Loading...
HomeMy WebLinkAbout2002 08-15 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 15, 2002 • REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - July 25, 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. Speedway SuperAmerica 2002 -012 • Request for Planned Unit Development Amendment to construct a 3,958 sq. ft. convenience store /gas station/car wash at the SE corner of 70th Avenue North and Brooklyn Boulevard. • 6. Douglas Glenn 2002 -013 Request for Preliminary Plat approval to combine two parcels of land at 4906 and 4912 France Avenue North into a single lot. 7. Douglas Glenn 2002 -014 Request for Site and Building Plan approval for a 9,587 sq. ft. addition to the buildings at 4906/4912 France Avenue North. 8. Other Business 9. Adjournment • Application Filed on 7 -18 -02 City Council Action Should Be Taken By 9 -16 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -012 Applicant: Speedway SuperAmerica • Location: Southeast Corner of 70th and Brooklyn Boulevard Request: Planned Unit Development Amendment The applicant, Speedway SuperAmerica, is seeking a Planned Unit Development Amendment to construct a 3,958 sq. ft. convenience store /gas station/car wash on a newly created 52,768 sq. ft. lot located at the southeast corner of 70th Avenue North and Brooklyn Boulevard (addressed as 6950 Brooklyn Boulevard). The property in question is zoned PUD /C -2 (Planned Unit Development/Commerce) and is bounded on the west by Brooklyn Boulevard; on the north by 70th Avenue; and on the east and south by the recently approved Westbrook Development PUD containing a proposed Culver's restaurant as well as multi -tenant retail buildings. A Planned Unit Development rezoning from C -2 (Commerce) and R -1 (One Family Residence) to PUD /C -2 of an approximate 5.6 acre site including this property and the rest of the Westbrook Development was approved by the City Council under Resolution No. 2002 -75 on June 10, 2002. Attached for the Commission's review is a copy of that resolution containing the various findings, considerations and conditions of approval for that proposal (Planning Commission • Application No. 2002 -006). Condition No. 17 of that approval acknowledged conceptual approval of a SuperAmerica convenience store /gas station/car wash and required that plans be submitted for Planning Commission and City Council review and approval once they were developed. That condition also required that the site layout be such that the car wash not be located adjacent to Brooklyn • Boulevard. This PUD amendment is in response to that condition of approval. As the Commission is aware, the PUD process involves a 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 unless the City were to determine that another standard or use would be appropriate given mitigating circumstances that are offset by the plans submitted by the developer. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing development and redevelopment problems. Regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. The PUD process involves a rezoning of land and, therefore, is subject to meeting the City's rezoning evaluation policy and review guidelines that are contained in Section 35 -208 of the City's Zoning Ordinance. Also, proposals must be consistent with Section 35 -355 of the City's Zoning Ordinance, which addresses Planned Unit • Developments. Attached for the Commission's review are copies of Section 35 -208 and 35 -355 8 -15 -02 Page 1 • • of the City's Zoning Ordinance for review. As mentioned previously, the City Council adopted a resolution approving the overall PUD for the Westbrook Development proposal. That resolution contained the various findings and considerations necessary for approving the PUD. For the most part, these findings and considerations were made given the applicant's proposed use and this amendment is to acknowledge the building details and location through the PUD amendment process. Approval of this Planned Unit Development should acknowledge compatibility with the • policy and review guidelines of the previously mentioned Section 35 -208 and also the provisions of Section 35 -355 of the Zoning Ordinance. Attached is a copy of the Westbrook Development PUD site plan, which was approved earlier this year. We believe that the proposed amendment submitted by Speedway SuperAmerica is in keeping with the findings and considerations associated with the previous approval. The proposed amendment will be consistent and compatible with surrounding land uses in the area. The development plan amendment being submitted will bear fully the ordinance development restrictions for the proposed development or be offset by factors related to the plan. It also appears that the use of the property in the context of the overall development will be a good long range use of the land and can be considered to be in the best interest of the community. SUR AND RT M.T)TNCT PLAN PROPOSAT, The proposed amendment calls for a 3,958 sq. ft. convenience store /gas station/car wash at 6950 Brooklyn Boulevard. The amended plan calls for a building location that is consistent with the requirements of the previous approval. The building has been relocated on the site so that the car • wash is not adjacent to Brooklyn Boulevard. The car wash will be on the back (north) side of the building. AC:C'FSS/PARKTNCT Accesses to the entire Planned Unit Development were previously approved. An access located off Brooklyn Boulevard between the SA and Culver's site will be the primary access for • northbound Brooklyn Boulevard. Cross access throughout the Planned Unit Development is possible. The station will be oriented to the south with the pump island immediately south of the building. Access to the car wash will be in a counter clockwise fashion around the building. Twenty two parking spaces are required for the 3,958 sq. ft. retail building. Sixteen of the parking spaces are located immediately in front of the building and credit for six pump island parking spaces are given to meet the 22 parking stall requirement. Modifications to the 15 ft. green strip requirements on this site along Brooklyn Boulevard and 70th Avenue North were granted as part of the original PUD approval earlier this year. Green strips of 5 ft. in these locations are off set by a combined wrought iron fence with masonry piers of about 3 1/2 ft. in height. CTR AT)TNCT/ I JR ATNA CTF./T TTTT .TTTFS The applicant has provided grading, drainage, and utility plans which are being reviewed by the City's Consulting Engineer. These appear to be consistent with previous approvals with some minor modifications. The Consulting Engineer will provide a report related to these matters. • 8 -15 -02 Page 2 • The site is to be bounded by B -612 curb and gutter around all parking and driving areas. Concrete parking delineators should be added to the east and west ends of the row of parking immediately in front of the proposed building. T,ANDSCAPTNCT The applicant's landscaping proposal is to be that which was granted for the entire Westbrook PUD. Attached is a copy of that landscape plan which was previously approved. No further submittals are required. BUILDING DING The applicant has submitted building elevations showing the convenience store and car wash. They are proposing to utilize matching materials and design consistent with the rest of the buildings within the Westbrook PUD. The plan calls for brick siding with a black fiberglass shingle roof. Accent colors will be red, white and blue in the typical SuperAmerica design. A display window will be wrapped around a portion of the Brooklyn Boulevard elevation. The car wash building will be of the same materials with overhead doors on the east and west sides. The only concern with the building elevations is the screening of the proposed roof well which houses mechanical equipment. The Commission's attention is directed to the rear elevation. Generally, rooftop mechanical equipment is to be screened from view. The elevation shows no screening in this area. T JCTHTTNCT /TR ASH The lighting plan has already been approved as part of the Westbrook PUD. A canopy will be