Loading...
HomeMy WebLinkAbout1993 07-15 PCP r 6 PLANNING COMMISSION AGENDA . CITY OF BROOKLYN CENTER July 15, 1993 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - July 1, 1993 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. RANDY RAU 93003 Request for site and building plan and special use permit approval to make an addition to and modify the existing gas station/convenience store at 6849 Brooklyn Boulevard. . 6. RANDY RAU 93004 Request for a variance from Section 35-700 of ,the Zoning Ordinance to allow less than a 15' greenstrip along 69th Avenue North at 6849 Brooklyn Boulevard. This application is a companion to Application No. 93003._ 7. CRACKER BARREL OLD COUNTRY STORE 93005 Request for site and building plan approval to construct a 9,748 square foot restaurant/gift shop at 1501 James Circle North. 8. HILLS GILBERTSON ARCHITECTS, INC 93006 Request for site and building plan and special use permit approval to construct a 3,048 square foot addition to the existing Salvation Army office building at 2300 Freeway Boulevard. 9. Other Business 10. Adjournment • PLANNING COMMISSION INFORMATION SHEET Application No: 93003 Applicant: Randy Rau Location: 6849 Brooklyn Boulevard Request: Special Use Permit/Site and Building Plan Approval The applicant is seeking site and building plan approval and an amendment to his special use permit to construct an approximate 1,600 s.f. (40' x 401) addition to the east of his existing gas station/auto repair/convenience store, to add another row of gasoline pumps and to extend the existing canopy over this expanded pump island area. The existing site contains an approximate 3,760 s.f. building of which 2,160 s.f. is retail space and a two-bay automobile service repair garage of about 1,600 s.f. Mr. Rau's plan is to modify the expanded building to accommodate approximately 1,880 s.f. of retail and accompanying storage, office and public restrooms, and to provide a conveyor-type car wash which would be located on the south and west side of the building. Access to and through the car wash would be in a clockwise fashion entering the east side of the building and exiting the building on the north, at the west end. The property in question is located at the southwest corner of Brooklyn Boulevard and 69th Avenue North and is bounded on the north by 69th Avenue; on the east by Brooklyn Boulevard; on the south by the Brookdale Pontiac site and on the west by the Brooklyn • Center Post Office. On the north side of 69th Avenue, across from this site is the proposed Phillips 66 redevelopment for a gas station/convenience store/car wash. The property in question under this application is zoned C-2 and gas station and car wash uses are special uses in this zoning district. Mr. Rau was granted a special use permit to operate a gas station/convenience store/auto repair operation in 1984 when he expanded his then Mobile Oil station to incorporate a small grocery store located to the west and to redevelop the site to include the existing gas station/convenience store/auto repair operation. He now proposes to abandon the auto repair operation and convert it and part of the existing building and part of the proposed expansion into a conveyor-type car wash. Modifications would also be made to the convenience store but the overall area devoted to that part of the building would be reduced from 2,160 s.f. to 1,880 s.f. (Note: the plans show an expansion of the.building to the south property line. This should be modified to a 3' set back, and thus a 40' x 40' expansion rather than a 43' x 40' expansion. A recently adopted ordinance amendment allows commercial and industrial buildings to be set back as close as 3' from an interior property line provided the wall construction meets building code requirements and that there is a minimum of 10, on the other interior property line. To be closer than 31 , buildings must be attached at a property line with an adjacent building. This is not the case here, thus a minimum 3' building set back is required from • the south property line and the plan should be so modified. ) 7-15-93 1 ACCESS/PARKING No changes are being proposed to the current access arrangement to . this site which has an access off 69th Avenue North and a right in, right out access off Brooklyn Boulevard. The site at the present time has 26 parking spaces and credit is given for 4 more parking spaces at the pump island for a total of 30 parking spaces. The expansion will eliminate some parking spaces to provide stacking for the new car wash to the east of the building and along the Brooklyn Boulevard greenstrip if necessary. The pump island/canopy expansion will eliminate 3 spaces as well. (Please note that the encroachment into the 15' greenstrip is the subject of the variance being requested by the applicant under Planning Commission Application No. 93004 and will be reviewed separately with that application) . The site will be left with 7 spaces along the west property line, one of which is a handicap space, and credit for 4 parking spaces at the expanded pump island for a total of it parking spaces. 11 spaces are required for up to the first 2,000 s.f. of retail space. There will be 1,800 s.f. of retail so the .parking provided should be adequate. It should be noted that if the site were some day modified so that the entire 5,360 s.f. building were devoted to a retail use, that adequate parking up to the required 29 spaces, could be provided on the site. DRAINAGE/GRADING/UTILITIES The applicant proposes no major changes to the plan in this area other than to accommodate the necessary changes. The Planning Commission's attention is directed to a July 6, 1993 memo from City • Engineer Mark Maloney regarding this site (copy attached) . The matters outlined in~ that memo will need to be addressed by the applicant with the City Engineer before building permits could be issued. LANDSCAPING The applicant has provided a landscape plan showing existing and proposed landscaping. This approximate .6 acre site requires ' a minimum of 80 landscape points. He proposes to add seven new Summit Ash trees, four along the Brooklyn Boulevard and 69th Avenue greenstrips and three in an expanded planting area to- the east of the building near the south property line. One additional Black Hills Spruce will also be added to this landscape area also. Sixty Alpine Current shrubs are proposed for- screening in the decreased greenstrip area along 69th Avenue and also in the new landscaped area. Six Mint Julip Juniper are proposed in a decorative rock planting area at the northeast corner of the building. Total landscape points for the site comes to 173 which is well above the minimum required. BUILDING/CANOPY The building addition is to contain office and restroom areas for the retail area as well as the car wash tunnel and equipment room. 7-15-93 2 Planning Commission Application No. 93003 • The exterior treatment will be brick and