Loading...
HomeMy WebLinkAbout1997 08-14 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 14, 1997 REGULAR SESSION 1. Call to Order- 7:30 p.m. 2. Roll Call 3. Approval of Minutes-July 17, 1997 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. 5. Holiday Stationstores,Inc. 97010 Request for preliminary plat approval to subdivide two existing lots into three lots to allow redevelopment of a dental office and Holiday Stationstore at the northwest corner of T.H. 252 and 66th Avenue North. 6. Holiday Stationstores,Inc. 97011 Request for special use permit and site and building plan approval to construct a new 4,232 sq. ft. Holiday Stationstore with an 1,080 sq. ft. attached car wash located at the northwest corner of T.H. 252 and 66th Avenue North. 7. Holiday Stationstores,Inc 97012 Request for site and building plan approval to demolish existing dental office and build an approximate 5,400 sq. ft. new dental clinic on the proposed Lot 2 that would be located west of the proposed Holiday Stationstore. 8. Twin Lakes Properties,LLP 97013 Requesting site and building plan approval to construct up to 130 garages at the Twin Lake Manor Apartments located at the southwest corner of 53rd Avenue North and Brooklyn Boulevard. 9. Other Business 10. Adjournment s Planning Commission Information Sheet Application No. 97010 Applicant: Holiday Stationstores,Inc. Location: Northwest Quadrant of T.H.252 and 66th Avenue North Request: Preliminary Plat Approval The applicant is seeking preliminary plat approval to subdivide into three lots the property that is currently described as Tracts A&B,Registered Land Survey No. 1442. The'property in question is zoned C-2 (Commerce) and is located at the northwest quadrant of T.H. 252 and 66th Avenue North. It is bounded on the west by R-3 zoned property containing the Riverwood Townhomes; on the north by vacant R-3 zoned property; on the east by T.H. 252 right-of-way; and on the south by 66th Avenue North with the Super America gasoline service station and convenience store on the opposite side of the street. The total land area contained within this preliminary plat is 142,684 sq. ft. or 3.28 acres. The current Tract A is a vacant L shaped parcel that bounds the existing Tract B on the north and west sides. Tract B currently contains a one story dental office/clinic. The purpose of the proposed preliminary plat is to create various lots which would accommodate a redevelopment of this area. The redevelopment would relocate the existing dental office/clinic to the west and create a parcel for development of a Holiday Stationstore approximately where the dental office is now located. The proposal would also create a lot which would border the dental office and Holiday Stationstore on the north but would remain vacant for future development. The new legal description is proposed to be Lots 1, 2 and 3, Block 1,Holiday Brooklyn Center Addition. Lot 1 is proposed to be 53,603 sq. ft. in area(1.23 acres) and would be the site for the proposed Holiday Stationstore. (See Planning Commission Application No. 97011.) Lot 2, which lies westerly of Lot 1, is proposed to be 35,090 sq. ft. in area(.81 acres) and will contain the redeveloped dentist office. (See Planning Commission Application No. 97012.) Lot 3, which is located northerly of Lots 1 and 2,is proposed to be 53,992 sq. ft. (1.24 acres) and will provide a buffer parcel between the Holiday Stationstore and the abutting R-3 zoned property. This parcel will be subject to future commercial development. The zoning ordinance requires that all parcels have frontage on a public right-of-way. The proposed Lot 3 has frontage along the T.H. 252 right-of-way, however,no access to that roadway will be allowed. The parcel is in effect land locked without some type of access arrangement allowing access to the site over the proposed Lots 1 and 2. The applicant is proposing to provide appropriate access to Lot 3 and the necessary cross access easement will have to be filed with the final plat of this property. Also, cross access agreements between Lots 1 and 2 will be required because access to Lot 2 will be gained via Lot 1. A 60 ft. wide easement runs north and south through the approximate center of this proposed plat. The easement area contains an existing sanitary sewer and must be maintained. The • 8-14-97 Page 1 easement will be along the westerly 60 ft. of Lot 1 and continue through the approximate center of the proposed Lot 3. The City Engineer is reviewing the proposed preliminary plat and has forwarded a copy of it to MN/DOT and has requested their comments. It should be noted that there is surplus MN/DOT right-of-way located southeasterly of and adjacent to this plat. We have encouraged the applicant to contact MN/DOT regarding the possible acquisition of this surplus property and the inclusion of that property in this plat. It is not necessary for this land to be included as will be shown in the site plan for the Holiday Stationstore,however, it would seem beneficial to include the excess land with the Holiday proposal and would not leave a vacant,undevelopable portion of land between the station and the T.H. 252 right-of-way area. The plan for this area calls for a shared access along 66th Avenue North for all three of the proposed lots. The City Engineer has requested comments from Mr. Glen Van Warmer of Short, Elliott,Hendrickson(SEH)regarding the desirable location of access to the sites. A public hearing has been scheduled for this preliminary plat and a notice of the Planning Commission's consideration has been published in the Brooklyn Center Sun/Post. Also, as previously mentioned, MN/DOT has been notified of this proposed plat. All in all we believe the preliminary plat is in order and does reflect the proposed redevelopment outlined in subsequent planning commission applications. Appropriate cross access easements will need to be developed in a manner approved by the City Engineer and City Attorney. RECOMMENDATION The proposed preliminary plat appears to be in order and approval of the application is recommended subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. Appropriate driveway and cross access easements shall be developed and filed with the title to the properties in question. These easements and documents are subject to the review and approval of the City Engineer and City Attorney prior to final plat approval. 4. The existing 60 ft. wide easement shall be continued and shown on the final plat for this property. 