provided over the six pump island and my understanding is that lighting will be recessed in the canopy similar to the SuperAmerica plan for 57th and Logan Avenues. A trash container is shown on the easterly side of the building and will be screened by an enclosure with the same • exterior finish as the building. Solid opaque gates will also be provided. PROC.RTN TRR As pointed out previously, this proposal is an amendment to the Planned Unit Development approval granted for the entire Westbrook Development site. As a Planned Unit Development amendment, the proposal is required to follow the procedures required for the original Planned Unit Development. This requires a public hearing, which has been scheduled. Notices of the Planning Commission's consideration have been sent and a notice has also been published in the Brooklyn Sun/Post. All in all, we believe the plan is in order and consistent with the Westbrook Planned Unit Development proposal and, therefore, we would recommend approval of the amendment. Approval of this application should acknowledge the findings, considerations and conditions that are comparable to those made in the previous City Council resolution. A draft Planning Commission resolution is offered for the Commission's consideration. This resolution outlines the Commission's consideration of this matter and also recommended considerations and conditions for approval. • 8 -15 -02 Page 3 • 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. Polic 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`pirmitted'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 • individual parcel? Section 35 -208 Revised 3 -01 • 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 "PUD" 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- MIXED." 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- MINCED, the Council shall specify regulations applicable to uses and structures in various parts of the district. 3 5-45 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 - MIXED, 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 propeity 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 r. Subdivision 4. General Standards. ~^ a. The City may allow more than one principal building to be constructed on each platted lot tY Y P P g P 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 maybe 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; 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 hold 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 to . PUD and conceptual approval of the elements of the plan. In addition to the guidelines 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 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 satisfactoryto 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. L 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 • MEMORANDUM DATE: August 6, 2002 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott Brink, Consulting Engineer SUBJECT: Plan Review Super America (Brooklyn Boulevard at 70' Avenue North) The Engineering Department has reviewed the subject plans for the proposed Super America at the above location. The plans reviewed were as follows: Speedway /SuperAmerica Dwg. Nos. 100780 -1 through 100780 -7, dated July 11, 2002 Comments are as follows: • The subject plans were compared to plans submitted previously for Johnco Addition, which covered a much larger area that included the Super America site. The plans were compared for overall consistency. The storm sewer plan for the site differs from the • overall Johnco site storm sewer plan prepared and revised recently by Loucks Associates. This may affect other sites that subsequently develop adjacent to Super America. Both plans must reflect the same design and intended construction, and at least one or perhaps both plans must be revised accordingly to match. • The subject property shall be subject to any outstanding requirements of the Subdivision Agreement for Johnco Addition, including any hookup charges (Water and Sanitary Sewer connection charges of $3,000 and $1,500 per parcel, respectively). • As -built drawings will be required upon completion. • An erosion control plan must be submitted. • The plans provide for connecting to an existing sanitary sewer service from 70` Avenue North. This is believed to be a 4 -inch service, but the actual size and condition of the service cannot be confirmed until exposed. It is recommended that the applicant consider installing a new 6 -inch diameter service, especially in view of the site use which includes a car wash. • The water connection shall be 6 -inch Ductile Iron Pipe. Based upon available information, it is likely that the 6 -inch service will need to cross beneath the existing 36- inch diameter storm sewer. There shall be a minimum 2 -foot separation distance between the water service and storm line, and 4 -inch rigid insulation shall be installed as well. • Super America /August 6, 2002 1 . Tapping of the existing water main shall be a wet tap per City requirements, and the Contractor shall notify the City Utilities Superintendent at least 48 hours prior to tapping. • The plan shows meters and the separation of lines for domestic, fire, and irrigation lines occurring in the boulevard. This should be re -drawn and re- submitted to occur from the building. The applicant shall confirm this with the City Building Official. • The water and sewer connection will require excavation of 70' Avenue. One lane of traffic shall remain open at all times and the developer shall provide traffic control in accordance with the Minnesota Manual on Uniform Traffic Control Devices. A 48 -hour notice shall be provided to the City before performing the work.' The contractor shall be required to provide proof of insurance and the applicant shall be required to provide surety for the work in 70`' Avenue. All patching and repairs to 70`' Avenue shall be performed in strict accordance with the requirements of the City of Brooklyn Center Department of Public Works. This includes sawcutting of all edges pavement removals, B -618 concrete curb and gutter installation, 6" Classy, 2" Bit. Base and 1 -1/2" Bit. Wear. • The proposed site plan shall be subject to the approval of the City Fire Department, including, hydrant spacing requirements and any other requirements of the Fire Department. Specific hydrant locations were provided per the Johnco site plan, and it appears that these will not be installed until other site developments occur. Therefore, the Fire Department may have concerns or comments in that regard. • • Access to the site shall be from common driveways from Brooklyn Boulevard and 70' Avenue North, shown per the Johnco plan. The Super America plan does not clearly show the actual construction of the common driveways and driveway entrances. All common driveways and entrances that serve the subject property must be constructed in their entirety prior to occupancy of the new building. • The applicant shall check for utility conflicts between the storm sewer and utility services. Vertical clearances on pipes shall meet City standards. • Super America /August 6, 2002 2 � - u el . Vol" Mm mm mm mm ,, l� '`�'` —' t� ■rte �� �■ ■� �■ mm ■M ± " ►`' � tilll tilj 1�1U � � ■ tom! �� �� �i? w ■I■ �_� NINO\ L i l lis �c.� . ■! pit ■ter Ate ir■ i �• ��fi �Il� tilt '►��� :'} ' % �'� �t� ��, ■u� �■r■� �� ■� HIM Mrs V W Mm mm mmm Ulu mom+ AfT Or - 44 lu W1 IM Ska r Z 1= , �� C� ►•. G _ ,� s� ��, ,� II �3 -� iii �� • . ��, ■� ��� 1�� �/ iii !EW ■� ■ j ■� 1t �� fit% I� �� ■■ ■� Nw- mm ■.■�■ ±.►� s■ ■m ��. �■� ice■ �� .. mm MM ■ ■ .. .� . E all Bowl ate] ■!�i �� ■�3 ■ ��, r ��ttttt�s��+�tttt�t����r��� � t �� ■ ■ ■ ■ ■ � � ■1t�1s \i1�1��11��Il�� �ltlttl�i �► ��►���tttttlr► i11 I�► U Samoa � �11t�'B�l����t���1� � fi . � \i���111��i��tttt'����, ,�•• ll�ttlt� /��1��������� � . s�tll�tt,3�':R���111��'ti ►r� i�t1 tlltltl� ���L����11 � � _....,�rr�� ■ate► s_ � ■t�s* � ■� �� =m rat �■� �■ ■■ � �f? MIR mm ffid off WWI ,. s� ■ u mom � ..■ ■ ■r� WESTdP K D&VXcc prAa^JT BROOMN — 70th Avenue North __ _ _— — — Rag a c.. CENT Raw" 'rE'a.i.s RETAIL c -- - - - - - -- - - - - - -- - -- - -- - _ \ _.. _.._.._.. .. ........ - - -- f 11 t ii 4— I ; — " 1 is C I T Y O F 1LDIPlc C3eabl M I N N E S O T A RESTAURANT BROOKLYN CENTER \ J 39 fi0 SF {230 sr ♦ .:•. i ; .•. I j `\ \ j PPa Rer6 I I PFE sees DEVELOPED BY '®® N: M s.R \\ \• ♦ � . \\ ! I '!' it .".'.' b . To '.•.g.. ,„ ��. yy _:. \ em TONS v/ \` : I tf ..... � !t. ' E 1^"91 C';rt. .•,. ARCHNET ` - - - ....aRR,�.L 1: \\ ♦ 1 .::::.. .. 1_.. AIX RETAIL RaRTR ; \ s':' \ 9 ! — P FE DOW 1 \ I \ eaDJt IN rear `, \. ��\ t `•` I - : IP •::•�: 1 j 4. SITE SYMBOLS EXIfTIM PROPOSED Off R1 I PTla ` , \ r — _ cal OT S ATIa c—OYTT PAm"?KtOal � w ; \ \ � IN' SP _ H :': . .� � I RR IROEIIaaMD f11UCRMIE AMT PM MEN Is'e rolaER A RA A NOTES %< — e1Ta1RaR PAVnw a ,` ` �\ \ 1 #'�;. I j 9 R T PER \ - ?`'.::::: I . gm:O1T PROVEEO n COKRER aRro 1. mom" e101R. a uARE TO ma ME IA1 ,` , �\� \ � Y i :.': • •.: a" T f110aO.rR CpRA IERRx FACE s BULDW RRt" IIORO o11ERRR[. u b :...: EM OF PAVEMENT L PARIaO STALLS To K fRRPER 10M A• UK PRfR \ • . � svorE o1RCOTia sTRlG RARO1cA Aam nf1Ef TO K ►PRIT[O RIM A .• \ \, `\ � \ • ` •.•: ......... •.' '':':.•.:':.': :.'�:.:.': �.t :. r'.: :. FERe1R0 =15 PAWTED. STM it &C. AND AT a KaEE \\ \ �.� �\ � , ........... . • • . i �•... ` 1 T. jy OOAw RAIL , � !, '\ :: �::. -'•'�' •7 �� KTAINIIN VN.L ] K MR 1111D aTRR R MIOPO¢D FOR PRIYAR .� \\ \ —_ ._.. _.. _.. —.._.. ... —..J . —.. .. .. '� EOIt EMIR6 .. "TaI D"S coKKR am AIO aEN TT ;• w. » cM l R AEA n calla "/a PLR WT KVV"&"T oVDI a s -1 a R -L � \ ` • 4 EMRERT CaTNL FERCE ` f R PNRa10 pLaSREYplT4 `. `. \ • : • * w' - _. Iv.a aY sm IK11T caROL RESTAVRNIT: aE 3PAK TM EVEn E KATE AO oRE !AK n* f ( H _— -- ,,,,,, ,,,��a,_ --• - ° ^ " RppvE [R C a a ASSOCIATES �; uwlr fTMIDAO Evan r.o evoRO a A AvaAK RAImRTE svr. \ '""° °- "° °^- �^� -^<•� I S ate• Povu PRE oR Ma/A: OK SPACE TM RAW 200 ri It OF aMS ROM AREA, O Ap ROIf RETERFMK RETAIL r nsaEPT10M rVe a KRM11 „e _- . ® PARIRO fTAU aRRIT RLfM F of M 89th Avs North BR (F=MdY Ca Rd Na 130) = ' LrroE 41KT KTAIL R MTANNT /.am N E ff – � j OMAORRR POIRr OOKLYN L'ENTER r soLLARO Tom stA m f 1„ \ - -.. DEVRWPMENI . ...... . ri r moves • 1111 K % I ♦` _ a ,.� iii • � \ r1 N ©•lC'7i 007 �� c m ten_ - r• . •c s �� � -r- ^v..^ ■n� �'ri� � � . s-a � , � �s>•c" ^ " :'cii .,� _.. ..., s si - i��i�'�.. � ` a■ 4 �P 1 ram r , i - r „�y„�.,_i�sza +.�>•■+ri ct"'�rx - � +�� .. �• . r ■ R [ i r. a 1 r,mrr nFr�•-��r+� -rn a•v:-xi•r*r>.rin, - .� -�� �. 1 �i iii: wr �y�;� ram s�vo�i•r*ri rin, ^.��� Q�, n • c-_ cf • '� r': �mr- r.'. t: ricr; ;!��ir:n"T'.'.'�c'- v:�cci•r*.ri rrrt -:-gym `�, �;i ��,� i. ` r• M� ©� -,--- ,.:.., r..,i....�- ,,-- ,�'scc: :.>•�ira>..�rTx>•sr:or[s�f� u . • - `i- 0' -v,:r ,� '� - r=te ���:.�.•' , [rr•i —� i,t� - t��m � �,� r.�y .I � �!'�,�:� r•r��� i_■. �me®��w�.'! �v o�a4 ' � famr z' �rr*c- i-- <���,r.� ■nist;-.�ssr� w r.11 _ r-, m�- �-' r' rz= 1^. c.; �--:>_ irr— r- r ^ "r-,— ,•��rr,r:�■�.>•sr. . a � w■ r m;a�rir iy1 1� r ri •. ., :. ■��.....�.. �n,�S^'�;��f�i i�fii'lTi 1 _�_ -' \ f�y J - , ■'imrt•:._'�^r....Q1+T.; IIi��R2':'1 if:r.,'iiII'.Ti� � � � i, ,:a - fZZ ^'�1•I:Ti f.'rr ,r "t:Ti Q r • filit• fL3?': .7♦f :ii r:r•'I'rl�Ti• �' _ . 1! f[ i'. 1fT�RI T�{ il' 1 ��f :� "'R?�'Tl ifT�i(f TTi �� . f:a,rn �rn�r :rir.�r^l+zrri ra [!v t•- +�-:c *].r. r-,.. ifT. -r••�, r-rrmrr.^siZ.lY+�� ��s*;•rc, - rr.' ��■.. irrrr��:, r-mr�crrs:ri•� _- Nr:INIlY UAP w o, lin::`e .NP . <n m. >.teaea � I of "N(s: AM111 l : nor or recom « or me FW [utl �i« a Pom �:'narmP� w> / -•9 y �J..L��. ` I gym `` Derwlee e1rvPt «e m»r> tlawtbn F P pnatn d 1 n<•WUe ;e � o�.rw ,a:.e"nyor`.: t� >ml.•n Q ` / � / `3 � Pw,r .�+. I i< ombtn a°' of ..rF tl.vPtkn / - Fj1 �L _ mea a d.w r aee in n >w* d >ane> m ' PUPn .xF o / rc nanns Denot.. «t.rP � .noa. t - n e<a 1. eo sr n,. c t v. J is r ' o F BtE ,» wae. «ow:e i «r . ,' i t e N Dennlea u g«ne Itle INe �� + 9 r'+ .. ae Y t , t Itea ,bero,e,r:,E .e I W' Dmute> voter .aM �� • �� i) an°r' CR 5 iE E C L L P1B Dmn, ee V ) 1M1 •, Pew penotm SrPItn Irrc V \ �• � SPCC Derwler Cderaee teen 5 «u« Tree. a�" � S S+ � p r \\ ` \ .� d•,t r � Mnq d E L x z YeP(w r xn.:nrs x.e,.r - rB Pre.n:n< oePe .—I . 1:11 o ? p °` w� / /$ in< >„ei>er nr' «e.,y a . «.a wD (Phones unn o< »InP•nmtl IPinnn.° w::r 6<»r—r) «e u ' Bs r '� I v e •Ph' d' �, / ,e d; �i'' Q �, -�' /� \ ? y nor use. 59f5J0' Luny n «. sa zo tas Dy . In Ymnenee' I xmtn a V �,1 V 4 , � / .� � � • `' Ae '; �.> � -� � xwm Erc »Iwo Eye Po ,e.t ' ••> rr, or [irxA ,n P �.• _ __�\ � ' � — � � L / � " - +-"i -. c . -�• ��� 3 �_ — Z -� � 6]01 SnmYr G xwa 'V yf¢' PFm.M d en _00.W .— a wa wi.. d y' �M or zom 3. B � x � .�> j C � iF 0 g• �- �' °I .ntl ;r P n. »u:mKK xz.r, re.r �\ A - '� -.. / 'Y '�r S�•�' I'd .}'j / / v rt> 'Pt...' Sur «emn.a U, (SSn) fv . th y , ee.°n«�uO°Yi e m`.. � ,nave o w <rPr<a v rcfn oa ,. n T m. n m:e, a oP ' n. " :.> „ H�w nu,n. ae � ' r yrn.n on ,n •P� t - ° o'y ��e . � � �y _ - _ Bd+�- S —� _ —.,�•. -, — :gs et<Y - _ —ay- . -',M i +�> 1 A «� h 1. ' � :iei su �are n a> a�nNe�a: / y NJ]75'If'W 165 t5 u z � y t ­IM Inxo wxvEVlxD. uc 16 eso' may' � � —�• � 1 _.- r — t �7 _ _ t y r fc'__ - _ _ l r - _ • — �. - wrt - - s `'R> ,.a 3 - _ -- • xnn r eM�.s. PTs u�,,: - - .a a ieise ,rr y FF $•' P( � /�ni Ynr r .` �• 'ac�nnvi �ro 7 - T BOUNDARY, TOPOGR APH I C . LOCATION AND IJTIIJIY Sr/rt/E(f S!'FEL_� V Y SUF'E RAMELs'IC L L 706 Avenue North & BrookrJrr, Bou /evord City of Brook %m Center, Hennepin County. Minnesota '.uncle Land PB Surve ir)�L LL(-.'. ] X }t .„y3 r xM1 .v. .. r,. .. ,.. ., .n .. , t 1. ru�MV,I r. _.c, ., ii n+r • .• a .r .. , ..r... 4q \)1 Y F u \\ Q, '"'� +i ,� t '� —do s. �. 9 Sa• �• ,.., � � q 'i e 9'J / s ] I ,Y e r } rt t �' a X 30 h ' R3'35 41 W 265.46' - � I �u9 CO UNTY R OAD NO. 15 (BR BOUL _ _ _ — T +1P! "700780 c °` 10878Q -1 -. .. ... .... .• .,, �_ ..mss_ .. ... _ .. - , . - .. . "1(��,fj � emu,. r , _.�. •.. W ._ ... � .:. s�" Y�� ���. w NSF , 3 1 a N iLl ' i euio wi FF r r S2, _ t _ z 41 N - 26b 45 t _ CO UNTY R OAD NO. 15 (BR BOUL r =mr " 100780 Y003 = 6154 `1 780 -Fen -- - 7 7 -- y 4 , lop ;I TEMPORARY SILT FENCE DETAILS pw Ism FlW PLAN TO BE] 'TO OPPING CENTER TH [R OPMERMINED BALED STRAW EROSION CHECK DETAILS LEGEND COUNTY ROAD NO. 152 (BROOKLYN BOULEVARD) — — — — — — ' g a . IT T1 rP 7 q >EsI T IP p ii x a„"r"� a `'i ,. r ice` i s�$ ` i I U \ i m P � S j el � 1 - ' • � � r '• � 1 1 � a . � , t , „ . " W - -� — - N - 37'35 41'M - � -- 26e.45' � o .•, ag PIPING A Vl ILIT ES LEGEIU Z C.Q. UNIY. ___R _NQ. _ -_ .15 (BR BOUT EY ARf�I.._ ° 100780 ., 100780-3 i f a 3 - _... iv n i �!� r MO MR Al - ;111111 ss t ; 11111 r . . .. ......... ....... 7 V N rti r + s t t :, tr r r r rr ! 1rt. ��itrt i i } r r m r a 1 1 r ._ ... .. -__.. - - ,gmrn .wwq.u.mnwnrewwwwwn n mww.. w S �■ — ■ ■ Islall ►slal u � II �qq if' '� 2� i� ®�■1■ � ® it rs s ��`s I 1 i` rr : 1 r t r g l ar } ....:,.aE,...:..r,...,....,.,,a ;.a:...,:::.' t. .s,rr...... ..: ,... . aix' a °. ..t...,t.. .a... :,f.. as ° .,. ►' .,r t.n'sii:i ,.:. : rr' °L~�•.. F,r fir.. i ::S1 ^17. � ::at!�G5::5�r1C:GS.:,:'rrr•;r5 ....y. °.1.....,. .....�. .. ... :.,t..7S ....r: .�.... �.......�. ..... .. - - _- .,.. . � .. s: r.... te:: rr.: s: �t, a......,..:....,; a. ....t,....::.::::a.rrsi:..'t... w..�wwww.., '.w�ww.ww.mw �w,..ww..w .s ...m,..we, .��.ww.uo w.;�;..,w.w .w�., Wwm.n»„ wow .. .,���w..,w„ww— w•w��www.gww.m : ....w� .... w « ,..wwwwwX vewwq.gm,m.�muwM.X...�au wr.xxmmacmwM�namm. Mob � .AXRaRRAhh gWNIN - 1 XI 9m IHW4nn10pintllini1N1111�m mqW � qw mnPM wlw�inlnll M �� nemxmaN�XXwwu we nAgpl MXYR - mUfngnlNlnidWUmi111gq1mQ�pPiUmq� .. - fN _ O Mur slips I®snavc IRK GIVE Ipas &"Ili •y mod, rp $ . I M ytl d t wm W RIdYL NMI' RW i►N!l { IsIM IBMRI IWRr 1A. R/11GMOIM a1R dIiMM ELF ERVE 17Y IRl IRmla IsRIW Ufms "�•F� M AYP am RIIW IIMR N,- MIaMO rIN w j llal a1T IG• MpM NOT IRLISII sa 1 116 seR PEISOIK C rp Low Ripn IFLRWiN.E Oa s pIR� aMp l�nR RID�I 1S GRAPHICS EXAIPLE � REAR ISLAND - LAYOUT IT I� �RM {AD { 1. 1 .GU Nd S Cn U s Unp1 vv n awNa ry m R r no n drRRn W W spltnroM ro RSPENE � WC d GIR itt� pIICOM dpd141LLi tWbm[ iMS n[N. � � NNro :. � m rar rocs r I w Ip CGRIa u MJK I sun raa Rp wall ; ---- -_ - - - I!1 SnIR ! 