stucco to match the existing building treatment. The two overhead doors serving the current repair operation will be replaced with a new 20' x 10' air powered door to serve vehicles exiting the car wash. A 12' x 101 air powered door will serve as the entrance to the car wash along the east side. As mentioned before, the car wash will be a conveyor-type and the building will be able to accommodate stacking for two cars inside with one additional car outside, immediately east of the entrance door. The applicant shows additional stacking for three cars along the Brooklyn Boulevard greenstrip for total stacking space of six spaces. Directional signs will need to be provided to prohibit vehicles from blocking the Brooklyn Boulevard entrance/exit. This type of arrangement for stacking was acknowledged as acceptable with the Phillips 66 plan proposal across 69th Avenue. .The canopy will be an expansion of the existing canopy and extend out over the expanded pump island. Lighting in the canopy will be recessed and the sides of the canopy may not be illuminated. New concrete curb and gutter (B612) will be required where the existing curbing is removed or modified. As previously mentioned, the applicant is requesting a variance from Section 35-700 of the zoning ordinance to allow a lesser greenstrip than the 15' required by the ordinance. Such a variance • will have to be granted to allow the current site plan to be approved. The applicant has pointed out that he prefers an arrangement with the least encroachment into the greenstrip as possible, leaving the most landscaping that he can in order to accommodate the expanded pump island. He has indicated that he is willing to go deeper into the greenstrip if it is necessary to accommodate better circulation on the site and he is also willing to build a screen wall (similar to Phillips 66) if necessary. Any approval of this application must be contingent on the approval of the variance comprehended under Planning Commission No. 93004. There is a public hearing scheduled for both the special use permit and the variance and notices have been sent. A concurrent public hearing for both applications is in order. Approval of the application should be subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes, prior to the issuance of permits. 2. Grading, drainage and utility plans are subject to review and approval by the City Engineer, prior to the issuance • of permits. 7-15-93 3 - Planning Commission Application No. 93003 3. A Site Performance Agreement and supporting financial • guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building is to be equipted 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. Underground irrigation shall be extended to any new or modified landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City ordinances. 8. B612 curb and gutter shall be provided around all driving and parking areas where the site is being modified. 9. The applicant shall submit an as-built survey of the property, improvements and service lines, prior to the release of the Performance Guarantee. 10. Approval of this application is contingent upon the • granting- -, of a variance under Planning Commission Application No. 93004 or alterations to the property. 11. The ammended special use permit is granted to the applicant for an expanded gas station/convenience store/car wash at 6849 Brooklyn Boulevard as contained in the plans submitted. Any expansion or alteration of the use shall require additional amendments to this special use permit. 12. The special use permit is subject to all- applicable codes, ordinances and regulations, any violation thereof could be grounds for revocation. • 7-15-93 4 I �''' �°=�-- ��� � : 1111 ■1■ ■e■ /Y/ •. CC .0 ■s �II mill MIN W111111 0111 =10 no mim till Ito��1 0111111111 ii �� ►/,%� ,,,_ 1111111110 Rp INIM MW MEN M Ka mill M111.♦. .. YI i1 I �� MEN /111/1 myn INS 111 " t■/■■■■■■■s■ soon mass N MR ■■■■■■■■■■■■■111 � ■��/�����■■■■■ _ �t �_ ■■■■■■■■■ ■■� . � ■■�■��■� ■111111 IIIIr ■ = � - == = X11 = =i _r� = == �� �� i� % Qi '� �� ' ►� I�I��■� �■ �� %� ,�Y■■ �■a �, M11 r ' D U) rya .J:.:%.4 it'' ��r•:�.T:or; Ur sv s°6 �f• r m .f . Z p 0 m • CD -in g •�;lstJ• _ � i p (� � ' O m Err u1 o L9 CD II a F E :E t. 1 i • 'a!•1�W. :W-war � M(•I�f'lli� _ -1 0 Lh ic T ` � N / � � O 7D -- 1 s 1 .i r 1• w x (T� c ;IZ� FPi�s •";o•oZ � 1 v rr s 1 za a Z 1 � � N 1 lt --- � ` 1 � s .� • i�Jill' f °=a M w =P i;t 1 it fill 3 1 Z. I Z � fig 1y. J• �', N. w N � • a a i O N O ; � F a V •• N O � A LA no Z n A J 7 � N .0 . 0 a 7L i� 1 � • �l�l - ,i�it t,� Y 3 F / � �'1•'D.�+�ny.vMwtiifr � m + / r LD f° � # �•`a < m s z 7 N ti 8 z w �o v • ' � � o � _ n "1 - f r R / t O� s w. w > E z _ o b Z o c ' Ir w j o Z a - I i 'II I ICI -_ .- ................ I ■ I I v IY 1> 0 a I :..<.+t1`'y.• - -�:.a..-...c .-.-. __. ...rte -..—.-�.e—s--*-c:s.r:•:.:gty+C:c .. -.- .._ �_��--.. _ _ ...-_�. ..... ... ..-..a..e.__.a._ __.� • �1 D Ln � Z m p < • 0 ; O Z � t m i D lip A z t' a t t s J a Q r aaa r � r MEMORANDUM DATE: July 6, 1993 TO: Brad Hoffman, Director of Community Development File - Randy Rau Mobil (Brooklyn Blvd. & 69th) FROM: Mark J. Maloney, City Engineer Y'1J RE: Site Plan for Randy Rau J I have reviewed the recently submitted plans for the above proposed improvement, drawing dated June 25, 1993, and offer the following comments and/or recommendations: 1) I had previously forwarded a copy of the proposed layout to Hennepin County for their comment/approval. I have yet to hear from them, but I don't anticipate any problems given the fact that the driveway locations remain unchanged. The applicant will still need to obtain • a permit from Hennepin County for the work which occurs in their right-of-way. 2) I cannot discern from the grading and utility plan which utilities are existing and which are proposed. Regarding the trench drain shown near the building, it is unclear whether it is the designer's intention to connect it to the-sanitary sewer or storm drainage system. In the event that it is proposed to be connected to the sanitary sewer system, it is imperative that the correct SAC determination be made (talk to Clay about this). 3) I believe that a determination needs to be made regarding the adequacy of the existing 4" water service in light of the proposed combination of domestic, irrigation, fire suppression and car wash demands. 4) Construction of any of the proposed(?) storm sewer structures or other utilities shown on the plan should conform to Brooklyn Center's Standard Details and Specifications.- 5) Detailed records will need to be kept during construction so that a proper asbuilt can be produced. Just a reminder - it is the applicant's responsibility to keep these detailed records of sewer and water connection locations/elevations, storm sewer locations, clean- outs, and valves, and provide the City with an asbuilt prior to release of any performance guarantee. I would highly recommend that the applicant or their engineer get in touch with my office so that • they may acquire our standard details, specifications and asbuilt requirements. 