8-14-97 Page 2 i �, mums m�I�������� i = _ Moo, mm Ud m mm owl . ��� �■ i son AMP ki. R-S mil WNW VA ON FA OWN MA Ov III v IN LA u O -243.14' i Y \ bO ' i• lj1M2C— IT' y I � I �c,�,(}, I / ,t •Q6 g .48'x- _ — n g / � w J = - nPl N u s a r4 O\ — +I• ' is r' I!mu VIP un y u, ' A \ 180.00 v �� JV04.5711 V 5� / 1 y ` / 06 UI — SZ a ' r MEMORANDUM DATE: August 4, 1997 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott Brink, City Engineer DRAFT SUBJECT: Preliminary Plat and Site Plan Proposed Holiday Station and Dental Office Relocation T.H. 252 at 66th Avenue North(NW Corner) (Holiday Brooklyn Center) A preliminary plat and site plan has been submitted to the city for review and approval. The plat submitted for review was prepared by the firm of Bolton&Menk, Inc., and dated July 23, 1997. The following comments are offered at this time. • Additional Drainage and Utility Easements should be provided along the property Y lines a typical standard provided on most plats. A minimum five(5) foot easement along both sides of property lines, and 10 feet along existing roadways, or roadway right of ways should be provided. • A utility plan has not yet been submitted at.this time. Any common sanitary sewer and water lines that would serve both facilities, along with any shared driveway/access should be accounted for in an appropriate agreement. A utility and maintenance agreement with the City will also need to be provided. These agreements should be developed and recorded with the final plat. • A permanent easement 60 feet wide traverses through the center of the property. It is imperative that no permanent structures or facilities be located within this easement. In addition, it is recommended that the existing sanitary sewer within this easement be inspected for its condition prior to any building on the site. • Traffic issues, particularly access to and from the property from 66th Avenue has been examined, and a report from SEH is attached. Key points from the report are as follows: There will be conflicts between exiting left turning traffic from both the Holiday and Super America stations. Depending on any future redevelopment in that area, it appears that a center median on 66th will eventually be required. The applicant (Holiday) should be made aware that installation of a center median on 66th Avenue is a strong future possibility. The station site does not appear to have adequate circulation space and mobility for delivery vehicles. The report describes these inadequacies further. -- i • The total site area as submitted is 3.40 acres. The property will therefore not be subject to review by the West Mississippi Water Management Commission. However, stormwater management of the site has been reviewed in conjunction with the City's Water Management Plan, and the City's existing storm water infrastructure. It appears from the proposed plan that stormwater will be directed from the site by an internal storm drain system that will connect to an existing 15 inch storm water pipe, located on the property adjacent to the west. Because the pipe appears to be on private property, it is not shown on city record drawings, and should be verified for its location and allowable use. It is presumed to drain to an existing City maintained storm water line that is undersized according to the City's Water Management Plan. It is therefore recommended that the applicant provide an on-site storm water detention facility that will at a minimum, limit the amount of discharge from the site to the pre-developed condition. • Because the property borders State Highway Right of Way(T.H. 252), the plat will be subject to review by the Minnesota Department of Transportation. A copy of the preliminary plat has been submitted to Mn/Dot, however, no comments have been received at the time of this writing. • Any additional comments or recommendations by the City Attorney i I i Uo/ Uo/ y, 1Itv 14:Ui r.-il 01Z 4 lu Z1.3U 5th L9002 Adw AMW 3535 VAONA/S CENTER ORIVF"SEH CENTER.Sr PAUL MN 55110 612 490 2WO ARCHITECTURE 325 2x55 ENGINEERING ENVIRONMENTAL • TRAN$pORTATION . August 6, 1997 RE: Brooklyn Center,Minnesota Proposed Holiday Service Station 66th Street at Highway 252 SEH No. A-BROCT9801.00 Mr. Scott Brink City Engineer City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center,MN 55430 Dear Scott: As you requested, we have reviewed the proposed site plan for the Holiday Service Station to be located on the northwest corner of 66th Street and Highway 252, This station is proposed to be i t square feet in Size and will have six fuel islands and twelve fueling stations. Also c o the west of the Holiday station. There is an additional outlot shown to the north of theltwo building . Traffic Volumes We anticipate that the Holiday station will generate about 135 vehicles in the a.m.peak hour and 160 in the p m.pealy 1,800 vehicles per day. We anti cipate between inbound and outbound. p' p hour. They will be equally distributed The dental office is anticipated to generate approximately 200 to 250 vehicle trips per day. The trips and from the dental office will be relatively evenly spaced throughout the day, and will have little impact on volumes on the driveways or on 66th Street The service station traffic will come primarily from traffic already on either Highway 252 or 66th Street. We estimate that approximately 60 percent of the total traffic and up to 80 percent of the p.m.pec will be"pass-by"traffic. These trips will impact the volume of traffic at the driveways, but wiilllnnott add to the volume of traffic on the roads. Taking into account the volumes generated by the dental Office, pass-by the Holiday station, it is possible to develop a turning movemenaforecast for thedri ewas trips Primary concern will be left turns in from eastbound 66th Street and left turns out from the driveway on o 66th Street. In the a.m. peak hour, we estimate there will be 32 eastbound left turns into the establishments and 47 southbound left turns to go east on 66th Street. This is approximately one.left tarn into the facility every two minutes, and less than one per minute exiting the facility and turning left. In the p.m.peak hour, the volumes for the left turns will diminish. This is primarily due to the direction of the pass-by trips of the Holiday station and the relatively few anticipated inbound trips to the dental SHORT ELLIOTT HENOR/CKSON/NC, .MINNEAPOLIS.MN ST.CLOUD.MN • CH/PPEWA FALLS,WI MADISON,1M CAKE COUNTY,IN EQUAL OPPORTUNITYEMpkOYER i � . Uv, VV, �" lILy i�:UO rn.a 01: 4.4U L1JU JLri _ VJUU.3 Mr. Scott Brink August 6, 1997 Page 2 Office- We estimate there will be 21 eastbound left turns to the facility and 39 southbound left turns exiting the facility. Because of the high volume of pass-by trips,it is not anticipated that the station will h v on the operation of the intersection of 66th Street and Highway 252. As an example, we estima erthatthe additional northbound to westbound left turns will be approximately 10 to 15 in the p.m.P eak hour. 66th Street Operations �i"A " The driveways to the Holiday station are offset from those to Super America based on the proposed site f I)v, plan. Left turning traffic from the Holiday station will be in direct conflict with the left p fpy(q from the Super America station. In other words, the left turns will be turning toward each other turning short `'fjol distance apart and there will be conflicts. As part of other studies for the City, we have reviewed the potential increase of traffic alon 66th Street with the probable redevelopment of the area south of 66th Street. we anticipated that the heavy northbound to westbound left turn and the number of driveways immediately west of Hi ik�4a�z require some type of a median and/or change in access. Installation of a median 66th S 252 will i� significantly change the traffic pattern to and from both the Holiday �th along proposed th Street will existing Super America station. The applicant should be aware that a medians s a Possibility, and will perhaps be required as traffic volumes grow. No calculations were made for the potential traffic from the outlot to the north. The ou large in size. slot is relatively Site Plan Review The general circulation to the Holiday station should work well. Traffic will normally enter from south and approach the gas pumps,facing north. Most of the traffic will then exit by making left the back to the common driveway to the west of the station, or travel to the east around to the carwash