1 i s 'SA RIPERAERICA' STACKED LOW FIRE MARTIAL SIGN DECAL LAYOUT C L LRIIII aVI GVI 9 YARD AREA PAINTING REQUIREMENTS j aa A. lit Wr fAIIFS R[ aIWCTMI R RdIRI R RIR M P11R CIId Id F� >? Not GIIOT I'mu qa A s sslRRilMn d rlpRi C/!ll M SdAd nl/MAiIGi� f146. V i MIlIG At rMM i. G41L7dIRRS. 1 I`! } CANOPY STRIPING DETAIL CIl 1 All INITIArt �j 1 0 C "�' M 'f � Y � M51� Na' Ad fRtl[ I I Ifup rar w1t nur - �clgoleaea R- COLOR MATCHING SYSTEM SPECIFICATIONS } w ba i _ L IE _ 5 1 P. ;1 9 111.91 STAN) � IIApa R a1R C,pOR f. IM - - ^N HAD I1LR1 saG) d • OppFGCdsy�laOGa�i G M was 1dp Ills MI r slrr Mar Mara • pmRO MO sI1Mr1 11 is 0 pill n{I I fRf�i�IOES v ° W F � no wR CANOPY FASCIA ELEVATION "A' u Manw R It IN enMa RUN sN 1000111111 N esmlMr vawaw, lu. ppppppµµ sana GRAPHICS - INSTALLATION ? J �lTd •)` dlCO➢M�aVt IgaA li` v sn Ipl v s .o x g( fyM pap[malapdnl� t! YlaNilllu RGIi YpY a nI RC r�pC p�yl �A CO W � 1" � � / LMC MEAN 0 L nl 1 3[C ILOt flMl N q I �Y dl +lyl pll IGitlu(al� MINN dI{OCIi v {r` (NCia41p11rpWC p fRIRM:inl ■ i i IMIONILLT ILA. NATO sisIMa1RFN p T 0�B1's RIOR c - MaYC1Gl Cal 7 7EE fIOT RY GIIIMCIMI i _ GpLLC7 X41 KE dO w .. przO Ip L. r MoD 61w slp FRONT ELEVATION R FIE MARSHAL SIGN Aimm"mme0 AND WINDSHIELD SERVICE BUCKET 10078-7 ,+ :` � £� s ��k� r�� i f .�� � � .� - y ip J s �� � a -pit � ,.. . , r ..- .... , . ... .� ., . ,•� � s . �:�: ,. ............................... ....................... .................................. ....................... .......... ................. .................................. .................... ............................... ... I ........................... ....................... ..................... . . .................................................................................................. NOTES: OD-\ T 4 --- ---------- O All KEYNOTES: rC) 3 IPCMM winonmolumm" Ar"r sese @STEL O mm emu LM awk &I I o ffi Jam . sm lie m to ?M. a I'm III Um "m MLM U'am =119 0 RION AM MMIN M I LEFT SIDE ELEVATION W COM ON AM Po ONO Lt. OWL Van PXMM LKMXN PD WA MWPWM 1, g a l m 0 No $ 0 a mm v III 'm It m MR Is nut 44-M = OW. sit itio��om 4" on: UP IF coms A MIM DW Ims. ,mmim, QUIT Q --- r o" L w g im, Mum m mit III IT, owl NMWCMMVA.e= "Rim m IPM NMI MVIT 110 Wi� noumm mmm" WAM UML) 1. MUM li@L F:m IT mm lo?&Lo 11, 5 am itiL FWW p am liras r Mum oQ J-� a> ---- --- PAINT/STAJN SPECIFICATION: ED(IT %G%AT�PN -B CE ELEVATION `V (I)ENTRANCE 1. N CC ................... . . . . . . . ...... a: 0 7 �t4: :4, i C ia r Wa A L VS 9 A HUM as DOW RIGHT SIDE ELEVATION "D ........................................................................................................................................................................... ................................................................................................................................................................................................................................... ................................... ----- ------ ;, :0 777, a 9v a SUPERAMERICA" LOGO DETAIL - F' -- SUPERAMERICA ' — 6 , LU "-' ate..: -.:: O •'� d rU; °,_ ... e. I 3 1� f� I x . � sl 2 ' 66.46" L - WiTM Design 0Oei5 a '. - 8 _. _ ... - ... '.. UBC 9i BOiryh C>tDOS C ' , • 9 F° - - - - -- -- - - -' -- f 132.7 SQ. FT. PRICE/I.D. GOALPOST SIGN c $UPERAMERICA J: Ec ar Wash ELEVA `E" N„ BU ILDING ,IGN ELEVATION "C` 51GNAGE Z U WASH SIGN ELEVATION "D i ° alT1 KssKC i ue ion d 4 US Ai n 't . nrs � � g `O� 4l 'nia i tt. �!a EO zL6 Jl- Im y .:... r:.. l '} . , ; , . C . E ?. StdE _ Y+h71✓+ u ,Sli(aliEP •Y lllaifgff0 tt- c }�T -_ $2 e+X - 4:A READER BOARD ELEVATIGN_'B a - NIIe�K or - V T ® � _ x ?�ue:�r# 1 t s -tts z 6€f r k ru BUILDING ENTRANCE ELEVATION "A" : - - " -" - -- - - - 100780 r CANOPY STRI DETAIL '0078M • adoption: Member introduced the following resolution and moved its PLANNING COMMISSION RESOLUTION NO. 2002-03 RESOLUTION REGARDING THE RECOMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2002 -012 SUBMITTED BY SPEEDWAY SUPERAMERICA. WHEREAS, City Council Resolution No. 2002 -75 adopted on June 10 2002, approved a rezoning from C -2 (Commerce) and R -1 (One Family Residence) to PUD /C -2 of a 5.6 acre site located at the northeast quadrant of 69th Avenue North and Brooklyn Boulevard; and WHEREAS, that Planned Unit Development (PUD) proposal also included development plan approval for a 34,228 sq. ft., four building mixed use commercial/retail development including conceptual approval of a SuperAmerica gas station/convenience store /car wash on the above mentioned site. Said development approval required additional plans be submitted for Planning Commission and City Council review and approval of the SuperAmerica development; and WHEREAS, Planning Commission Application No. 2002 -012 consisting of a PUD amendment to allow construction of a 3,958 sq. ft. SuperAmerica convenience store/gas station/car • wash on a 52,768 sq. ft. lot at the southeast corner of 70th Avenue and Brooklyn Boulevard has been submitted by Speedway SuperAmerica; and WHEREAS, the Planning Commission held a duly called public hearing on August 15, 2002, when a staff report and public testimony regarding the Planned Unit Development amendment were received; and WHEREAS, the Planning Commission considered the Planned Unit Development amendment request in light of all testimony received, the guidelines for evaluating rezonings contained in Section 35 -208 of the City's Zoning Ordinance, the provisions of the Planned Unit Development ordinance contained in Section 35 -355 of the City's Zoning Ordinance and the City's 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 -012 submitted by Speedway SuperAmerica be approved in light of the following considertaions: 1. The Planned Unit Development amendment 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 amendment 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 amendment is considered a reasonable use of the property and will conform with city ordinance standards except for allowing a less than 15 ft. green strip along the Brooklyn Boulevard and 70th Avenue North rights of way. This modification from the C -2 standards is justified on the basis of the development being an appropriate redevelopment of this area and that it is off set or mitigated by various factors contained in the approved site plans. 4. The Planned Unit Development amendment is considered compatible with the recommendations of the City's Comprehensive Plan for this area of the City. 5. The Planned Unit Development amendment appears to be a good long range of the existing land and can be considered an asset to the community in light of its compatibility with the overall Planned Unit Development proposal. 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 -012 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 permits to assure completion of all site improvements. 4. B -612 curb and gutter shall be provided around all parking and driving areas. 5. Any outside trash disposal facilities and roof top or on ground mechanical • equipment shall be appropriately screened from view. • 6. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 7. Underground irrigation shall be installed in all landscaped areas to facilitate site maintenance. 8. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances and to Condition No. 18 of City Council Resolution No. 2002 -75, which allows a monument type sign not exceeding 12 ft. in height and 145 sq. ft. in area to identify the SuperAmerica site. 9. An as built survey of the property, improvements and utility service lines shall be submitted to the City Engineer prior to release of the performance guarantee. 10. The plans shall be modified to provide concrete parking delineators at the ends of the row of parking immediately adjacent to the front of the building. 11. 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 permits. Said agreement shall acknowledge the SuperAmerica • Planned Unit Development amendments and shall be filed with the title to the property prior to the issuance of building permits for this development. The agreement shall further assure compliance with the development plans submitted with this application. 