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HomeMy WebLinkAbout2002 03-28 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MARCH 28, 2002 STUDY SESSION WEST FIRE STATION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - February 14, 2002 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 5. L & D Maintenance Co. 2002 -004 Request for Special Use Permit and Site and Building Plan approval to construct a car wash and sorage /equipment room addition to the gasoline station/convenience store at 1505 69th Avenue North. 6. Other Business 7. Adjournment • • Application Filed on 3 -14 -02 City Council Action Should Be Taken By 5 -13 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -004 Applicant: Joe Kiesling, L & D Maintenance Co Location: 1505 69th Avenue North Request: Special Use Permit/Site and Building Plan Approval The applicant, Joe Kiesling of L & D Maintenance Co, on behalf of Hark's Conoco the lessee of the building at 1505 69th Avenue North is seeking a special use permit and site and building plan approval to construct a car wash and storage /equipment room addition to the existing gas station/convenience store at this location. The property in question is zoned C -2 (Commerce) and is bounded on the south and west by R -5 zoned property containing the Humboldt Courts Apartments; on the north by 69th Avenue with the Brooklyn Center School District Community Corner building on the opposite side of the street; and Humboldt Avenue on the east. Gas stations /convenience stores and car washes are special uses in the C -2 zoning district. The applicant is proposing to add a 16 ft. by 50 ft. (800 sq. ft.) car wash to the back, or southeast side, of the building, which will be attached to the existing building by a new 320 sq. ft. mechanical/equipment room. The existing, retail area at the station will remain the same. AC:C'.F. 1 Sq/PARKTNCT The proposed plan calls for no change to the access to the site, which is presently gained via one access each on 69th and Humboldt Avenues. The building is just under 2,000 sq. ft. and requires eleven parking spaces. Approximately five parking spaces on the easterly side of the building will be lost due to the construction of a new drive lane serving the new car wash. Five spaces exist along the south property line and approximately five spaces can be provided along the west side of the site. Four spaces are also shown at the northeast corner of the site. Pump island parking also exists. Parking on the site exceeds the parking requirement for a retail use. No parking is allowed in front of the building and this should be posted and observed. An additional handicap stall is shown on the westerly end of the building. GR A DTNC"TIDR A TNA CTE/1 TTTT .TTTF Q, No grading, drainage, utility plan has been submitted and revisions are minor. Such plans are subject to the review and approval of the City Engineer. No major changes or problems are anticipated with the applicant's proposal. Curb and gutter are to be removed on both sides of the building to provide for the drive lane leading to and from the new car wash building. New curb and gutter (B -612) will be provided to delineate the new driveway. 15 ft. by 16 ft. heated concrete slabs will also be provided by the S 3 -28 -02 Page 1 entrance to and exit from the car wash. It is recommended that concrete curb and gutter be modified to provide a parking protector between the drive lane exiting the car wash and the • parking spaces along the west side of the site. LANDgCAPTNCT The applicant is proposing no new landscaping as part of the project. They have submitted a landscape inventory showing existing landscaping and the point value for it. The site is .87 acres and requires 80 landscape points. Twelve shade trees (Silver Maple and Ash/Elm), five Spruce and ten Pines are shown on the inventory all of which are located on the south and west green strips, or in the back of the building. The point value of these trees is 230 points. Utilizing the landscape point system, which encourages a variety of trees and shrubs, 72 points are credited for this site. It is recommended that additional low -lying shrubbery be provided in the Humboldt and 69h Avenue green strips as part of the landscape plan. Underground irrigation should be located on the site. RT M ,DTNC7 As mentioned, the car wash will be located to the back of the existing building and connected to the building with an equipment/storage room. The exterior of the existing building is a combination of brick, concrete block, and vertical board siding. They are proposing a rock faced concrete masonry unit finish for the new addition, which will be painted to match the existing brick finish. 