sure north side of the building. on the Motorise entering the site from the east will probably u t P use they will be entering at a higher than normal speed, and will be faced witthvan immediate decisio angle, which pump island to visit They will be in conflict with traffic entering from w as to through the west driveway. With the relatively low volumes and with the shwestbound west which will come somewhat controlled by the traffic signal on Highway 252,conflicts will not be a egular occurrence. It It is not apparent where the trash container will be. If it is assumed to be at then nce. site, trash trucks will have to travel around the pump islands. With the current northeast corner of the have to enter the site from the common driveway on the west, and travel to the aisle between g metrics, the trucks will and the gas pumps. It does not a the building appear possible for the trash truck to travel onto the site from the east one- way driveway without traveling between the pump islands, which will be difficult if there are vehicle at the islands. s i I �u- vu y VIZV 14:uu r.i., 01Z 4IU ZIOU ')hd VJUU4 Mr. Scott Brink August 6, 1997 Page 3 • Exiting he . g site will also be difficult because of the islands and design of the area north of the carwash. Turning templates indicate that the island between the exit from the carwash and the area north of the carwash will restrict the trucks and prevent them from making a turn without traveling over the island. We anticipate that delivery trucks will have the same problem. It appears that delivery snacks will use the east side of the store for parking since there is limited room on the west side or in front tr the store. Thus, delivery trucks will have the same circulation problems that trash trucks have. In addition, the delivery trucks will be in the path of vehicles approaching the carwash. Gasoline transport tankers will also have a problem on the site. It appears they must be sched so they can make the reverse turn uled to arrive from the west, use the west driveway and hope there is no traffic to reach the southwest corner of the site. It appears that the storage tanks will probably be located on the east side since placing them anywhere else will put the unloading tanker truck in direct conflict with circulating vehicles. The tanker,when exiting, will have to travel between the store and gas pumps since it is physically impossible to make the move around the north side of the building. Because of the narrow area, it appears that all deliveries will have to be made at off hours and hope that there is little traffic on site. All circulation on the dental office site w* ill be in through a single access point. We assume that the employees will be parking in the south parking lot and that the east lot will be reserved primarily for clients. The westerly two spaces in the south parking lot will be difficult to exit from since there is no turnaround area. It does appear that there is adequate parking for the dental office based on the size the building. of If you have any questions regarding our review,tip generation calculations,or site plan comments, lease feel free to call us. If you need additional information, we will be glad to supply it. A Respectfully submitted, Short Elliott Hendrickson Inc. Glen Van Wormer Manager,Transportation Department sah • r:�wcauacrseu�.sv�ocns�xni�cleaiNKS,s • i i I . Planning Commission Information Sheet Application No. 97011 Applicant: Holiday Stationstores,Inc. Location: Northwest Quadrant of T.H. 252 and 66th Avenue North Request: Site and Building Plan/Special Use Permit The applicant, Mr. Mark Nelson, on behalf of Holiday Stationstores,Inc. is requesting site and building plan approval and a special use permit to construct a 4,232 sq. ft. Holiday Stationstore with an attached car wash at the northwest corner of T.H. 252 and 66th Avenue North. The property in question is zoned C-2 (Commerce) and is the proposed Lot 1 contemplated in the preliminary plat of the Holiday Brooklyn Center Addition(Planning Commission Application No. 97010). The site is bounded on the west by C-2 zoned land that is proposed to be developed for a dentist office and is the proposed Lot 2 of the Holiday Brooklyn Center Addition; on the north by vacant C-2 zoned land that is the proposed Lot 3 of the Holiday Brooklyn Center Addition; on the east by T.H. 252 right-of-way; and on the south by 66th Avenue North with the Super America gas station/convenience store on the opposite side of the street. Gasoline service stations/convenience stores/car washes are special uses in the C-2 zoning district provided they do not abut R-1,R-2 or R-3 zoned property.at a property line or at a street line. No such abutment would exist given the proposed plat comprehended under Planning Commission Application No. 97010. Holiday has reached an agreement with the owner of River Road Dental to demolish the existing dental office and construct a new dental office to the west. The new dental office and Holiday Stationstore would share access onto 66th Avenue North within the boundaries of the Holiday property. Access would also be provided to the proposed Lot 3 which would lay to the north of the dental office and the Holiday Stationstore through the same shared access point. The plan calls for a 4,232 sq. ft. Holiday convenience store with a 1,080 sq. ft. attached car wash located on the north side of the building. A 52 ft. by 85 ft. freestanding canopy would be located over the pump island areas containing nine fuel dispensing units. ACCESS/PARKING Access to the site is proposed to be provided by a 16 ft. wide one way in access located where the access to the current dental office is located. A shared access serving the Holiday Station,the proposed dental office and the future commercial development to the north is located approximately 75 ft. west of the previously mentioned access. Staff has concern particularly with respect to the one way in access. The City Engineer has requested a review of the proposed access by Mr. Glen VanWormer of Short-Elliott-Hendrickson(SEH), a consulting engineering firm which the City has used on a number of occasions for advise on traffic concerns. The shared access shown on the plan provides two turn lanes out and one in and has a width of 40 ft. 8-14-97 Page 1 I • • • The zoning ordinance limits driveway widths in commercial zoning districts to 30 ft. Therefore, this access should be modified to provide a concrete delineator separating the in and out lanes. The location of the Super America access is shown on the south side of 66th Avenue. The location of this access should also be taken into consideration when evaluating this plan. With respect to circulation around the site, it might be worthwhile to consider continuing the island that separates the drive lane from the gas station down to the greenstrip. This would eliminate potential conflicts at the shared access on 66th Avenue. Circulation to the car wash will be in a counter clockwise fashion with a one way access along the east side of the station store. A parking lot delineator should be extended at this point to better define the location of the last parking stall from the drive lane. This area should be signed"one way" also. The parking requirement for this 4,232 sq. ft. Holiday Stationstore is 23 parking spaces (5.5 parking spaces per 1,000 sq. ft. of gross floor area). The plan shows 12 parking spaces in front of the store (one will be eliminated with the