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HomeMy WebLinkAbout2000 08-10 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 10, 2000 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - July 27, 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. Frauenshuh Companies 2000 -019 • Request for Site and Building Plan approval for the redevelopment of the Brookpark Dental Center at 6437 Brooklyn Boulevard 6. Frauenshuh Companies 2000 -020 I Request for a Variance from Section 35-400 of the City Ordinances to allow a 35' building setback rather than a 50' major thoroughfare setback for the Brookpark Dental Center redevelopment at 6437 Brooklyn Boulevard. 7. Other Business F 8. Adjournment i Application Filed on 7 -27 -00 • City Council Action Should Be Taken By 9 -25 -00 (60 Days) Planning Commission Information Sheet Application No. 2000 -019 Applicant: Frauenshuh Companies Location: 6421 and 6437 Brooklyn Boulevard Request: Site and Building Plan Approval The applicant, Dean Williamson, on behalf of Frauenshuh Companies, is seeking site and building plan approval for the redevelopment of the Brookpark Dental Center at 6437 Brooklyn Boulevard. The property under consideration is a 50,111 sq. ft. parcel of land which is being created through the combining of 6421 and 6437 Brooklyn Boulevard. The preliminary plat proposing the combination of these two lots (Planning Commission Application No. 2000 -013) was approved by the City Council on June 26, 2000. The final plat approval is scheduled for City Council consideration on August 14, 2000. The combining of these two lots will create a lot that slightly exceeds the minimum lot area requirement of one acre for a service /office use along a major thoroughfare. • The site is zoned C -1 (Service /Office) and is bounded on the west by R -5 zoned property containing an apartment complex; on the north by 65th Avenue with a park and ride facility on the north side of the street; on the east by Brooklyn Boulevard with Garden City School on the opposite side of the street; and on the south by C -1 zoned property containing an office building (6415 Brooklyn Boulevard). Demolition of the house currently at 6421 is set for the very near future. Once the house is demolished and the properties legally combined, the applicant plans to begin the Brookpark Dental Center redevelopment by building a new 10,008 sq. ft., one story dental center. It will be built immediately to the south of the existing dental center which will stay in operation until the new center is completed and ready to be occupied. Once that occurs, the existing dental center will then be demolished and the parking lot extended. The combined lots will still be addressed as 6437 Brooklyn Boulevard, which is the current address for the Brookpark Dental Center. The layout of the new dental center proposes a 35 ft. building setback from Brooklyn Boulevard right of way. Brooklyn Boulevard is classified as a major thoroughfare and building setbacks off major thoroughfares are 50 ft. per Section 35 -400 of the zoning ordinance. The applicant, under Planning Commission Application No. 2000 -020, is seeking a variance from the major thoroughfare setback requirement and requesting that the typical 35 ft. building setback be allowed for this building. The primary justification for this request is that similar variances have • 8 -10 -00 Page 1 been granted by the City. The variance request will be taken up separately when consideration is • given to Application Number 2000 -020. ACCESS/PARKING Access to the site will continue to be from 65th Ave North where it presently exists. The driveway formerly serving the house at 6421 Brooklyn Boulevard will be closed. No other access will serve this site. The new 10,008 sq. ft. dental center will require 67 parking spaces based on a parking requirement of one parking space for every 150 sq. ft. of gross floor area for a medical/dental office building use. Once completed, the site will provide 64 on site parking spaces including two handicapped spaces, three short of the parking required for such a use. The Brookpark Dental Center was granted a Special Use Permit by the City Council on December 18, 1978 under Planning Commission Application No. 78067 which authorized legally encumbering 20 parking spaces located at 6415 Brooklyn Boulevard (property immediately to the south) for the sole use of the dental center. That encumbrance continues today and will continue in the future. Therefore, the parking for the dental center will be 84 parking spaces, well in access of the minimum required. The parking lot will be expanded following demolition of the existing clinic. B -612 curb and gutter is required around all driving and parking areas. Zero curb lines are provided by the front entrance on the north side of the building where handicap accessibility is provided and at the • southwest corner of the parking lot for garbage pick