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Home My WebLink About1993 10-14 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER October 14, 1993 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2 . Roll Call 3 . Approval of Minutes - August 26, 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. RYAN OLDS 93012 Request for site and building plan and special use permit approval to construct a small addition to the Ryan Olds dealership at 6700 Brooklyn Boulevard. 6. CSM 93013 Request for site and building plan approval to construct a • 23,250 square foot one- story office building at 3200 County Road 10. 7 . Discussion Item: a. Moratorium and City Council direction to hold rezoning hearing on November 18, 1993. 8. Other Business 9. Adjournment • Planning Commission Information Sheet Application No.: 93012 Applicant: Robert C. Ryan Location: 6700 Brooklyn Boulevard Request: Special Use Permit/Site and Building Plan Approval The applicant (Mr. Richard Haluptsok, Architect for Robert C. Ryan) is seeking site and building approval and a special use permit to construct a small addition to the Ryan Olds dealership at 6700 Brooklyn Boulevard. The property in question is zoned C2 and the sale of motor vehicles at retail is a special use in that zoning district. The subject site is located at the northeast quadrant of Brooklyn Boulevard and I-94. It is surrounded on the north by Brookdale Dodge (formerly Northstar Dodge) ; on the east by Victoria Townhouses and four single family residences facing Grimes Ave.; on the south by the off ramp leading from I-94 to Brooklyn Boulevard; and on the west by Brooklyn Boulevard with Iten Chevrolet located across Brooklyn Boulevard from the site. The proposal calls for an 8' by 20' addition containing a main floor and mezzanine to the westerly portion of the existing service building and an approximate 30' by 48' addition to the easterly (or rear) portion of the existing service building. The purpose of the additions are to remodel, relocate and/or provide new customer waiting areas, rest room, cashier, employee lounge, locker room and rest room area as well as parts storage. No other alterations or changes are being proposed for this • 6.47 acre site. Generally, the City takes the opportunity to assure compliance with current zoning and site requirements when additions are made to existing properties. The last major addition to Ryan Olds was in 1981 when they moved in a used car sales building and made an addition to the then existing new car sales building. Because this site is over five acres, review by the Shingle Creek Watershed Management Commission and compliance with their development regulations is required. Ponding and/or control over the rate and water quality of run-off is a concern. The City is also looking at Brooklyn Boulevard enhancements and there is a high probability that Brooklyn Boulevard may be widened and median and access improvements may be made in the relatively near future which may affect this site as well. We are, therefore, reluctant to insist on additional site improvements at this time. ACCESS/PARKING Access to the site is unchanged and the additions do not generate a need for any additional parking. The addition to the rear is for parts storage. Expansion of the service bays would conflict with the zoning ordinance provisions that do not allow automotive repair to abut R1, R2 or R3 zoned property, at a property line. The Ryan Olds property does abut both R1 and R3 property along their east property line. That area currently contains an existing screen 10-14-93 -1- Application No. 93012 continued fence. It should be noted that the expansion to the front of the building still leaves minimum 24' wide driving lanes in this area. Also, no parking is eliminated or displaced by the additions. We are not aware of any on site parking deficiencies and, therefore, are recommending no alterations. GRADING/DRAINAGE/UTILITIES No changes are proposed to this site with respect to grading, drainage and utilities. The City Engineer is preparing written comments relating to this proposal. As mentioned previously, Watershed approval is required and compliance with Watershed regulations is expected. The nature of possibly changes in the area may be reason for not requiring major alterations at this time. The applicant and staff will need to pursue this with the Watershed Commission. Compliance with Watershed regulations is expected and we recommend that formal written acknowledgement of this be provided by the applicant prior to the issuance of building permits for this project. LANDSCAPING The applicant has submitted a plan showing existing landscaping on the site and how it meets with the City's landscape point system. This 6.24 acre site requires a total of 415 landscape • points. The existing landscaping provides 421.5 points but 390 of those points are because of existing shade trees. Our point system does not allow more than 50% of the total number of points to be in shade trees (see copy of the landscape point system attached). The site is given