HomeMy WebLinkAbout2001 03-15 PCP AL
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PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
MARCH 15, 2001
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - February 15, 2001
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. Brooklyn 55, LLC 2001 -004
• Request for Preliminary Plat approval to subdivide into three new lots the property at
5445 Xerxes Avenue North containing the old Toys R Us building.
6. Other Business
7. Adjournment
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• Application Filed on 2 -16 -01
City Council Action Should Be
Taken By 4 -17 -01 (60 Days)
Planning Commission Information Sheet
Application No. 2001 -004
Applicant: Brooklyn 55, LLC
Location: 5445 Xerxes Ave N
Request: Preliminary Plat
The applicant, John Johannson on behalf of Brooklyn 55, LLC, is seeking Preliminary Plat
approval to subdivide into three new lots the property at 5445 Xerxes Avenue North, which was
formerly owned and occupied by Toys R Us. The property in question is zoned C -2 (Commerce)
and is an L- shaped parcel of 214,992.7 sq. ft. (4.94 acres) lying between Xerxes Avenue and
Brooklyn Boulevard, south of 55 Avenue North. It is bounded on the east by Xerxes Avenue
with the Sears Automotive Center and Brookdale on the opposite side of that street; on the south
by the T. H. 100 exit ramp to Brooklyn Boulevard; on the west by Brooklyn Boulevard; and on
the north by 55' Avenue and the Firestone Tire Store.
The existing legal description of the property is Lot 1, Block 1, Toys R Us Addition and, as
mentioned above, would be divided into three lots. Lot 1 of the yet unnamed plat is proposed to
be 146,710.9 sq. ft. (3.37 acres) and contains the old Toys R Us building which is to be occupied
• by K & G apparel in the near future. The other two lots are to be northerly of Lot 1 and adjacent
to Brooklyn Boulevard. Lot 2 is proposed to be 32,561.9 sq. ft. (.75 acres) and Lot 3, located at
the corner of Brooklyn Boulevard and 55 Avenue, is proposed to be 35,719.9 sq. ft. (.82 acres).
The applicant has indicated the possible development of a combined convenience food
restaurant on Lot 2 and a gas station/convenience store on Lot 3. These developments will be
subject to future Site and Building Plan/Special Use Permit applications as final plans are
developed. It appears, based on preliminary data submitted thus far, that these proposals will fit
on the sites being created.
One of the main considerations with this proposed subdivision is to assure that ordinance
required on site parking will exist on the old Toys R Us site after the proposed subdivision. The
building on this site has a 34,476 sq. ft. footprint. At 5.5 parking spaces per 1,000 sq. ft. of gross
floor area (the retail parking formula), 189 parking spaces are required. The applicant has
provided a parking analysis (attached) for all of the proposed sites in which he believes adequate
parking will be available. Properly lines are being drawn to accommodate this analysis. The
analysis shows 197 parking spaces will be provided on the proposed Lot 1. We are aware that
there is a mezzanine in this building that adds approximately 13,000 sq. ft. to the gross floor area
of the building. The applicant is to provide us with additional information regarding the use of
this additional footage by K & G apparel. At a minimum, parking for this additional footage
should be calculated at one parking space per 800 sq. ft. of gross floor area if it is to be used
strictly for storage space or non - retail purposes. This might add about 17 more parking spaces.
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A reconfiguration of parking, or a proof of parking, should provide adequate on site parking to •
allow this division.
Cross access and parking over the various lots is anticipated to continue. An appropriate
easement/deed restriction will need to be developed and filed with the plat to assure the free flow
of traffic over the various parcels of land being created.
The City Engineer is reviewing the preliminary plat and a copy of it has been provided to
Hennepin County for their review and comment because the abutting Brooklyn Boulevard is a
county road. The City Engineer will provide written comments, which will be attached with this
report. He has indicated a need to expand an existing 30 ft. wide storm and sanitary sewer
easement that runs in an east/west direction over the southerly portion of the proposed Lot 1.
This easement exists to protect in place sanitary and storm sewer utilities. The survey shows the
sanitary sewer line is located partly outside the existing easement. The easement must, therefore,
be expanded to provide appropriate protection for these utilities. A water main easement is
located over the very southerly end of Lot 1, while a 50 ft. NSP easement runs parallel with the
T. H. 100 right -of -way. Ten -foot easements exist, and will continue along Xerxes and Brooklyn
Boulevard. A six -foot sidewalk easement is in place over the proposed Lot 3 adjacent to 55
Avenue. A 20 foot wide private roadway easement will exist over a portion of Lots 2 and 3
matching up with a 20 foot wide roadway easement from the Firestone site. This roadway
easement provides access from 55' Avenue to all three of the lots in this subdivision.
