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HomeMy WebLinkAbout2001 05-31 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER May 31, 2001 STUDY SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - May 17, 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. OPUS Northwest, LLC 2001 -012 Request for Site and Building Plan approval for a 109,000 sq. ft. industrial building at the northwest quadrant of Lakebreeze and France Avenues North. 6. American Legion Post 630 2001 -013 Request for Site and Building and Special Use Permit approval to make modifications to, and occupy, the former Burger King building at 6110 Brooklyn Boulevard. 7. Other Business a. Review Final Eagle Crest Plan 8. Adjournment . Application Filed on 5 -17 -01 City Council Action Should Be Taken By 7 -16 -01 (60 Days) Planning Commission Information Sheet Application No. 2001 -012 Applicant: Opus Northwest, LLC Location: Northwest Quadrant of Lakebreeze Avenue North and France Avenue North (3900 Lakebreeze Avenue North) Request: Site and Building Plan Approval The applicant, Opus Northwest, LLC, on behalf of Twin Lakes III, LLC (Paul Hyde), is seeking site and building plan approval for the third phase of the redevelopment of the old Joslyn pole yard site and surrounding property to the south. The property in question is zoned I -2 (General Industry) and is legally described as Lot 2, Block 1, Joslyn Second Addition.. This property was recently created through a plat which combined a portion of the old Joslyn pole yard, the Dale Tile site, an off site parking lot for the Northwest Racquet Club, and a portion of the old Davies Water Company property. (Note: The Dale Tile building was demolished this past winter.) The property is bounded on the north by the Soo Line Railroad right of way; on the east by France Avenue right of way; on the south by Lakebreeze Avenue with the Denny's restaurant site and a part of the Northwest Racquet Club property on the opposite side of the street; and on the • west by the site of the Twin Lakes II spec office /industrial building approved under Planning Commission No. 2000 -021. The applicant proposes in this third, and final, phase to construct a 109,000 sq. ft. speculative office /industrial building on this 8.7 acre site. The proposed use is a permitted use in the I -2 zoning district. BAC'.KCTROT TNT) The Joslyn pole yard property, as the Commission is aware, was listed as a Federal "Super Fund" site and has been undergoing a clean up of the property to an industrial standard under a supervised agreement with the Minnesota Pollution Control Agency (MPCA). The clean up has proceeded to a point where the U S Environmental Protection Agency delisted the Joslyn Manufacturing and Supply Company site (except the westerly portion) from the National Priority List. In June of 2000 the MPCA delisted the site (except for the westerly area) from the State of Minnesota's permanent list of priorities. As with the development of the Wicke's Distribution Center and the Twin Lakes II building, this proposal can proceed provided development on the former Joslyn site is consistent with the MPCA approval. We have requested the applicant to provide a letter from MPCA acknowledging that their plans are consistent with MPCA findings and recommendations. The applicant has complied with this request and submitted a letter requesting MPCA approval. We have not yet received this letter but expect to do so within the next week, hopefully prior to Planning Commission consideration of this matter. S 5 -31 -01 Page 1 r It should also be noted that the City has established a soils Tax Increment Financing district (TIF) to assist in the redevelopment of this property. This was in effect at the time of the Wickes Distribution Center development as well as the Twin Lakes R proposal and will be in effect with the final Phase III of the development plans. This site is also adjacent to a MNDOT planned upgrading of Trunk Highway 100 which includes a new France Avenue /T. H. 100 interchange. This is scheduled to begin in 2003 and will take approximately two years to complete. A connection between Azelia Avenue and France Avenue north of the railroad tracks is scheduled for construction in 2002. With these projects, France Avenue east of this site will no longer cross the Soo Line tracks at its current location. The grade of the railroad tracks at the current France Avenue crossing will be raised because of a new railroad overpass constructed at T. H. 100. This necessitates an at grade crossing westerly of the existing France Avenue, and the Azelia to 50 and France Avenue route has been chosen to meet this need and is being pursued. A(':C'F.SS/PARKING Access to the site in question is to be provided at two locations off Lakebreeze Avenue. The easterly access will be to the main parking lot, approximately at the