HomeMy WebLinkAbout2000 04-27 PCP •
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
APRIL 27, 2000
STUDY SESSION.
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - March 30, 2000
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. Total Gas Station 2000 -004
Request for a Special Use Permit to rent trucks at the Total Gas Station, 6830 Brooklyn
Boulevard.
6. Other Business
7. Adjournment
• Application Filed on 4 -14 -00
City Council Action Should be
Taken by 6 -13 -00 (60 Days)
Planning Commission Information Sheet
Application No. 2000 -004
Applicant: Total Gas Station
Location: 6830 Brooklyn Boulevard
Request: Special Use Permit
Mr. Gordon Bobbe of the U -Haul Company is seeking a Special Use Permit on behalf of the
Total Gas Station operated by Mr. Hisham Tabor Elsyed to rent up to three mid -sized trucks at
the gas station located at 6830 Brooklyn Boulevard. The property in question is on the east side
of Brooklyn Boulevard, south of 69th Avenue and is zoned C -2 (Commerce). The property is a
triangular shaped parcel that is bounded on the north by Pilgrim Cleaners and property owned by
Brookdale Honda that serves as a off -site parking facility; on the south by an auto parts store;
and on the west by Brooklyn Boulevard with the main Brookdale Honda car dealership on the
opposite side of the street. Truck rental and leasing is a special use in the C -2 zoning district per
Section 35 -322, Subdivision 3o.
The applicant has indicated that he would like to offer up to three U -Haul trucks for rent at this
location. He has submitted a site plan showing the location of parking, the building and fuel
• islands on the property. The rental vehicles would be parked to the rear of the building. The
central issue with respect to this application, as with other applications involving truck rental and
leasing, is whether or not there is adequate parking available on the site for the proposed truck
rental operation. In addition to the required parking for the business operation, the other Special
Use Permit standards need to be reviewed as well.
Parking for gasoline service stations is generally based on the number of service bays and
employees. In this case, there are no service bays, rather a small retail convenience store is
provided in addition to the pump islands. The retail parking formula requires 11 parking spaces
for the first 2,000 sq. ft. of gross floor area or fraction thereof. This is the parking requirement for
the Total Gas Station. The plans submitted shows nine general parking spaces along the south
property line and four general parking spaces along the north property line with three proposed
truck parking spaces also along the north property line to the rear of the building. The
dimensions provided for the general parking space show a width of 8 ft. and a length of 18 ft.
The minimum parking space width contained in the zoning ordinance is 8 ft. 8 in. The most
westerly parking stall along the south property line should not be counted as it appears that a 24
ft. wide drive lane could not be provided in this area. Mr. Bobbe has been informed that the
minimum parking space width is 8 ft. 8 in. and dimensions will need to be provided to assure that
the minimum arkin ace can be p roposed p rovided in these two areas. The three truck
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parking spaces appear to be adequate providing a 9 ft. width and 22 ft. depth. The parking plan
• Page 1
04 -27 -00
V
appears to show adequate circulation around the site and the ability to provide the required •
parking for the operation if these dimensions can be verified.
Attached for the Commission's review is a copy of Section 35 -220, Subdivision 2, of the city
ordinances containing the standards for Special Use Permits. The applicant has submitted
written information as to how he believes his proposal will meet these five standards. He notes
that he believes his proposal will benefit the community by providing a convenient neighborhood
location for truck rental. He notes that the area is zoned commercial and the trucks will be
parked at the rear of the property away from the traffic flow for the gas island and convenience
store. He points out that the two to three rental trucks will result in customer traffic expectancy
of one visit per day and approximately six visits per week. He notes also that the truck rental
will not impede the orderly development and improvement of surrounding property, that ample
parking exists to accommodate the truck rental, that trucks will be limited to three mid -sized
trucks (14 ft. to 17 ft.) at any given time with excess trucks being routed to nearby U -Haul
locations in surrounding communities. He concludes by noting that U -Haul will work with the
City to avoid potential problems and to insure that the requested truck rental service will be an
asset to the community.
It appears, for the most part, that there are no major conflicts with the standards for Special Use
Permits. If the parking dimensions show adequate parking and circulation around the site, the
location of no more than three mid -size trucks should not cause an adverse affect on the site. It
should, however, be pointed out that the City generally will not authorize the issuance of a •
Special Use Permit if there are outstanding ordinance violations on this site. Two such items
come to mind particularly with respect to photographs submitted by the applicant in support of
this application. One is the word "Total" painted on the north and south faces of the canopy.
City records show no sign permit requested for this sign and, in fact, such a sign would not be
allowed under the city ordinances due to already existing signs that do not entitle this site to have
signs on a canopy. The other item is the existence of unscreened trash containers to the rear of
the building. Both of these matters should be corrected prior to the issuance of any Special Use
Permit involving the truck rental and leasing operation.