10 ft. by 10 ft. overhead doors will be located at either end of the new car wash. TR A SH/1 JC'THTTNCT There are no changes proposed to this site with respect to lighting. A trash enclosure -is not indicated on the site plan, however, an unscreened dumpster is located along the south side of the site and must be screened. Provisions should be made to provide proper trash screening and the plans should be amended to reflect its location and material. The material used should be consistent with the exterior treatment of the building. There appears to be winter damage to a recently constructed screen fence along the south property line. This should be repaired. A propane facility is located at the northeast corner of the building and will continue on the site. Previous owners of the building have been notified that any identification or advertising signery is not permitted on the propane tank screening device. Such a sign exists and should be removed. Also, product advertising signs have been affixed to light poles and other standards throughout the site. These signs also are in conflict with the City's Sign Ordinance and must also be removed. It should be pointed out that similar signs at the facility on Humboldt Avenue at Freeway Boulevard also exist. This station is owned by the operators of the 69th and Humboldt Avenue facility. These matters should also be addressed and it should be stressed to the owners the need to comply with sign ordinance requirements. 3 -28 -02 Page 2 SPECIAL T ISE PFRMTT STANDARDS i Car washes are uses as are special gasoline service stations in the C -2 zoning district. As such, p they must comply with the standards for special use permits contained in Section 35 -220 of the City's Zoning Ordinance (attached). This is an existing facility and, for the most part, it is believed that the addition is compatible with the standards for special use permits contained in the ordinance. It should be noted that a car wash existed on this site many years ago, prior to the time of this station becoming a convenience store and self - service gas station. It does not appear that the reestablishment of the car wash would be inconsistent with the standards for special use permits. The standards for special use permits require that the proposed special use (or amendment thereto) should promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood or substantially diminish or impair property values; not impede the normal and orderly development of surrounding properties; be designed so as to minimize traffic on the public streets; and conform with the applicable regulations of the district in which is it located. The applicant believes the improvements proposed will not be detrimental to the neighborhood and should not impair property values within the area. The egress, ingress will not be altered and their improvements shall conform to the regulations of the district in which the property is located. Generally we would concur that the standards for special use permits can be met. However, providing a screened dumpster enclosure area, repair to the screen fence and compliance with the sign ordinance are all key matters that need to be addressed with respect to • this plan. A public hearing has been scheduled for this special use permit and notices of the Planning Commission's consideration have been sent to surrounding property owners. RECOMMF.NDATTnN The plans generally are in order and approval is recommended subject to the following conditions: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Any grading, drainage or utility plans are subject to final review and approval by the City Engineer prior to the issuance of permits. 3. All outside trash disposal facilities and rooftop and on ground mechanical equipment shall be appropriately screened from view. 3 -28 -02 Page 3 4. A performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure the completion of all required site improvements. 5. The plans shall be modified prior to the issuance of building permits to include: a. The addition of shrubs in the Humboldt and 69th Avenue green strip in accordance with the landscape point system. b. The location and materials for a dumpster enclosure. c. A parking protector /delineator between the car wash exit drive and the parking area on the west side of the site. 6. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City Ordinances. This site and the property at 6501 Humboldt Avenue North operated by the same applicant shall be in compliance with the City's Sign Ordinance prior to the issuance of building permits for this project. 7. The area between the front of the building and the canopy area shall not be used for parking purposes and shall be posted as "no parking, fire lane ". 8. The amended special use permit is granted for the car wash expansion as contained in the plans submitted. Any other expansion of alteration of this use shall require additional amendments to the special use permit granted. • 9. The special use permit is subject to all applicable codes, ordinances and regulations. Any violations thereof shall be grounds for revocation. 3 -28 -02 Page 4 :'111111 ■t ■� :■N�t� ■■■■�������11� -- "�� mm mommzvo ■� :" �. ■■■ t 111 ot■� Iowa EVERGREEN PARK EVERGREEN SCHOOL �� ■� i - i� �NOU . ILE= Ml 71 mm Illllit ; �� �� mil• � Mal m �• IL S a � RECEIVED NEAR 12 2002 �,ITY OF BROOKLYN CENTEP o e� s GON 69TH ST12���' HUMPOLi7' AVFNLIr::: I2 YN C�NTV12 MINNr,SO 'rA C� OOKL � N M� � 9 M 511EMaN (Woom Ml 11008 RNi M 1�D OLLGtdG q.NMIONS A4 MMUMMMO i A3 pimstm 1 W fttJMDXJ1t 11i° oar • ar � w NARK' 5 I. 8 d MNNTENANCX COMPANY 1 6040 LAW NAW A NORM N W. IO MNMRr NDId PH" 001- 400-21050 a.o a�- .