center of the site. This access, at the present time, will be a full movement access. With the construction of the France Avenue overpass /interchange, a median will be constructed along Lakebreeze Avenue that will • not allow full access to this site at this location. Access after completion of the median, will be limited to right in and right out only. A shared access with the Phase II building to the west will provide full access to Lakebreeze from these sites even after construction of the median. This will be a truck access as well to the two buildings. The City Engineer has indicated that the proposed easterly access will need to be relocated because it will conflict with an existing City lift station easement at that location. He is also recommending that a turn lane to the shared access be provided at least at the time Lakebreeze is upgraded with the France/T. H. 100 interchange construction. Parking is to be provided for the Phase III site primarily on the south and east sides of the building. The loading docks for the building will be on the north side. Access around the entire building is possible. Parking for this 109,000 sq. ft. facility is based on a combination of the office parking requirement (one space for every 200 sq. ft. of gross floor area) and the industrial parking formula (one space for every 800 sq. ft. of gross floor area). The plan calls for up to 15 percent of the building to be office (16,350 sq. ft.) requiring 82 parking spaces and 85 percent industrial, manufacturing and warehouse space (92,650 sq. ft.) requiring 116 parking spaces. The total parking requirement for this building is, therefore, 198 parking spaces for the entire site. Two hundred sixteen parking spaces are shown on the site plan, seven of which are handicap accessible stalls (a surplus of 18 parking stalls). 5 -31 -01 • Page 2 The Commission may recall that a portion of what is now the Phase III lot was once owned by the Northwest Athletic Club located across Lakebreeze Avenue from this development. In 1986 the City approved Planning Commission Application No. 86003, which consisted of a special use permit to provide off site accessory parking for the racquet and swim club in order to accommodate expansion of the facility. A condition of that approval required a restrictive covenant encumbering 104 parking spaces on the off site lot for the sole use of the racquet and swim club. Such a declaration was executed and filed with the title to the property. This covenant still continues even though the ownership of the property has transferred to Twin Lakes III, LLC. The requirement for the 104 parking spaces must be provided for in this plan. The owner hopes to be able to lift this restriction in the future by possibly acquiring surplus property from the highway project to accommodate this need. In the mean time, they have provided a proof of parking for 107 parking spaces on the north side of the property on a portion of the site that is proposed to be used for allowable outside storage for Toro, who will occupy a portion of the Phase II building (4830 Azelia). This part of the site will be blacktopped and separated by a chain link security fence. We believe it is possible to designate this area, which can support parking for more than 107 vehicles, as a proof of parking provided a proof of parking agreement is executed requiring the owner to provide additional parking upon notice by the City. In the mean time, existing parking can serve as overflow parking for the racquet club at the same time as serving the proposed building. The nature of the parking demand is such, we believe, as to accommodate the peak hour demand for the athletic club which is in the evenings and on weekends. • B -612 curb and gutter is required around all driving and parking areas and is noted on the site plan. The loading dock areas are accessed from the common drive access to the west. The building elevations show that the potential for twelve loading docks along the north wall of the building servicing this site. Access to the office areas would be along the south and east elevations where more store front or office accommodations are provided. The plan should indicate that curb and gutter will tie into existing curb and gutter located to the west along the north curb line. C'TR ADTNCr/DR ATNACT/T TTTUTRg The applicant has provided a grading and drainage plan which will be tied into an overall drainage system for this entire area including the Phase II building and the Wickes Distribution Center further to the west. The applicant has received approval from the Shingle Creek Watershed Management Commission for a master plan providing a detention pond to service this overall area. The pond is located along the west side of Azelia Avenue, westerly of the Phase II building site. This overall plan has been previously submitted to the