6) Given the locations of the proposed trench drains, it will be imperative that they not be allowed to freeze up in the winter/early spring months; icy conditions at or near the • driveways will cause problems on the public streets. 7) Detailed records will need to be kept during construction so that a proper asbuilt can be produced. Just a reminder - it is the applicant's responsibility to keep these detailed records of sewer and water connection locations/elevations, storm sewer locations, clean- outs, and valves, and provide the City with an asbuilt prior to release of any performance _ guarantee. I would highly recommend that the applicant or their engineer get in touch with my office so that they may acquire our standard details, specifications and asbuilt requirements. • I CITY 6301 SHINGLE CREEK PARKWAY • of BROOKLYN CENTER, MINNESOTA 55430 B ROOKLYN TELEPHONE: 569-3300 CENTER FAX: 569-3494 EMERGENCY- POLICE- FIRE 911 Mark J. Maloney, P.E. City EngMeer June 18, 1993 Mr. Dave Zetterstrom Hennepin County Public Works 320 Washington Ave. So. Hopkins, MN 55343 RE: Proposed Site Plan_Southwest Comer, Brooklyn Blvd. @ 69th Ave. No. Dear Dave: • Enclosed you should find a print of a preliminary site plan which had recently been submitted to the City. This property is located at the southwest corner of the intersection of Brooklyn Blvd. and 69th Ave. No., which is across the street from the Phillips 66 site, the plan for which had been submitted for comment last year. This plan, labeled "Survey for Randy Rau", involves internal changes to the existing building to allow for a drive-thru car wash, along with minor changes in the canopy, pump layout and internal traffic/circulation pattern. The driveways as they impact the adjacent County Roads appear to be unaffected. This property dedicated additional right-of-way along 69th Ave. No. a number of years ago when it was replatted. The applicant in this case will soon be applying for City Council approval, and it appears that they will be supportive of this concept. Please route these drawings to the appropriate departments for their review and comment. If I've omitted anything, or if you have any questions please call me ASAP at 569-3340. Sincerely, Mark J. Maloney, P.E. City Engineer enclosures cc: Ron Warren, Community Development • File - Randy Rau / Brooklyn Mobil ,ses�u�c,►cm PLANNING COMMISSION INFORMATION SHEET Application No: 93004 Applicant: Randy Rau Location: 6849 Brooklyn Boulevard Request: Variance The applicant is requesting a variance from Section 35-700 of the City's zoning ordinance to allow less than a 15' greenstrip on the site of his proposed gas station/convenience store/car wash. This application is a companion to Application No. 93003 for site and building plan and special use permit approval at 6849 Brooklyn Boulevard. The applicant, Mr. Randy Rau, has submitted a brief letter (attached) requesting that he be allowed to encroach into the required greenstrip along 69th Avenue North so that he can provide. additional pump islands in a parallel fashion at his service station site. He sites the fact that he had to dedicate 8f of his property in 1985 as part of his plan for expanding his operation. If he had not had to dedicate this right-of-way, he could now add his desired parallel pump islands without having to encroach into the required greenstrip. Mr. Rau is proposing to offset the greenstrip encroachment by adding landscaping in this area to help screen any potential adverse effects of being closer to the street right-of-way. Mr. Rau has not provided any written material addressing the four standards • for variance contained in Section 35-240, Subdivision 2 of the zoning ordinance. As the Planning Commission knows, variances from the literal provisions of the zoning ordinance can be granted in instances where their strict enforcement would cause undue hardship because of circumstances unique and distinctive to the individual property under consideration. Variances may be granted 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 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 be detrimental to the public welfare or injurious to other land or improvements in -the neighborhood in which the parcel of land is located. • 7-15-93 1 i Planning Commission Application No. 93004 The applicant's basic argument is that a precedent was set by the • City Council earlier this year when they granted a variance from the same section of the ordinance to allow Phillips 66 to encroach into the 15' greenstrip requirements` on Brooklyn Boulevard and on 69th Avenue North so that they could redevelop their site for a gas station/convenience store/car wash at the northeast corner of the same intersection. Phillips 66 proposed parallel pump islands and for circulation reasons needed to encroach into the greenstrip area. The variance granted along Brooklyn Boulevard allowed them to have almost no greenstrip in some cases and allowed only a 5' greenstrip along 69th Avenue. Along Brooklyn Boulevard Phillips 66 was required to provide a 3' high brick wall to match the .brick of their building to provide some screening of the site and to negate some of the negative effects of having less than the required greenstrip. No screening was required along 69th Avenue where the 5' greenstrip was acknowledged. This was in an area where 18' of right-of-way was being dedicated by Phillips 66 and would be grass, or landscape area, until some future widening of the roadway. Mr. Rau has indicated during the staff review of his proposal, that he believes it is essential to the success of this redevelopment and his business that he have a second row of pumps in a parallel island. He notes that he is only encroaching approximately 3 1/2' into the existing greenstrip and that he would provide an approximate 9' greenstrip along 69th Avenue which could be used for some trees and shrubs to help screen the impacted area. With this encroachment he believes he provides enough area around the pump islands for proper circulation. Given the greenstrip variance granted to Phillips 66 for a 5' greenstrip along 69th Avenue and almost 0' on portions of the Brooklyn Boulevard greenstrip, Mr. Rau believes he should have the right to expand his site to provide parallel pump islands also. He does not believe he should have to provide a screen wall in the area along 69th as Phillips 66 was not so required along 69th Avenue. However, he is willing to narrow the greenstrip further if the City feels it is necessary for better site circulation and he is also willing to provide a brick screen wall to match the existing exterior of his building if the City believes it is necessary. The Commission's attention is directed to a copy of City Council Resolution No. 93-243 and also to