►nae� iii NOLLYAOI i .Lolii'1 0 l i u M O 11soz 1IR O IVOUa//�a'1� 1N0®1�1 r !p 007ONO2 ti l l s V NOUWA;2 - 1;2 1N7Di firma I l lo O Z � Q S NOLLVA2 12 ZIV= r R N� s fs��r 2 fl r .v semdMVir�r svouw +� s�rrse•• --- r�sasos.e•s r � rur�wiwr w� � r 6 Z�� rsss�.rnr r�.w.ies O nn_ iai_ HIM, MEGWNICA. DOOM WAAL W-Cf CNQW/uH WALL SVC nON 1 M.vr•r.v nmvs•r - r�aa • ® ago • riL � WE si t { 1S Z oo � AVE NUm NORTH CONOCO L. $ n ruwNMNwNM COMrAW HAOMA ! K &MNA U IL 604E LAM ft-W AM" W MM -- OIm16 WlamAfbwm I OMA.VYNMW&#A30fAls0�laz IO.lmiw2 QZ 1 °" ww PH" 661 - 40012.550 City of Brooklyn Center Landscape Point System • 1. Landscape Plantings will be provided on the site based on the point system indicated below: Planting Type Minimum Size Points/Planting Max. % of Points Shade trees (Deciduous, Maple, Linden, Ash, Oak, 2 %z " diameter 10 50 Locust, etc) Coniferous Trees (Pine, Spruce, Cedar) Y height 6 40 Decorative Trees (Russian Olives, Radiant Crab, 1" diameter 1.5 35 Canada Red Cherry, etc) Shrubs (Dogwood, Spirea, Mockorange, Juniper, N 12" diameter .5 25 Arborvitae, etc) Points Required Per Acre The following schedule will be used to determine the required number of points for a given site. The schedule is cumulative so that the first two acres of any site will require points on the basis of the column headed "0 -2 "; the next eight acres will be computed on the basis of the column headed "2-10"; and, area over ten acres will be computed on the basis of the column headed "10 + " . Land Area of Site in Acres Type of Development 0 -2 2 -10 10+ Office 100 80 60 • Restaurant/ Retail/Service /Entertainment/Hotels 80 60 40 Light Industrial 75 60 50 Heavy Industrial 60 50 40 Office/Industrial (Over 25% office) 90 70 50 Multi- Family Residential 90 75 60 $k: _': — �x..::-.... x,.l y_: a::.:- �_ �-::::::_ �: x ^...pn5:3! i n :.,rv:;:� � , �"# � xP�g +3 .� • n �y j ._.,.�_ '. 'y� t , ■ � ■ y ..l:...: d..4�,�h - ;�,>,lM s,., �:�� �!x y s y� ?,F .x���;.M.:�:�:,: _, m r � y k , �G ;,, :i z . �� 'fa,�"bl����te - ��►�'�es� �Q� �' � ��1<I.l' (�,•?��. ��� — .���e � W1L.E5 �'k�, §y�''�,"Es P�yL '� y 9. Y: �},t`1'yi- ^,�,,,y,.�'I. t �'M1 � .t. '! .��"R 6 {. : ; v_ s :... ... _. x kfi!�: I. ,_ '. ,., ,...:, ....: � :. I .. ...i.. _. ..__ I :- .",�..:_ — , .,.o�y - "' „:::,_ I�. •: ::nfia= .: ,F:. .�.'.? � : �.�M,+. `::�' -f:'a: = .. .,,:. ,..�, ..x .., ... ...., „;.�:.. �W''."{� - . « �: �...;t.., r?r.. � .w.�:,::. ..M� : -a ,,:. .. -_ • ^r1r_: �• �`�` ..� '4�c 4f � qua. �-'� ...UA/ � � �,,>.._ &'�, ¢ ,. _ k 2. The above point system in no way substitutes for the screening and buffer requirements set forth in the Zoning Ordinance. Plantings used for screening purposes wilt be accorded points, but fulfilling the point requirements will not obviate the requirements for screening. 3. Mature existing trees will be accorded points on the basis of the above point schedule. A bonus equal up to the full value of a given planting may be granted by the Commission for the preservation of large existing plantings. 4. All green areas on a site will be sodded except in areas where viable turf exists and is totally undisturbed by construction. The burden will be on the developer to prove at the time of a site inspection that such viable turf, in fact, exists and has been properly maintained. • 5. All greenstrips adjacent to an interior property line will be a minimum of 5 ft. in width except in cases where special buffer provisions apply. Landscape Point System 3 -01 City of Brooklyn Center Special Use Permits - Section 35 -220 • 2. Standards for Special Use Permits - A special use permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 3. Conditions and Restrictions The Planning Commission may recommend and the City Council may impose such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with requirements specified in this ordinance. In all cases in which special use permits are granted, the City Council may require such evidence and guarantees as it may deem necessary as part of the conditions stipulated in connection therewith. • 4. Resubmission No application for a special use permit which has been denied by the City Council shall be resubmitted for a period of twelve (12) months from the date of the final determination by the City Council; except that the applicant may set forth in writing newly discovered evidence of change of condition upon which he relies to gain the consent of the City Council for resubmission at an earlier time. 5. Revocation and Extension of Special Use Permits When a special use permit has been issued pursuant to the provisions of this ordinance, such permit shall expire without further action by the Planning Commission or the City Council unless the applicant or his assignee or successor commences work upon the subject property within one year of the date the special use permit is granted, or unless before the expiration of the one year period the applicant shall apply for an extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use Permit" application requesting such extension and paying an additional fee in an amount as set forth by the City Council resolution. Special use permits granted pursuant to the provisions of a prior ordinance of Brooklyn Center shall expire within one year of the effective date of this ordinance if construction upon the subject property pursuant to such special use permit has not commenced within that time. In any instance where an existing and established special use is abandoned for a period of one eyar, the special use permit related thereto shall expire one year following the date of abandonment.