MPCA for their review and is acceptable. Plans call for working around containment areas and monitoring wells on the various sites, which will continue in order to monitor and treat ground water on the old Joslyn pole yard site. Drainage from the Phase III building and site will be handled by storm sewer which will collect water in catch basins, six of which are located on the north side of the site and are connected into an existing 24 inch storm sewer which will convey water to the detention S 5 -31 -01 Page 3 r pond area. Water will be collected in the south parking lot area and tied into, through two catch , basins, an existing 30 inch storm sewer also which will be conveyed to the detention pond area westerly of Azelia Avenue. Roof drainage for the building is split with a portion being conveyed to the north storm sewer and the other to the south storm sewer. The Shingle Creek Watershed Commission will need to review the details of this plan prior to issuance of building permits. The City Engineer is reviewing the grading, drainage and utility plans and will be offering written comments, which will be attached to this report. Water service to the building will be on the north side connected to existing water main in the France Avenue right of way. Water main will loop this and the neighboring building to the west. Sanitary sewer will be provided on the south side of the building connecting to existing sanitary sewer in the Lakebreeze Avenue right of way. The building is to be equipped with an automatic fire extinguishing system that meets NFPA standards and is required to be monitoring through a central monitoring device. The plan shows the building being serviced by a total of five hydrants, two of which are existing and lay along the property line separating this site from the Phase II site. Three proposed hydrants are shown, one immediately south of the main entrance to the building, another at the southeasterly corner of the site and a third at the northeasterly corner of the building. Further review of the number and location of fire hydrants by the Building Official and Fire Chief is in order. LANDSCAPING • The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 8.7 acre site requires 552 landscape points. The applicant's proposal provides 598 points through a variety of plantings. The plan calls for 273 points in shade trees including Fallgold Black Ash, Hackberry, Imperial Locust and Swamp White Oak; 174 points in coniferous trees including Black Hills Spruce and Austrian Pine; 36 landscape points in ornamental trees including Amur Maple, Prairiefire Crabapple, Red Splendor Crabapple and Spring Snow Crabapple; and 115 landscape points in shrubs including Bush Honeysuckle, A. W. Spirea, Little Princess Spirea, Andorra Juniper and Sea Green Juniper. The landscaping is spread uniformly around the west, south and east sides of the site. The north side of the site is mostly blacktop and contains the loading dock area and the previously mentioned storage space for Toro and proof of parking area. The shade trees, coniferous trees and ornamental trees are planted in the green strip areas along the France Avenue and Lakebreeze right of way. Shrubs are contained in planting areas at the main entrance to the parking lot as well as the main entrance to the building. Foundation plantings include shrubs and deciduous, shade and ornamental trees. These are provided for in soded areas around the west, south, east and northeast corner of the building. Island planting areas include shade trees and shrubs in the south parking lot. It should be noted that the actual landscaping point calculation is 645 points. The allowed 5 -31 -01 Page 4 L J distribution does not give credit for some of the shade trees planned for the site. All in all the total of landscape points would be 645 while allowable points are 598, both in excess of the minimum required. RT M ,DTNCT The applicant has provided building elevations and a floor plan for this speculative office /industrial building. The building elevations show the location of loading docks on the north side of the building and a more office /store front exterior along the south and east sides of the building. The exterior finish is to be a precast wall panel with 12 inch reveals and accent bands that are carried around the building. The south elevation provides glass entry doors and a store front type window at various locations. The building is identical to the Phase II building to the west of this site. T JC'THTTNC'T /TR ASH The applicant has submitted a lighting plan indicating compliance with City Ordinances. The plan shows a mixture of freestanding and wall mounted lighting. There are three double fixtured freestanding light poles in the south parking lot and ten wall mounted light fixtures, five of which are on the north wall (loading dock area), three