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HomeMy WebLinkAbout1996 06-27 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JUNE 27, 1996 STUDY SESSION 1. Call to Order 2. Roll Call 3. Approval of Minutes - June 13, 1996 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 recommendation to the City Council. The City Council makes all final decisions. 5. Oppidan Investment Company 96008 Site and Building Plan approval to redevelop the property located northeasterly of the intersection of 63rd Avenue and Brooklyn Boulevard for the purpose of constructing three retail buildings comprising a total of approximately 102,000 sq. ft. 6. Other Business 7. Adjournment Planning Commission Information Sheet Application No. 96008 Applicant: Oppidan Investment Co Location: Northeast Corner of 63rd Avenue North and Brooklyn Boulevard Request: Site and Building Plan Approval The applicant is requesting site and building plan approval to redevelop the property located northeasterly of the intersection of 63rd and Brooklyn Boulevard for the purpose of constructing three retail buildings comprising a total of approximately 102,000 sq. ft. The principal tenant in the complex would be Rainbow Foods which would occupy 68,500 sq. ft. The property under consideration is the site of an existing 141,900 sq. ft. building which most recently housed Builder's Square and Red Owl County Store. This building was originally constructed in 1959 as a Shopper's City. The property is zoned C-2 (Commerce) and is bounded on the north by R-1 zoned property occupied by Garden City Elementary School and R-5 zoned property containing the Garden City Court Apartments; on the east by Beard Avenue North with single family homes on the opposite side; on the south by 63rd Avenue North with single family homes and the City fire station/liquor store on the opposite side; and on the west by Brooklyn Boulevard with single family homes on the opposite side. Retail uses such as proposed by this redevelopment are permitted uses in this C-2 zoning district. The applicant's proposal comprehends the demolition of the existing building and the construction of three new buildings on the site. The most easterly and largest building on the site, is proposed to be 78,500 sq. ft., 68,500 sq. ft. for a Rainbow Foods Store and 10,000 sq. ft. of additional retail space which is labeled on the plans as "liquor store." It should be noted that the City Council has not approved any relocation of the City's liquor store to this site. The possibility of such a relocation is being analyzed with respect to the feasibility of such a location. Approval of the site plan does not commit the City to locating one of its liquor stores on this site. Any such decision would be made by the City Council at a later date. With respect to this 10,000 sq. ft., the applicants could either choose to build it and attempt to lease it out to another retail tenant, or not construct it at all. The other buildings proposed for the site are a 9,600 sq. ft. retail building to be located at the southwest corner of the site, near the Brooklyn Boulevard/63rd Avenue North intersection (with a possible Hollywood Video/Great Clips occupancy) and a 13,905 sq. ft. drug/pharmacy building at the northwest corner of the site (which is proposed for a possible Walgreen's occupancy). It should be noted that the applicant has discussed the possibility of creating a separate parcel of land for the drug/pharmacy building for sale of the property to a separate owner. This would require a replatting of the property 6-27-96 Page 1 under a separate planning commission application in order to accomplish this. ACCESS/PARKING Four accesses (two on Brooklyn Boulevard and two on 63rd Avenue) are proposed for this site, three of which are in the existing locations. The two Brooklyn Boulevard accesses remain unchanged except the median in Brooklyn Boulevard will be extended approximately 70 ft. to the north by the southerly access thus prohibiting left turn movements at this location to the site for south bound Brooklyn Boulevard traffic. A right-in/right-out only access will be allowed at this point and a delineator at the curb break will be provided to also prevent unauthorized movements. Full access from Brooklyn Boulevard will be gained via the northerly access to the site. This access is in the same location and will be modified by providing a concrete delineator separating the left/right-out turn lanes from the entrance lanes to the site. The main 63rd Avenue access will be in the same location as it is now, but will also be modified by providing a concrete delineator separating the left/right-out turn lanes from the entrance lane. The easterly access on 63rd Avenue will be relocated directly across from Chowen Avenue North and will be 30 ft. in width. This is a secondary access and is located in such a way as to provide landscaping and berming that will better screen the back of the Rainbow Foods building. The plans submitted show 571 parking spaces, primarily to.the west of the Rainbow store. Parking is also provided close to and around the smaller building sites. Five hundred and fifty-two parking spaces are required for the 102,005 sq. ft. of retail space (5.5 spaces per 1,000 sq. ft. of gross floor area). The site plan shows a break down of parking based on the various buildings. A dotted line indicating the possible property line for a separated drug/pharmacy parcel is also shown. Again, this will have to be reviewed through a subsequent preliminary plat application. Access to the site is anticipated to be primarily from Brooklyn Boulevard with 63rd Avenue being a secondary access. B-612 curb and gutter is to be provided around all driving and parking areas. No curb will be provided at the front entrance to the Rainbow store to allow easier grocery cart maneuverability. Minimum stall widths and depths are provided as well as appropriate drive-way widths. It is recommended that the plan be modified to