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HomeMy WebLinkAbout1997 10-16 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER OCTOBER 16, 1997 • REGULAR SESSION 1. Call to Order- 7:30 p.m. 2. Roll Call 3. Approval of Minutes - September 11, 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. This application was tabled at the August 14, 1997 Commission meeting. 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 Stationstores with an 1,080 sq. ft. attached car wash located at the northwest corner of T.H. 252 and 66th Avenue North. This application was tabled at the August 14, 1997 Commission meeting. 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 Stationstores. This application was tabled at the August 14, 1997 Commission meeting. 8. Discussion Item: a. Brookdale Square (Pep Boys) 9. Other Business 10. Adjournment • 1 • Planning Commission Information Sheet Application Nos. 97010, 97011, 97012 Applicant: Holiday Stationstores, Inc. Location: Northwest Quadrant of T. H. 252 and 66th Avenue North Request: Preliminary Plat(97010), Site and Building Plan/Special Use Permit for Holiday Stationstore(97011), and Site and Building Plan for Dentist Office Relocation(97012) Mr. Mark Nelson, on behalf of Holiday Stationstores, Inc., is requesting approval of the above applications for the purpose of developing a 4,232 sq. ft. Holiday gas station/convenience store with an attached car wash along with the relocation/redevelopment of the River Road Dental Clinic at the northwest quadrant of T. H. 252 and 66th Avenue North. The property under consideration is zoned C-2 (Commerce) and gas station/convenience store/car washes are special uses while a dental clinic is a permitted use in this C-2 zoning district. The site 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. Lot 1 of the proposed plat(Holiday Brooklyn Center Addition) is the site for the Holiday Stationstore; Lot 2 of the proposed plat is the location for the relocated dental office/clinic; and Lot 3 of the proposed plat would be a vacant parcel for future commercial development. These applications were presented to the Planning Commission at the August 14, 1997 meeting at which time they were all reviewed and a public hearing on the preliminary plat and special use permit was held. The commission closed the public hearing after considerable public comment and tabled the applications, with the applicant's consent, so that access and traffic concerns could be addressed and possible plan modifications could be made relating to these concerns. The applicant had also agreed to meet with the dental clinic to discuss possible screening/landscaping requests made by a representative of the Riverwood Townhomes Homeowner's Association. Attached for the Commission's review are copies of the Planning Commission Information Sheets for Application Nos. 97010, 97011, 97012 which were presented to the Commission on August 14, 1997 along with the minutes of the meeting relating to this consideration. The Commission's attention is directed to those information sheets for a review of the details of the proposal. Members of the city staff and Glen Van Wormer of Short Elliott Hendrickson(SEH), a consulting firm used by the City for traffic recommendations, have met on two occasions with representatives of Holiday and Super America to discuss various access issues. Mr. Van Wormer has reviewed the access question along with the possibility of future major 10-16-97 Page 1 • • 1 development/redevelopment south of 66th Avenue in the Camden Avenue area. (Attached is a copy of a report from Mr. Van Wormer regarding his findings and recommendations.) Camden Avenue will serve as the primary access to the development/redevelopment area. A median and turn lanes along 66th Avenue North will be needed for traffic control purposes in the future related to such development/redevelopment. He notes, however,that it is possible to develop 4median break about midway between T. H. 252 and Camden Avenue to provide access to commercial developments, both north and south of 66th Avenue. The location of the break would line up closely to the shared access for the Holiday/dental clinic development. This would necessitate the need for Super America to provide another access point westerly of their existing access to take advantage of the recommended location for a median break. This access could also serve possible future development west of Super America(when Super American expanded in 1989, there was a plan for a strip center to the west of the site). SEH has not recommended the construction of the median all the way to Camden Avenue at this time, but rather to stage this development until the major redevelopment occurs to the south. A median, however, would be installed at this time with the break at the proposed location. Turn lanes would also be established. The right-in access proposed by Holiday on their original plan would not be allowed. Holiday is agreeable to this proposal and Super America is pursuing what they need to do in order to establish access adjacent to the proposed median opening. Mr. Van Wormer has also indicated that he has had preliminary discussion with MN/DOT, which controls the right-of-way in this area, and that their initial reaction