are on the south wall and two on the east wall. The fixtures shown indicate a boxed type of fixture shielding light and directing it downward on the site. The foot candles shown on the lighting plan do not exceed those authorized by city • ordinance. The ordinance requires that lights contain lenses, reflectors or shades so as to concentrate illumination on the property and to prevent glare off site. The lighting fixtures indicated should meet this standard as well. The plan does not show any outside trash area. Apparently trash will be contained within the building. If, however, there are trash facilities out of doors or compactors, they must be screened with a screening device that matches the building exterior and contains a solid opaque gate. The outside storage area for Toro indicated previously in the report is allowed per city ordinance. Screening of this area is only required if it abuts residentially zoned property, which is not the case. This application is for site and building plan approval and requires no public hearing, therefore, no notices of the Planning Commission's consideration have been sent. RFCOMMFNDATTnN Altogether the plans appear to be in order and approval of the application is recommended 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 permits. • 5 -31 -01 Page 5 2. Grading, drainage and utility 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 permits to assure completion of site improvements. 4. Any outside trash disposal facilities and roof top and on ground mechanical equipment shall be appropriately screened from view. 5. The building 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. An underground irrigation system shall be installed in all landscape areas to facilitate site maintenance. 7. Plan approval is exclusive of all si a which is subject to Chapter 34 of the City rY J p tY Ordinances. 8. B -612 curb and gutter shall be provided around all parking and driving areas with the exception of where surmountable curb is provided for handicap accessibility. Curb and gutter shall be indicated on the plan as tying into existing curb and gutter to the west, along the north curb line. 9. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to 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. 11. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department 12. Storm water drainage systems and the detention pond shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. 13. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 5 -31 -01 Page 6 14. The applicant shall provide written confirmation from the MPCA that the Phase III soil management plan is approved and further that the construction details are consistent with the MPCA's approval of the response action plan. 15. The plan shall be modified to relocate the easterly access in accordance with the recommendation of the City Engineer. 16. The applicant shall enter into a proof of parking agreement with the City acknowledging the need for 104 additional parking spaces on the site and that they will install said parking upon a determination by the City that any or all parking spaces are required. Said proof of parking agreement shall be filed with the title to the property prior to the issuance of building permits. S 5 -31 -01 Page 7 �^ � 111) � •,' ` - � r< � � � E.� JL� � �� �'�``• lIIIIIM � � I n s PM mom � ,�:� �: = i ii �� iii �-� � ��� �''� 1 � � • - ' `?r `x � � iiiiiiii■ a K 1 � ,� iii iiii■ 1� • � � ' � � r a i,� t r _ tom • 4' .Y, {•�� == . 1 r ■Y Y� s On HIM man INN Y r r ■ w �.. 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Wa ll wrr r rs.rn IYr x rrm R>�E11�. }� 10O °YwAwrr.R wrYSnrelwwa rwN I �l YOf a" r Y � ° uu%"$i"` BIE LQII� i w�cr ° c a�li mrwwYrYwn)rrw rwrwur. PLAN t J i KEMPER a ASS INC. PRELIMINARY PLAT OF LA W """""°•°'°"`"'° JOSLYN SECOND ADDITION CITY OF BROOKLYN CZN=. MINSFIN COUNTY. 1(INNSSOTA RCMOM 14 Tama • in MONK MAN[ !1 uff Ad cssms um xsasr7a4 a. Mc 7M 0 71MM7oN 110. N o)MwJ00 4 VNXI MAP { - { w w 1 L�N 1 1r�iri�t • ~ a+r� ~�. I . { M ao MsYNR 7M[ 171MS7ea Mn M OwUgl 4 I ww w+osoe x nw `� © Ote MNM{MI 711[ LOM r e77oa Me. M eNMMM R LEcon — I { ,,.Yr�'�. L'�'r L' .e � .�. ---- _ •' Wi g►- s�??¢ � a cy�► . _ .. .� ... _. BLOCK LIM Sao VEEN ... "a.ar ® '�, '�� • .