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 following voted against the same: whereupon said resolution was declared duly passed and adopted. • . Application Filed on 7 -25 -02 City Council Action Should Be Taken By 9 -23 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -013 Applicant: Douglas Glenn Location: 4906 and 4912 France Avenue North Request: Preliminary Plat The applicant, Douglas Glenn owner of Douglas Metal Specialties, is seeking preliminary plat approval to combine two parcels of land into a single lot to accommodate an addition to the Douglas Metal Specialties operation. The properties under consideration are 4906 and 4912 France Avenue North, which are adjacent to one another and are located on the east side of France Avenue in the 4900 block. The properties are in the I -2 (General Industry) zoning district and are bounded on the west by France Avenue; on the north by other industrial buildings; on the east by TH 100 and on the south by Dr. Dudley's pet operation. The properties in question are currently legally described as Lot 7, Block 5, Brooklyn Manor (4912 France Avenue North) and Lot 8, Block 5, Brooklyn Manor (4906 France Avenue North). • Lot 7 is approximately 35,000 sq. ft. in area and has 90 ft. of frontage on France Avenue North. Lot 8 is approximately 29,500 sq. ft. in area also with 90 ft. of frontage on France Avenue North. Once combined, the total area of the proposed lot will be 64,528 sq. ft. (1.48 acres). The new proposed legal description is Lot 1, Block 1, Douglas Metal Specialties. The northerly lot (4912 France) currently contains two industrial buildings while the southerly lot (4906 France) contains one industrial building. Mr. Glenn's proposal with companion Application No. 2002 -014 is to make a 9,580 sq. ft. addition connecting the easterly building on the north side with the existing building on the south. Properties that are under common ownership and serve a common use are required to be combined into a single lot through platting or registered land survey in accordance with the requirements of the zoning ordinance. In addition the proposed addition to the Douglas Metal Specialties operation would be over the existing property line. Because the properties in question are less than five acres in area no review by the Shingle Creek Watershed Commission is required with respect to this platting. The City's Consulting Engineer is reviewing the preliminary plat (and companion application) and has referred a copy of the plat to MNDOT for their review and comment as well. Attached for the Commission's review is an August 5, 2002, memorandum from the Consulting Engineer with his comments relating to both the preliminary plat and site and building plan. It should be noted that France Avenue North is being reconstructed between 50th Avenue and the old Soo Line railroad tracks. As part of the TH 100 widening project, a new railroad overpass is . being constructed over TH 100. The railroad overpass is being raised and France no longer will 8-15-02 Page 1 • cross the tracks. The site is currently served by all utilities and it is not anticipated that there will be any platting problems with respect to the proposed combination. A public hearing has been scheduled for the preliminary plat application and notice of the Planning Commission's consideration has been published in the Brooklyn Center Sun/Post. RECOMMENDATTnN The proposed preliminary plat appears to be in order and approval of this application is recommended subject to at least the following conditions: 1. The final plat is subject to review and approval by the City's Consulting Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. • • 8 -15 -02 Page 2 _ -r del �� .� , . _ . _ �, /► riv MA MINOR ! r iglltl�►�i� �►�l�d y �� �` _ ` Y " - �► rr 1111�L�lt ������.. :1: � 11111 s Pun Ems RM RUM MUM MU Al! © =� —ow ���iil��1111t - sl ;3- E wtj 1-0 - � Via 1�' PRIL IM INA Y PLAT of DOUGLAS METAL SPECIALTIES # Ole: Cougia6 Metal by witts6 / 4913 France Avenw North I , Draaklyn Center MN, 66439-3911 I 1 Ie111111i 1 ; I 1 Tole: (163) 636 -1094 Er16th, ewan, j j Emt BvAarnq ,' Pax: (163) 836 -1099 i ! 1 I 1 1 11 I NORtH GRAPHIC SCATZ !.')T s i LOT 5 LOT ( 1 i Iwro) i I I AAY.a6 n I . {» 1 wawbrra.rr.tl...wwr LOT 3 I LOT 2 1 I :.3! t.:'.i -.� :; Fes. , ra'}i•`- f 'i��:� ARIW�/ � I I I.IiT t i I 1 i 1 � � I � I � rJ♦ eN K MHwY � lh. Mrmal a+a f+wtl) I y A+wb) Rwln OntllRn - a6a 1 `t I 11...� '. fir,) I AI I W 1. w.r ,. owRM YF N 9tlOMm. wM+M Ca..M Yh..w..a U L T �� b 1 66 � � I 1 W.) M 6 wsd.; MaCR ltl YMOt h4nyw �iun,,. Ybw.•h• G -- - - - -- ---- ----- ------------------ O t � IL r 0 'L -- -- _� ___ — •+ - -- - - -•-- -- -__- M - �M� Me.n n a .•b�wN ant. 1 �• �. ` - IU 11tl�h 6wMr b M vrA - Aa rllq a p•Mtlr MTaI M W01 q wneR tlM rw. Iaa�.r4 ��•�!^ � O �� O ' - ...eriw�.. Itl.) .66 ► Ua1M u aar rab• R..... Aa rr r ' riarY� Vri Rrgl w • s1.a n. rrr�n arwnitlnal . m.m.n wr� I J Y.v.arw hw++•.b .• w .r... a r+�atlr obe. Ar 7r.w a I wr 1 Ab, � �l rw°°s"r l+wf a ne. brn'a bA rrw+lr. Mw. 7--' E g O - )aNl R�r1Y Mr - !4!0!k w R. (I.N1 4.r) I �ya � - �d eamy sn � / a h / i � f g d � r � I �p W � Y y h1 t a. gtlw� YIY1) MY •: �a.l -yn� �' ?1f �' � obw.. rA. wan 1 I . i �a / E'rl►w ewaRq I arwb. can), u..tl,b� aweq � ®ore. awr r Q nRal. wn,RAw. �iiT :? �� w onolw tabn i 1 1 � 1 >� 1 i 1 � I SO O fI'iFe � /C 4OA � `` `` -_ �� ��a a� AAAwT alwv -aw ��w.r'v°b~ AO • 61a 1 a n� 8906 l ow ORS /lr /IfA ail)IIArs6awl • Application Filed on 7 -25 -02 City Council Action Should Be Taken By 9 -23 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -014 Applicant: Douglas Glenn Location: 4906 and 4912 France Avenue North Request: Site and Building Plan Approval The applicant, Douglas Glenn owner of Douglas Metal Specialties, is seeking site and building plan approval to construct a 9,587 sq. ft. addition to the buildings located at 4906 and 4912 France Avenue North. The property under consideration is a 1.48 acre site being created through the combining of the above two lots under Planning Commission Application No. 2002 -013. It is zoned I -2 (General Industry) and is located on the east side of France Avenue in the 4900 block. It is bounded on the west by France Avenue with the Xcel Energy substation on the opposite side of the street; on the north by other industrial buildings; on the east by TH 100; and on the south by Dr. Dudley's pet operation. Industrial uses such as that conducted by Douglas Metal Specialties are permitted uses in this zoning district. • The applicant's proposal is to make a 9,587 sq. ft. addition that would connect the easterly of the two buildings on the north side of the combined site with the existing building on the south. This would make for a two building complex on the site encompassing a total of 27,597 sq. ft. for the Douglas Metal Specialties operation (a 4,418 sq. ft. building and a 23,179 sq. ft. building). AC'.C'F., Access to the combined site is unchanged. There are two accesses on France Avenue approximately 78 ft. apart. The northerly access is 24 ft. in width while the southerly access is approximately 17 ft. in width. The applicant proposes to leave these access points as is. The site plan shows parking for 40 vehicles. A new parking area meeting minimum ordinance standards for parking dimensions and parking lot setbacks would be established to the rear of the building. The new parking facility would be bound by B -612 curb and gutter and would establish the required 15 ft. green strip separation from the TH 100 right of way. Also, at the northeast corner of the site a new landscape area would be provided. The parking lot to the rear of the building would provide 30 parking spaces, one of which is proposed to be a handicap accessible space. Additional parking is provided along the front side (France Avenue) of the building where one 90 degree handicap parking space would be provided and four angled parking spaces are shown. In addition, five parallel parking spaces, three on the north and two on the south, are provided in a paved area between the existing northerly building and the existing southerly building. This area would also serve as a dock and loading area for the proposed new addition. 