provide a continuous curb and gutter barrier around the northeast corner of the drug/pharmacy building where the drive lanes are located. Allowing openings at this corner and halfway down the drive lane could cause potential traffic safety problems in this particular portion of the site. The site plan calls for a 35 ft. buffer/setback area where this site abuts with the residential property to the north. A 35 ft. buffer is required where R-1 property abuts 6-27-96 Page 2 C-2 property at a property line. No extraordinary buffer setback area is required where C-2 property abuts multiple residential property at a property line. Screened fencing is also required where residential property abuts with C-2 zoned property. The applicant proposes to continue to provide no screening other than some landscaping where the property abuts with the Garden City Elementary site. There is a chain link fence located in this area which apparently belongs to the school. Because the property is an institutional type use of R-1 property, we see no reason to require screening in this area. A six foot high opaque fence is provided and will continue where this property abuts with the multiple residentially zoned property. Some maintenance of this fencing and painting or staining would be in order. Again a 35 ft. setback area between the drive-lane and the north property line is carried around the north portion of the store. An existing five foot brick wall is provided all along the east side of the site by Beard Avenue. The applicant proposes to continue this brick wall treatment filling it in where there is an opening by O'Henry Road. Maintenance and repair of this brick wall are necessary and are comprehended by the applicant. GRADING/DRAINAGE/UTILITIES The drainage plan proposes dividing the site roughly into three drainage areas. Part of the parking lot, drive lanes, loading area and roof of the Rainbow building located on the easterly half of the site will drain via on-site storm sewer into a proposed ponding area identified as 'pond B' located in the back of the Rainbow store and west of the brick screen wall. This pond will be a dry holding pond to contain water after rainfalls and snow melt until it can be appropriately conveyed into the storm sewer system. The southwesterly portion of the site will drain via storm sewer into a proposed ponding area identified as 'pond A', located along Brooklyn Boulevard between 63rd Avenue and the south Brooklyn Boulevard access to the site. This is proposed to be a wet pond which will have water in it at all times. The northwesterly part of the site will provide some drainage to 'pond A' as well as tie into storm sewer leading off the site to the north. This drainage system is designed in such a way to keep water in 'pond A'. One concern we have, as well as the applicant, is that this wet pond be an amenity to the site. It might be appropriate to have an aerator or bubbler in the pond so that the water does not become stagnate. This site is over five acres which will require review and approval by the Shingle Creek Watershed Management Commission of the storm water plan for this property. This should go before that group at their July 11, 1996 meeting. The finished floor elevation for the Rainbow building is 864 ft., with the other buildings being at 861 ft. A new eight inch water line will be provided from the 63rd Avenue water main. This will be carried through the site and tied into an existing six inch water main located in Beard 6-27-96 Page 3 Avenue at the northeast corner of the site. Service lines from this water line will be tied into the buildings. The old water line on the site will be abandoned at the main when the new utility is constructed. The new buildings will utilize the existing sanitary sewer service which ties into the sewer main in Brooklyn Boulevard. LANDSCAPING The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This approximate 15 acre site requires 840 landscape points. The applicant's proposal is to retain as much existing landscaping as possible and to supplement this landscaping with new landscaping which will provide a total of 888 landscape points (376 existing points and 512 points for new landscaping). For the most part the perimeter of the site is well landscaped with the possible exception of the green strip along Brooklyn Boulevard. The landscaping along Beard Avenue between the right-of-way area and the brick screen wall is well maintained. All of the existing trees in that area will remain, which amounts to 13 shade trees and six coniferous trees. Along the north side of the site the applicant proposes to retain three existing shade trees and provide four new Patmore Ash trees and ten Colorado Spruce. Along the Brooklyn Boulevard green strip they will retain seven existing shade trees, three south of the southerly access and four north of the southerly access. Six new Colorado Spruce, five ft. in-height will be planted around a berm to be provided to assist in screening the parking lot for the drug/pharmacy building. Five Colorado Blue Spruce will be provided, three on the north and two on the south of the southerly access into the site. Along the 63rd Avenue green strip the applicant proposes to retain eight existing shade trees and the existing hedge row which provides good screening of the parking lot from the residential property to the south. Eleven new Colorado Spruce will be interspersed along this green strip area and eight more Colorado Spruce will be planted on a large berm area to be created easterly of the far east access to the site. Again, this berm is to provide screening of the loading dock and back end of the Rainbow store. Seven Colorado Spruce are also indicated along a green strip leading into the site from the 63rd Avenue access. Additional Patmore Ash (nine) are provided at various locations in the parking lot on large island end areas. Six Spring Snowcrab Apple trees are provided, three on each side of the entrance to