^ '�. �. •O ~� t a .MMN� r�.saaww 1 { 1 fT el d II" .....o..M.aa .M.URt af[ Mr, eoN...n b1a Ma.N Mow auo w 1a �rM1.a+ I nM. an .M ee a.a i oMSS• f M r. � uuas m i •�Mas MMrm �Nr wn Mvww s Mw w �m YOMMI MIAIMMOOIIi �yp� a aM1a T.17 eM w MO ]P NM MGMIa IMw M - MMMYL rM4l M a ma.ucea � ■.aM A.e. s ri IODINE waxe' g .M...1 p � CERTIFICATE OF SURVEY . Tom= —00 US& — a MEMORANDUM DATE: May 25, 2001 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Howard, City Engineer 0 SUBJECT: France Avenue Business Park - Building #3 I have reviewed the subject drawings dated 5 -17 -2001 and have the following comments to offer at this time. • The east entrance to Lakebreeze Avenue is shown centered over the City's sanitary lift station. This is not acceptable. The driveway entrance should be shifted to avoid the easement for the lift station. • The Minnesota Department of Transportation will be constructing a bridge over Highway 100 and reconstructing Lakebreeze at a higher grade to accommodate the bridge. The preliminary design was provided to the developer's engineer. The developer is responsible for verifying that the future Lakebreeze construction elevations are accommodated at the east entrance to the site. This entrance will become a right- in/right- out when Mn/DOT completes the center median on Lakebreeze in the summer of 2003. It is recommended that temporary bituminous curbs be used at the east entrance. • The City will consider a deceleration lane at the joint access when Lakebreeze Avenue is reconstructed. • The drainage appears to be generally consistent with the plan submitted with the Building #2 Site. Surface water runoff is directed into the pond located east of the Wickes building. Approval of the site and building plan should be contingent upon Shingle Creek Watershed review of the site. • An erosion control plan is required. • Sanitary sewer connection shown on the utility plan will require connecting to a sewer at a depth of 22 feet. This will require a lane closure on Lakebreeze Avenue. The Developer should be made aware that Lakebreeze Avenue shall remain open to traffic at all times and any traffic control shall be in accordance with the Minnesota Manual on Uniform Traffic Control Devices. • A gate valve is required at the connection to the existing water main at the west property line. • The Developer shall be required to enter into a Maintenance and Inspection Agreement. • The building permit should be subject to review of the Fire Chief. • As -built drawings are required, • r, Thursday, May 9, 2001 Mr. Gerald J. Stahnke Project Manager, Site Remediation Section Metro District Minnesota Pollution Control Agency 520 Lafayette Road North St. Paul, MN 55155 -4194 Re: Joslyn Site Redevelopment/Building 3 MPCA Project Number 9730 Dear Mr. Stahnke: As you know, Twin Lakes III LLC is redeveloping the former Joslyn Manufacturing Company Site and is proceeding with the construction of the third building. In • preparation for the redevelopment, Remediation Strategies Group LLC, d/b /a RER submitted plans for identifying and managing any contaminated soil or groundwater in the Developers Response Action Plan Addendum and Work Plan for Implementation, Joslyn Site — Lot 2 and Lot 3, dated January 14, 2000 submitted by Geomatrix Consultants (Addendum No. 4). Since Addendum No. 4 was approved by the MPCA (on February 18, 2000), the easterly portion of the former Joslyn Site and three additional properties, namely: the former Northwest Athletic Club parking lot (3650 Lakebreeze Avenue), the Davies Water Equipment Company (40 10 Lakebreeze Avenue), and the Dale Tile Company property (4825 France Avenue North) have been combined and replatted as Lots 1 and 2; Block 1, Joslyn Second Addition. A copy of the survey of Lots 1 and 2, Block 1, Joslyn Second Addition, dated September 25, 2000 is enclosed for reference. On October 31, 2000, RER and its development subsidiary, Twin Lakes III LLC submitted Addendum No. 5 the RAP detailing the additional response actions associated with the redevelopment of Lot 2, Block 1, Joslyn Second Addition (Building 3). The MPCA approved Developers RAP Addendum Number 5 by letter of November 15, 2000 subject to the disclaimers and modifications listed on Attachments A and B to the letter. On April 29, 2001, Geomatrix submitted Twin Lakes' plan to manage the soils in Grid Squares K 1 and L 1 where excavation, backfilling and compaction are necessary for the • construction of Building 3. A copy is attached for your reference. Copies have also been 3060 Metropolitan Centre 333 South Seventh Street, Minneapolis, MN 55402 phone: (612) 904 -1513 fax: (612) 904 -1590 Mr. Gerald J. Stahnke Tuesday, May 9, 2001 Page 2 of 2 sent to Joslyn and its consultant, Barr Engineering Company with the request that Joslyn concur that the Plan is consistent with the applicable Declaration Of Restrictions And Covenants. A copy of the letter to Joslyn is also enclosed for completeness of reference. The general contractor, Opus Northwest L.L.C., has applied to the City for planning and building approvals to construct a 109,000 square foot industrial facility on Lot 2, Block 1, Joslyn Second Addition.. Twin Lakes III, RER and Opus are prepared to move ahead with the site preparation. The City is prepared to approve the project on the condition that the Building 3 Soil Management Plan is approved and the further condition that construction details are consistent with the Agency's approval of the