HomeMy WebLinkAbout2002-001 Rezoning and Site & Bldg Plan Q City of Brooklyn Center
Planning Commission Application p\ 00 o% 0 D
Date Received Application No.
Please Print Clearly or Type
Address /Street Location of Property 190 1 S
Legal Description of Property
Owner S ao n (� ` �, .r r i ��_ 1 L-C_ Phone No.
Address
Applicant 8=A Ctncm I-Sre- oxie.) Phone No.
Address (n _C 6 S rl � Po ►vAc. Z\J 5.,,- - A. rr c�F �c�►t� , M N 5512n
Type of Request: Rezoning Variance Special Use Permit
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Subdivision Approval Site & Building Plan Approval
Other:
Description of Request: e
Application Fee $ 12 M _ (X7 Receipt No eR a 7 0 00
The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center,
within fifteen 0 5) days after mailing or delivery of the billing statement, the actual costs incurred by the
City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the
processing of the application. Such costs will be in addition to the application fee described herein.
Withdrawal of the application will not relieve the applicant of the igation to ay costs incurred prior to
withdrawal.
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Applicant (Please Print) Applicant's Signature
PLANNING COMMISSION RECOMMENDATION
Dates of P. C. Consideration: 0 6"\ � �e s oo - 0 /
Approved Denied this 31 day of � 20 ✓Z , subject to the
following conditions:
Chairman
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CITY COUNCIL ACTION j
Dates of Council Consideration: j� o e(!. R es 0 O
Approved / Denied this day of 20 D , with the following
amen ment:
LJ
Clerk
CITY OF BROOKLYN CENTER
6301 Shingle Creek Parkway
Brooklyn Center, NIN 55430
PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR
SITE AND BUILDING PLAN APPROVAL
Prior to submission of an application for plan review and approval, prospective applicants should arrange an
informational meeting with the Planning Staff to discuss preliminary plans and to become familiarized with
applicable ordinance and policy provisions.
Four (4) copies of the following documents and information will be submitted, at least 14 days prior to the date
of the regular Commission meeting, concurrent with filing the application (required documents must be
consistent with ordinance and policy provisions before an application may be accepted):
1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent existing
condition, accurately dimensioned. f .
2. *An accurately scaled and dimensioned site plan indicating:
a) parking layouts and access provisions, including calculation of ordinance parking requirements;
b) designations and locations of all proposed buildings and required setback lines;
c) fences, walls or other screening, including heights and type of material;
d) outside lighting provisions, type and location (foot candle strength at property line must be calculated);
e) curbing (B612 curb and gutter is required). Indicate radius measurements;
f) building information, including: gross floor area, type of construction and occupancy classification.
3. *A landscape plan showing areas to be sodded or seeded, quantity, location, size and species of trees and
shrubbery. (Note: Underground irrigation is required in all landscaped areas in commercial and industrial
districts. Plans must be so noted.)
4. *Building floor plans, elevations, sections and specifications, including materials proposed.
5. *Existing and proposed land elevations, drainage provisions, and utility provisions, including the diameters
of utility lines.
6. Additional drawings, plans or information deemed necessary by the Secretary.
*Must be prepared by a registered architect or person registered with the State Board of Registration for
Architects, Engineers, Landscape Architects and Land Surveyors, and said drawings /plans will be so
certified.
NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance Agreement as to
approved site improvements and a supporting financial guarantee, in an amount to be determined by
the City, are required. Acceptable financial instruments include cash escrow; certificate of deposit;
and performance bond.
Copies of the Zoning Ordinance may be obtained from the Administrative Office. Questions should be directed
to the Planning and Zoning Specialist at 763 -569 -3330.
Procedures & Requirements for Filing
Application for Site & Bldg Plan Approval
Revised 3 -01
ATTACHMENT TO THE APPLICATION OF
SPEEDWAY SUPERAMERICA LLC
FOR APPROVALS NECESSARY TO RECONSTRUCT AND EXPAND
THE PRESENT STORE LOCATED AT 1901 57TH AVENUE NORTH
Speedway SuperAmerica has the opportunity to expand its present store site at 57th and Logan by
the purchase of the adjacent home to our south and the adjacent vacant commercial property to our
west. City approvals necessary to realize this opportunity are; rezoning the present site and the
adjacent properties to "PUD ", approval of the development plan for that PUD, approval of the
building plan to implement the approved development plan, and approval of the replating that will
combine the three affected parcels into a single parcel.