addition of the delineator at the southeast corner of the building) and six stalls at the northeast corner of the site. The balance of stalls(six) are proposed as pump island parking. The City has allowed this type consideration where parallel parking requirements can be met at the pump island areas. They will be able to get at least six parking spaces at the pump islands utilizing this concept. Therefore,the parking requirement is met for the site (eleven parking spaces in front of the building; six at the northeast corner of the site; and • six at the pump islands). GRADING/DRAINAGEIUTILITIES The site of the Holiday Stationstore is 1.23 acres in area and the adjoining dental office is .81 acres. Even if you add the 1.24 acres for the vacant site to the north,the five acre threshold for Watershed review is not met. The City Engineer.is reviewing the proposed drainage plan for the site which encompasses both the Holiday Stationstore and the proposed dentist office. Six new catch basins will be installed to collect drainage around the site. One catch basin will be located in the south end of the dentist office parking lot and another along the east portion of the dentist office parking lot. Four catch basins will be located on the Holiday Stationstore property at approximately the four corners of the site. Water will drain to these catch basins and be conveyed into storm sewers on the site. The catch basin at the northeast corner of the site will drain to existing storm sewer within the T.H. 252 right-of-way. The utility plan shows a six inch water line being looped around the Holiday Stationstore building. Connection to that water line will be at the northwest corner of the proposed building within the existing 60 ft. wide easement area. Sanitary sewer is located within the 60 ft. easement area and a connection will be made also at the northwest corner of the proposed Holiday Stationstore. Water and sewer connections to the proposed dentist building will be along the south side of the building tying into water and sewer within the 60 ft. easement area to 8-14-97 Page 2 • i I�, . the east of that building. The plan also calls for a trench drain to collect water from the car wash. This trench drain is located immediately west of the car wash exit. As indicated previously,the City Engineer is reviewing the grading, drainage and utility plans and has offered comments in the form of a draft memo dated August 4, 1997. (Attached) LANDSCAPING The applicant has provided a landscape plan in response to the landscape point system utilized by the Planning Commission for making recommendations with respect to landscape plans. This 1.23 acre site requires 98 landscape points. The applicant is proposing landscaping amounting to 114.5 points providing overstory deciduous trees, ornamental trees and shrubs. The landscape plan calls for five Northwood Maple trees to be planted along the north greenstrip on the site. Nine Amur Maple are to be located to the east of the parking area at the northeast portion of the will be located to the east of the canopy/pump island area. To the site and four Amur Maple north of the car wash the plan calls for 22 Scandia Juniper. Four Spring Snow Crab are located in a sodded area east of the building and three additional Spring Snow Crab are located in an island to the west of the canopy/pump island area. Three more Spring Snow Crab are located in the 15 ft. greenstrip between the access points. Bush Honeysuckle and Scandia Juniper are located in between the three Spring Snow Crab on the greenstrip area. A planting bed of Bush Honeysuckle, Scandia Juniper and Anzac Daylily are located at the southeast corner of the site around the proposed location for a freestanding sign. BUILDING/CANOPY As previously mentioned,the building is a 4,232 sq. ft. Holiday Stationstore with an attached 1,080 sq. ft. car wash. The building is set back 30 ft. from the property line at the southeast corner of the building. This is an area where surplus highway right-of-way exists and the applicant has been encouraged to attempt to acquire this property from MN DOT. Normally building setbacks from major thoroughfares are required to be 50 ft. However,this setback requirement can be modified where excess highway right-of-way exists. Such a finding was made with respect to this site when the dental office was expanded in 1985. The City Council at that time made a finding that excess right-of-way exists on the east side of the site mitigating the effect of traffic,noise, dust and fumes and allowed a 10 ft.building setback from the east property line. Based on that,the applicant in this case exceeds what was allowed in that case. Again,the applicant has been encouraged to acquire surplus right-of-way from MN DOT and attach it to this property. With respect to the building exterior,the plan calls for primarily a brick exterior on all four sides of the building accented by a contrasting rock face block striping around the building. The plan also calls for internally illuminated fascia panel containing the Holiday sign on the front or south elevation of the building. It appears that this internally illuminated fascia extends around the i 8-14-97 Page 3 • . I four sides of the building. It should be pointed out that illuminated fascia panels such as this are considered to be a sign and must,therefore,meet the wall sign limitation of no more than 15 percent of the wall area. It appears that this may exceed that standard and the applicant will need to revise this portion of the plan accordingly. The plan calls for a hip-style roof with shingles. As previously mentioned,the canopy is a freestanding canopy and covers a 52 ft. by 85 ft. area over the pump islands and fuel dispensing units. No plan showing the canopy elevations has been presented. It should be pointed out that illuminated canopies are not allowed unless they can be considered part of, and in lieu of,permitted freestanding signery. I believe the applicant is aware of these requirements and this should not pose a problem with respect to the proposed canopy. Lighting under the canopy should be shielded and directed downward to avoid any glare emanating from this location. LIGHTING/TRASH The applicant has submitted a lighting plan for both the Holiday Stationstore and the proposed dental office. The lighting does not exceed the foot candles allowed by the ordinance where the sites abut other commercial property and also where the sites abut residential property, particularly the dentist office with the townhouse complex to the west. The site plan shows freestanding lights standards at various locations throughout the site. Our concern is that the lights from the freestanding standards and the canopy areas be directed downward and not create glare. The standards and canopy lighting should be shielded in such a way that no glare emanates from them. No outside trash disposal facilities are indicated on the plan. The floor plan,however, shows an interior trash room which is accessed by an overhead door. This trash room is located at the southeast corner of the building. It is assumed that there will be no outside trash facilities. SPECIAL USE STANDARDS The proposed gas station/convenience store/car wash is a special use under the provisions of the City's Zoning Ordinance. As such, it must meet the five standards listed in Section 35-220, Subdivision 2 of the Zoning Ordinance(attached). The proposed service station should enhance the general public welfare