It should also be noted that the truck rental operation was undertaken without the benefit of the
Special Use Permit and the applicant was advised by the Building Inspector to cease such
operations until a Special Use Permit was obtained. The applicant eventually complied with this
request and is now seeking the proper permit.
It is anticipated that the Planning Commission will have questions regarding the proposed
expansion of Brooklyn Boulevard by Hennepin County. This particular parcel will be affected
by the widening of Brooklyn Boulevard with a total taking of the property. I have been advised
that the owner of the property (Pilgrim Cleaners) was given notice of "intent to acquire" on June
3, 1999, and that "notice of relocation eligibility" was given to the operator of the Total station
on December 8, 1999. There is a tentative bid letting date for the Brooklyn Boulevard widening
Page 2 •
04 -27 -00
• project of June 13, 2000, and possession of this property through a "quick take" is set for August
1, 2000.
The fact that a roadway widening project is anticipated is not considered a reason to deny the
applicant a Special Use Permit provided the standards for Special Use Permit and compliance
with city regulations are met.
I
A public hearing has been scheduled with respect to this Special Use Permit and notices have
been sent to surrounding property owners.
RECOMMENDATION
It appears that this application could be in order and the standards for Special Use Permits could
be met. Approval is, therefore, recommended subject to at least the following conditions:
1. The Special Use Permit is granted for a truck rental operation involving no more than
three mid -sized trucks at the gasoline service station/convenience food store at 6830
Brooklyn Boulevard. No other uses, other than those approved in conjunction with
this and previous Special Use Permits are comprehended by this approval.
2. The Special Use Permit is subject to all applicable codes, ordinances and regulations
and any violation thereof shall be grounds for revocation.
• 3. No banners pennants, r attention attracting p ,streamers, balloons or othe atte o attr c g devices may be
used in conjunction with the storage and display of these vehicles on the site other
than what is authorized under administrative permits comprehended under the city's
zoning ordinance.
4. This Special Use Permit approval does not comprehend any additional signery other
than that allowed under Chapter 34 of the city ordinances.
5. The parking of rental trucks shall be confined to the rear of the building in the
location designated on the submitted plan.
6. The Total signs on the canopy, which were erected without a permit, shall be removed
prior to the issuance of the Special Use Permit for the truck rental and leasing
operation.
7. The trash container located on the site shall be completely screened from view using
appropriate opaque materials prior to the issuance of the Special Use Permit for the
truck rental and leasing operation.
• Page 3
04 -27 -00
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TOTAL GAS STATION
6830 BROOKLYN BLVD.
BROOKLYN CENTER
F 7? '.03
Section 35 -220
2. Standards for Special Use Permits
S A special use permit may be granted by the City Council after demonstration by evidence
that all of the following are met:
a. The establishment. maintenance or operation of the special use will promote and
enhance the general public welfare and will not be detrimental to or endanger the
public health, safety, morals or comfort.
b. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
C. The establishment of the special use will not impede the normal and orderly
development and improvement of surrounding property for uses permitted in the
district.
d. Adequate measures have been or will be taken to provide ingress, egress and parking
so designed as to minimize traffic congestion in the public streets.
e. The special use shall, in all other respects, conform to the applicable regulations of the
district in which it is located.
3. Conditions and Re trictiont
The Planning Commission may recommend and the City Council may impose such
conditions and restrictions upon the establishment, location, construction, maintenance and
operation of the special use as deemed necessary for the protection of the public interest and
to secure compliance with requirements specified in this ordinance. In all cases in which
special use permits are granted, the City Council may require such evidence and guarantees
as it may deem necessary as part of the conditions stipulated in connection therewith.
4. Resubmi ion
No application for a special use pen-nit which has been denied by the City Council shall be
resubmitted for a period of twelve (12) months from the date of the final determination by
the City Council; except that the applicant may set forth in writing newly discovered
evidence of change of condition upon which he relies to gain the consent of the City Council
for resubmission at an earlier time.
5. Revocation and Extension of Special Use Permit
When a special use permit has been issued pursuant to the provisions of this ordinance, such
permit shall expire without further action by the Planning Commission or the City Council
unless the applicant or his assignee or successor commences work upon the subject property
within one year of the date the special use permit is granted, or unless before the expiration
of the one year period the applicant shall apply for an extension thereof by filling out and
submitting to the Secretary of the Planning Commission a "Special Use Permit" application
requesting such extension and paying an additional fee in an amount as set forth by the City
Council resolution.
Special use permits granted pursuant tc the provisions of a prior ordinance of Brooklyn
Center shall expire within one year of the effective date of this ordinance if construction
upon the subject property pursuant to such special use permit has not commenced within
that time.
• In any instance where an existing and established special use is abandoned for a period of
one year, the special use permit related thereto shall expire one year following the date of
abandonment.
U44AUL
• U -HAUL CO. OF MINNESOTA
9890 NORTHEAST HIGHWAY 65 • .BLAINE, MINNESOTA 55434 • PHONE (612) 760-9746 FAX(612)780-8744
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