is favorable. It is recommended that if the Holiday proposal goes forward,that this initial stage of median construction and turn lanes be constructed along with this project. The applicant has also submitted a revised landscape/screening plan for the area westerly of the proposed dental office where it abuts with the River-wood Townhomes. Discussions between the applicant and a representative of the townhomes has resulted in a proposal to provide a 6 ft. high cedar screen fence in the 35 ft. buffer area between the building and the west property line and to supplement that screening with eight Colorado Blue Spruce to provide additional screening in this area. Such a proposal would be consistent with the screening requirements required of a C-2 development where it abuts with an R-3 development. The balance of the project is the same as reported to the Planning Commission on August 14, 1997 and, again,the Commission's attention is directed to the attached information sheets and minutes relating to the proposal for those details. As mentioned previously, the public hearing on the preliminary plat and special use permit was closed following public comment on August 14. The Commission may wish to reopen the public hearing for new comments relating to the proposal and its revisions. Notices have been sent to surrounding property owners relating to the Planning Commission's consideration of these matters. 10-16-97 Page 2 • 1 • All in all, with the recommended changes with respect to roadway improvements being i incorporated with these plans, we believe the plans can be recommended for approval. It is recommended that Planning Commission Application No. 97010, for preliminary plat approval, be approved subject to 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. A subdivision agreement, as approved by the City Engineer, shall be executed prior to final plat approval. 4. 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. 5. The existing 60 ft. wide easement shall be continued and shown on the final plat for this property. It is recommended that Planning Commission Application No. 97011, for special use permit and site and building plan approval of a Holiday Stationstore project, be approved subject to 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 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 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. 10-16-97 Page 3 • 1 • 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 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 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 plan shall be modified prior to the issuance of building permits to indicate: a. A concrete deliniator 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 in this area. c. A deliniator in the driveway serving this site to separate in-bound and out-bound traffic and to be consistent with zoning ordinance provisions limiting driveway widths to no more than 30 ft. d. The elimination of the right-in only access from 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 standard specifications and details. • 10-16-97 Page 4 • 16. The final plat comprehended under Planning Commission Application No. 9701.0 shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits. 17. The screening between the dental office and the R-3 zoned property to the west, consisting of a combination of a 6 ft. high opaque fence and Colorado Blue Spruce trees is consistent with screening required by the Ordinance. 18. Roadway improvements to 66th Avenue North, including turn lanes and median opening,based on a design approved by the City Engineer, shall be installed either prior to or in conjunction with the issuing of a building permit for the Holiday Stationstore project. A certificate of occupancy shall not be issued until the roadway improvements are completed and functional. It is recommended that Planning Commission Application No. 97012 for site and building plan approval be approved subject to 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. Site performance agreements 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 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. 10-16-97 Page 5 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. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standards specifications and details. 13. The final plat comprehended under Planning Commission Application No. 97010 shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits. 14. Roadway improvements to 66th Avenue North, including turn lanes and median opening based on a design approved by the City Engineer, shall be installed either prior to or in conjunction with the issuing of a-building permit for the dental clinic project. A certificate of occupancy shall not be issued until the roadway improvements are completed and functional. • 10-16-97 Page 6 • �' I 3535 VADNAIS CENTER DRIVE.200 SEH CENTER.ST PAUL,MN 55110 612490-2000 800325-2055 ARCHITECTURE ENGINEERING ENVIRONMENTAL TRANSPORTATION October 14, 1997 RE: Brooklyn Center, Minnesota 66th Avenue North/ Highway 252 to Camden Avenue SEH No. A-BROCT9801.00 Mr. Scott Brink City Engineer City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 Dear Mr. Brink: We have completed the study of Upper 66th Avenue west of