and should not be detrimental to or endanger the public health, safety, morals or comfort. We do not believe the service station will be injurious to the use and enjoyment of other property in the immediate vicinity for purposes already permitted nor will it substantially diminish or impair property values within the neighborhood. The establishment of the service station will not impede the orderly and normal development and improvement of surrounding property for uses permitted in the district. The service station development may not be necessarily desirable and the commission may well hear concerns about having two such stations in the immediate vicinity. This fact is not a matter which the City regulates nor can it be a reason to deny the location of this Holiday Stationstore at the site. Adequate measures should be taken to provide proper ingress, egress and parking so designed as to minimize traffic 8-14-97 Page 4 congestion in the public streets. As previously mentioned,the City Engineer has requested SEH to evaluate the proposed access on the site and hopefully we will be able to provide acceptable access that will minimize traffic congestion on the public streets. (See attached report from SEH.) A public hearing has been scheduled for this application and notices have been sent. RECOMMENDATION Provided the access question can be dealt with in an acceptable manner,the proposal appears to be in order and 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 to review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the-issuance of permits • to assure completion of all site improvements. 4. Any outside trash disposal facilities or on-ground mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the city ordinances. 6. An underground irrigation system shall be installed in all 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. B-612 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. 8-14-97 Page 5 s �� s 11. A special use permit is granted to Holiday Stationstores,Inc. for a gas station/convenience store/car wash at this location. Any expansion or alteration of the use shall require an amendment to the special use permit granted. 12. The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation 13. The plans shall be modified prior to the issuance of building permits to indicate: a. A concrete delineator to be installed in the parking lot southeasterly of the building to define the end of the parking and the one way drive lane leading to the car wash area. b. A"one way" sign shall be located at the southeast corner of the building to indicate proper traffic movement. c. The island separating the gasoline station from the drive lane, shall be extended and connected to the greenstrip area next to 66th Avenue North. 14. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department. 15. All work performed and material used for construction of utilities shall conform to the City of Brooklyn Center current standards specifications and details. i 8-14-97 Page 6 � iE'1 �� i ' ' � �r � ■ CIA � iii � ,., � ■t •a �� ■�' IIS ������♦�, WO© �� - - ■, i i ii ■ i 1 • 1 1 I t - i i •. • • 1 1 I t 1 1 � � t � _ ♦♦•••�♦� viii i� � ' - ` �'I�i 'S�% r mm WA �c 3 I : i J b = 48..._.° 0 I I -Tws�li:lt�� I N tz- ZSZ � YM � r egg SI- .Y Y L �C� s ii i � u 4 � = i � i 3 I v u = a ' ° ., s v ♦ u u �y � a. L t s FF7p i i+ §i b a r • k Ij Y° N �y o > C Rif FF 0 bo- Y V •''O ! m y r 0 z z z �� z • i CY r O �• Lei 4 577I•w - 'ti8;07' _ ..a j`c-' O }`A it + �' 1 tai �p. itit a �i '�' s - �'-�� `+---- --a:•: 4 C 2 ►i i iii - i 1, a fob 5 .0 .. -if �� i�1?�dl •/' •VjJ"'\� _� `'•� i�_r,.a - 4 �' ^-/ I pp tf B -t - :12 p�•qJ ;i i� till M N9f J1M11111 HUI ! if rn a .S jj� i e�' �yt�{•• .�ai Al � �� •. _ • it � ��- � 3 a a c f jilt`€ I I �• 9'� t � I ai(r{( 1 I �'�F ��Y r z _ pJ r a.. •�--i_ _ l �p {n a 1JI lilt: f lit ��� o• `'r � ��� aye r t I, -o t I V — li i 1 I NX� i�iY ,��—,1— Ufa� � / 1 1 \` t I •� G -- 4 'a 4 1 ii � ';_' Zs� , i. k a i 4� '3 :'—;- �L #3 !• _ 't,� rg ^ jx CS I. �. �3 is i .� t:i 'i sdzli=t #r e V ' ++� 1 1111'r, } f - .. :- ? � ''s'<— +� i s �� p p sFia,�' sa} t � s a7 c{tp1;1 tit S t it, r; ;�'e ! : ill e 1 �i. ;• ri ift i. t} ilt tit,{r� 0 I , _____ _ ________y� v. ---- ------------ co VA 9z zsz in , � > +•' g+e � t ;� to I � �������, � j� +.ix �•4; tot o �¢ ��' .� J s "�',3 ,:!e! t•i; ➢ fail+ ' T I !b jig F` i i jr I fy Y I I: _ .. _...__ ._...._.._ i I r 3 3 � L o b' � D 9 ]? xI ! K - Y' •I•I+IY jj ljYV6 � � I.yIF ' M � �$`..` -`r °��> OVg .�" rFq .��Q �_;. $$ I. .�s'= ^•^, "! ' 4 .i •. F ;l_Os u •.;6:gx7 txx iY'>' . (� 2! , .1 F des .y ,p.. f :F i' ,_j..£ f F _o f ;yI �• �' ^ y( � 'Er a € ' �- O. O !� s..e a I• -g I I If �-o � �p �. iitf v` gr•'��'F� 'l go T Z t ItKI ! y� IIf; 'I.. a g �r BYQRR9s� �g�Y, Z SAX `p333� ; � �# ' I I€3 !tx �fj fillR �s 3 gTLS ; ; F •. I n n � II II i II II j .I 3 II II I' II II II II II II O • II II Q R II II yR iII Jill iI f .10 1 4 u, - - t � y i art �.R t II II if � II II II {{ I I u t i i - - - - - - - - - - - - - - - - - IMP LA IF � ! I � E e I � Or �•�. i I m Oq WEr 31 I Z)4T { ORWt mum Ell f resss rl OS 3M NiM 'f9 Yrll RCa WE 'd 4 V ,w«aa X1'1 �Plee9 liil►31WiAr L011d Nlfloc et •KC 'O ,...1' WON eewewy yWG "_. ir1N3a awl a3tia 910311HDby,71N3Zi13t5Ab "'•' 4su... a0J 30U40lViN30 i IL i p CL i cr N 0 co ILE -- i ,LL . a. i 4 • - I I t i - K K = j LU ^:,.. W i CA • m CAI m Df"t•I D 1 Z II s j; J5. r I �A � m CD • m r C 'D T. ,•: I z m j It ' C 1,Ii 1 i al D ij ,, s I � !!ti i I� t ;��• i 3I v 1� i t i ' •i �Jt LL�_-77 - ; DENTAL OFFICE FOR ECTS RIVER ROAD DENTAL ..... ='•«�•• `�' SM Aver NOM � am-irn w.m OP.00j 1we w- u aourn FIRST AV0E wear 0MARAIS. KIMIIaaOTA 1111694 • Planning Commission Information Sheet Application No: 97012 Applicant: Holiday Statinstores,Inc. Location: Northwest Quadrant of T.H.252 and 66th Avenue North Request: Site and Building Plan Approval The applicant,Mr. Mark Nelson, on behalf of Holiday Stationstores, Inc. is requesting site and building plan approval to build an approximate 5,400 sq. ft. dental clinic on the proposed Lot 2 that would be created by the preliminary plat of the Holiday Brooklyn Center Addition (Application No. 97010). The property under consideration is zoned C-2 (Commerce)and is bounded on the west by R-3 zoned land containing the Riverwood Townhomes; on the north by vacant C-2 zoned land that is the proposed Lot 3 of the Holiday Brooklyn Center Addition; on the east by the proposed Holiday Stationstore development(Planning Commission Application No. 97011); and on the south by 66th Avenue North. Dental offices, such as being proposed under this application, are permitted uses in the C-2 zoning district. The applicant has reached agreement with the owner of the River Road Dental clinic to_demolish and build a new dental office at the proposed location. The Commission's attention is directed to Application No. 97011 for details and common improvements proposed for the new site. • ACCESS/PARKING The proposed plan calls for a shared access with the Holiday Stationstore to the east and proposed access for the future commercially developed site to the north. The location of the approximate 5,400 sq. ft. dentist office is such that it maintains the required 35 ft. buffer and setback from where a C-2 zoned development abuts an R-3 zoned property. This 35 ft. area may not contain any buildings,parking or other structures and must be maintained as a landscaped area. The zoning ordinance requires a minimum 8 ft. high screen fence within this 35 ft. buffer area. With respect to parking on the proposed dentist office site,the plan calls for 36 parking spaces, 10 of which(including 2 handicap) are located to the east of the building. Fourteen parking spaces are located to the south of the building,between the building and the required 15 ft. greenstrip from 66th Avenue North right-of-way. Twelve additional parking spaces are located along the east end of the site adjacent to the common driveway serving the various parcels within this planned area. The parking formula for a dental or medical clinic requires one parking space for every 150 sq. ft. of gross floor area. The 36 parking spaces would accommodate 5,400 sq. ft. of dental clinic space. The floor plans for the site indicate approximately 3,700 sq. ft. of clinic space on the first floor with a basement area containing storage space and mechanical space of less than 1,700 sq. ft. Parking for the site should be adequate given the area being devoted to medical/dental space. 