The proposed plan will increase the area of the present store site more than three times, from 14,221
sf to just over 51,000 sf. This larger site will permit us to construct a state of the art store of 3800
sf, more than double the 1716 sf size of the present store. This will allow us to not only serve our
neighbors and the community better, but also more compatibly. The additional site area, its
extension to the west, and importantly the increased depth from 57th Avenue, will allow us to better
and more completely serve the neighbors and the community by increasing the variety and type. of
products in our store, and the number and design of our fueling points. We also believe the
proposed plan will be more compatible with our immediate neighbors in three ways. First, the
additional site area to our west will allow us to relocate the east edge of the store 100 ft , and the
canopy for the fuel dispensers 60 ft, farther from Logan Avenue. Our activity on the site will be
significantly relocated to the west, deeper into the commercial district along 57th, and farther from
the residences on Logan. Second, the proposed plan provides a significant area adjacent to the side
yard and garage of our neighboring home on Logan, and the back yards of our two neighbors on
Brookview Drive. These areas will be landscaped and fenced to optimize the effectiveness of this
buffer area. Third the new store will co will
comply � with current City performance standards and ;
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incorporate techniques to calm the design and operation of the store which will be recorded and
enforced through the PUD process.
A. The Proposed Site and Building Plan
The proposed site is organized into two zones. First, an "activity zone" extending 115 ft south
from 57th Avenue where all the paving and activity on the site, fueling, circulation, parking and
lighting, will occur. Within this activity zone, we have shifted the store and fuel dispensers as far to
the west as possible. The east wall of the new store will be 135 ft from Logan, and the nearest fuel
dispenser will be 85 ft from Logan. The remainder of the site will be a 75 to 85 ft deep "residential
transition zone" where no outside activity will occur. All activity within this zone will be within the
masonry store building, which have no windows or public openings into this residential transition
zone.
The footprint of the new store building will be a 50 ft by 80 ft rectangle with chamfered corners at
the front. The store will have a gross area of 3800 sf. The exterior will be two styles of light
colored masonry. A six course base of split faced block will support the remainder of the scored
block exterior walls. The same materials will be use on all sides and for the walls of the trash
enclosure. The sole windows and public entrance will be on the front of the building. The hip roof
will have asphalt shingles. A well in the rear of the rear of the roof will contain the HVAC
equipment. This well area will be enclosed on the front and sides by the roof structure and the rear
by an installed screen. The new store, like the present store, will be open 24 hours each day.
Six pump dispenser islands, located under a canopy, will provide fueling for up to 12 vehicles.
The canopy will have a 4 ft metal composite fascia which will be striped, but not illuminated.
Parking will be provided in front of the store and extending along the building line towards Logan.
The 21 spaces including the handicapped space, meet the required parking for the store. In
addition, the 12 spaces at the pump islands will be the most used parking spaces on the site. In all,
a total of 33 off street parking spaces will be provided. A loading area for delivery trucks is
provided at the front of the trash enclosure.
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Speedway SuperAmerica, LLC
1901 57th Avenue North
Two driveways provide access to the site. One, from 57th Ave, at the western edge of the site. The
second, from Logan, has relocated slightly to the south to provide additional stacking distance for
vehicles to the semaphore at 57th Avenue, and from 57th Avenue,
Lighting is provided for the site by four perimeter pole fixtures, one at each driveway, one at the
edge of the parking area east of the store, and one above the underground tanks on the west edge of
the site, and by the lighting under the canopy above the fuel dispensers. The brightest part of the
site will be under this canopy directly in front of the store. The light intensity drops to less than 1
fte at the property lines, and with the exception of the area immediately at the base of the pole
fixture illuminating the parking area, is below 1 ftc in all of the residential transition zone. All
fixtures, whether freestanding or beneath the canopy, will have the light source completely enclosed
and will have flat and flush lenses.
Signage is proposed on the front of the store building, the canopy, and on a single freestanding
sign. A 25 ft 8 in tall, 100 sf, 6 ft wide by 15 ft 8 in high, internally illuminated freestanding sign is
proposed at the corner of 57th and Logan. Three signs are proposed on the store. First, a 3 ft by 2
ft 6.75 sf, illuminated SA logo above the entrance to the store. Second, an illuminated 5 ft by 8 ft,
40 sf, reader board on the building wall to the right of the entrance. Third, a non illuminated 22 ft 6
in by 2 ft 3 in tall, 53 sf, "SuperAmerica" at the top of the wall of the northwest chamfer. The
total building signage is 100 sf, approximately half illuminated, and half not illuminated.
We request that through the PUD process and in recognition of the less than permitted sign area
and illuminated signage on the building, the development plan allow three illuminated signs on the
canopy. The requested signage is for each short side, a 22 ft 6 in by 2 ft 4 in, 53 sf,
"SuperAmerica ", and on the long side, facing 57th Ave., a 3 ft by 2 ft 6 in, 7.5 sf, SA logo.
The landscaping provided at the site will have two zones. The activity zone plan will address the
issues on those edges of the site. A custom plan is being developed with the direct input of the
three most affected neighbors for the residential transition zone, which, with the exception of the
footprints of the building and the trash enclosure, is all landscape. The plans for both zones will
preserve and extend a landscaped edge north along Logan. All landscaped areas will be irrigated.