Highway 252 including access and future development needs. We have had an opportunity to discuss this with the City staff and some of the adjoining property owners. Background • The Minnesota Department of Transportation (Mn/DOT) rebuilt Highway 252 several years ago. At 66th Avenue North, it provided dual northbound left turn lanes to provide needed intersection capacity. This is similar to intersections on the remainder of Highway 252. The dual northbound left turn lanes require two lanes for westbound 66th Avenue to a point where the two lanes can merge or traffic can divert to local entrances. At the same time, Mn/DOT provided three lanes eastbound on 66th Avenue including a left turn lane, a through lane, and a right turn lane which becomes a free flowing movement onto southbound Highway 252 at the intersection. A raised center island was provided. At approximately the same time, Super America rebuilt the existing service station and changed access from driveways close to the intersection with Highway 252 to a single wide intersection closer to the west end of the building. There is also a "travel behind" roadway on the south side of the station and potential for future connection west to Camden Avenue. Currently, Holiday Corporation proposes to build a station store on the north side of 66th Avenue. In addition to the Holiday Store, other development has been proposed for the area, although none has gone to formal application. The area between Camden Avenue and Highway 252 has very few buildings and is very under used for being prime land. Potential development for the area could or could not include redevelopment of adjacent areas. It is likely to generate a significant amount of traffic as we showed in a report for Skyline Enterprises. SH'CRT ELLiC% HENDRICKSON INC. MINNEAPOLIS.WN ST CLOUD.MN CHIPPE'✓VA FALLS. 'Wl MADISON WI LAKE COUNTY.IN EQUAL OPPORTUNITY EMPLOYER f • • Mr. Scott Brink October 14, 1997 Page 2 Transportation Concerns The intersection of Highway 252 and 66th Avenue has capacity limitations. A major concern for potential future development is the northbound left turn in the morning rush period. In addition to having the dual left turn, a significant westbound area is needed so the traffic does not back up or hesitate as it travels west away from the intersection. In addition, there are likely to be longer traffic signal cycles at the intersection resulting in longer delays to eastbound traffic and longer backup from the intersection. In the future,major access to the new development south of 66th Avenue should be through Camden Avenue. This will then require a westbound left turn lane in the future in place of the "two way left turn lanes"now in place through much of 66th Avenue. It is presently wide enough for a westbound left turn lane with a single lane traveling west for through traffic. In the future, the widening could provide for two lanes in each direction plus the left turn lane. Future Design The future 66th Avenue design between Camden Avenue and Highway 252 will be dictated by a number of design elements. There needs to be enough eastbound left turn storage length for traffic in the evening peak hour. With anticipated redevelopment traffic, this will require a length of 225 feet. With a minimum"taper length" for the left turn lane of 50 feet, the end of the median island would be approximately 275 feet west of Highway 252. • Similarly, the westbound left turn lane at Camden Avenue will require storage for the heavy eft vy turns in the morning peak period. Based on one redevelopment scheme, there needs to be 350 feet of westbound left turn lane storage. With an additional 50 feet of taper length for the median, the total median length would be almost 400 feet. Thus,the eastbound left turn and westbound left turns would have taper end close to each other. The distance left between the two is approximately 100 feet. This by itself would not provide enough room for an intermediate access point for development on either side. This, however, would be extremely undesirable since these properties would then require access through Camden Avenue. A mitigating circumstance for the eastbound left turn lane is the lack of through traffic. It is possible to develop the left turn lane so that at the intersection there is adequate storage for left and through traffic. For the peak periods,the left turning traffic could back out into the left through lane of traffic since there is little through traffic that will be in that lane. Thus the total left turn lane need not hold the 225 feet of traffic but a combination of the full left turn lane, the taper and some of the remaining left lane could be used for storage. Similarly, the westbound left turn in the morning at Camden Avenue will not be in conflict with a significant volume of other westbound traffic. If dual left turn traffic from northbound Highway 252 were to continue to the west, with the right lane continuing past Camden and the left lane being backed up from traffic from the left turn lane,the section of road would still work satisfactorily since • the traffic will be commuters. Thus, the westbound left through lane could be used in the morning rush hour to store westbound left turning traffic at Camden