8-14-97 Page 1 i • • GRADING/DRAINAGE/UTILITIES The Commission's attention is directed to the portion of the report for Application No. 97011 with respect to drainage, grading and utilities. This site will tie into sewer and water lines that are contained within a 60 ft. easement area lying to the east of the site. Two catch basins are proposed to handle storm water drainage from the parking lot. One is to be located in the south parking lot and the other in the east portion of the parking lot. LANDSCAPING The landscape plan submitted in response to the landscape point system utilized by the Planning Commission for evaluating landscape plans requires 81 landscape points for this .81 acre site. The proposed plan calls for 185.5 points which is well in excess of the minimum required for such a site. The plan calls for five Norwood Maple trees to be located along the north property line and 14 Red Pine to be located in the 35 ft. buffer area required where this property abuts R-3 zoned property to the west. The applicant is requesting that this landscaping of Red Pine be considered appropriate and in lieu of a required 8 ft. high opaque fence or wall. Other landscaping on the site includes three Amur Maple trees to be located in the greenstrip along the 66th Avenue North right-of-way. Two Norwood Maples are also proposed, one for an island area located southeast of the building and other on the opposite side of the parking lot close to . the common access to the site. Five Spring Snow Crab are located between the drive lane and the easterly parking for the proposed dental office. A planting bed of Anzac,Day Lily, Scandia Juniper and Bush Honeysuckle are located at the southeast corner of the site. Perimeter plantings of Gentle Shepherd Day Lily and Burning Bush are located around the east and a portion of the north foundation of the building. The question of appropriate screening should be addressed by the Commission. BUILDING The applicant has submitted building elevations for the proposed dental office building,however, no building materials are indicated. The office appears to be an attractive building,but indications of the building materials should be provided. LIGHTING/TRASH The proposed lighting plan shows lighting well within the standards contained in the zoning ordinance where a commercial development abuts with a residential development. Lighting is directed along the parking lot and the east side of the building with no lighting affecting the west portion of the site. Our concern, as always, is that lighting be directed downward on the site and not create glare. This means that the lighting standards should be shielded and in compliance with the zoning ordinance provisions. 8-14-97 Page 2 • The plans call for a 12 by 18 ft. dumpster enclosure area to the north of the dentist office. Materials utilized for the screening device have not been indicated. It should be noted that we would recommend the dumpster enclosure to be the same material as the building and it should be further noted that gates on the dumpster enclosure must be opaque. As mentioned previously,the dentist office is a permitted use in the C-2 zoning district, therefore,no public hearing is required with this application. Notices have been sent based on the Holiday Stationstore proposal and some persons residing in the Riverwood Townhomes may receive notices of the gas station proposal that may have concerns or interest in the dentist office as well. RECOMMENDATION The plans for the most part, with some modifications, appear to be in order and approval of this application 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 to review and approval by the City • Engineer prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure completion of all site improvements. 4. Any outside trash disposal facility and on-ground mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the city ordinances. 6. An underground irrigation system shall be installed in all 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. B-612 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 8-14-97 Page 3 utility service lines,prior to release of the performance guarantee. 10. The property owner shall enter into and easement and agreement for inspection of utility and storm drainage systems prior t P the issuance of et�ance and 11. The plan shall be modified prior to the issuance of building permits to indicate the building exterior material proposed for the development. 12. The applicant shall provide appropriate erosion and sediment control site during construction as approved by the City Engineering e devices on the g partment. 13. All work performed and materials used for construction of utilities shall the City of Brooklyn Center's current standards specifications and d details. to • 8-14-97 Page 4 n - - 1HIM //il mal///l������ all memo 1111111 Mir �i IM c �� IM IM i M0 A G_{�_�� M1 IM IMM SDI© IYA , MIM MIM mum > > ♦� ..� o � OAF OAF 1 _ WIN' SMMMOVA ♦�� .. \�►� _ r i Planning Commission Information Sheet Application No: 97013 Applicant: Twin Lakes Properties,LLP Location: Twin Lakes Manor Apartments,3305-3433 53rd Avenue North Request: Site and Building Plan Approval The applicant, Twin Lakes Properties, LLP, is requesting site and building plan approval to construct up to 130 garages at the Twin Lake Manor Apartments, a 310 unit,ten building complex addressed as 3305 through 3433 53rd Avenue North. The property in question is zoned R-5 (Multi-Family Residence) and is located at the southwest quadrant of 53rd Avenue North and Brooklyn Boulevard. It is surrounded on the west by Drew Avenue, single family homes and an 11 unit apartment complex; on the north by 53rd Avenue with single family homes on the opposite side of the street; on the east and southeast by T. H. 100 right-of-way; and on the south by 50th Avenue North. Two and one-half to three story apartment buildings at a density of up to 16 units per acre are a permitted use in the R-5 zoning district. As indicated,the applicant is proposing to construct up to 130 garages at various locations throughout the site. They plan on constructing 13 garage buildings containing ten parking stalls per building. Seven of the buildings would be located in the easterly parking lot adjacent to the T. H. 100 right-of-way. The plan submitted shows an NSP easement, which encroaches into a portion of the Twin Lakes Manor Apartment property. The garage buildings are shown to be located outside