credit for 242.5 points requiring an additional 172.5 points. In such a case we would normally require additional landscaping made up of coniferous trees, decorative trees and shrubs to meet the point deficit. The Commission may wish to waive this again in light of the Brooklyn Boulevard enhancement study. The area where we would most likely look for additional landscaping would be along the Brooklyn Boulevard greenstrip which may be affected by the Brooklyn Boulevard enhancement study. BUILDING The applicant has provided building elevations showing the addition. They propose to have the addition match the existing building materials. SPECIAL USE PERMIT STANDARDS A public hearing is scheduled for this special use permit and notices have been sent. Attached for the Commission's review is a copy of section 35-220 containing the five standards for special use permits. We do not find any conflicts with the standards for special use-permits given the site plan and proposal submitted by the applicant. • 10-14-93 -2- Application No. 93012 continued RECOMMENDATION All together we believe the plans and special use permit appear to be in order. Approval is, therefore, 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, draining and utility plans are subject to review by the City Engineer prior to the issuance of permits. 3. The 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. (Note this condition may be eliminated if no site improvements are required.) 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building addition 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. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. The special use permit is granted to the applicant for the addition proposed by these plans. Any expansion or alteration of these plans shall require an additional amendment to this special use permit. 8. The special use permit is subject to all applicable codes, ordinances and regulations, any violation thereof could be grounds for revocation. 9. The applicant is subject to the requirements and regulations of the Shingle Creek Watershed Management Commission with respect to this site. The applicant shall agree, in writing, to comply with Watershed Management regulations prior to the issuance of permits for this project. 10. Additional landscaping shall not be required of the applicant, in lieu of the possibility of landscaping enhancements recommended by the Brooklyn J Boulevard Enhancement Task Force. 10-14-93 -3- s 1111 ■1■ ■e■ ■�� CC .0 ■s��/�� IIIIdI�► �♦ • NO mm mm MM MIR mm m�u �� s �� .■ 011,11 M X111 �j 111 ' ► �IrW► ' mmm SO WON MEN SOM SO ssssss� MEN MEN ON sit r MEss MENE OEM SO: NE: m mmm 01h; NO ♦�� . ■W ■■ ■ HE SO miss ON NO SO NO US ME WE H � �� • 1111111! 1•• 1111 �. �� ■� ��;�� . � 11111 1� 11111111 = u == B111I�� .♦♦ , — 1111111 11111 � . - '� oils .•,� 1 �� . ■ 1111111f 111111 11111 �� e� �111♦I/� �� 11 -111 11111111 �1 Id■ .. IL�;�� ■ -� X11111. •��j �i ■■ SO � M gym ■■ .� ■■ : W 1■Vla s� ,. 2 �■ Mani .■ - ■r� � mm �■ ■■ �, - •I � '• / 11111 ► �I� �i i mm I �� S i ■■ ■ ones A ■� ■ �■, �. " • ■111 ♦ �I/ �1M ■ ■ ■■ ■■ 1! 11 � X1111 Z j T MCI o g J J da4 s Y � __ �IIIII � III Z <'ga Z Y �co Lu \ > t YOrA �IdWrb117f� if Sy r � • a. ! ht . z - � � r a J e a €g� Z g I Ills IIIIIIIII ' 95 A j fe8y dw�b Lk3 i / CL all, i /\ / S \ \ rh . ass-#'«�jc++c t'4sa(�,r -r`,,.t b•111► 4 •1 - `R ,,,�T --k-4 +4'.C_ ad JfiF" yp ,y ,, .'�, • 'yy^`Y7 + }''.rrQ�` q tit,"��l�' "1 � x.,,t fs ?, + "i�''.L-7 cif s'f }3, Y� t. �i J'•1'r 'F :ti-Y ?,��' i :z F _ ti Aull . '... g,, T�' :� t}''.v ��IR';t+ { ;Y-+. >~fa�tT�' L ,�. .1 •'i +: � 'AL �-1�� `{ �1•�� tzx fli (. rl ti � MJ 1 _ 1 wu�r. 1. LANDSCAPE POINT SYSTEM I. Landscape Plantings shall be provided on the site based on the point system indicated below. Maximum Planting Type Minimum Size Points/Planting of Points a) Shade trees (Deciduous) 2 112" dia. 10 50 (Maple, Linden, Ash, Oak, Locust, etc.) b) Coniferous Trees 5' ht. 6 40 (Pine, Spruce, Cedar) c) Decorative Trees 1" dia. 1.5 35 (Russian Olives, Radiant Crab, Canada Red Cherry, etc.) d) Shrubs (Dogwood, Spirea, 12" dia. .5 25 Mockorange, Juniper, Arborvitae, etc.) Points Required Per Acre hollowing schedule shall be used to determine the required number of points for a given site. The schedule is cumulative so that the first two acres of any site will require points on the basis of the column headed"0-211; the next eight acres shall be computed on the basis of the column headed "2-10"; and, area over ten acres shall be computed on the basis of the column headed "10+". Land Area of Site (acres) Type of Development 0-2 2-10 10+ Office 100 80 60 Rest./Retail/Service/Ent./Hotels 80 60 40 Light Industrial 75 60 50 Heavy Industrial 60 50 40 Office/Ind. (over 25% office) 90 70 50 Multi-family Residential 90 75 60 Examples Ti acre office site = 2 ac. @ 100 plus 4 ac. @ 80 -.520 points 15 acre retail/rest = 2 ac. @ 80 plus 8 ac. @ 60 plus 5 ac. @ 40 = 840 points 2. The above point system in no way substitutes for the screening and buffer requirements set forth in the Zoning Ordinance. Plantings used for screening purposes shall be accorded points, but fulfilling the point requirement shall not obviate the requirement for screening. 