a copy of the site plan approved for Phillips 66 which are both attached. In Resolution-No. 93-243, the City Council made the finding that the Standards for Variance contained in Section 35-240, Subdivision 2 of the zoning ordinance are met in that the site is an irregularly shaped parcel and to deny the variance would create a hardship to the applicant in that they would not be able to develop the property in a reasonable manner. Mr. Rau has pointed out that his lot is irregularly shaped and that to deny him his .variance request would create a hardship for him as well in that he too would be unable to redevelop his property in what he believes to be a reasonable manner. He is only asking for • the same consideration given to the Phillips 66 site. I 7-15-93 2 Planning Commission Application No. 93004 • Mr. Rau's arguments are quite compelling and, given the findings made and the precedent set, I believe a variance must be granted in this case also. The question is to what extent and what conditions regarding screening, buffering and landscaping should be required or accepted. Further review of the site for circulation concerns should be undertaken to determine the minimum encroachment which could be allowed. Perhaps no screen wall needs to be provided unless the greenstrip becomes less than 5' like on the Phillips 66 property along 69th Avenue. The Commission may wish to discuss and review further this aspect of the plan before making any final recommendation on the variance. It should be noted that the zoning ordinance allows the City Council to impose conditions and restrictions in the granting of a variance to insure compliance with the provisions of the zoning ordinance and with the spirit and intent of the Comprehensive Plan and also to protect adjacent properties. A public hearing has been scheduled and notices have been sent regarding this application. It is recommended that this public hearing on the variance request be held in conjunction with the public hearing for the special use permit under Application No. 93003. Any action to recommend approval of this variance should site the precedent established in granting the variance for Phillips 66 • under Planning Commission Application No. 92003 and that the site is an irregularly shaped parcel and to deny the variance would create a hardship to the applicant in that he would not be able to develop the property in a reasonable manner. • 7-15-93 3 A :1 • Member Kristen Mann introduced the following resolution and moved its adoption: RESOLUTION NO. 93-34 RESOLUTION RESCINDING CITY COUNCIL RESOLUTION NO. 92-267 AND APPROVING PLANNING COMMISSION APPLICATION NO. 92001 AND 92003 SUBMITTED BY PHILLIPS 66 COMPANY WHEREAS, Planning Commission Application No. 92003 was submitted by Phillips 66 Company originally requesting a variance from Section 35-400 of the Zoning Ordinance at 6901 Brooklyn Boulevard to allow a building setback of 28 feet rather than 50 feet from the Brooklyn Boulevard right-of-way; and WHEREAS, said application was submitted in conjunction with two other applications also submitted by Phillips 66 Company, Application No. 92001 which involved a request for a special use permit and site and building plan approval and Application No. 92002 which involved a request for preliminary plat approval to transfer a triangular shaped portion of the property to a neighboring parcel of land; and WHEREAS, Application No.'s 92001, 92002, 92003 were all tabled by the City Council, with the applicant's consent, on February 10, 1992 to study possible ordinance amendments and to address redevelopment issues on Brooklyn Boulevard; and WHEREAS, In October, 1992 the applicant revised its site plan under Application No. 92001 by re-arranging the building location and revised its variance proposal under Application No. 92003 by abandoning the building setback variance request and instead requesting a variance from Section 35-700 of the Zoning Ordinance to allow a greenstrip less than 15' from the Brooklyn Boulevard and 69th Avenue rights-of-way; and WHEREAS, after reviewing the revised proposals the City Council on November 23, 1992 adopted Resolution No. 92-267 which made certain findings and denied the requested variance under Planning Commission Application No. 92003 submitted by Phillips 66 Company on the basis of those findings; and WHEREAS, the City Council has received the Brooklyn Boulevard redevelopment study which was prepared'by the consulting firm of Dahigren, Shardlow, and Uban, Inc. (DSU) which makes certain recommendations that affect the redevelopment of 6901 Brooklyn Boulevard; and WHEREAS, the City Council desires to rescind Council Resolution No. 92-267 and reconsider the greenstrip variance requested under Planning Commission Application No, 92003. RESOLUTION NO. 93-34 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Brooklyn Center to rescind City Council Resolution No. 92-267 and grant site and building plan approval and a special use permit to construct a gas station/convenience store/car wash at 6901 Brooklyn Boulevard subject to the following conditions: 1. The recommendations contained in the Brooklyn Boulevard redevelopment study prepared by DSU give cause for the reconsideration of the greenstrip variance comprehended under Planning Commission Application No. 92003. 2. The City Council finds that the standards for variance contained in Section 35- 240, subdivision 2 of the Zoning Ordinance are met in that the site is an irregularly shaped parcel and to deny the variance would create a hardship to the applicant in that they Would not be able to develop the property in a reasonable manner. 3. The granting of the variance is conditional on the applicant providing the following: a) An 8' high brick wall along the west property line; and b) A brick exterior to the proposed building and car wash; and c) A brick wall along Brooklyn Boulevard matching the brick of the building and the wall along the west property line; and d) The three (3) parking spaces-located in the southeast corner of the -property be treated as proof of parking and further that the same area be included in the landscape plans submitted for the site; and e) A corner landscape node be created to include seating for pedestrians; and All building materials and landscape plans to be used in compliance with the terms and conditions of the variance be approved lsy the Director of Community Development 4. Building plans are subject to review and approval by the Buildinb Official with respect to applicable codes prior to the issuance of permits. 5. Grading, drainage, utility and berming plans arc subject to review and approval by the City Engineer, prior to the issuance of permits. • RESOLUTION NO. 93-34 s i 6. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 7. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 8. 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. 9. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 10. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 11. B612 curb and gutter shall be provided around all parking and driving areas. i • 12. The applicant shall submit an as-built survey of the property, improvements and utility service lines, prior to release of the performance guarantee. 13. 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. 14. The special use permit is granted to Phillips 66 Company for a gas station/convenience store/car wash at 6901 Brooklyn Boulevard as contained in the plans submitted. Any expansion or alteration of the use shall require an amendment to this special use permit. .15.- The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation. 16. The rcplat of the property containing the dedication of 18' of right-of-way along 69th Avenue North shall receive final approval and be filed at the County prior to the issuance of permits. • RESOLUTION NO.--23-34 t 17. The plans shall be modified prior to the issuance of building permits to indicate: a. A connection of the two trench drains adjacent to the car wash to the storm sewer system. b. The canopy shall have no illumination band on the sides. C. The triangle of land to be transferred to the neighboring property to the north shall not be fenced into the Phillips 66 site, though it must be landscaped and maintained by Phillips until a new owner is present. March 8, 1993 Date Mayor ATTEST: Deputy Clerk The motion for the adopting of the foregoing resolution was duly seconded by member Dave Rosene and upon vote being taken thereon, the following voted in favor thereof: Todd Paulson, Celia Scott, Dave Rosene, Barb Kalligher, and Kristen Mann; and the following voted against the same: none; whereupon said resolution was declared duly passed and adopted. i sz w <N 1G '' 0 oti • i • �r • i ��Ef°' E � t;6 at e...�. K or w 1 t 9 B a too' SMK 1 �� -111X 1 , 13 ; III i 4 I f C rr1 1 E; r t� g a a — a ° x S g gill Ia" 201 Ita 9 n PLANNING COMMISSION INFORMATION SHEET • Application No: 93005 Applicant: Cracker Barrel Old Country Store Location: 1501 James Circle North Request: Site and Building Plan Approval The applicant requests site and building plan approval to construct _ a 9,748 s.f. Cracker Barrel Old Country Store Restaurant on a 4.19.54 acre site addressed as 1501 James Circle North. The property in question is zoned C-2 and the proposed use (restaurant and 4ift shop) is a permitted use in that zone. The subject site is bounded on the north• by the Park Inn and the north leg of James Circle; on the west by the Olive Garden Restaurant; on the east by Humboldt Avenue and the freeway overpass ramp leading to Highway 100; and on the south by I-94. The proposed building will house a 176 seat restaurant with accompanying kitchen and storage areas along with an approximate 1,600 s.f. gift shop. ACCESS/PARKING The plan calls for the only access to the site from James Circle at the northwest corner of the property. A driveway leads to the main portion of the site with the building located in the approximate center of this irregularly shaped lot. Parking for 198 vehicles surrounds the restaurant which is set back approximately 165' from I-94 and 65' from the north property line. Required parking for • this site is based on a combined parking formula for restaurants and retail space. The restaurant parking formula is one space for every two seats plus one space for every two employees on the average maximum shift. The applicant has indicated a maximum of 41 employees. Using this number and the 176 seats would require 109 parking stalls for the restaurant. The 1,600 s.f. gift shop would require another 11 parking spaces for a total parking requirement of 120. The applicant, as indicated above, propose 198 parking stalls of which 6 are handicapped, located along the east side of the building and 6 large (extra wide and extra long) RV/Bus spaces to the west of the building. Parking well exceeds the minimum requirements of the ordinance. Parking areas are delineated by large landscaped islands. Access to the main entrance (south side) is via various walkways along the east, west and south sides of the building leading to a covered porch. The building is handicapped accessible. GRADING/DRAINAGE/UTILITIES B618 curb and gutter is indicated around all driving and parking areas. Drainage from the site will be conveyed via storm sewer from various catch basins on the site to an existing storm water pond located westerly of this site before being discharged into the City's storm sewer. The Commission's attention is directed to a July 1, 1993 memo from City Engineer Mark Maloney regarding his analysis of the drainage and utility plan submitted. The area around and including this site was part of the Richardson Park • 7-15-93 1 Planning Commission Application No. 93005 • subdivision which included review and approval of a water retention plan containing a pond that was approved by the West Mississippi Watershed Management Commission. The City Engineer notes that the drainage plan proposed is consistent with the original plan for the area and, therefore, no further Watershed Commission review is required. He also notes the maintenance responsibilities for the- pond and. indicates that the Cracker Barrel proposal does not exceed the allowable sanitary sewer flow projections for this site. LANDSCAPING The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 4+ acre site requires 280 points. The plan provides for '292 landscape points and calls for 14 shade trees (7 Sugar Maple and 7 Marshall's Seedless Green Ash) 5 of which are located to the front of building at various locations, one each at the northwest and northeast corners of the building with the remaining seven located to the east of the building, mostly on parking island areas. It should be noted that the planning schedule calls for 7 Sugar Maples and 7 Green Ash while the plan shows 5 Sugar Maples and 9 Green Ash. The 7 and 7 balance would be better and a minor amendment to the plan should reflect this. The entrance from James Circle is lined on both sides with 10 Radiant Crabs. Three additional Radiant Crabs are located on landscape island areas; 4 River Birch are proposed, 2 each at the southeast and southwest corners of the building and 13 White Spruce, 8 together along the north property line and 5 together along the east property line are also proposed. Shrubs include Crimson Pygmy Barberry, Yellow-twig Dogwood, Aztec Gold Daylily, Variegated Hydrangea, Scandia Juniper, Japanese Yew and Periwinkle and are mixed in various locations in planting areas around the exterior of the building. Sod is indicated around the site and on the landscape island delineaters. Underground irrigation is required, and noted, for all landscaped areas. BUILDING The building exterior is a rough sawn wood siding containing 1" x 3" rough sawn battens, 16" on center around the entire building. The applicant indicates their