8 -15 -02 Page 1 • Circulation around the site would be in a one way fashion from the northerly access to the south. Access to the rear of the building and the parking spaces in that location would be from an existing driveway along the south side of the building. It should be noted that this driveway width at the corner of the existing building is only 17 ft., which would expand to a maximum of approximately 20 ft. where the new building addition is located. This, for the most part, is an existing situation that really cannot be corrected with the changes being proposed. Although the driveway is narrow, we do believe it can function provided either directional signs or other devices such as mirrors are provided to avoid on coming traffic. It is tight but it currently works and we expect that to be the case in the future. Circulation around the site may be unorthodox but, again, it appears to be viable and should not prevent the proposed expansion and upgrading contemplated with this redevelopment. C'TR A T)1NC'T/ I lR A TNA CTE/I ITIT .TTTF.,S The applicant has provided a grading, drainage and erosion control plan which is being reviewed by the City's Consulting Engineer. A memorandum, dated August 5, 2002, from the Consulting Engineer provides his written comments with respect to the applicant's proposal (attached). The most significant aspect of this portion of the plan is the removal on the east side of the site of existing pavement and the establishment of a new parking facility in this location. As previously mentioned, the northeast corner of the site will be modified to create a landscape and drainage area. B -612 curb and gutter is proposed to be provided in the areas where blacktop will be • removed and replaced. Any areas disturbed will require the installation of B -612 curb and gutter to assist in the drainage of the site. The easterly portion of the site will basically remain unchanged with no major removal and replacement of blacktop other than in the loading dock area with the building expansion. The site currently has B -6 curb bounding a 15 ft. green strip along France Avenue and will remain unchanged. The Consulting Engineer's report recommends riprap or some type of energy dissipater to be installed at the drainage outlet point along the easterly side of the site. Drainage, for the most part, will be comparable to what is there with the various improvements noted. No additional sewer or water connections or services are planned and the existing services will serve the buildings and the addition. I.ANDSC".APINC'T The applicant has submitted a landscape plan in response to the point system used to evaluate such plans. The City uses the building addition process to assure compliance with current requirements of the ordinance as much as possible. The applicant has been advised to provide landscaping to meet the minimum requirements. The number of points required for the General Industry zoning district would require 89 landscape points for this development. The landscape plan incorrectly shows 75 points required. The applicant's proposal, however, provides 91 landscape points through a variety of trees, coniferous trees and shrubs. The plan calls for three • 8 -15 -02 Page 2 Marshalls Seedless Ash to be planted in the green strip along France Avenue, one to the north provided and two to the south of the main driveway. In addition, two Marshalls Seedless Ash are p in the green strip between the rear parking area and the TH 100 right of way. The plan also calls for five Colorado Green Spruce to be planted in the newly installed landscaped area at the northeast corner of the site and a Colorado Green Spruce in the France Avenue green strip at the north portion of the site. Eight Goldflame Spirea and two Broadmoor Juniper are to be planted by the entrance to the northerly building. The landscape plan shows sod in the France Avenue green strip area and the newly created green strip and landscape area along the TH 100 right of way. Underground irrigation should be installed in these landscaped areas to facilitate site maintenance. RI M .T)TNCT The building addition will be concrete block with metal cap flashing to match the existing. The west wall of the existing southerly building will have the metal siding removed and concrete block to match existing will be exposed. All in all, the proposed addition and exterior changes will make for a more attractive building. T .TCTHTTNCT /TR A SH No lighting plan has been submitted which seems to indicate that no changes to lighting on the • site are proposed. Our main concern is that lighting not exceed the foot candles authorized under Section 35 -712 of the Zoning Ordinance. Any lighting on the site should be directed downward onto the property and not create glare spilling over to adjacent properties. The plan shows an outside storage area between the two existing north buildings. An 8 ft. tall screen fence is proposed between the buildings and the area appears to be of sufficient size to house trash as well as other outside storage. The screen fence should not be a chain link fence with plastic slats but rather a solid opaque material. RF.C".OMMF.NDATTOW Altogether the plans appear to be in order and approval of the application is recommended subject to at least the following conditions: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility plans and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of building permits. I • 8 -15 -02 Page 3 i 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure completion of site improvements. 4. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 5. The buildings and building addition 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. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B -612 curb and gutter shall be provided around the expanded parking and driving areas and any other areas that are modified or disturbed as directed by the City Engineer. 8. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance • guarantee. 9. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the city engineering department. 10. The final plat combining 4906 and 4912 France Avenue North into a single lot as comprehended under Planning Commission Application No. 2002 -013 shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits. 8 -15 -02 Page 4 � Sri t� ���1 ' ► �. ST e s , MU M w FWN fili MWA of mmwm � M R , EWA hS • MEMORANDUM DATE: August 5, 2002 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott A. Brink, Consulting Engineer SUBJECT: Preliminary Site Plan Review Douglas Metal Specialties I have reviewed the subject plans for the proposed building addition at Douglas Metal Specialties, 4912 France Avenue North, and have the following observations and comments at this time. The following plans were reviewed: 1. Grading, Drainage, and Erosion Control Plan, dated July 25, 2002, Plowe Engineering, Inc., Sheet C I. 2. Boundary and Topographic Survey, dated July 10, 2002, E.G. Rud & Sons, Inc., Land Surveyors. • Generally, it is proposed to construct a building addition that will connect Building A with Building B per Sheet C1. In addition, some replacement of existing bituminous pavement and installation of concrete curb and gutter is also proposed. Observations and comments are as follows: • The east end of the existing parking lot is proposed to be retro -fitted with concrete curb and gutter to better direct and confine drainage accordingly. Presently, runoff essentially sheet drains off of the existing pavement to the east and to MnDot Right of Way. Proposed is to direct drainage to a single outlet, or opening in the curb at the lowest point. In addition, a portion of the existing bituminous pavement further to the northeast is proposed to be removed. It is recommended that either riprap, or some type of energy dissipater be installed at the outlet point to prevent erosion. The curb opening should also be cut small enough to retain at least some water to the parking lot during excessive rainfall events. In addition, for the area where the bituminous surface is to be removed, the