the Rainbow store. Various island area plantings are also proposed including Red Twig Dogwood and A.W.Spirea. Existing landscaping amounts to 376 points with new landscaping amounting to 512 points for a total of 888 landscape points for this site. Sod will be provided around the areas where noted and underground irrigation will be provided to assure maintenance of landscaped areas. BUILDING The building exterior for the Rainbow building is primarily brick of two types. The lower 6-27-96 Page 4 brick is listed as 'brick type one' and is midnight black in color. It is located around the base of the building. The main brick is listed as 'brick type two', which is tumbleweed in color and is carried around the entire building. The main entrance features a prefinished metal fascia, which is yellow in color and is set out over the main entrance to the building. This fascia is supported by columns, which have a concrete base and are covered with an anodized aluminum metal colored black to match the anodized aluminum metal frames for the windows and doors. A synthetic stucco bowed wall extends out over the canopy area and projects above the parapet wall. This is a "rainbow green" color and contains the Rainbow Foods sign. We have indicated to the applicant that there is a need to provide an enclosure consistent with other buildings throughout the city in order to consider the green stucco area, a wall for purposes of signery. Otherwise, the treatment would be considered a projection above the roof area for purposes of a sign and thus a roof sign, which only can be permitted in lieu of other permitted freestanding signs. The applicant has indicate they will comply with our interpretations of the sign ordinance and make this a wall structure. A loading facility is provided to the rear of the site with facilities for up to three trucks. An approximate 14 ft. high screen fence is used to screen this depressed loading area. It is assumed that trash facilities will be located in this area as well. The exterior of the drug/pharmacy building is to be face brick with a synthetic plaster upper band. The building will have asphalt shingles that will be exposed. This facility contains a drive-up pharmacy pick up area along the easterly side of the building. It is not anticipated that there will be long lines for pharmacy pick up and this should not create any congestion on the site, however, as we have indicated previously, the openings at the east and northeast portions of the site should be closed so as to avoid any potential traffic hazards in this location. The exterior for the video building is also brick to match the brick of the Rainbow store with a dark base and light colored upper. The west and north elevations of the building are primarily glass. This building will take advantage of providing neon accenting along with wording to provide wall signage for this building. This will have to be in compliance with the limitation of up to 15 percent of the wall area being allowed in signery. It ,appears that it will comply with the City's Sign Ordinance, however, that is not part of the site and building plan approval process. LIGHTING/TRASH The applicant has submitted a lighting plan indicating compliance with the City Ordinances. They propose to have cut off holophane lights on both 40 ft. and 30 ft. high light standards. The 40 ft. light standards would be located in the central portion of the parking lot, some of which would provide flood lights to illuminate the face of the Rainbow building. The 30 ft. high standards are located primarily on the perimeters at 6-27-96 Page 5 the northwest and south portions of the site. These would also be cut-off type lights to direct light onto the site and not produce light glare. They also propose to provide wall mounted lighting around the northeast and south portions of the Rainbow building. The photometric plan supplied indicates that the lighting does not exceed the foot candles authorized by Section 35-712 at the property lines. Our primary concern is that the lights not create glare off-site and that they be appropriately shielded to concentrate light on the property and not spill over causing annoyance to neighboring property. With respect to trash facilities, they would be provided to the rear of the Rainbow building and potential liquor store site and would be screened. A trash facility is indicated on the south side of the Hollywood Video building and on the north side of the drug/pharmacy building. The screening enclosures would be of the same building materials as that proposed for the buildings. RECOMMENDATION Altogether the plans appear to be in order and this proposal seems to be in keeping with community expressed need for a grocery facility. Approval 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. 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 the completion of site improvements. 4. Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view. 5. The buildings are to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 6-27-96 Page 6 8. B-612 curb and gutter shall be provided around all parking and driving areas with the exception of the front entrance area where this may be waived to assist grocery cart maneuverability. 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 applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department. 12. The storm water drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance or permits. 13. Ponding areas required as part of the storm drainage plan shall be protected by an approved easement. The easement document shall be executed and filed with Hennepin County prior to the issuance of building permits. 14. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 15. The plans shall be modified to provide an extension of the concrete delineators to the north and east of the drive-up lane for the drug/pharmacy building. 6-27-96 Page 7 s • R ► r. ��_ ,�� •,,. 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