up. GRADING/DRAINAGE/UTILITIES The applicant has provided a grading plan that includes some utilities information. The City Engineer is reviewing the plan and will be offering written comments. Storm sewer will be provided in the expanded parking lot and will be conveyed to existing storm sewer in Brooklyn Boulevard and 65th Avenue North. The existing parking lot, which will be added onto, already is served by storm sewer. A six inch water line will be broqght into the new building along the south side and will be connected to existing water main which is located in the Brooklyn Boulevard right of way. The applicant proposes to utilize the existing sanitary sewer lines serving 6421 Brooklyn Boulevard for the new building. They will need to provide assurance that the sewer is adequate to serve the new building. Existing water and gas lines currently serving 6421 Brooklyn Boulevard are proposed to be abandoned at the property line. Erosion control includes silt fencing around the east and south sides of the new building. An approximate two foot to three foot high berm in the existing 35 ft. green strip along Brooklyn 8 -10 -00 • Page 2 Boulevard will be extended to the south to provide some parking lot screening from Brooklyn • Boulevard. The plan also shows a retaining wall to be built along most of the west side of the site, elevating to about 30 inches in height. Because the site is less than five acres in area, no Shingle Creek Watershed Management Commission review is required. LANDSCAPING/SCREENING The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 1.15 acre site requires 115 landscape points. The applicant's proposal involves the elimination of some existing landscaping around the existing dental center building due to the demolition of that building and the expansion of the parking lot to the south. They will retain some existing landscaping in the green strips along 65th Avenue and Brooklyn Boulevard. The value of landscape points for new landscaping to be added is 225 points, well in excess of the 115 required. The new proposal provides 40 points in shade trees (four Skyline Locusts), 16.5 points in ornamental trees (11 Pinkspire Crabapple), 40 points in coniferous trees 80 Scandia Juniper) and 128.5 points in various shrubs ( 27 Isanti Dogwood, 105 Glossy Black Chokeberry, 13 Miss Kim Lilac, 41 Hedge Cotoneaster, 59 Greenmound Alpine Current, 12 Shrub Rose and 71 Hosta). • The plantings are well distributed on the site with perimeter building foundation plantings including Miss Kim Lilac, Scandia Juniper, Hosta, Greenmound Alpine Current, and three Pinkspire Crabapple located close to the building. A Cotoneaster Hedge made up of 41 plantings is provided between the retaining wall on the west side of the building and a sidewalk servicing the site. Green strip plantings include four Skyline Locusts and Six Pinkspire Crabapple along Brooklyn Boulevard and three Pinkspire Crabapple along 65th. Groupings of shrubs include Isanti Dogwood and Scandia Juniper with Pinkspire Crabapple and Isanti Dogwood and Scandia Juniper with Skyline Locusts. A planting bed of Scandia Juniper and Shrub Rose is located close to the corner of Brooklyn Boulevard and 65th. The Glossy Black Chokeberry are provided in the 65th Avenue green strip. r The screening plan proposes a 4 ft. high screening wall along the entire west side of the parking lot after it is extended. The zoning ordinance requires parking lot screening when parking lots containing more than six vehicles abut residential property. Such an abutment exists with the apartment building to the west. A 4 ft. high wood screening wall currently exists but new screening will be provided in this area and on top of a retaining wall that is being planned. • 8 -10 -00 Page 3 _. BUILDING • The front of the building will face 65th Avenue as does the existing building. It is one story in height and will have a face brick exterior. No color is indicated, however, it will be a dark face brick with a lighter face brick soldier course at the top of the building and another soldier course about two feet up from the bottom. A third row of soldier course brick both dark and light surrounds the building at the top of the windows. Another feature is a prefmished, preformed metal siding that projects above the main entrance of the building and serves as mechanical equipment screening. This projection is enclosed on all four sides and because of this, can be considered a wall for building wall signery. LIGHTING /TRASH A lighting plan has been submitted indicating the proposed lighting will not exceed the foot candles authorized under Section 35 -712 of the zoning ordinance. The plan calls for two double mounted light poles in island areas within the parking lot and six wall mounted lights, two each on the northwest and south building walls. The trash enclosure area is located on the west side of the building in an area indented in the west wall. A trash enclosure made up of three gates of 1 X 6 cedar stained fence affixed to steel posts will serve as the screening device. Trash containers will be wheeled out along the sidewalk to the southwest corner of the parking lot for trash pick up and then replaced in the screening area. RECOMMENDATION • Altogether the plans appear to be in order. As mentioned, the applicant has requested a variance from the major thoroughfare setback requirement which is the subject of Application No. 2000- 020. Any approval of this application should coincide with recommendations for the variance or modifications to the plan indicating compliance with setback requirements. Approval should be 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 building permits. 