Response Action Plan, including the Addenda. I am enclosing the latest plans for site preparation and civil work as follows: • Plan A l'— 1: Site Plan • Plan C —1: Grading and Utility Plan • Plan L 1.0 Concept Planting Plan RER and Twin Lakes III respectfully request your acknowledgment that the submitted work plans are approved as consistent with the Developers Response Action Plan and RAP Addenda. RER and Twin Lakes III also request approval of the plan for the management of soils in Grid Square K 1 and L 1 as described in the Geomatrix letter of April 29, 2001. Please feel free to call me with any questions. Sincerely, Maclay R. Hy e Chairman cc: Ron Warren, Planning Director, City of Brooklyn Center Chris Thompson, Geomatrix Al Gebhard, Barr Engineering Carl Grabinski, Joslyn Manufacturing Co. Application Filed on 5 -18 -01 City Council Action Should Be Taken By 7 -17 -01 (60 Days) Planning Commission Information Sheet Application No. 2001 -013 Applicant: Steven A. Wacha (American Legion Post 630) Location: 6110 Brooklyn Boulevard Request: Site and Building Plan/Special Use Permit The applicant, Steven A. Wacha on behalf of Duoos Brothers American Legion Post 630, is seeking site and building plan approval and a special use permit to make modifications to and to occupy the former Burger King building at 6110 Brooklyn Boulevard for an American Legion Club. The property in question is zoned C -2 (Commerce) and is bounded on the north by C -1 zoned property containing a dental clinic; on the east by R -4 property containing townhomes; on the south by the Que Viet Restaurant; and on the west by Brooklyn Boulevard with C -1 and PUD /C -2 zoned property on the opposite side of the street. The American Legion is classified in the zoning ordinance under the category of "club rooms and lodges ". Such uses are special uses per Section 35 -322, Subdivision 3j. BACKGROUND Duoos Brothers American Legion Post 630 was formerly located at 4307 70�' Av North. This property was acquired by the City of Brooklyn Center EDA as part of the 69 and Brooklyn Boulevard redevelopment project, which was approved under Planning Commission Application No. 2001 -009. As a result, the Legion was forced to relocate. They have reached agreement to acquire the fonner Burger King site and are now seeking a special use permit to occupy that building and site and building plan approval to make various modifications for the purpose of operating the American Legion Club at this location. Their plans are to modify the building by eliminating the drive up window and canopy formerly used by Burger King plus making some exterior modifications to the building. The City uses opportunities such as the need for a special use permit or site and building plan review to assure that a site is in compliance with current requirements of the zoning ordinance. This is being undertaken with this particular request. AC".0 RgWPARKTN("T Access to the site will remain unchanged and consists of two driveway openings onto Brooklyn Boulevard. The traffic flow around the site is in a counter clockwise manner as it was for the Burger King operation. The Legion Club has been advised that the south access point can only be used as an entrance with the north access point being used only for exiting the site. 5 -31 -01 Page 1 Modifications to the flow of traffic around the building, or the desire to use both of these accesses for full traffic movement would require elimination of one of the access points to provide an in and out access at a single location. Such modification would have a major impact on parking for the site. The parking scheme will be that used by Burger King which includes 90 degree parking on either side of a concrete walk to the front of the building. Angled parking and a one -way drive lane are provided along the south property line as well as the north property line. Elimination of the drive thru canopy and concrete delineator makes it possible for the Legion Club to provide nine additional parking spaces along the north side of the site. Slight modification to a landscaped area will be made so as to accommodate this parking. The angled parking shown meets the minimum requirements for stall depth, width and driveway width contained in the zoning ordinance. Required parking for the building is based on the seating capacity of the bar and the seating capacity for a proposed meeting room used for induction ceremonies, general meetings and small banquets. The capacity of the meeting room is 38 people. The bar capacity is 52 seats and there will be six employees at the maximum shift. The parking requirement is based on a ratio of one parking stall for every two seats and employees in the bar area (29 spaces) and one parking space for every three seats in the meeting room area (13 spaces). The plan shows a total of 50 parking spaces provided, 46 