plan should state weather the area will be sodded, seeded, or graveled as may be proposed. • Douglas Metal Specialties 1 • • It is recommended that the proposed building project be reviewed by all appropriate private utilities, including Excel Energy, Reliant Energy, Qwest Communications, and others as needed. • Removal and patching of the existing bituminous surface around the proposed building addition is shown. Special care shall be administered to avoid any potential drainage or other impacts to adjacent properties. • No additional or new service water and sewer connections are shown. • The subject property is adjacent to T.H. 100. Although there does not appear to be any encroachment, impact, or effect to the highway or right -of -way, a review of the site plan by MnDot is recommended, particularly in view of the upcoming T.H. 100 Segment 4 Project which may or may not affect the property. • As a result of the proposed building addition, there will no longer be access to the rear of the property through the north driveway. The only access to the rear of the property will be by way of the south driveway, between the south property line and the existing Building A and proposed addition. The available driving space between the existing building and property line is only 16.9 feet per the survey. Therefore, for large delivery vehicles, it is expected that simultaneous 2 -way traffic will not be possible. It is recommended that the Director of Public Safety or Fire Chief also review the proposed • plan to comment further as may be needed. • France Avenue will be reconstructed between 50' Avenue North and the terminus at the CP railroad tracks. As shown per the plan, no utility cuts or impacts upon the newly constructed street are proposed. The proposer or proposer's contractor shall be held responsible for any construction or other related damages to the new street or public right of way. • Douglas Metal Specialties 2 - W -W r�ac r.w.w �rrt w � q€ I 6 I a 4 - 2 IIIMK[ Mf: M 8 N � - =r n li I I �E a z Air I, \ `JI e P f F r F i• I F P f^ P P ; 9tt(1 j e-iES6�= f 1 1 1 1 4 NT , elf Tilt ( 1 [ Q ;F ftt�� E rx 1 . iI5tt�oellstlq�+,� t� � ►( e $ d;�r:4P "E fr X1`51- iF }} € � j t � @� =i GPs I f R tq i € 7 � E j( f��fE'3e?P fs�i 11 �� z{ {' ;s sr: ��� � a t a� � � ., {��' j�� rill ( L 7 yam= . P m j P 3 r P o ut' — P v 0 C CI) D H 3 m D r H 'C m A D H IZ A at T �E > T : • • I v 1 _ lE > Proposed Addition $ ► s ,� =e F DOUGLAS METAL SPECIALTI I € +i�Q __ -- P. R Brooklyn Center, Minnesota Xj�E �F; �� ® • L A N P E R T A R C N I T E C T S ANG1ECf W)YICA)gM: �..�... E)USTING i i 9UILDING'G' I BIMDN 13' �' wa . i> • Ui ri L T1 e % -- r ------- - - - - -= `ROLL 9 a.Y. ,� •oa..a m I .; I I _ I Y �) Ex1511NG I _ I I 'Lru r oou ur •� I"� I BURD1 G 'A' �_ d W V i - Q. C O �.f O IIIVOm WL I .- IIPg1t OAR 1 On_ k W OW �lLLW i law= s ) DEAI ITI AN 0 �wr. ri nmc DEMOUEION PLAN SI t fl n D1 P,.j.cl Na 070503 -3 I[f r rau sofa m¢ r• _ EMSNIG EMSTING BUILDING 'C' BUILDING'S' f �• /.:; r ucI faq or sxq < __ o [ fw�.af�[ _ nwwc a fr IIIII ADDITION _ W Ir— UILDING 'A' (15HRUB PLANTING DETAIL J 1 a O Lu N Lu rwa[ d C � N � rar n irAfro ggofs nfr .r ..If 1a: y W V O NOIM • aq scrgf H I AN SOAP AN O E wgfaw O y Srf[w raq f[q rrllsc O rop ` � � i om i•-s' It qq fuw i • -Y aa[ r.q wqs ro x� -r acrr ..a.ca d J a7 It nwnq ar PIP acv >n nolo fuuf PLANTING SCHEDULE wwrcarlm.r sx aq [sass Sx fat 10tY[ Rqq a 4YrYR iq fR. T YPE COMMON NAME BOTANICAL AM TY. R M s fgfWU for • uaara.l fv s tfOr [Oif f1 A oa. n.roas 6 f•..q fw u.. f. r EE PLANTIN TAI B a f w ufansr 1- 5 w its a fo TR r+.r. C ss +0001 "K w 8 ior's' ac D .fool raaofool 2 rY sf F fort: wsfu fn[fofso sf.o..q fnff rq iu s[ar+®m q wsflm s.sf WI M • I.Y WSf � — 14ga ipuSgY ro.n s[affn frn o l� n [sq • fo f s n[s s' ry � i i sawn uoi • s �� �� a va Snffl NwnEfr L1 I a � ( m ° ry �i l [ M ry N" Y �. o '�a ° r.s" °r i�ir s '�Yai s r o n� ml vwi IK .uM[4LBK� NrS'�."Siii[rIC'N' rM9m.WI — - a[..'a'°le r Lll"°gw"'k� «ro% �.:YS ° ' °® ..r 'sN.l.'I� `K'[g ,•. \ _ Mf 1 'K MIY1f t YO SO SMr K wOG Sw K y a[M Mq A a[ Svu -Yanlm pny �[ ppFrSQ[ a� ilN K6YML1 i.NL �� � !/G I. � J L ' � � • ,^ •�rsiG Yut S[rr[O. rlpSpl6 MYI q IC MrS WM q" I A• M • wa a s ar .. ° s�'ae I a�a�•m[ nan I a " J° � L A Y P E R T s.Yz I nalas sa ARCNI7ECT5 ar r _ _ YY.r•cnrro _ - Y p [oY w[•n f• ^ fz• 1 \I yprin [S• r -rY � rLC arp•N o•:OR• xpn Im. YII .: uu na r R i O r Iplrr YSG•OS aM paln MOSICI � M A.h k k E !�� w II rl b d a '� v Mw. i9° `s�o. s ra`ap a a .c •YY Y •.NY. 0 � : n R y' fp••r I. � i � � paos'ro1A'•isoap•I •as) ••a •Y• srE ruu r YM.Oa p[Ylrc1 � I n�op NOtM s.a FLOOR AN KEY r YM � `.I � — •'� xorEr [rrof[ frM Mrrto ° °•""" '► ply rS•S Sr Matta[ •Slrl 60CR UNroM q{YIYQf • Snn y rM M Po59a[ A2 � o a m , W. DETAI t NOTES ir`I / io mics.s I/Y EaM — M Ya Shp y_r ro f•alala RrN •r ro.l � �• M 8001 pYY. � 100'd [•Salt IY ltn avl rlpp Yprr uG•al aourm ro t I asm v [YSaa rosr -- — •um ar ro [pcsrY• a nrawrt- so: ary t/y •KI �T : wl o r EXISTING I nENLARGED�xSTROOM PLAN SHIPS ADD R DETAIL —W � BU4IRNGB' 1 L aGYNR [Nar6 area L'r Y \w Y�ir Y C� Srw • Y.r.S.�l a _ ; _ _ _ i i _ _ i W R NOES /ME[aK) Mfr M I ;� -w S�Ylwl SMaM Srr A Yr !YZ t Op[ C M. aroSn oa .'v) s a y lr`r�. w se r`c r.. O V O _ r (vsap'N'i0r O �n OS L+ L{J O a[wron CL C ]DRADIA b M I b < --� •M�i- •' y b 1 HOUR 1 BLOCK WA TAI - c rrqr o ) H ` j l 11CiMIi MlY I >< YI I y W fm.� b 110011 Prr91 501EDIRE O C 'b •Y YY wrla•N _ _ r•rI avn npo. Y{ araY cr•a s.alu arya oa Ynr yYray Q. fi� t Iroa: Y[nY.lE run rsENaa b — .— I — ______ ma ___ 3 Y - Y_•• RN rat m i t - Q ra[IV� rt. Yo •pa ro a � a s Igiaa I I _ Yd r - a. J Y -r _ I NE 71ON E . • m e•tas •tiNV a a Ex15DNC rY10 b - aINSC we •wmr a [[r +ru k y Bl ' i w Mrs �* y y DOOR t PISA[ SO [D" O K• cMw EM � E.sala SrY.�¢ r b } ' r, of orE YYR Ofpr Sra •fm rpm r[Y1r rwrf SI•W YqL — � r 4 f r Or[ i �3�1 i p K g II� ppt iw�ll[� r _ L I•pocfrm 1 ea st • ulf'oi • 4-hi Ft to po. a ra F2 r'�ra ME o� r i ear 1 1YI"'a •error .. �' a ' y I b b �7' O FRAME TYPESO } >°r�li p� • r u. u. b • f � l .'( ' I * Y1 - Ya oon YYOny ro K WWII a nroYO[o n cawrcrm 1° x b I •eto i �aparnmGlel r' I r� • �:a i� woY• suu � rye xro Ywl snlf ra .02 y - A �� YO rpL WNOOIr Rr it y f[nO toa ynr W[ NrP 1 ro Yfrp [rRnf • H' -•' A -Y a' -f ,y„• .ws ro s - r - d _ r - r r � n - Ir waY tn' oYSw a tc• rao•s a C � r - Y - [•n >rr a.[a wxo [aaro wfaw. rat [.sale rr apn +ta o•t•aa Itaur[o ro R r Yaw r wi+°tal10C"u FLOOR PLAN n maw roar. ual } : ¢ y 6 OETALS a ary t/y >; T/OITtl 91«1 NYNW E[ @ FL PLAN /� wo s ply' S g On p 1rl�rta 1pSp• �(S RI i sms Yyauo sls[ r.Yl[ S OOR '. - '� ,► rte. OSryl f WaSflOr.�y melt OpIOKy OOOS OD Wa OOn i.� OML SYig4 r3� ®l• MMa4 Qf8 ^ . DOOR TYPES IIINDOW TYPES A2 P,.*k Na 020303 -3 lMamK Rs�R�ed.l�..➢rRwxNa -R1M • s a R 1 R, u x j R � R � I u � LLrt � u n u u 11 I �j 1�Y 11 E 3 A 11 9 II ^ S II I a ' I n u n I u n LL p R I I II II R u� 11 11 11 11 .s ii Es' • y ii imm 5 4 � Z II a a � F t 11 p ' - F I - • 3 - s ill Proposed Addition p x jRt!� €c t > F OUGLAS METAL SPECIALTIES , ��. -� W Brooklyn Center Minnesota x ii i 3 "a II I� • i i i R I I II II R u� 11 11 11 11 .s ii Es' • y ii 5 4 � Z II a a � F t 11 ' - F I - • 3 - s ill Proposed Addition p x jRt!� €c t > F OUGLAS METAL SPECIALTIES , ��. -� W Brooklyn Center Minnesota x ii i 3 "a II I� • i i i lMew.: pglp.}(V�f�Dp�M1..fS.Mf -M.ey • F N •n e m F A s a s z 0 F F ,g 4 E > F > s F F ' F .n 0 C T 9 1 �. I I 1 1 Proposed Addition �A g 1R F D OUGLAS METAL SPECIALTIES il l sfe t Brooklyn yv Brooklyn Center, Minnesota MR eI III M� j i rm EMSTING 7 °t9°• 7 BUILDING • B' nw �. swcdrq ass mlrarrs row u 'rsw°..vaM pp[� °1Q+ (}' j ft' � �u�s¢_ Rw� mOC AM MOnal�lia r00 � hq � 7 7! fi w MPal [QR I, uR laroY r[v __..__�..._. R gar ws +ri 7 OI•rrta iii M rM taa......_. m rd ar. q es•-r e•r- •versa r• 7 rmaa sa rtax M slur easwutla .. -- � [a� x rtmi 7i cmoasa r m+a a u•r �� r raKrs .Inuco a•ss Kars. aosa r aE laluY !c �+r u n! f _ ry ^ b i ���""'� 7r 1. tauws •m ryas •a 69am ra •a was taa' oaKls • ra at U gas! it r[I, Cris. i tl}-Ii -I_: OaR•Cla SaLL K K9aMt ra a[�¢P wdW[ - [ t C .