Avenue. Mr. Scott Brink October 14, 1997 Page 3 Using these two mitigating circumstances, it is possible to develop an intersection approximately half way between Camden Avenue and Highway 252 which would provide access to the north and south properties. This could be adjusted slightly to line up with the west property line of the Super America station. This coincidentally would line up with the proposed access to the north to the Holiday Station which would also provide access to two additional lots. The eastbound traffic on 66th Avenue would have adequate storage for Highway 252 and would also have a full 100 foot left turn lane for the Holiday Station. Westbound traffic would also have a left turn lane to the Super America property as well as adequate storage for a left turn at Camden Avenue. These are shown on the concept drawing which is attached. It does not have the median opening shown in the final location subject to adjustments in negotiations with Super America, the adjacent property owner and Holiday Station stores. The concept would require Super America to relocate its driveway to the west to line up with the utility easement and the Holiday proposed driveway. These concepts have been presented to Super America and Holiday and seem to be a solution to a long-term access concern. We have not developed the concepts any further pending review from Super America. The concepts as shown would provide a single access point for both Super America and the adjacent property. This would provide reasonable access to both properties. In the absence • of the development of a relocated driveway, Super America would be limited to its future access to Camden Avenue or a right turn in/right turn out access to 66th Avenue. If you have any questions or need any of the backup information which we have developed, please feel free to call us. Sincerely Short Elliott Hendrickson Inc. Glen Van Wormer Manager, Transportation Department sah Attachment FA PR0JECTS IBLA6BU\BR0C7\9801u1BRINK.01 s • T•" r T �«,wac.ure ' 6 �I� �• it ",a' .1•� � '-��. ? � ..g � �:. I Q � - •jam k` '•"� '�1�' ��' ( �i .1 . i ♦ ♦ I ` ,bl I,I�;•�, T ; \� •. ` ,� - 1 `1\ ,' i__,\11 'v i — � I C:>•,,7•�' - - - rr \Iii I I/ iC 1 R• -- - f - \ •- ' � �_ -tf_ t may`•--e,.7,.- •n-•�p 4'; •�`' �`T • .. `\ ._:— �� .. it �, � '�-_--b:____� _ 'ir► T _ 1111 r -u ., I i I I a �I� .O � _y �•/ II ;J 1 T; Z.. ti9 x xL � '3AVFN3aWVO 0R CAMDEN AVE. N• �� 1x�G x T.E. \ \ J 0�G G�0 \ i•. •r r it w• r `z i FZ J. Mw • :i 1 t_. - ,1 .a,� Fes' l �.r�j! A •aor-••,*.. - 1 � 1 ■ v111.�...� ■/minim ��������////� t :a rug s�s,� • Mimi .94- t� i�. i�► ♦i� AN RAN 1w via IN ® ® ! MIN JOE- V r IaI` 11116 1 Ti I ; f 8 a�. all } 6 all F i Z6 k C' o g a 9 1 A s • • • • ' Z 42 9 A $ 1`IU X31 1 1�(�� oil i y3 fill i _ 2 � J TFUN fpGHwAY Q , • . .. LZr_: kix a 1 1 7 41 T I - ill - rig- VA 1 x 3 tg • I 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 I� • • • easement wili 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 Ci ty 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 PaQe 2 • i < i x z 2 2 3 " vo �g Sg O ffiXi �Zfg �� a 1 oft .eX. � f i G 73RD AVE N • rM A ; i 72ND AVE N Q = • • AWL w °c 1 3 ?r0 AYE. N ♦ R4 ; / 71ST AVE N /AW x • • 70TH AVE N • +,N AVE �i • —L 1 k• � • �� i! • na. AVE. NO; I r / 69TH AVE N Planning Commission ' 68TH AVE N Application No. 97010. 97011 o and 97012 1 J ♦ 1 " ? t 0-7H AVE N At Mv ` 1 i -- s� 66TH AVE N Ix Y � AYE. 65M AVE. N. `?r 65TH AVE N _A H. i lI z I � _W 1 �� - iii AVE V � � i�---'I�--•-:� L.: 11 1% �� �i i ., j, a / ------• _.-87.84'— � � ..-83.41°_ _ o� - 1'- _ ==•;•�; � t�= :- i �$ /►rte• -� '\ ti r U q '^-� � // � ti 00081 — ..��i'LtLL�fO/V''�.��-• , - _ 1n C' � N i, 1 �u 1- ,I •,O t' 1•i0 y �- �I — b Or FES NT Jkw • 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 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. T%e station site does not appear to have adequate circulation space and mobility for delivery vehicles. The report describes these inadequacies further. • • • 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 • • • • t -- _ VU- Air MW VACNAZ CENTER CRIVE cla0 SEH CENTER.ST.PAUL MN 55110 67 j/9p 2p00 X00 JZ5-c • aRCkjTECTURE - FNGrNEFR/NG • . INWRCNMENTAC • . 7AAKSPQRTA710N August 6, 1997 Brooklyn Center.Minnesota Proposed Holiday Service Station 66th Street at Highway 252 SEH No.A-BROCT,9801.00 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 Iocated on the northwest corner of 66th Street and Highway 252, This station is proposed to be 4,200 s square feat in size and will have six fuel islands and twelve fueling stations. Also included is a dental officge located to the west of the Holiday station. 'There is an additional outlot shown to the north of the two buiIdi s. Traffic Volumes • We anticipate that the Holiday station will generate appro ximate! 