exterior is a trademark. Perhaps the most notable feature of the building is the front porch and windows which extend all along the front (south) elevation. Chairs and cracker barrels will be included on the front porch area. The roof line is at the same general height around all four sides . of the building with a parapet that serves as screening for rooftop mechanical equipment. A concrete block chimney covered with the same rough sawn wood treatment as the building exterior will be visible above the roof line. Also, there is a 4 ' high projection above the roof line on both the front and rear walls. We have discussed with the applicants, and they understand, the implications of having a sign in the area of the projection above the roof line which would make such a sign a roof sign and could 7-15-93 2 Planning Commission Application No. 93005 • then only be allowed in lieu of a free standing sign. If a sign is kept below the height of the parapet it can be considered a type of wall sign. LIGHTING/TRASH The plans call for 15' high decorative holophane luminaries at various locations on the site. Our main concern is that they not cause glare off the site, particularly on I-94. The trash enclosure is approximately 10' x 37 ' and is located to the north of the building. It will be made up of 8' high concrete block walls with rough sawn wood siding and 1" x 3" batten strips on the exterior. . They propose a chain link fence gate with metal slats. We would recommend a wood gate rather than a chain link for proper trash screening. RECOMMENDATION All together the plans appear to be in order. Approval is recommended subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. • 2. Grading, drainage, and utility plans are subject review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement in supporting and financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 4. Any outside trash disposal facilities and rooftop 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 landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City ordinances. • 7-15-93 3 Planning Commission Application No. 93005 8. A minimum of B612 curb and gutter shall be provided . around all parking and driving areas. 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. 11. The plans shall be modified prior to the issuance of building permits to include the following: -a) Modification to the landscape plan indicating the location of 7 Sugar Maples. b) Modification to the trash enclosure detail to indicate a wood opaque gate as opposed to a chain link gate with metal slats for screening purposes. i 7-15-93 4 psi a pU Ipl �1 lily '!�'•�i .I. � I�I III :i/,/i„/" •��,�%%jj;��j� rr"" ►:-�-:-' u W, MIR I �' II 111 11111/II�r1�1// ���%iii%i'��: �y.�i •'hw''Q► {_. r.,=" �� �� © 111111111/1 � ♦ ����i,���'ifi�, /�.,� _ � ...r" A_, , a � ���� 111111111�♦1/�► ♦ ;:rte��i�� '00 �►��� 111/�111� yi;'p�i�i�%� �'�i'�� !,40 ��♦ %' . • 1 �1� 111111/► ♦♦ ��i���iG�s.����i�jy//����a��f__�J/. Ilion•♦Ow,,,�� a Ilion� ♦y'1� am ij�y ��� ����i , yj •_ i NINE mm �� �� ;%- � , /% ! fir V00,0 e mm lop 10 • �r a aa.r \ .. • _ t`\ _ !ly,"la to Ilk f y 7!i • I r + r • j i ' ' — e i 1 C i i � ■ { r h \ w \ I � � .r t � �♦ y � .n •r ! nf.up AWgW ��� �`•� { ♦`♦♦ \` { 41 c ` glee ` '.s. (^..^..w ^,r.... .:.,..,; 'it ...._... ._.... ..�..:�� , ......�.... ......f....:� ...,j,. '.,�^�:::_...................... ••' I 1 '�•r S '.i.•�..7iY•;i1ii3• .... fir,.9.K 7[0 1 S J� , ..,,IVY �• ; ,•�•..� � ; 1-' -tY N N-1 ;'' . � - �t.��,,� � � h .INS_' ;,,.y`• ,•• ; S•i •' ! fc ett( tt tt tit�� gk -� a ? > ran NI s _ � r • � y . • a � t• .. • rl r • i � uwo.c PLMI Old co—by s bwwnl e�R w l Lei �ASSOGIAi S 1110 Hi�411� umo.LM.naM T!1�7 �••w..«.+•-.• rwr - •:•�••:^.� w'�..•,+_�.mow`• I 11 _.. :.:...: �:. �..x:T:R- i •,:�"..........:1 � ::;:.":� •of �.:�':. ........... _.... ........ t k I �.... . ( p #( • t (I ■� •I#•.,4'.�h..>s. II ....«,... ..... �II ( E •� * ..,\.. ..................... rl.......... :• ... .. I, ~ ... . .....r..... r t r .....: ! #( ................ .. : . _ f I . •:M« •iA\••J.\••L•••Y• � ## ,rHIHYMNH,Y �.'. ••••r... I �Ay«q\.M.Y. t I ..r. r.,:: � s• I�! ..�yN�..'.H...� � •1„1.« � #!� ��y ..�........,:'.yN.,w"...' I I ••, MIM .' • _ +JY.. :::... I I mHr « r ms,..., I ::.. . ..........,r .... x, •I ..:..«:.INV.t,NN• N«ww• � # x\•\':\•3 A,Y.:xY.,1•iJl..::�::.: I ',HMNMH>HHN,HU•-1•• •,.s::s:::.. � T ## :ear«wx�Nww,N \xN:: � .1 � ! �E rNr.rfrrrrr .rN•Mrr•rrrin'w•rr.r.•• ## . r N' a ,11M1M ............'.. ..._ PPP2 1 .......... 7 7 ,, .. 1...., Ilk 0 pp EXTERIOR ommw 7 me"Vo rM 1 9N Carw�r�r 2terray�w y.d. =ox 787 ;4Mliwrr�t,NMNp T�itOi7 '•^'.� ��•�-+'�+r� fib 1 -°■ ��� ,'�■ 1�■ � 1 111 '� ������, We 1p n a and (toil ■mi 0 0o■ 1111 on - -- ' 7 i � ■,■ tl�■ ■,1 u �I Imo" i s' . ' ■ i +1+ i ■�■ }1■1 ■■i ■t■ i , .�� . ■ _ ►=4 Aw u • MEMORANDUM DATE: July 1, 1993 TO: Sy Knapp, Director of Public Works File - Cracker Barrel Proposed Development FROM: Mark J. Maloney, City Engineer RE: Cracker Barrel Site Plan I have recently been asked to comment on a site plan for the proposed Cracker Barrel development located in the Richardson Park area. As we have discussed, there are some fairly large issues that we should address prior to approving a development at this location, aside from the routine review of on-site improvements. These larger issues, as I understand them, relate to 1) the sizing of the existing storm water treatment pond just east of Olive Garden, and the responsibility for the pond maintenance, 2) applicability of any Watershed rules to the remainder of the original Richardson Park development, and 3) the documented sanitary sewer flow limitations in and around Richardson Park, and further downstream. • Regarding issue no.1, I have examined the calculations which were submitted by the engineer who originally designed the pond for Richardson Park (Laurie Johnson, HTPO). These calculations, dated 01-04-89, were included with the West Mississippi Watershed Application and specifically demonstrate that the entire area which is now configured as the Cracker Barrel site was indeed designed to flow to/through the sedimentation pond. In addition, examination of the Richardson Park subdivision agreement, dated April 12, 1989, reveals that Shingle Creek Land Company, its heirs and assigns, are responsible for the on-going maintenance of the pond, in accordance with the conditions of West Mississippi's project approval of January 12, 1989. The City, through a separate Utility and Maintenance Agreement, retains the perpetual right to do whatever may be deemed necessary in the way of inspection, repair or operation of the ponding facilities, and bill the costs thereof back to the Owner, in the event of neglect. However, the primary responsibility for operation, repair or maintenance lies with the Owner of the property -- currently Shingle Creek Land Company but may be passed on to Cracker Barrel in the event of a property