3. Mature existing trees shall be accorded points on the basis of the above point schedule. A bonus equal up to the full value of a given planting may be-granted by the Commission for the preservation of large existing plantings. 4. All green areas on a site shall be sodded except in areas where viable turf exists and is totally undisturbed by construction. The burden shall be on the developer to prove at the time of a site inspection that such viable turf, in fact, exists and has been properly maintained. 5. All greenstrips adjacent to an interior property line shall be a minimum of 5' in width except in cases where special buffer provisions apply. PZz F-o No.S9 6RE5. SG-Y, 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. Planning Commission Information Sheet Application No: 93013 Applicant: Bruce Carland, on behalf of CSM Corporation Location: 3200 County Road 10 Request: Site and Building Plan Approval The applicant is requesting site and building plan approval for a 23,250 square foot one story office building at 3200 County Road 10. The property is question is zoned C1A and is bounded on the north by single family residential homes: on the east by Honeywell Credit Union and Northway Drive; on the south by County Road 10; and on the west by the five story Brooklyn Crossing office building. Office buildings, including office buildings with no height limitation, are permitted uses in this zoning district. The site in question contains two existing one story office building, one is 7,200 square feet and the other is 8,400 square feet. These two one story office buildings were part of a five building office complex which was approved for this site in 1986 under Planning Commission Application No. 86025. Since the approval of that application, the current owners have proposed a new land configuration and reduced the size of one of the three remaining office building pads from 8,400 square feet to 6,000 square feet. This was comprehended under Planning Commission Application No. 90024 which consisted of a preliminary plat shifting the west property line of this site in order to accommodate some medical usage of the five story Brooklyn Crossing office building and some medical occupancy of the existing one story office buildings on this site. (Note: Medical office space requires a greater parking requirement than does regular office- space-one space for every 150 square feet of gross floor area as opposed to one space for every 200 square feet of gross floor area for non-medical office space). The three northerly one story office buildings approved under Planning Commission Application No. 86025 will now be replaced by a single 23,250 square foot one story office building which is proposed to be built and house the IRS which is currently located in Brooklyn Center. ACCESS/PARKING The primary access to the site is from a 30' wide driveway located to the south of the proposed new building. This access is a shared access with the five story Brooklyn Crossing office building to the west, as well as the two one story office buildings to the south. Another access to the site from Northway Drive is located easterly of the proposed new building. A driveway around the north side of the new building connects to the parking lot located to the west. Joint access arrangements have been previously executed between these properties providing access between the sites. No access is gained from Brooklyn Boulevard nor from County Road 10. As with past approvals, Hennepin County has no intention of allowing any accesses to these sites from either Brooklyn Boulevard or County Road 10. These type access arrangements have been prohibited since the original approvals for office development of this site going back to 1981. Parking is perhaps the biggest concern with respect to this new development proposal. As indicated previously, in 1990 the applicant proposed to replat the two sites (Brooklyn Crossing five story office building site and the site for the five one story office buildings) to accommodate parking for medical occupancies in the buildings. That plat was not filed, however, the applicants are now proceeding to file that plat. Certain medical space limitations have been filed as deed restrictions to the properties and should continue as they are still in effect today. Parking for the site under consideration must meet these needs as well as the needs for the new 23,000 plus square foot building proposed under this application. A review of the parking formulas for this site indicate that the southwesterly building may have up to 1,000 square feet devoted to medical uses with the remaining 7,400 square feet limited to general office uses. Forty four parking spaces are required on the site for this existing building (1,000 square feet divided by 150 equals 7, and 7,400 square feet divided by 200 equals 37). The southeasterly building has no medical uses and is required to have 