2. Grading, drainage and utility plans are subject to review and approval by the City Engineer prior to the issuance of building 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 assure the completion of all site improvements. 4. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 8 -10 -00 Page 4 5. The buildings are 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. An underground irrigation system shall be installed in all landscaped areas to facilities site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances. 8. B -612 curb and gutter shall be provided around all parking and driving areas with the exception of the front entrance area for handicap accessibility and where the trash pick up area is proposed. 9. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to the release of the performance guarantee. 10. The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits. i 11. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the Engineering Department. • 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standards specifications and details. Y p 13. The final plat combining this site into a single lot shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits. 14. Approval of this application is contingent upon the granting of a variance from the 50 ft. major thoroughfare setback comprehended by Planning Commission Application No. 2000 -020. r • 8 -10 -00 Page 5 ` =� was =, t mm all �• i its - �� � �■ '!� ii Aj 1,11 r ll .. .. ..,. oil • �!��i • aid mill C2- �i i r■►� . t, �titl�tttttl MEMORANDUM DATE: August 4, 2000 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Howard, City Engineer 4 SUBJECT: Brookpark Dental Center - Plan Review The Engineering Department has reviewed the subject civil drawings dated 7 -24 -00 and have the following comments: • A Hennepin County permit will be required for working with the Brooklyn Boulevard right -of- way. This permit shall address traffic control and restoration of the County Road. Work in the Brooklyn Boulevard right -of -way includes connecting to an existing storm sewer, removing existing water services, connection of a new service to the water main, and sidewalk and street repairs. • The roof drainage shall not be directed to either adjoining parcel. • The Developer should verify that the size of the existing sanitary sewer service is adequate. • The water service from the existing house shall be abandoned at the main located under Brooklyn Boulevard in accordance with City standards. The water service from the existing dental clinic shall be abandoned at the main located under 65TH Avenue. • The City shall be notified 48 -hours in advance of all testing including bacteriologic testing and Hydrostatic Testing. Point of contact is Mark Hartfiel, Supervisor of Public Utilities, at 612 -585 -7103. • The following water main standards shall be used: - Water main shall be Class 52 DIP - Hydrants shall be Waterous Pacer model WB -67 -250 with continuous polywrap sleeve. - Mega -Lugs are to be used on all water main connections, - All hydrant valves shall be located in bituminous or concrete pavement. • T EA Architects MAUENSHUH PARK COMPANIES BROO�ARK DENTAL CENTER DENTAL 6347 MOWN BOULEVARD -� BROOIa.YN CENTER, MQMVESOTA '— PRO ECT DIRECTORY CODE SHEET INDEX Owns: Sn DATA BW M DATA Arclvtectual RANDOM ►�a 7 ana /aea ame n �mK. ALM T& Sect. Cade Deer► Location Slyest index cwma n7ramok aPA Pen Bklardngmgh6meecta Phone 688293480 euuasQwaroorAOF 0(XIMOVARAMM 9MMM A FRm Ioft Contact RUM F]eYe6ots Vida Fac 611b3934S X ai mar. 