In the activity zone, the primary planted area will be on the Logan Avenue edge on either side of the
driveway. Here the sod area will be punctuated by the evergreen Viburnum in planting beds,
providing understory interest, middlestory interest by plantings of Arbor Vitae, and overstory Ash
and Norway and Red Maple. A continuous area of Viburnum and Arbor Vitae along the parking
area provides an edge for the activity zone and the introduction to the residential transition zone.
On the west edge the plantings provide a transition to the fence extended from our rear property
line.
The major feature of the activity zone is the proposed architectural metal fence with masonry piers
in a 10 ft wide landscaped area as an alternative to providing the required 15 ft yard. We believe the
combination of the 10 ft of horizontal green space and the 3 ft tall decorative fence with masonry
piers provides a pleasing and effective transition between the roadway to the site. We ask this
alternative be adopted as part of the Development Plan. This alternative also permits extension of
the residential transition zone an additional 5 ft towards 57th Ave.
The plan for the transition zone has not been finalized with our neighbors. Our two neighbors on
Brookview Drive have indicated an initial preference for removing the existing lilac hedge on our -
shared property line, and replacing it, along with the 6 ft tall stockade type and chain link fences
installed by the neighbors, with new 8 ft tall cedar stockade J picket type fence (matching a style
recently installed by the neighbors between their homes) along our shared property line and
Speedway SuperAmerica would replace the remaining runs of stockade fence on the neighbor's
shared property lines with a similar, but 6 ft tall, fence. For overstory trees, the preference at this
time is spruce, planted certainly on our side, and perhaps on the neighbor's side of the fence.
2
Speedway SuperAmerica, LLC
190157th Avenue North
Along the west boundary of the transition zone we propose an 8 ft tall, board on board, Cedar,
fence.
At the time of application we have not been able to schedule a similarly detailed discussion with our
immediate neighbor on Logan.
B. Benefits of the Flexibility and Control of the Planned Unit Development Process at this Site.
This PUD will allow the protection and buffering of abutting residential properties provided by the
development and the detail of a residential transition zone, and the westward relocation of the fuel
dispensers and store in the activity zone, to substitute for the City wide zoning provision that would
not permit the proposed redevelopment abutting residential properties located on Logan and on
Brookview Drive. It will also permit approval of specific features of the development plan that are
custom to the conditions surrounding this site.
The commercial development and use on the south side of 57th Avenue has historically provided
the transition between the commercial uses recognized in the Comprehensive Plan and the zoning
ordinance along both sides of 57th, and the surrounding residential districts. Allowing the new
investment proposed in the development plan by Speedway SuperAmerica will not be an exception
to the planned, permitted, historical and expected pattern of use along 57th Avenue, and will expand
and reinforce the usefulness of this established commercial district for its neighbors and the City.
The PUD will permit and record the elements of the development plan that will assure the new
Speedway Su erAmerica is both more compatible and more useful to the abutting and surroundin g
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neighbors. These design elements include, but are not limited to:
a. Establishment of a residential transition zone with no exterior activity extending 75 to 85
ft from the shared property line of the adjacent residences, buffered by a fence designed and
located, and middle and overstory plantings specified, in conjunction with the affected
adjacent homeowner,
b. A lighting plan that restricts almost all ambient light of more than 1 ftc to the activity
zone, assures that all fixtures will enclose each light source, and all lenses, including the
lenses for the under canopy lighting will be flat and flush with the fixture or canopy deck
and will parallel with the ground directing all light absolutely downward.
c. A noise mitigation plan that includes relocation of activity on the site away from Logan
Avenue and the use of fuel dispenser mounted, fueling point specific microphones and
speakers for required communication with customers under the canopy.
d. A circulation plan that relocates the driveways farther away from the intersection of 57th
and Logan, provides easier on site movement, additional parking, and a designated and
useful loading zone.
e. A more than doubling of the area of the store, expanding the product mix and depth
offered at the store.
f. A plan for plantings along Logan that reinforces this residential edge and the introduction
of an architectural fence feature as well as an expanded yard to define and reinforce the 57th
Avenue edge of the site.
Each element is designed to reduce the impact of the operations of our store on the neighborhood
while providing a state of the art facility for the best possible shopping and service experience for
our customers.
3
Speedway SuperAmerica, LLC
1901 57th Avenue North
C. Neighborhood Involvement
To test the neighbor's initial response to this plan and determine if we should continue pursuing the
acquisitions of the properties and developing our plan we invited all of our adjacent neighbors, and
members of the Neighborhood Advisory Board, to an evening meeting. The meeting was held in
the Teacher's Lunch Room at Earle Brown Elementary School on December 11, 2001. We also
asked any neighbor who would not be able attend to call us with any questions or comments about
the meeting. That evening we had the opportunity to talk with approximately 15 neighbors, sitting
down at tables, in small groups, about the history of the site, the present store, the proposed plan,
and how issues with the present store could be resolved and special sensitivities can be addressed
by a new development. Encouraged by our sense of the meeting that these affected neighbors
would support a more compatible, more useful, store we have continued to work on specific
buffering details with our immediate neighbors, refined the plan, and have brought this application
to the Citv.
12:31'01
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