regular spaces • and four handicap spaces. Forty—two parking spaces are required to meet the minimum requirements of the zoning ordinance. There will, therefore, be eight surplus parking spaces on the site. CYRAT)TNC'T/DRATNACTF./TTTTT JTTFq The applicant is proposing to make no changes with respect to grading, drainage and utilities on the site. The site is bound by curb and gutter and water and sanitary sewer services are located in Brooklyn Boulevard and are connected to the existing building. The applicant will be resurfacing and patching various areas on the site where concrete pylons and the drive thru canopy area will be removed. Also, a low spot on the easterly side of the building will be filled and repaired. The area of the site is 31,449 sq. ft. or .72 acres. This plan does not require any Watershed Commission Review or comment. The City Engineer has received a copy of this plan but has indicated that he has few, or no, comments with respect to the proposal. T.ANDgC''APTNC'T The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This .72 acre site requires 80 landscape points. They have provided a landscape analysis of existing landscaping on the site which comes to a total of 45.5 landscape points using the point system. They are proposing to add some additional landscaping to the site to reach the minimum of 80 landscape points. Their plan calls for providing new shrubs in the • 5 -31 -01 Page 2 island area between the two access drives and new decorative trees at the north and south green strip areas on the site. The decorative trees proposed are Crabapple or Bradford Pear. Three new shade trees, Ginko Bilboa are proposed along the north green strip, two at the center of the site and the other at the northeast corner. They plan to relocate three decorative trees located by the former drive up window and provide ten additional decorative trees on the site. They also propose to retain as many shrubs that are located around the boundary of the property as possible and to add some additional shrubs to augment the existing landscaping and to bring the site into compliance with the landscape point system. RT Tf DTNC'T The Legion Club proposes to make some modifications to the exterior of the building and has submitted building elevations indicating the changes to be made. They will retain many of the store front type windows along the front or west elevation. They are proposing some new roof construction and plan to have a painted stucco on the upper portions of the building with brick along the lower portion. They will fill in some windows with new stucco exterior to match the other stucco proposed. They plan to have the American Legion crest over the front entrance to the building which will have a tile background. The floor plan shows the meeting room and bar area, which will occupy the greatest portion of the building. They will be demolishing existing restrooms and making changes to meet codes and to upgrade the restroom facilities. The former kitchen area will not be used at the present time and they will demolish or remove unused equipment and cap all utility lines in this area. There is also an existing walk -in refrigerator cooler at the rear (east end) of the building that they intend to utilize. T .TC7rHTTNC-r /TR A SH The Legion plans to utilize existing lighting on the site, which includes six existing light poles around the perimeter of the property. They also propose to light the north and south walls with wall sconces. Wall lights will be provided on the front to light up the entrance and sign area and two new, approximately 7 ft. high, light poles will be placed to the rear of the building in the location of the trash enclosure to light the drive lane going around that portion of the building. They also plan to erect an American flag, which will be lit with indirect lighting. It does not appear that the proposed lighting will be in conflict with the standards contained in the City's Zoning Ordinance for lighting. All lighting should be shaded or directed in such a way as to concentrate illumination on the site and not cause glare to adjoining properties. The site contains an existing trash enclosure which is a stucco finish to match the existing exterior. It also contains solid opaque gates consistent with the requirements for screening devices. A masonry screen wall located along the east property line is in need of some minor repair, which should be done in conjunction with other improvements to the site. 5 -31 -01 Page 3 i SPECIAT. TTSR PERMIT 9TANT)ARDQ, The applicant has submitted a written explanation as to how they believe they meet the standards for special use permits contained in Section 35 -220 of the City's Zoning Ordinance (attached). These standards require that the proposed special use permit will promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minmize