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FD• @w. va • Fa A 1.02 Application Filed on 7 -27 -00 • City Council Action Should Be Taken By 9 -25 -00 (60 Days) Planning Commission Information Sheet Application No. 2000 -020 Applicant: Frauenshuh Companies Location: 6421 and 6437 Brooklyn Boulevard Request: Variance The applicant, Dean Williamson on behalf of Frauenshuh Companies, is seeking a variance from Section 35 -400 of the city ordinances which requires a 50 ft. setback for buildings located along a major thoroughfare. Application No. 2000 -019 comprehends site and building plan approval for the redevelopment of the Brookpark Dental Center which includes the building of a new dental center and the demolition, after completion of construction, of the old building. The proposed variance would allow the construction of the new dental center at a setback of 35 ft. from the Brooklyn Boulevard right of way. Thirty-five feet is the standard front yard setback for buildings along a non -major thoroughfare. One of the reasons for proposing the 35 ft. building setback is to allow the construction of a new dental center while keeping the existing dental center- in operation during an approximate 7 month building process. If Brookpark Dental were not able to do this, redevelopment of the • dental center on this site would not happen, forcing them to seek another site for construction of a new dental center. Another factor leading to the setback variance request is two Brooklyn Boulevard studies undertaken by the City over the past few years which have provided various recommendations as to ways to encourage improved redevelopment along Brooklyn Boulevard. One study was the Brooklyn Boulevard Redevelopment Study of 1993 and the other is the Brooklyn Boulevard Streetscape Amenities Study of 1994. Both of the studies recommended that the City allow non- residential buildings in the Brooklyn Boulevard corridor to be built closer to the street than the current required building setback. One study even favored the City establishing a specific building setback line closer than the current required setback that would be required for all buildings in order to provide enclosure and a continuous public facade. The amenity study, which was not quite as rigid, recommended locating non - residential buildings, or parts of non- residential buildings, close to the edge of the street right of way and to increase the land intensity in the Brooklyn Boulevard Corridor. Building setbacks not separated from the street by parking should be landscaped. The study also recommended the increase of land densities in the Brooklyn Boulevard corridor and encouraged higher density developments which are located closer to the street. The City has contemplated and will be pursuing an overlay ordinance that will incorporate a • 8 -10 -00 Page 1 number of these Brooklyn Boulevard recommendations and, it is likely, that the non - residential setbacks may be completely eliminated. In effect, what is being requested in this application is an interim variance with respect to Brooklyn Boulevard setbacks until these regulations are adopted. We have encouraged, plans that provide more landscaping, green strips and less parking between buildings and the street right of way, if possible, along Brooklyn Boulevard. We have also encouraged non - residential buildings to be closer to Brooklyn Boulevard and provide more landscaping and less parking on the Boulevard. An example of this includes the Brooklyn Center Fire Station at the southeast corner of 63rd Avenue and Brooklyn Boulevard. Variances were also granted from the major thoroughfare setback requirements for the redevelopment of CUB and new retail businesses along County Road 10 and Xerxes Avenue that were part of that redevelopment. The Applebee's site in the Brookdale PUD and redevelopment was also allowed to have a building setback of 35 ft. as well. Variances can be granted by the City Council upon the determination that the standards for variance are met. Interim variances have been granted in anticipation of changing requirements. There is always concern with any variance that an undesirable precedent will be set. The only precedent set by the granting of the variance in question would be to allow non - residential buildings to have a 35 ft. setback rather than a 50 ft. setback along major thoroughfares. Precedent for allowing such a 35 ft. setback along Brooklyn Boulevard right of way is already established. • The variance standards refer to physical surroundings, shape or topographical conditions creating a particular hardship as opposed to a mere inconvenience if the strict letter of the regulations were carried out. Standard B refers to variances being unique to a parcel of land and not common generally to other properties within the same zoning classification. Standard C requires that the alleged hardship be related to the requirements of the ordinance and not created by persons presently or formerly having an interest in a parcel of land. And finally, Standard D requires that a variance not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood of which the parcel of land is located. The applicant has submitted written comments as to how they believe their proposal meets the standards for variance contained in the city ordinances. They note, with respect to Standard A, that the existing Brookpark Dental Center must remain operational during the 7 %s month building process due to the employee base and patient volume. Therefore, the location of the building was limited to the south half of the site. In order to build