,790 sq. ft.)
The City Engineer is reviewing the preliminary plat and will be making comments related to it
for the Commission's review. The plat is less than five acres in area and is not subject to review
by the Shingle Creek Watershed Commission.
A public hearing has been scheduled for this preliminary plat and notice of the Planning
Commission's consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
This preliminary plat is dependent upon the approval of the Planned Unit Development under
Planning Commission Application No. 2002 -001. If that application is not approved, this
preliminary plat should also not be approved. All in all, we believe this preliminary plat is in
order and approval is recommended subject to at least the following conditions:
1. 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. Approval of this preliminary plat is contingent upon approval of Planning
Commission Application No. 2002 -001.
4. The plat shall be modified to include the lot at 5639 Logan Avenue North and the
proposed 8 ft. conveyance to be attached to that lot. Survey data shall be
submitted to the City Engineer and the final plat shall include this lot.
5. Building permits for construction of the SuperAmerica building comprehended
under Planning Commission Application No. 2002 -001 shall not be issued until
the final plat has been approved by the City Council and filed with Hennepin
County.
1 -31 -02
Page 2
� MEN
� :111111 X111■ '� ���i � "`�'-- --- '
POP 1 ■� 'i �����d ��■
� 1111111/1 .I •• � `•• .
'1111111111 Ililil 1111111. 11MON \ �.
� 1+1111 ��1111 111!111! ■o11;
HIC:r X111111■ 111111! !111111 l� 11I��
111 ►• 111 �iti1 1111111 1111111 fl1111
111111 X111111! 111171! 1111111 11 1
� 111111 11�/1� IIIE!�I 1111111 11'1
tln1 ■ ■■
� 1 1��1 1111111 ■ � �■■ ■■� 111 1111 11111/11 -
�� 111C��` II IE'!I�JIl1 ■1111..11111. 111111 �
� 111111 1111!1■■ X11'1■ ■•111!1!1 111 1111 11� — ..�
Ilt� +'++,1 I =111■ Y 1 ■ 1 IIIIIt
� 1111!1!! nulUnuu �, ;����1i.�„r ■11 1111 ■!■ Pill!
1 �'
nn1u1l1llln lot 1111 ��� 1111 1
11 1111111
� � X1111111 IIIIIIIIIIIIIII ■111l11l11�1�1■ 111 1111 1111 11111111111► 1
,' itllllllillllll 1 ■ It11�1�I 1111111 111111 ft 111■ 1111111
�:, illlillllllilll IIIIIIIIIIIIIII ■ ■� ■� ����■ 111 1111 1111 11 11111111 ■� ■ J �I�
�I illllllllllilll �.�� .... 1111111 111111 1111
W MEMOMM 111111 1111
ulunmm�l ;,� uuunllll ■111r 1111111 iil 111 1111 11!111 .. 111111 Mum
1111 111111 111111
■1111■ ■11111111■ 111 ., 1!111! ■■ ••• 11111111 11 1111111 1111!1 11111 111 11'111
1 111111�11II,1111 11111! ��� 111111 111 111111■■
� 11 1111111 111 �,, 1�■ 1111111!
_ 1 1111111111111111 111111 tllli ■■ �/ ■■■■ ■■ ! 111111 1 " "' 1!111 �'� i■ 1
mom � ��1 ■11 111�� I i1 1�1 1111111/ ■�■i�i ■���■ 11111111 IIIIIC� ' 11!11 ■111
_ I.-R-L ` ■■ 11! ■ ■� 11111111 !111 1
mom . illll ■� [ii 111ii III 1�11� ■ill �y�;, � a- _11111111 1111 �
�1■�1 ��������������: ®�� , i. * +f h 11 ^I•.1�i111111111 �, �� '
m NO
O
a 7 1 1 NO
a
-
G ,
i
rp"rar-
SUPER US WA 5THA DDI TAON
��� • A [w1 N Il IMSNmMA•p[wl a.1 ft � l/. IM [eMMN1�1 /. [Mb^ 2. !f s RgM M pN i. wa M W Oan11M VN Nr•ef a^ M s N nNN .. IM NM M N
' • w S Crl • i '^ � ' N RM• x. I" W
1 -W �,/�p� / •^� / Twei 0. .ylelrN LaN Suw/ w 111., /.w N u.• p•M•e N pM we.F CsMp
••-• v "' ✓/ [/! /R/fI /!1 /� • 8• MnwNe NN.1 M [wl In MI Nrrl.
_ .1rIY1 ^•tl, 1.se.,, .'rl1•r lr8
k - _eN•- '- m :a llsla A r._. n
_ w •rnr ID `
•N
• • [ , • , •ay �*� •� •+� /6. ; eTi ['R � �• [ ,. wen.5 '° /•. ,•uM 11.00 ,wr N Me pate 165.00 D.1 N ls1 ,,. 4AIS'• swai.e• ww ,14 ww.•M
•� a Cwnl, Y1•.. [w1 el .e ew, M N M• [wl ,/, N N M wlMwl Wrlr N m•
^ Na ^a• /0. ,e.NM^•t Ousfr. [wtlN 1. I.-.W 111L aa�/t [I.
r� w •� :', �u - - - -- •w Cw101eN� TM• Ma lnTf, .
''� =,\ roar. nMar.• I ,rn �. e• e•. n
4• n a/.• -�, ` w / w / usm,a •.e es .nlm'" ' ✓/ / v/S 7 a C' r
R', m � ., \ w / I I � �. r ''=--3• _ - • aw
.w .,
\ •YRT p-
i R L S -ar / �•,• %w s� ,,, °, a row
\ 1
• R •\ Y w
w ^ LOT I
°�
w �« ' !t ., , 9r 1 \ u s L Oir • 1 - - - i, [ I I.I r..�. «N.w N.w..- ...m,lw N�w�• ..w. .. ae......1..^..�... o...