sale. With regard to issue no.2, because the Cracker Barrel site plan submitted for my review indicates -that all of the runoff from the proposed site will be conveyed to the sedimentation pond prior to discharge in the municipal storm drainage system, it is my opinion that this plan is in compliance with the previously documented intent and requirements of the West Mississippi Watershed Management Organization, and no additional submittal need be made on account of Cracker Barrel. With respect to issue no.3, I have performed an exhaustive search of our records and have located several reports, memos, maps, studies, etc. which relate to sanitary sewer capacity analysis in and • around the Richardson Park area. The most useful items I located were memos dated 1982-1983 from Jim Grube to yourself which summarized the potential impacts of various development scenarios (Beisner, Spec. Bldgs., North Industrial Park) on the existing sewer system. The studies which were conducted by Jim presumed land uses and corresponding SAC allocations, and are essentially still valid. I can recall referring to these items when I prepared the Engineer's Report. for Freeway Blvd. in 1990; my analysis then agreed in philosophy with Jim's. From Jim's initial analysis, which was updated in the late '80's for Richardson Park, a maximum allowable peak sewer flow of 185 gpm from Richardson Park was established, and specifically included as a limitation in the Subdivision Agreement referred to above. My understanding of the derivation of this number is as follows: The area of Richardson Park which is now occupied by Hardee's and the vacant property immediately to the-south was assumed by Jim to require 112 SAC units. The rest of Richardson Park, now comprised of Olive Garden, a vacant parcel to the west and the Cracker Barrel site, was assumed to require 131 SAC units. The total, 243 SAC units converts to 46.2 gpm, and assuming a peak flow factor of 4.0, equals 185 gpm. Analysis of the actual SAC units per development indicates that Hardee's has been allocated 5 units (22. fast food restaurant seats per SAC), and Olive Garden has been allocated 41 units (8 bar/restaurant seats per SAC), for a total of 46 SAC units allocated. Considering the original assumption (limitation) of 243 SAC units, it would appear that there isn't any allowed use of the Cracker Barrel site which in itself could lead to the Richardson Park area exceeding its allocation of 185 gpm maximum peak discharge. In summary, the existing storm water pond has been sized adequately for the area, which includes the proposed Cracker Barrel site. The responsibility for on-going maintenance and repair of the • pond facilities remains with the Owner, Shingle Creek Land Company (or future purchasers i.e. Cracker Barrel), as stated in the original Subdivision Agreement. Because the proposed plan is consistent with the original storm drainage design philosophy of the Richardson Park plan (which was approved by the Watershed), no further approval by the Watershed is necessary. Finally, the proposed development of the Cracker Barrel site will not cause the Richardson Park area to exceed its allowable sewage flow. cc: Brad Hoffman, Director of Community Development PLANNING COMMISSION INFORMATION SHEET • Application No: 93006 Applicant: Hills Gilbertson Architects, Inc. , on behalf of The Salvation Army Location: 2300 Freeway Boulevard Request: Special Use Permit/Site and Building Plan Approval The applicant is seeking site and building plan approval and an amendment to it's special use permit to construct a 3,048 s.f. office addition to the existing Salvation Army building located at 2300 Freeway Boulevard. The property under consideration is located in the I-1 zoning district and is bounded on the. west by the Schmitt Music site; on the north and east by Shingle Creek Parkway; and on the south by Freeway Boulevard. The Salvation Army use of the- property is an office use allowed in the Industrial Park Zone through the issuance of a special use permit. The special use was originally granted to the Salvation Army in 1983 when they converted the former Swenson's Carriage House Furniture Store to their office operation. The proposed addition is to the rear, or north side, of the building and is somewhat triangular in shape. It will provide new office area to accommodate existing staff members and a small receiving and storage area. Access/Parking No access or parking changes are proposed by the applicant, even though the office expansion will increase the number of required parking stalls for the site. Currently the site has 53 parking spaces, including 3 handicap spaces. The existing 15,000 s.f. building requires 75 parking spaces under the Zoning Ordinance office parking formula of 1 space for every 200 s.f. of gross floor area. An additional 3,048 s.f. of office space requires 15 more parking spaces for a total parking requirement of 90 stalls. The Salvation Army has operated under a Proof-of-Parking Agreement and plan that shows they could provide more than enough parking to meet the minimum requirements of the ordinance. This Proof-of-Parking plan was approved along with their original special -use permit. The Salvation Army believes the existing 53 parking spaces is more than enough to accommodate their everyday needs for on-site parking and they are requesting not to be required to install additional parking at this time. Instead, they have provided a revised Proof- of-Parking plan showing that they can provide at least 90 parking stalls meeting the size and location limitations of the Zoning Ordinance and will enter into an agreement to install up to 90 parking spaces upon a determination by the City that any or all of the spaces are needed. Based upon our observation of the site, the 53 parking spaces appear to be more than adequate to meet the current parking demand. If no new staff members are added, or even if a few new staff 7-15-93 1 Planning Commission Application No. 93006 members are added due to the expansion, it appears that the • existing parking will be adequate. In any event, there is space on the site to accommodate all of the required parking spaces should it be necessary. We would, therefore, `recommend acceptance of this Proof-of-Parking arrangement. Grading/Drainage/Utilities The plans indicate no significant changes in this area. A relocated catch basin and a new storm sewer line leading into the existing retention pond are proposed for the area north of the new addition. Existing black top will be removed to make way. for the addition and curb and gutter will required around the new driving areas. Attached is a copy of a July 1, 1993 memo from city Engineer, - Mark Maloney regarding his review of the Grading, Drainage and Utility Plan. He notes the function of the existing detention basin will not be affected. The revisions to the parking lot and storm drainage system are minor and will