The total land area of this preliminary plat is less than five acres, therefore, no Watershed •
Commission review is required with this application.
A public hearing has been scheduled for this preliminary plat and notice of the Planning
Commission's consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
The proposed preliminary plat appears to be in order provided additional parking information can
be shown. 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 Engineer.
2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances.
3. A revised storm and sanitary sewer easement in accordance with the
recommendations of the City Engineer shall be provided over the proposed Lot 1
to protect existing utilities.
4. Cross access and parking agreements shall be provided over the plat in a manner
approved by the City Attorney.
5. The plat shall receive final approval by the City Council and be filed with
Hennepin County prior to issuance of any building permits for development of the
proposed Lots 2 or 3.
3 -15 -01 •
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Johannson,John
To: Ron Warren, City of Brooklyn Center
s p ubject: Parking count - Former Toys 'R' us - Brooklyn Center.
Ron,
Per your request, please find attached a plan identifying the parking stalls /count for the Toys property. The parking
available is as follows:
On the Toys parcel (soon to be K &G): 197 stalls
On the Tricon parcel (KFC /A &W): 28 stalls
On the gas parcelo
Total stall count 24� sta
Please note the following:
1. Eight (8) stalls have been drawn into the gas islands - each stall is 8' wide, by 24' long.
2. 1 overlayed the most recent site plan for the gas and KFC /A &W so that the current layout is depicted - sorry if it
looks choppy, but it is accurate and current.
3. The stalls south of K &G are essentially untouched (along Hwy 100). We have re- striped the stalls on the north
side as the existing layout does not provide the drive aisle width required by code. We lost stalls, but it meets code now.
4. There are numerous areas where we could add future parking, or proof of parking. Since we do not need
additional stalls, I have not sketched in the future stalls.
The required parking is as follows:
Parking Required Alternate -
at 5.5 stalls per Parking at
User/Tenant Square Feet 1000 square feet Restaurant ratio
K &G (apparel) 34,476 sf 189.62 stalls 189.62 stalls
KFC /A &W 3,100 sf 17.05 stalls N/A
• 59 seats (1 per 2 seats) N/A 29.50 stalls
6 employees (1 per 2 employees) N/A 3 stalls
Gas station 3.900 sf 21.45 stalls 21.45 stalls
Total stalls required 41,476 sf 228.12 stalls 243.57 stalls
Please note:
1. The gas station does not have service bays.
2. The total size of the buildings is 41,476 sf - so up to 6,221 sf can be restaurant under the 15% provision without
defaulting to the increased stall requirement under the restaurant designation.
The property provides 245 stalls, which satisfies the parking requirement under either scenario.
Please contact me with any questions.
Thanks.
John J. Johannson
Welsh Companies, LLC
8200 Normandale Blvd. Suite 200
Bloomington, MN 55437
Phone: 952- 897 -7750
Fax: 952 - 842 -7750
jjohannson @welshco.com
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MEMORANDUM
DATE: March 6, 2001
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Howard, City Engineer
SUBJECT: Preliminary Plat of Brooklyn 55
The Engineering Department has reviewed the subject preliminary plat dated February 9, 2001.
Comments are as follows:
• The City has storm sewer and sanitary sewer crossing the southern portion of Lot 1. A
portion the sanitary sewer main is located outside of existing 30' utility easement, which
requires dedication of an additional 10 feet. Alternatively, the 30 -foot easement could be
rotated and re- described over the existing utilities and avoid the need for additional
easement area.
• An additional triangular easement is required over a sidewalk located on the southern
. portion of lot 1 along Brooklyn Boulevard. The approximate area of the triangle is 300
square feet.
• The site and building, drainage and erosion control plans have not been submitted to the
Engineering Department. The developer should be made aware that plan comments may
require changes to the plat.
• Grading, drainage, erosion control and utility reviews will be made during the site and
building plan review.
• Copies of the Preliminary Plat have been submitted to Hennepin County.
• Any recommendations or comments of the City Attorney will also need to be considered
at the time of final platting.
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