of that easement area. Two additional garage units are proposed around a triangular shaped landscaped area,approximately in the center of the complex. Another ten unit garage building is located off the drive lane leading from the easterly parking lot to the westerly parking lot and the remaining three 10-unit garage buildings would be located in the westerly parking lot on the site. ACCESS/PARKING Access to the Twin Lakes Manor Apartment is not proposed to be changed with this plan. Access is gained to the easterly parking lot from 53rd Avenue North at the northeast corner of the site and from Drew Avenue North at the southerly tip of the site. Access is also gained at the northwesterly portion of the property from 53rd Avenue. The applicant's submittal indicates 589 parking spaces would be on the site including the 130 garage spaces being proposed. Some parking places would be lost due to the construction of the garage stalls,however, some parking spaces are gained in areas around the site where new garages would be installed. The zoning ordinance requires 620 parking spaces for this 310 unit apartment building at two parking spaces per dwelling unit. As indicated,there would be 589 surface and garage and parking spaces delineated on the site with an overflow parking area at the very southerly end of the site. This overflow parking area will accommodate enough parking stalls to meet the minimum required parking on site. Parking,therefore,even with the addition of the 130 garage stalls should not be a problem and will be within the minimum requirements of the zoning ordinance. 8-14-97 Page 1 • s • Section 35-230 of the Zoning Ordinance requires plan approval prior to the commencing of construction or major alteration of a structure except for one and two family dwellings and buildings accessory thereto. For this reason,the applicant has submitted a site and building plan application for review and approval prior to commencement of the construction of the garages. The City has taken opportunities, such as this,when a site and building plan application is required to assure that a site is in compliance with the zoning ordinance requirements for landscaping, drainage, and other site related improvements. We have,therefore,requested the applicant to provide along with the site plan showing the location of the proposed 1.30 garages, a landscape plan and a drainage plan. Part of the applicant's proposal is to provide a two inch asphalt overlay of the entire parking surface within the complex. A review of the site shows the need for parking lot improvements. There are a number of places on the site where the parking lot has deteriorated to the point that such a reconstruction is necessary. The City also takes the opportunity to review landscape plans with the submittal of such a site and building plan. The applicant has responded by providing a drainage plan and a landscape plan for review. The landscape point system utilized by the Planning Commission requires this property to have 1,338 landscape points if it were a new development. The applicant's have provided an analysis of the landscaping on the site utilizing the landscape point system and have indicated that the property contains landscape points of 1,350.5. They note that most of the plantings are at least 30 years old and are,therefore, much larger than the minimum size which would be required. They are not proposing to add any additional landscaping to the site with the proposed submittal. It has been suggested that some additional foundation planting, such as shrubs,be provided around the various buildings to assist with the aesthetics of the complex. The applicant's have owned this property since April 1995 and have provided upgrading of the site and the units as well. They have submitted a breakdown of their costs associated with making improvement to the site,which comes to $1,447,525.18. The Commission's attention is directed to the applicant's submittal with respect to the improvements that they have made. The applicants have also been dealing with the city's Housing Inspector with respect to complying with housing maintenance code requirements. The applicants have also provided the Planning Commission with their proposal for a schedule of remaining improvements. They indicate that they plan to build at least 100 garages by September of 1998. They also indicate that their plans are to install a full two inch overlay over the entire parking lot and to stripe parking spaces in the area. They plan to complete the siding and trim installation on all buildings by September of 1998 and hope to complete three additional buildings by the end of this year. They note that their schedule of improvements hinges on the construction of new garages on the site based on assisting with cash flow from the rental of the garages. A major issue with respect to the site and building plan approval has to do with the parking lot improvements. The site contains no B-612 curb and gutter and the existing drainage on the site • 8-14-97 Page 2 i • • consists of little storm sewer. Most of the drainage is surface drainage on the site. The City Engineer is reviewing the drainage plan and has concerns regarding the requirements for B-612 curb and gutter. He believes the addition of curb and gutter would be an asset to the site and would assist in the life of the paved facilities in the area. He has,therefore,recommended that B- 612 curb and gutter be required throughout the site. Attached is a copy of a memo from the City Engineer recommending curb and gutter and the extending of the existing storm sewer system. The applicants have requested that this requirement be waived in lieu of their effort to improve the site and the extraordinary costs to provide curb and gutter throughout. This is a matter for careful review by the Planning Commission with respect to any recommendation made with this site and building plan consideration. With respect to the garage buildings themselves,there will be, as indicated,ten unit buildings with an exterior to match the resided buildings on the site. It is felt that the additional garages would be an asset to the site and should not be a problem with respect to setbacks,parking requirements and aesthetics. The big question is whether or not curb and gutter should be required. RECOMMENDATION Following discussion and consensus on the curb and gutter issue, approval of-the application 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 and drainage plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure completion of all site improvements. 4. The landscape plan shall be modified to add additional foundation plantings and shrubbery around all of the buildings. 5. B-612 curb and gutter shall be provided around all parking and driving areas and storm sewer should be extended in the manner approved by the City Engineer. . i 8-14-97 Page 3 1 LLW RT AK —_ s RQ, 1 A x rr , U"` > j°C o, I 1 -1/ � SUROUEST LA AVE . AVE_ rr\1 c� � 56TH N. < 'JE K'°nva° x r '•. C , s'i'r ,ii;';'% '' "y\+c•, � t ECKEERO OR. `r X f Sam AVE. (� 'r r�%:'.j'. rj': r '.j%r t�•' 0 155711 .. Planning Commission X/ 54r A lication No. 97013 PP —�—J ';:�r rrrr;,;; rr; rrr, ' •, _ 52ND AVE.H. � ► • , I \ � �li 1 M 51� ' � • � �'i, \ _ z = UVE.N. .Ft�!