not require additional review and/or approval by the Shingle Creek Water Shed Commission. Landscaping The applicant has submitted a landscape plan analysis based on our landscape point system. The 1.8 acre Salvation Army site is required to have 180 landscape points. Existing landscaping amounts to 138.5 points. One 6" spruce tree will be removed due to the proposed building addition, leaving the site with 132.5 landscape points. The applicant proposes to add two 2.511 Marshall's Ash trees, one along the east side of the new addition and the other east of the existing building. In addition, they propose 26 Dogwoods and 35 Potentilla as foundation plantings around the new addition. This will increase the landscape points for this site to 189. The landscape plan is, therefore, adequate. Building The exterior treatment to the building addition will be a face brick to match the existing brick. A review of the building elevations show doors and windows at various locations as well as an overhead door along the west side of the addition to accommodate the small receiving and storage area. The trash enclosure will be relocated to the northwest corner of the existing building. There is a public hearing scheduled for the special use permit and notices have been sent. It appears that this proposal is consistent with the Standards for Special Use Permits contained in Section 35-220, Subdivision 2 of the zoning ordinance, attached. Recommendation The plans submitted for the Salvation Army addition are in order • 7-15-93 2 Planning Commission Application No. 93006 • and approval of this application is recommended subject to the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 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 by the City Manager) shall be submitted prior to the issuance of permits. 4. Any on-site trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building addition is to be equipted 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. The underground irrigation system shall be extended to new landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 8. B612 curb and gutter shall be provided around all new parking and driving areas. 9. The applicant shall enter into a revised Proof-of-Parking agreement acknowledging that they will install up to 90 parking spaces on the site upon determination by the City that any or all of these parking stalls are required. 10. The Special Use Permit granted to the Salvation Army in 1983 for an office use in the I-1 Zoning District is amended to acknowledge the expansion of this office area. Any modifications to the use of this property that is inconsistent with the granting of this amended special use is prohibited. 7-15-93 3 �S� � r � �nu►r u V ►III ., 10 .n mill 111111111 loll III Milan IRWIN F�f♦ice•♦♦i 1110 ����/������ � �i����''�i�.✓��'♦i' �' •ti• A ♦' ♦ '`.�/i I♦1'-:��' bra_ 111� /�/�������j♦�♦��''�%;;�;;���i�� 11�� ������ Syr - fj;�•�•:,/ - .: : Ile m 261, If I 0 0/10 �% KO mm , a i wn VOOO _ � � MR�i�isr�I '• � 1 ���� 01, 051 �irr r• rata ra I ' . Mal lei >� j Opp 0 f fill a f f i I 1 • -- " � -- -• N - - \• ?I�It'jpE - Mt �! lb Not. wpb ; ,���•,- , 1 /hw Owl w cm ON AA 1 ' gT' I 1 i 1 ' 1 / •I I ��X ♦ I i '1 i It y VON% q 'e= �y•i4 !�' Z4 x4e.1 Ill 18 i l - Y 4��T fit _4 tor' i 3 : .Y ly l$ Ile, 9 V. ul 11 11 11 11 cc d0 ° R � Ali I ij �• � a'� 11 11 y �j 1~ 11 , 11 i ... � '�, °'-• Ell � � •t S tl 1 it I� • 41 If iaui 11 11 11 't 1 ,! rx . it Al I oI f t 1 r' 1 11 11. 11 II ® 11 11 r, 11 1 11' 11 ® 11 II 11 + �i Is 1 . 11 I f u KO �I MEMORANDUM DATE: July 1, 1993 TO: Brad Hoffman, Director of Community Development File - Salvation Army JY" FROM: Mark J. Maloney, City Engineer RE: Site Plan for Salvation Army I have reviewed the submitted plan for the above, dated June 25, 1993, and offer the following comments and/or recommendations: . 1) The proposed layout of the building addition and revisions to the parking lot and storm drainage system will not require approval by the Watershed. The function of the existing detention basin will not be affected, and the site is essentially trading equal amounts of hard surface (parking lot and roof). I have commented previously that as long as the overall drainage patterns on this site were kept intact, there wouldn't be any need for extensive drainage analysis. We will, however, prior to approval of these plans, investigate the existing drainage facilities to see if they are in fact functioning as originally intended, and determine if the property owner should be performing any repairs or maintenance. 2) Regarding utilities, there doesn't appear to be any revisions to the sewer or water services to/through the property. The applicant's architect stated that there wouldn't be rest rooms in the building addition, so no modifications of the utility services would be necessary. There will be a new catch basin constructed; the applicant is required to use Brooklyn Center Standard Details and Specifications for the construction/modification of the storm sewer. TIFF Hills Gilbertson Architects Inc 104 West Franklin Avenue Minneapolis MN 55404-2486 612/870-1000 25 June 1993 FAX 612/870-8441 Addition to The Salvation Army Northern Divisional Headquarters 2300 Freeway Boulevard Brooklyn Center, MN 607.19 Landscape Plan Summary Exist.Site: 78,478 sq.ft. or 1.8 Acres Total points required: 180.0 Total points existing: 138.5 Total points existing allowable: 132.5 Total proposed points required : 47.5 Total points proposed: 50.5 Total points as shown on plan 189.0 EXISTING TREES TO REMAIN Shade Trees(a) Coniferous Trees (b) Shrubs(d) 50%= 90 points 40%= 72 points 25%= 45 points(90 shrubs) 8"Maple 10 4"Spruce 6 • S"Maple 10 Small Pines 6+ Small Pines 6+ 16"Cottonwood 10 8"Locust 10 16"Poplar 10 4"Pine 6 4"Pine 6 4'Red Pine 6 6"Pine 6 4"Spruce 6 Juniper Bush 5 4"Spruce 6 4"Spruce 6 8"Pine 6 6"Locust 10 - - 8"Spruce 6 4"Spruce 6 TOTAL 60 78 .5 = 138.5 EXISTING TREES TO BE REMOVED 6"Spruce PROPOSED TREES AND SHRUBS 2.5"Ash 10 2.5"Ash 10 Dogwoods (26) 13 Potentilla (35) 17.5 TOTAL 50.5 Section 35-220. SPECIAL USE PERMITS 2. Standards for Special Use Permits 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 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 Restrictions 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 ord- inance. 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 connec- tion therewith. 4. Resubmission No application for a special use permit 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 Permits When a special use permit has been issued pursuant to the pro- visions 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 sub- ject 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 of $15.00. Special use permits granted pursuant to 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 sub- ject 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 re- lated thereto shall expire one year following the date of abandon- ment.