\ L ere w w ,.•al. N iwM a.,rw . rreD.,r NM «a.ae w1• r«... h rr•e
J w� •w \ .w p 4° � _ ,�' � [a.• ul rMra w .,ww. w m..N s• r1. h M.w wM
. w• � •. c tl [ r [ � r ., 1 \\ \ w °D w � - },.• I f Nn� r. :� a a' rol ^'^ 1..m .�•s �
�,_ _ ; B � � _ . � N NYtl. w w wives• w1 M1. YrIM1.. •IIIIM r111eN ,.
�: � _ PL _ l _ � -_ \ / -i ri V 1 \ •= I I6 a• r! I _ p � I `� I.) G•I•e1 COY110.1 [T ^,[ QL CML N ([S,I NhOW] Is F.�• adY IsNYn N.M1Y.
1 •*' ii I 1 w \ `' w .. w � S S I•Is b w1 ruwtlw
V • •, � • ••^ I w \ r • � Y I `+ ,) [•.,�• 1NN Scree CeA••I Cwenlb_I b /Re Me•rrMe pe. I INn. MMetlw i•Y
I , , 1 \ w '�•
0^IN .. 3W I. w NW e•w w 4 MNM M .eesi.
W I ,
• w' j � r • , , 1t � • � '• � •+•# } „ M _ a. • w� a w I w. nw.w� ^ N i�..� a Y4 c r[� r.tiiw ��io s o' S a1N rlrr
' I s 1 \ wl I \ .w .w • y '•• ' ... • .. • L:.� X010 I 10 ( 6 ww.,� Y witDa M ON.ND, N e...•wm MN Dave. [ 7. I ,ea s.e N wwri oeas.
f� w'k'd • • \ , i. ' :'-1 , � \' v •... w ! p, w l� �iriJ/ a., 5. y w� wr L �
` !� 1„4 . oae pw 10x1a0.
•( 6I ZeM, M .Mss 51/•n11.ns1 N .rriMt y Me 11w•/i, pyr011r1 N M Cpl N „setl,1
CMeO
CiK I u1
Su
- •� I ! "•/ • •, • • 0001 ' - w IIM w,e.a. p. wr« C -[ ([rre.e.> M
-_ -- Z•lfOITTZ - -- , . . / .w it I II-, (11WnW)re
. w• ~ ' I // / • r•• \ � . 0 f•� I 6r I N^ ivn i k n M4 e..xr .Ml -n M1N
_.wmm.. u � w y� �.'.��� / _ J+ -_ I 1.) a�.. ry N � 1s.NS [s n r un ^•.
• Zs + w r ,R (!):• � , / � • � JL /O � • � N � M �AOC 0• n a 0 1. uo Ae
- ' „` '- J � - _ 6) ,,w, •r.MM r. .w.�.. eNr 1 M!e,5 , [«N1 e.^rwM,. ,,11.•.
` - [ I! 711/ T• -_ ' �`.�- M_ \ /AQ710f[ +vi i Ci Mwa (" I I.I TN N M M N IY•.Nrwl N T1 arnr N S1N Mw• NwN rJ L•p a.ri•
OI.• arr0 • [E@m R.1. N }�,j'"M I I I w0. dwlbn . WAJ1 ,wl.
TO n W MN µ,Fwl %M ItwwW wM N Cqn .•ww
ra., s0• p•rM.
O D�•'w1u e•W1 wi � 1 w O
DwIN M M NM / '•'•• I '�
0 Dalr Newllw .ets1 •w
M boat. e N r•a
T[. OrrW alt wtl ZQVE R -/ (SN[X£ FAUX Nf9D£NIUC)
rt ere,« IrN 6.. rwuwl
M Owe,. I.e have
A Dr•Iw fwe e, •!
Oi1L• Ow +lw M •re
OD DwW p wIr
A/,�+"•","�"� VICINITY MAP Da[ m.em
mom w pr+s un MN au. r . w .w r.N1
Dw,w ewse. 1r,ri W 19 5 3SM AYE K .. NrN. Me ~ i. ' � ' i+•�W VON w M M � M -
'
L ° Ow w' r N ,pr11M•i^'^ � 1ire11eilw�•� arw10M G^Ir, Ik YM]D N .u[IFM p r1. Yrn •r N eN. IrL
YO•[IL pwlw .r•Ie1F w _ LYt 100 ,r P a1-NS ;wi.W OwriMN LLC OeW We 76 b N Jw•r}, ]W[
PK De.lw .Wrwei e.M•wl mos C/O MrM7 Ta pert
.PV DMW M 1M• 'D q. YeYrw�. [••1
lI10E lMD ,MIK1 LLG
so S OweW e.aw7 wr Q0.• .•• I.W if-M N , f °� JM t er.4 II.LI YM p•G IM ,HM
sr sowM. eler eer
,Ta owl« w•••1• .e•Dr a.pN .... . ar•re,1 e.i.. p.. ,Sex
is Draw IN.pw M M
fi r,•• YR WT
x eve,. W N r. NrNlw W]0
%a Drew Mw•NebgkwbMr.MMr M
M pwrin M N• Y"•' ~ f�-s [OW iwY• M4
n 0 A N .•Ir
Sande Land S urve y i ng ,
n � � ,
LLC.
sulc . ,[[r [x ew,w [..»I D.. b•ISp INlrlre a [r Or
I :w w b"T'.w` sY. Dw «r.l":ri- S. ° -[ae ..r� s-m. I
L - - -- - - -J