^f'i+CKrOi N ;L / s r�'/,/:jr: . � C O� � 51 S7 AVIE. %�,r, PS�•r ,a 50 AVE .0e g9 49TH AVE MIDDLE �/ : TWIN ; LAKE ^' r, LAKEBREEZE AVE. N. �y 12 i .r > m' m 02 D ' 48TH AVE. N. 47TH AVE. N. �\� E1rAp/PA91' RYAN LAKE 461W AVE. N. 46TH AVE._ L^ , I L 1 46TH AVE. J 1 CITY Ors"` 0BBI D 1 J ' , � q 1 g o • } � a i/ aft.. , n 3 El G if • r . lit e ON' 30N3AV 021£9 loop 53RD AVE. El 3: a (ID ------ -- - ♦ ,\,iii;,• � y f„} � r /� 52ND « / AVE. 3313 , /\y iz, i 5 S AVE.N. PLAN . W RAT,,C.U. • i TWIN LAKES MANOR 3 311 53RD AVENUE NORTH, SUITE 103 BROOKLYN CENTER, MN 55429 TELEPHONE 612-537-6773 APPLICATION FOR SITE AND BUILDING PLAN APPROVAL Twin Lakes Manor is proposing to have 130 garages built. The buildings will be 10 garage stalls each and will be positioned around the property as shown on site plan. A two inch asphalt overlay of the entire parking lot is also being proposed. Financing was been approved pending appraisal for these improvements. The site plan shows approximately 589 parking spots and there is additional overflow parking available on the southernmost portion of the parking lot(not shown on site plan). The code calls for 620 parking spaces(2 per apartment) and the overflow parking will accomidate this number. We are requesting a variance on the curb and gutter. An estimate for installation of • continuous concrete curb and gutter would be in excess of$150,000 and if required, it could put the financing for the entire project in jepordy. • i TWIN LAKES MANOR 3311 53RD AVENUE NORTH, SUITE 103 BROOKLYN CENTER, MN 55429 TELEPHONE 612-537-6773 LANDSCAPE PLAN The property at 3 311 53rd Avenue known as Twin Lakes Manor is an existing Multi-Family Residential property that consists of 19.3 acres. There are over 240 total plantings including approximately 120 Shade trees and nearly 100 decorative plantings. The following is an estimate of the breakdown and paint totals.for the property. First 2 Acres 90 points x 2 = 180 points 8 Shade Trees x 10 points = 80 points 12 Coniferous Trees x 6 points = 72 points 18 Decorative Trees x 1.5 points = 27 points 180 points Next 8 Acres 75 points x 8 = 600 points 30 Shade Trees x 10 points = 300 points 13 Coniferous Trees x 6 points = 78 points 77 Decorative Trees x 1.5 points = 115.5 points 14 Shrubs x .5 points = 7 point 500.5 points Remaining 9.3 Acres 60 points x 9.3 = 558 points 67 Shade Trees x 10 points = 670 points The total landscape points for the property is 1,350.5. The Landscape Point System requires 1,338 points for new development. Most of the plantings are at least 30 years old and therefore are much larger than the minimum size requirements. TWIN LAKES MANOR 3311 53RD AVENUE NORTH, SUITE 103 BROOKLYN CENTER, MN 55429 TELEPHONE 612-537-6773 SUPPLIES $306,899.77 BATHROOM SUPPLIES - INCLUDES TOILETS, SINKS, FAUCETS, WALL TILES, AND MISC.. KITCHEN SUPPLIES - INCLUDES CABINETS, COUNTERTOPS, CEILING FANS, FLOOR TILES, BASEBOARD AND MISC.. LIVING ROOM AND BEDROOM SUPPLIES-INCLUDES SHEET ROCK, DOORS, DOORKNOBS, CLOSET DOORS, SHELVES, VERTICAL BLINDS, LIGHT FIXTURES, AND MISC.. REPAIRS AND MAINTENANCE - OUTSIDE CONTRACTORS 230,049.99 INCLUDES ELECTRICIANS, PLUMBERS, CARPENTERS, PAINTERS, CARPET LAYERS, NEW SIGNS, GLASS REPLACEMENT. WAGES - ON SIGHT REMODELING STAFF 352,856.03 INCLUDES INSTALLATION OF KITCHEN FLOORS,COUNTERTOPS, CABINETS; WINDOW REPAIRS, CLOSET DOOR REPLACEMENT, HANGING BLINDS, MINOR PLUMBING AND ELECTRICAL, BATHROOM TILE REPLACEMENT. CONSTRUCTION OVERSIGHT AND CONSULTING 38,125.15 • SUPERVISOR'S SALARY. SWIMMING POOL IMPROVEMENTS 14,328.72 INCLUDES PAINTING AND EQUIPMENT IMPROVEMENTS, DOES NOT INCLUDE NORMAL OPERATION. CARPETING 86,347.15 INCLUDES CARPETING, PAD AND MISC. FOR UNITS AND SOME HALLWAYS. APPLIANCES 153,169.07 INCLUDES GAS RANGES, REFRIGERATORS, AND WALL AIR CONDITIONERS. REMODELING WASTE REMOVAL 23,329.37 INCLUDES ROOF DEBRIS AND DEMOLITION OF APARTMENTS. (DOES NOT INCLUDE NORMAL WASTE REMOVAL.) ROOF REPLACEMENT 130,744.51 COMPLETE ROOF REPLACEMENT. INCLUDES TEAR OFF, DECKING REPLACEMENT, AND INSULATION. INTERCOM SYSTEM 19,654.44 LOCKED ENTRY SYSTEM WITH INTERCOM TO INDIVIDUAL APARTMENTS. LOCK WORK INCLUDED. ASPHALT REPAIR 29,907.00 INCLUDES SWEEPING AND IMPROVEMENTS TO PARKING LOT. (16SIDING AND EXTERIOR WORK 62,113.98 INCLUDES SIDING, PAINTING AND DECK REPLACEMENT. TOTAL IMPROVEMENTS FROM APRIL 1, 1995 TO JUNE 30, 1997 $1,447,525.18 TWIN LAKES MANOR 3311 53RD AVENUE NORTH, SUITE 103 BROOKLYN CENTER, MN 55429 TELEPHONE 612-537-6773 July 21, 1997 City of Brooklyn Center, Planning Commission SCHEDULE OF REMAINING IMPROVEMENTS Twin Lakes Properties, LLP has spent over $1.4 Million dollars since April 1995 on repairs and improvements. The following is a proposed schedule of remaining improvements, that management plans to implement. Twin Lakes Properties, LLP plans to build 100 garages by September 1998 pending City Council approval. Thirty days after approval of garages a full two inch overlay of 2 3 41 B MN DOT SPEC BITUMINOUS wear course will be installed. Grading and removal of existing blacktop • to promote proper drainage with leveling course is the first step. The final step will be striping the lot for parking spaces. New vinyl siding and trim has been installed on four buildings as of today. Weather permitting a minimum of 3 additional buildings will be completed by December 31, 1997. The remaining buildings will be completed by September 30, 1998. The total improvement schedule hinges on approval of construction of the new garages. Twin Lakes Manor has secured financing to build 100 garages and complete the parking lot overlay. Additional financing has been secured to finish the exteriors of four buildings. Twin Lakes Properties, LLP will finish the exteriors of the remaining buildings out of cash flow. All of the outside financing is-contingent upon garages being built. i MEMORANDUM DATE: August 4, 1997 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott Brink, City Engineer SUBJECT: Preliminary Grading Plan Twin View Manor Apartments An application has been submitted to the City allow for the construction of several detached garages at the Twin View Manor apartment complex. The complex is located along the west side of T.H. 100 between 50th Avenue and 53rd Avenue. As part of the construction, the aplicant is planning to overlay the entire bituminous parking area. As the Planning Commission reviews this request, the following issues should be considered: The size of the parcel(approximately 15 acres) would typically warrant review by the Shingle Creek Water Management Commission. However, it is not entirely clear in this case if a review by the Commission is required or warranted. The Commission's standards require review for any plans of land development or site development of 15 acres or greater for single family detached housing use and 5 acres or larger for all other land uses. Land development is defined to include building additions, site expansion, or redevelopment of existing sites. In this case, it becomes an issue of weather or not the proposed improvements are considered as land development under the definition provided. The parking area covers a substantial area and shows substantial amounts of deterioration and wear. The flat lay of the entire parking lot and lack of grades;compounded by a very limited amount of storm sewer and lack of curb and gutter have contributed to the excessive deterioration. It is recommended that the applicant consider the installation of concrete curb and gutter in conjunction with re-paving of the parking lot, along with consideration of extending the existing storm sewer. This would not only improve drainage, but would also greatly extend the life of the parking lot.