36 parking spaces (7,200 square feet divided by 200). Parking for the new 23,250 square foot building is based on the reduced parking formula of GFA divided by GFA times .0005 plus 190 or 115 parking spaces. A total of 195 parking spaces is, therefore, required. The proposed plan shows on site parking for 190 or a shortage of 5 parking spaces. The applicant proposes to offset this by providing a proof of parking plan showing how the site can be modified to provide the required 195 parking spaces. Additional stalls can be realized on the north side of the site by shortening the length of the parking rows west of the new building . The applicant would be required to enter into a proof of parking agreement with the City acknowledging their responsibility to install the required parking spaces upon a determination by the City that they are needed. GRADING/DRAINAGE/UTILITIES The City Engineer is reviewing the submitted plans for grading, drainage and utilities. Generally, the plans are unchanged from that approved in 1986 for the five one story buildings other than altering the location for new utility lines to the building. Drainage and grading are basically the same as they were in 1986. The size of the site under consideration is approximately 4.17 acres. Watershed Commission review is not required because the size of this site is under five acres. The City Engineer is preparing written comments relating to his review of the proposed plans. One thing we have noticed is the property line separating the two properties is in error on the site drawings submitted. The lot line should actually be about 24 feet easterly of where it is shown on the site plans based on the survey and plat drawings submitted. This does not alter the report as the information provided is based on the proper location of the property line. However, the site plans should be changed to indicate the proper location of this property line. 1 10-14-93 -2- LANDSCAPING Landscaping is a continuation of the plans submitted in 1986 but altered to accommodate the new building and its location. Four hundred and forty landscape points are required for this four plus acre site. A Sugar Maple, Red Maple, Little Leaf Linden, and a Flowering Dogwood are proposed to be planted in a grouping along with ten Purple Leaf Sand Cherries along the south side of the building. The plan calls for six Little Leaf Linden along the northside of the building. Planting areas containing a Red Maple surrounded by Purple Leaf Sand Cherries and Pfitzer Junipers are located on either side of the walkway leading from the west side of the building. Four Red Maple are located east of the parking lot and a Red Maple, a Little Leaf Linden and a Flowering Dogwood are at the southeast corner of the building close to the east entrance to the site from Northway Drive. BUILDING The building exterior will be a face brick to match the existing buildings with a prefinished metal coping along the top with anodized aluminum window frames and solar bronze glazing. Building accesses are two on south side of building and one each on east and west side of the building. A trash enclosure is to be located at northeast corner of the site. RECOMMENDATION All and all the plans seem to be in order 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 issuance of permits. 3. The site performance agreement currently being held for the completion of site improvements shall be continued to comprehend any and all site improvements comprehended by this application. 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with 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. Under ground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 10-14-93 -3- 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 8. B-6/12 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 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. A proof of parking agreement acknowledging the need to install up to five additional parking spaces on the site shall be executed and filed with the title to the property prior to the issuance of permits. 12. Building permits shall not issued until the plat comprehended under Planning Commission Application No. 90024 has been given final approval by the City Council and filed with Hennepin County. 10-14-93 -4- 07^ o o" C13 Olt fAl rm rm 32 1 � _ Q i •' \2 �ESSE� �I >I � LOW Ul'��%', " \ a - - • ;8 ,'] in•Jr fir. .5rn\.:. �`\'• $ 1 IA If S� ��T• ul r7 cl cl oo sf:•1,•7r[us.AO j tlz IS I ? - s i ei-• i� ;r S UP 1 , WPY NO X52, `` f� • sT MAN 30 1 z � s ABBOTT AVE'NO _7bI''�y\ \\) in I I .,.;..a:. .ti.• 'f°fig•; ., _ ZENITH AVE NO =a ' � n 1 �• I I : d� � •S� I,i CC it k �C � � �•r j6� N +K4i a y A x 9g 51 n 4.p a ' As 7 n V. RWMb•. c lenity IMf t1Y.y1M.p."}I..fb^w �+ w.w W LR•S• Wort r..el."of•.r ...r.y }77 . BROOKLYN CROSSING ' NNj a"""""" 1Mt'-"4* CSM Corporation Ir""I.w 1M le".Qf fM M.of twuwt P.4 AW I 0.ICI10 p 1{{ 330PCPOT7FTCE�ARK..•..111 ,,.I..I. f.l.w.•r..mom MI. 11.lN.. .13.ILIlIi iIIl1�NM S�NIGNWP�NO ti52 QQ Yi Pii �r ; _ 1 m B . 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