an adequate dental clinic, they were forced to encroach on the Brooklyn Boulevard setback from 50 ft. to 35 ft. due to the limited and irregular property boundaries. They note that all other setback requirements are met and add that without the 35 ft. setback on Brooklyn Boulevard, the location would not be conducive for redevelopment for this dental clinic. The applicant also adds that they do not believe the variance is detrimental to the neighborhood, community of Brooklyn Center and/or 8 -10 -00 • Page 2 • the Brooklyn Boulevard thoroughfare. They point out that the redevelopment is utilizing the site to its fullest capabilities and add that their project will be closing down the current driveway located on Brooklyn Boulevard to the existing residential property. The only access to the site will be off 65th Avenue which creates a safer traffic route. They also point out that they believe the hardship is related to the requirements of this ordinance and has not been created by any persons presently or formerly having an interest in the land. They also note that it is their understanding that other commercial properties located along Brooklyn Boulevard have sought and have had similar variances approved. We would concur that the precedent has been set for the granting of variances for 35 ft. building setbacks along Brooklyn Boulevard for non - residential buildings. Again, it is in keeping with recommendations made in the Brooklyn Boulevard redevelopment studies. Allowing the variance to be granted does assist in the redevelopment of this site which is a goal of the city and in keeping with past approvals. It is believed, that building setbacks of 35 ft. along Brooklyn Boulevard for commercial businesses are appropriate and will not have a detrimental affect on surrounding properties or uses. For these reasons, we believe the standards for variance are met. A public hearing has been scheduled and notices of the Planning Commission's consideration have been sent. RECOMMENDATION • It is recommended that the Planning Commission recommend approval of the variance request to allow a 35 ft. building setback rather than a 50 ft. major thoroughfare setback for the Brookpark Dental Center redevelopment proposal on the basis of it being consistent with the recommendations of the Brooklyn Boulevard studies which would allow non - residential buildings to be located closer to the street right of way along Brooklyn Boulevard and that the proposal meets the standards for variance particularly with respect to hardship and not being detrimental to the public welfare or injurious to other land or improvements in the neighborhood. . 8 -10 -00 Page 3 Ji 1 11111 vi ii .. s .... �..... �� /l .� .� . If �j 11111r� ......Ma,. ■�• oil pm id aim M • � � _�' M -. 1111 �� �i IT . 63RD . STANDARDS AND PROCEDURES FOR ZONING ORDINANCE VARIANCES CITY OF BROOKLYN CENTER *Anyone 6301 SHINGLE CREEK PARKWAY contemplating a request for a variance from the Zoning Ordinance should consult with the Planning staff, prior to submitting an Application to the Board of Adjustments and Appeals, for the purposes of familiarization with applicable ordinance standards and evaluation of the particular circumstances. A prospective applicant will provide documents and information, as requested by the Secretary, to the Board of Adjustments and Appeals or to the City Council. An application must be submitted fourteen (14) days prior to the regular meeting of the Board.. In instances where the strict enforcement of the literal provisions of this zoning ordinance would cause undue hardship 'because of circumstances unique and distinctive to an individual property under consideration, the City Council will have the power to grant variances, in keeping with the spirit and intent- of this ordinance. The provisions of this ordinance, considered in conjunction with the unique and distinctive circumstances affecting the property, must be the proximate cause of the hardship; circumstances caused by the property owner or his predecessor in title will not constitute sufficient justification to grant a variance. 'The Board of Adjustments and Appeals may recommend and the City Council may grant variances from the literal provisions of this ordinance in instances where their strict enforcement would cause undue hardship because of circumstances unique and distinctive to the individual property under consideration. However, the Board will not recommend and the City Council will in no case permit as a variance any use O that is not permitted under this ordinance in the district where the affected person's land is located. A ariance may be granted by the City Council after demonstration by evidence that all of the following qualifications are met: (A) Because of the particular physical surroundings, shape, or topographical conditions of the specific parcels of land involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. (B) The conditions