HomeMy WebLinkAbout2002 11-14 PCP i
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
NOVEMBER 14, 2002
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - October 31, 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. Kaykham Khai Phommahaxay 2002 -017
•
Request for Site and Building Plan approval to construct a 1,466 sq. ft. addition to the old.
Hardee's Restaurant, 1601 Freeway Boulevard.
6. Other Business
7. Adjournment
•
,►
Application Filed on 10 -31 -02
City Council Action Should Be
Taken By 12 -30 -02 (60 Days)
Planning Commission Information Sheet
Application No. 2002 -017
Applicant: Kaykham Khai Phommahaxay
Location: 1601 Freeway Boulevard
Request: Site and Building Plan Approval
The applicant, Kaykham Khai Phommahaxay, is seeking site and building plan approval to
construct a 1,466 sq. ft. addition to the old Hardee's Restaurant building, 1601 Freeway
Boulevard, to convert it to an Asian food market and deli. The property in question is zoned
C -2 (Commerce) and is located at the southwest corner of Freeway Boulevard and the east leg of
James Circle North. It is bounded on the west by the Earle Brown Bowl; on the north by
Freeway Boulevard with I -1 zoned property and uses on the opposite side of the street; on the
east by the east leg of James Circle North with the Best Western Hotel on the opposite side of the
street; and on the south by the Comfort Inn Hotel. The retail sale of food is a permitted use in the
C-2 zoning district.
BACKGROUND
• Planning Commission Application No. 89005 consisting of site and building plan and special use
permit approval for a 4,285 sq. ft. Hardee's convenience food restaurant was approved by the
City in 1989 and the 118 seat restaurant with 20 employees and 69 parking spaces opened in July
of 1989. The applicant recently acquired the property, plans to make a 1,466 sq. ft. addition to
the west side of the building and operate an Asian food market and deli. The deli is for over the
counter sale of deli products and will nat have any seating for an on site restaurant.
A(''CESSIPARKTNCT
Access to the site is unchanged from that provided for the Hardee's Restaurant. A 30 ft. wide
driveway off James Circle at the southeast corner of the site is provided. The former drive up
window lane at the northwest corner of the building will be removed. This is the location for the
proposed building addition. Access around the site will be generally one way following the same
parking and driving pattern as was provided for the Hardee's Restaurant. Entrances to the food
market are on the west and north sides of the building. Ninety degree parking will be provided
on the east side of the site where 27 parking spaces are located. Angle parking to the north of the
building and to the south of the building are also provided. Approximately 12 angled parking
spaces along the west side of the site will be eliminated to accommodate the proposed addition.
This area will be a drive lane around the west side of the building. Altogether the revised
parking plan will provide 57 parking spaces for the use. The retail parking formula which
requires 5.5 parking spaces per 1,000 sq. ft. of gross floor area requires a total of 32 parking
spaces to accommodate the proposed retail use. Twenty five surplus parking spaces will,
11 -14 -02
Page 1
therefore, exist on the site. Two handicap parking spaces are to be located at the northeast corner
of the building. A van accessible handicap parking space may have to be added to meet current
handicap accessibility requirements.
DR ATNACTF./CTR AT)TNCT/T TTTT .TTTF.S
No plans are contemplated for revised grading, drainage or utilities on the site. One point which
should be noted is that the curb detail shown is not consistent with the City's requirement for
B612 curb and gutter. Additional curb and gutter will be provided around where the new
addition is proposed. This should match the existing B612 curb and gutter on the site. The City
Engineer has briefly reviewed the plan and has noted that there are not revisions that require any
formal review on his part. No Watershed review is required. On site drainage has been provided
and is the same as for the previous Hardee's Restaurant.
LANDSCAPING
As the Commission is aware, the City takes the opportunity of reviewing sites for compliance
with existing requirements when additions are made. The Hardee's Restaurant was built in 1989
and the landscape requirements are the same today as they were at that time. The applicant has
provided a landscape plan showing the existing landscaping that is on the site. They propose to
provide some additional landscaping, primarily shrubs around the perimeter of the new building
addition. Some landscaping will be relocated and other new landscaping will be provided. The
existing landscape plan contains eight American Linden trees that are located in the north and •
east green strips for the site. Various shrubs such as Alpine Currant, Webber Juniper and Isanti
Dogwood are also located in these green strip areas. Foundation shrubs include Dwarfed Winged
Enonumus, Jackman Potentilla, Isanti Dogwood and Winged Enonmus. New shrubs proposed
include Emerald and Brandan Arborvitae and Old Gold Juniper. The total number of points
provided for this landscaping is 126, 80 of which are from the shade trees. Eight five landscape
points are required under the landscape point system. Provided all of this landscaping is viable,
it should be appropriate. It is difficult at this time of the year to determine whether or not the
landscaping is viable. We would recommend that the performance guarantee be held to assure
that the complete landscape plan, including all previous landscaping, is viable.
RT TTT .DINCT
The applicant proposes to make some modifications to the exterior of the building. When
originally built, the building exterior consisted of alight colored brick with a cedar shake
mansard treatment which was carried around the entire building. The applicant proposes to make
some modificaitons by providing two new stucco wall features, one on the east side next to the
entrance and the other on the north side of the building, both of which will extend above the roof
line of the mansard treatment. They also propose to remove the existing cedar shakes that make
up the mansard treatment and replace it with a corrugated metal roof material. The stucco wall
feature on the north side of the building will also contain metal fins that project out from the wall
as a decorative feature. We would recommend that the corrugated metal mansard treatment be
11 -14 -02
Page 2
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• provided uniformly around the rest of the building where the new building addition is proposed
rather than to end this feature by wrapping it around only a portion of the west side of the
building. This would be in keeping with the general requirement that building exteriors,
particularly mansard treatments, be carried uniformly around the building.
T .TC'THTTNCT /TR ASH
The plan calls for no changes with respect to lighting on the site and the trash enclosure. The
trash enclosure is located at the southwest corner of the buiding and should provide appropriate
screening for trash containers to be stored on the site.
The plan under consideration is a site and building plan review only. No special use permit or
special use permit amendment is required with this application. Thus, no notices have been sent
and no public hearing is required to be conducted by the Planning Commission.
RECOMMENDATION
For the most part, the plans appear to be in order and are 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 building permits.
2. Any modifications to grading, drainage or utiity plans are subject to review and
approval by the City Engineer prior to the issuance of permits.
3. A site performance agreement and supporting financial guarantee in an amount to
be determined based on cost estimates shall be submitted prior to the issuance of
building permits to asssure completion of all site related improvements.
4. Any outside trash disposal facilities and roof top or on ground mechanical
equipment shall be appropriately screened from view.
5. The building addition 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.
6. The existing underground irrigation system shall be operational prior to the
release of the financial guarantee.
7. Plan approval is exclusive of all signery which is suhject to Chapter 34 of the City
Ordinances.
• 11 -14 -02
Page 3
8. B612 curb and gutter shall be provided around the proposed new building
expansion.
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 plans shall be modified prior to the issuance of building permits to include:
a. A note indicating that B612 curb and gutter shall be provided.
b. The continuation of the mansard treatment completely around the new
building addition to be consistent with that being provided around the balance
of the building.
•
11- 14 -02.
Page 4
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