• mxc sraa Sw Drat It b _ +i - W - I I - ^ I _III -II om+frxsww Iu sducrar ntKrn r KW[a _- _- «.._- _- . -_ -_- .-.-....-. .,-- _...__�_- .- �.,_.,_- ...._ -y( _ :l wr sa¢ or aaswuna) aw mr{n[ra r mrracrm mw.a.. Iu _ . _ _ _ _ I- - •r 1. •' .-• -• I(I -- 111= s warQ. - -. ` .:m..m ,,,.,� .,.- ...._....__ ........ �_� I ill -1 Ia.n•rod ' tl1 wr�oar t rs sr /• _ I- L� „LII_ - „ + J µ �l� I, II �W -1 11-.” p - I�� 1. Iooaa Km K_ ra A r•sad w[ KarNa sf. wi . K' -r a 11pO1 ••- rr -r.r!• no 8 troaa wlrq•� Isao y, sot Krrlo �syx ants Rxaal p s� r-r• TYPICAL DETAIL Y s Ira a M GasMUCaOr > M rmaK 1, flit - 'M• N•,N• lVt W > IOOINC q st •Ti TJ• i T YO Rrar w• Ota[raMKf 10 M trQiQ� ! gsc� fa v rqr . fr- ra aswn o cnaa rma•e atwwn d!r• �� "1"�- _ _ s¢ r/s - � I _ Y k /Y t »..awr .t trR +.w M aarm Kaxw axssvc lr wIC wax'°Y 'rrK" calortx +. we - v -r rr.a a I.•ar Y r.T r. r [�ni rn+nl[ . _ ` + �� � � �� �n [:a rri n arul I ya n rr w aa�aiq sxr• K •aY•L aa+ Um Rr.) Irrd MC A6 Vu xo� c •- { / ( ro r. i a•i mVa>mK snOad. n snvm mOC ••r•Wn W Or fIr u( RTSV� _ _ _ _ _ 3 �� 1 r r w IOplwaf I•w rallla•ra r•LLi..__]O0a I9 r . [ICs . w' .� • +K tro.l L ' R hl.l /• p stn) a.. w a.a._..._...___..__._...__am rs. v. wr. sr - _ n aa.v' I Ia• ma ar a / I r� I. riots r a[K mrwr a smrou .xr sas .a roor.w atrotQln • -r.r -tar rmw s ru aflrc Klan sw carom a wnreReox Y C - ' - ' ��7Z• •••••• • ••°•^•� �/ Iq P t• Kr w.¢to ru 7 . • [ar sau xol [tKm u' -r i t ii °� i�saiM• 7 w v rmao ro � '^ b I I / nc1O1 . •s• t srta onasa saw. sass a ae•¢ sun a i 7t m ttw+. +a [asap mrorm na a ua -IOno ream re Kw w newrx i � =t it E G roowt /�' � 71 S=PO� �•••� rt*wK saw. a•K a w•K sa.t ill '1 J A ra�/�q sa : u iw P I 17 r ma aaK E 1 { 1 i a s• ntu mw]rtR. t 7f BtILOWG ° A' [mere rro W pest 1 - - - - - � l taRlcla r•At 91wtr Mn[R Ya asai •u t it �rt�I [[v�f •salEO ro E 7 Itr(. ! I• Ki M YY aaartR 9uat a •am rw r/ rRll CKRrr r•!a �t itY0. =tar -r rmR sr -r 7 U xuA - �� � • M' 6C P.r a0 r a6 w I li � ¢ss vex sw .m •ro w•sruroar aoao a as rx. it 7t aaalr[ n swW 7 -_ y . � _ � _ _ _ _ - _ _ 2 a °G u ww a.ra¢o am r [..,• -s.... L.•t.. ....r......°..,. .,.. y i .. rasa xq r .= ...9.. _ =_r_ xq r ....r_..n:: n - a• -r ro t . -. . . araoo rnalQa san slat mror ro •sd a•K ra1 � In r �:�� "� y � I � � �— au[o ra rwa sun K ar srI[+ s>fa. mn I wa ro i inac•rto tlsl"1010'� rmna .._ nut ro K++aaa r•w am mrarra ro •sd •rm wo •q. i K rya • Yi - __ -.. b a W rNrrs. K9at KT•tMa rarr.•la1 •m •KM 7 arrxor - w R R•014 v aNnaa Ws •m Kr w•It a w •d rY me ro wrt[ r•¢ r rr• it r a.®o•rt[ wM M a0 tm[ w0 Q+•ara YMYrI aaor rsa+ rrt , It P >7 K[ •/sr ! ay x X18 CONC. BEARING WALL DETAIL J �' ut[ i s. wi O°a w suds ro vets Cara a ) [ma _ rl.a a r..wrtw rs aa•m ar raa rro•. tlt R I q --- v�7• • t T Q stn •Dais; 1' I - tar mr �ppa� 1t1�" -K•- son wn w p C W � Siraw. ` x �► -{ •pp Rwnn -._. 0 W a •ro•sa am QEara• Irta tart M ✓ Y mw aOrt 4•! a _ .r -raY rp i- P tnI a I P W r -r •+ r - r at a.+ Ix Y f. •LL RKf .IlSR >Wl wR •rgar4 Am/wl PaNx4 Irtm ra /parrs KRa ILL YY calm sxaaxc K saw• a wwi R�pMM(pf(� N Y Imna (r{ rpm /m J .TM P � ��Wnf ' Ca �la r[Ir WC Y` r •Na to r rrriK mr lard' -a' nq iw +rin0+ 1 a, wr blgi' _ _ _ t.fdo ta � A/ pl P c•w Krr. aao : r• -. ar_r r_r H sxw ¢a NaiOgr or +a "'a�ro�R $ _ n ' T . u [ r • sr -rr Rnr ' � s < J d r. salt •av ¢a sIw K i va• . •rest ►r¢ Qpr YalrrKlrra •m Crm M •oargW¢ wq� N[r C A M axtt as rrssdx. raorria ra+ a TYPICAL SLAB CONSTRUCTION JOINT s sat aw strt K Igam ro suwalraa rrtcrt wd ' a/!' w rm[ Krm .+ IY ae saw taacsors 110�M W aI•rt K rtra0 a r•fom wd N xrs Q1 FOUNDATION P AN st t - 1 �• to U stv -ar[•w snr -+•ram anrtm p r•sxxors rrwr � �� ova RIa• w nsrsa tarry sr•QO +ur amt Klvr misl Sf h' . i „ �� orRxaalf O � rsawn K .° aoa °Mr[ _ V� r. ca•ortx wgwr wn sru cores m M T w a+ O Y aww[Kxrs or Kd wn v[• w • [r at L Q O tMnf>R sw[wd v rs•. wn rw ism ri r mne Star — a J +� i mar ra mua r•sorR wR 9ru wR a K mr U cosassn[ wood s Itso rat •ro auu K xww .oar a• wt¢ tnartrt. hero noa .. •a r•wrrr rrts sru wR rW[wliw rwaaq n loins r - (MI SAWCUT SLAB CONTROL JOINT .excum wd • awa sa rms da a+raKlo t, . r-r • m oc st . i a s . aa wd a r O w o.Km ws •r sruas us[q xoxa snucsww sxn; I ton co rat 1. ¢ ¢+••wa r•wra axo [sera or p so[A r wars v I••w• s u twa s[n auu K d .crmwa wd M .RC '�•• sso 'F°iOO � i I I I I I H I I-11 =1I cl °01C ^p1 r u rues •r•rIr a srtn mnselcra• r rs• ac over b roA I. w srrr:IUrr sxn s••a foray ro •sd •K a •an I 'W =Ill - -T ps mxo1 frm M[ wrt mraY ro •sd •s01 a •sd III -I- ++raM taut iY rNOwr ro. bet sr tL rat •u slm srxs s••tt maw ro un •ass - ar•oc a I? - i I. !•K wu[ rrsraroo u wax I , a[ west d•u.w ' i a� mn a w�iad ro os I ' aY [..a ..[ �� . , , t r .� [ •. At MIS ra[t K 3/•• a•IIIR asd aqi nraran r•Rrar _ I t s[ora r+a•[tsaf am msxo soRa.[! lay v r• Y waver rYt . nIIrIIaR Orrxa 5n0 r/ 1 - -- raw@ P art • rr nt • i F �xw _ .. o.•rww r r.... ti"n •r yarh _ M i r ue ii ' I �� r _ 1 I IL I I . no a t aaraaxc sxn Rwmc I I i ;' a- sKlal+ r art r ' I - I till =L I, " r 3 - - - -- II �IIFIII =�� oars t_ • I +�Or rp s !o[ a arwt .... I I / n _ _ . r ac 'T j i I Q r r[a Iro• t I jd.!+r+x 1°'Irruami[sa C l a- P rOnlm P Kr ac ' - W - I 1J_l L -I I••tao.s••tao • -I- I Y paons� w ' �m a U" r - I III II'� - I I' L I r canxx rarwua I i iln __ 1 OiO t1 II ek III,- � � � I� � _ _ _ r -r r r •I/ wov i.ra. s- P saw i i t �� . Iaono i h ROLMATIM PLAN .aam ICs _. _ .{ _ _ yr _ � __ — b .. w a rmoa g III i Y i i+arr+° . _ _ _'1 __J I ./ ww ; i DETAILS 4rresv' - - - -_ M aaatur MKR E' n - tToi !�" ��- �` �anwo � � .-• r. m[ P ar m�[w ul�dwr t,'� r-r • °° sn «t Nrmer :4 -- --- -- __ �� ti. r _ r w r tan. •• -rr-r r trmoa (� ■ __ -_ -_� ,�_ + ,�.-` r /[wart TYIW AL TAIL J u__ - - - -_- Iaw [ r . F7 _ n TAINM�a L DETAIL DETAIL 11 �P19 DOdt /1TYPI AL DETAIL Prnjrt[ Nn 0x0503 -3 it -P 0 yy�� [arts tY re tsa slrme �' / . EXISTING - '/ /. aaa as Icob rm�00 BUILDING B [are -� a ww I�K�IVI tt wl r •F°t m rah ro a [are . ;/, 1114 4 n) I [IIOIEQ R11ttK[ � 7rl m5•'-P L 1 ^ I j Q AM _ lauf 1 t a .[Irrr b L� • I I I R ItW 1 * Y' -P 1n[rtu �SE�CT_IO ? BUILDING I t all 3 � •� I 1 1, 1 I 1 1 b Y E f t 71d1`L7APY'A.'t' • EIOSBNG • I b b san /. wot BUADINC 'A' g , I I 1 - R I 1[ I _ u nisf .son of %nl I 1 I C I W m.. nR sr ear ro. ono . I[ar [rs Ia.rt awc n arl p1 w c .• -r s 1 I -- _ L u••Y.1Y ./ a -1/Y• .r I L I d l 1 3 r mo al0eff •` r tae 1 I I I I (1 © DECK MELDING DETAIL aae 1x01/. rmi a careinalrlc I I I b 1 - C (fwiG4 I wn. ro ml. i . . . • = I 1 Q • I 1 �.` k x , I I I I I I N ! L L 1rt01r[p r>K '.i 1 E I • L i/ w tl n rtxr. ooau • w•ac a TYPICAL DE 1'a TAIL _ t t21 alas rtar ____ TA 2 I su I µHNC .MCa rtf 1�. r.rOn w wrrµawtu�w. Yu rWYOMI.l Moo 4I i .) P J (i Mxs r11t1 r P_C f-C' ' sta s[Ir . x -r ar -r OPWE 4Y1 M[ a m1i�i ! soc r a -w• n1. aosr it rurt y W U oum a r - w.rt ro xortrt G A /I lA•/•�• 1/ 4 .� 4011. N0 Ra ]/a1 T al rlAlxa tor[nlal j C L $ K. M oAal A • .- •Y aan f0.n [ar. 1ar • /� �� ��t1 `,I• I WSMr r4l w a RIN r Z< RM NOUN [� zt xn ty :< Itar1 e ROOF FRAMING , PLAN � xo1 s•u¢ rrlxn - u wi11 1T7F R . 7 " t o. soe iM m , i M . srra. q)TWICAL JDIS BRG. DETAIL 92) TYPICAL M SPLICE DETAIL 1 p� [ bM 1 O' r Q © f ' 3 ''• -a S BEARING DETAIL ®R712 - 717' -1 T 11e•i . LL W �N q1t. oox0.t . •r.c / � K. rY ar. / Y1.1 /. axa[ x..rb1• ��' m1r. N0 ael wear Vu / � a tat wrl / � t�rr � I � f riro�cw�¢ f iu ewl�� nu x/tal n'. a.a. /. / rsrre -j /.•.•.Ir wartf ,. /r•w'.n' warm -A alrtia ,/ /I wa . r r4o I I[..Y at ' Aal M' � Ells /lr V• .[a0m SoYf �S/yYI� /[ �' 1[ID YI41L n Mll [�1 LL rMn13 Lai00[o r1 of M M RY1rt . H' 6G Yu[ / ynpy� a / WLL . r -P M Ilpp awr x0.0 rq lM4f �Lrfre� � .�.� 1 1 aas rqa ro RaRf IP_P tal[u ; / / / iN1a1r1g /,// S/ � r0gg • I Afr f110o116 4 Rrx lair of (>k wtxl M Iss xu'11 1 aA'• rfx. [>•. aw0106 a a R . Y � / - fAY a.. [r. rnnrt / faK/ �/� � � RaR fOrro11 R art a1 / /� % �Ctl7 ,'/ I / alnnlf a s Ip•nr n / - A urraxoxf awlas � /�'/ ammo ✓ / // asap // / OlOU! !DD • IIdP. T • ACC. Y Slat NwMr -A11 n nlr. ro IM 5 TWICN DETAIL re1TWl LINTEL DETAIL ra.axs �TWICp / L DETAIL t0 TWICAL D T e'R7rT, 17x'1' -�4' g3 ©Y.�, '7))2 . 7 X71, AIL 3 t t J015T AR DETAIL Cl Bj• IT ING DE ^// S Pr J t N0. 030503 -3