upon which the application for a variance is based are unique to the parcel of land for which the variance is based are unique to the parcel of land for which the variance is sought, and are not common, generally, to other property within the same zoning classification. (C) The alleged hardship is related to the requirements of this ordinance and has not been created by any persons presently or formerly having an interest in the parcel of land. (D) The granting of the variance will not ae detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. The Board of Adjustments and Appeals may recommend and the City Council may impose conditions and restrictions in the granting of variances so as to insure compliance with the provisions of this ordinance and with the spirit and intent of the Comprehensive Plan and to protect adjacent properties. of opies of the Zoning Ordinance may be obtained from the Administrative Office. Questions should be directed to the Community Development Department, at (612) 569 -3330. Standards and Procedures for Zoning Ordinance Variances Revised 2 -95 AUG. 4.2000 9:13AM FRAUENSHUH_COMPANIES NO.0622 P. 2 • FRAUENSHUH COMPANIES Commercial Real Estate July 27, 2000 Ron Warren Planning & Zoning Specialist City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn. Center, MN 55430 -2199 Re: Building Variance Dear Ron: We appreciate all your time and effort in assisting with the Brookpark Dental Clinic • redevelopment. As you are aware, Frauenshuh Companies ("Applicant') has submitted its Site and Building Plan Application for the City of Brooklyn Center Planning Commission and City Council approval. In conjunction with the application, Applicant is seeking a Building Variance for its Brooklyn Boulevard set back. The existing Brookpark Clinic, which has been in operation for over 30 years, will eventually be demolished and replaced with a new 10,021 square foot, slab on grade, dental clinic. The redevelopment of the parcel will be as follows, subject to final approval from City Staff, Planning Commission and City Council: (1) Start the demolition of the residential house located at 6421 Brooklyn Boulevard in August of 2000; r (2) Start construction of the new 10,021 square foot facility just to the south of the existing Brookpark Dental Clinic in September of 2000 (Note: the existing Brookpark Clinic will remain operation throughout the entire process); (3) Exterior shell of the new building will be complete by December of 2000; (4) Interior build out will be complete by April 1, 2001. (5) Upon completion of the new building, Park Dental will move its operation into the new facility during the first week of April 2001. (6) Finally, the old Brookpark facility will be demolished and replaced with a parking lot and landscaping in April of 2001. 7101 West 78th Street. Suite 100 N ai .......:.. ..... nes_.,..,.., ec.e0 .. ,..... -- AUG. 4.2000 9:14AM FRAUENSHUH COMPANIES NO.0622 P. 3 Mr. Icon Warren July 27, 2000 Page Two Because of this process, we are seeking a Building Variance for our Brooklyn Boulevard set back from 50' to 35', I strongly feel we project qualifies for a variance based on the following four (4) criteria: (1) The existing Brookpark Practice must remain operational during the seven and a half (7 -1/2) month building process due to the employee base and patient volume. Therefore, the location of the building was limited to the southern half of the site. In order to build in adequate dental clinic, we were forced to encroach on the Brooklyn Boulevard set back from 50' to 35' due to the limited and irregular property boundaries. All other set back requirements were met. Without the 35' setback on Brooklyn Boulevard, the location would not be conducive for redevelopment. (2) We feel the variance is not detrimental to the neighborhood, community of Brooklyn Center and /or the Brooklyn Boulevard thoroughfare. The redevelopment is utilizing ` the site to its fullest capabilities. It is also worth noting, our project will be closing down the current driveway located on Brooklyn Boulevard to the existing residential property. The only access to the new clinic will be off 65` Avenue North, which creates a safer traffic route. i (3) The hardship related to the requirements of this ordinance has not been created by any persons presently or formerly having an interest in the parcel of land. (4) The request for a variance is needed for this unique parcel of land. It is our understanding that there has been other commercial properties located on Brooklyn Boulevard that has sought and been approved for this similar situation. On behalf of Park Dental and Frauenshuh Companies, we again appreciate your time and help. The variance of request is a necessity for this parcel to be redeveloped. Should any questions arise, please feel free to call me at (952) 829 -3472. r Sincerely, e huh Comp >nies Dean Williamson P: Natal] 0711DMW1Brookparklvarianca- letter.doc