traffic congestion on the public streets; and conform with the applicable regulations of the district in which it is located. Their written comments note the American Legion's preamble states that as whole it will promote law and order and Americanism. They state that they are an organization dedicated to serving its countrymen and community and that the Post will maintain the establishment according to the law of the governing parties as required. They also note that their use will not damage the property but rather enhance the community. They note that the exterior of the building will be remodeled to better present itself, that signs will be tastefully done and comply with the City's code and additional landscaping will be added to further enhance the look of the property. They point out that little construction is being done to the existing building. It will not gain excessive height as to impede the sight lines of neighbors. Additional parking will be added to meet the minimum requirements of the code as well as the additional landscaping previously mentioned. They add that ingress and egress to the property has remained the same in a one way manner. Finally, the American Legion will conform to the codes set forth in the district which they are located. They note that the American Legion has gone through the steps necessary with the governing agencies to assure that codes will be met. We would concur in general with the comments submitted by the Legion Club and we do believe that their proposal meets the standards for special use permits contained in the City's Zoning Ordinance. Their modifications to the building are certainly acceptable and their proposed use appears to be a good reuse of the existing building. A public hearing has been scheduled with respect to the special use permit and notices have been sent to surrounding property owners. I have received one call in response to the notices of public hearing sent to surrounding property owners. Bobbie Simons who owns 6109, 11, 13 Beard Avenue North, a multi - residential building to the east of this site, is vehemently opposed to the location of the Legion Club at this site. She believes it is a totally inappropriate location for this use. She also stated she would bring a class action suit against the City if this use is allowed. She wanted this information conveyed to the Planning Commission as she might not be able to attend Thursday evening's meeting. 5 -31 -01 Page 4 RFC OMMF.NDATTON , We believe the plans are generally in order and approval is 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. 2. 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 permits to assure the completion of site improvements. 3. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 4. Plan approval is exclusive all signery which is subject to Chapter 34 of the City Ordinances. 5. The masonry screen wall on the east property line shall be repaired as part of the site improvements for this proposal. 6. A special use permit is granted for the American Legion to operate a Legion Club at 6110 Brooklyn Boulevard as indicated in this application. Any expansion or alteration of the use not comprehended by the Zoning Ordinance nor by these approved plans, shall require an amendment to this special use permit. 7. The special use permit is subject to all applicable codes, ordinances and regulations. 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OL 17JI 1/4 , –0 – 1/4 , –0 DRAWN BY. C!1(/OIH 67� • Request for Special Use Permit - Section 35 -220 6110 Brooklyn Blvd Brooklyn Center, MN 55429 The American Legion's preamble states that it as a whole it will promote law and order and Americanism. It is an organization dedicated to serving its countrymen and community. The post will maintain the establishment according to the law of the governing parties as required. This special use will not damage the property. It will enhance the community. The exterior of the building will be remodeled to better present itself in the community. The signs will be tasteful and comply with code. Additional landscaping will be added to further enhance the look of the property. There is little construction done to the existing building. It will not be gaining excessive height as to impede the sight lines of the neighbors. Additional parking will be added to meet the code requirement, however, we are adding additional landscaping to.make up for lost landscaping. The ingress and egress of the property has remained a one way. The traffic enters at the south west corner of the property and exits at the north east corner. The American Legion will conform the codes set forth for the district in which they are .: 1 -5 .0 - and i ±s respon =ible pal es have gone thm the steps with the. +od.e A: .. �cca�., The �. �.�.. governing agencies to ensure that the codes have been met. •