1 30 about 135 vehicles in the a.m.peak hour and 160 in the p.m. peak hour. They lwtllbe equally distributed between inbound and outbound. The dental office is anticipated to generate approximately 200 to 250 vehicle trios r day. The trto and from the dental office will be relatively evenly spaced throughout the day, and will have little mp act on volumes on the driveways or on 66th Street P The service station traffic will come primarily from traffic already on either Highway We estimate that approximately 60 percent of the coral g . _5_ or 66th Street. will be"pass-by" traffic and up to 80 percent or the p.m, peak traffic traffic. These GPs will impact the volume of traffic at the driveways, but will not add to the volume of traffic on the roads. Taking into account the volumes generated by the dental office, and both the new an Pass-by the Holiday station, it is possible to develop a turning movement forecast for the driveway trip Om 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 rimary establishments and 47 southbound]eft N 32 eastbound left turns into the rns to go east on 66th Street. This is approximately one.left turn into the facility every two minutes, and less than one per minute exiting the facility and turnip left. In the,�.m.peak hour, the volumes for the Ieft turns will diminish. Tii� is S •Of the pass-by trip; of the Holiday station and the relatively few anticipated n oundue to the direction trios to the dental -�:'-Cn l =LJC i.FIG(SC:vANC, eltNlVE:.?vL VN J r. .^..`L'.,NN C;!!PPSNA Fi.L�1J'. '/1 dAC/S Nfr. Scott Brink August 6, 1997 -- _ Page 2 ioffice. We estimate there will be 2I eastbound exiting the facility. nd left turns to the facility and 39 southbound left turns Because of the high volume of pass-by trips,it's not anticipated that the on the operation of the intersection of 66th Street and Highway station "�have a major impact additional northbound to westbound left turns will be approximately A1 O an example, in theta. �u�that the 66th Street Operations P m•P hour. "A " The driveways to the Holiday station are offset from those to Super America based on the plan. Left turning traffic from the Holiday station will be in direct conflict with Proposed site from the Super America station. In other words, the left turns will be turning the left turning traffic tjA distance apart and there will be conflicts. S each other a short As part of ocher studies for the City, we have reviewed the potential increase of with the probable redevelopment of the area south of 66th Street. We anticipated that aafftc along 66th Street northbound to westbound left turn and the number.of driveways immediately west of Highway 2 eq P the heavy require some type of a median and/or change in access• Iastallation of a median along 66th Street will ..`�i':'� ✓ signifcantly change the g traffic pattern to and from both the Holiday station that is Proposed t will existing Super America station. The applicant should be aware that a median is a os ibili and the perhaps be required as traffic volumes grow. p try, and will 'No calculations were ;Wade for the potential tic from the outlot to the north. large in size. The outlot is relatively Site Plan Review The general circulation to the Holiday station should work well. Traffic will no south and approach the gas pumps, facing north- Most of the traffic will then exit b lyeter from the back to the common driveway to the west of the station, or travel to the east around y making a left turn north side of the building. nd to the catwash on the .Liotorists eateting the site from the east will probably use the enter-on! drive they will be entering at a higher than normal speed, and will be faced w• Y way. Because of the angle, which pump island to visit. They will be in conflict with v tth an immediate decision as to through the west driveway. With the relatively low voltunes and wrth from the�westbou which will come somewhat controlled by the traffic signal on Highway 252, conflicts will not be aregular traffic occurrence. being It is not apparent where the trash container will be. If it is assume '� ccutrence. site, trash trucks will have to travel around the pump islands. With the current the northeast corner of the have to enter the site from the common driveway on the west, and travel to the aisle betty ,eometrics, the trucks will and the gas pumps. It does not appear possible for the crash truck to navel onto the site from way driveway without traveling between the pump islands, which will between the building at the islands. the east one- I be dif.`icnit if there are vehicles 'L\'Ir, Scott Brink August 6, 1997 Page 3 • Exiting the 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 east side of the store for parking since there is limited tnom on the es a or an fron of trucks e store.uThuse delivery trucks will have the same circulation problems that trash trucks have. In addition, the delive trucks will be in the path of vehicles approaching the carwash. ry Gasoline transport tankers will also have a problem on the site. It appears they must be scheduled to arrive from the west, use the west driveway and hope there is no traffic so they can make the reverse urn 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 an site. All circulation on the dental office site will be in through a single access oint. the employees will be parking in the south parking lot and that the east lot Will be reserved primarily or clients. The westerly two spaces in the south parking lot will be difficult to exit from since t y • turnaround area. !t does appear that there is adequate parking for the dental office based on the size of is no the building. If You have any questions regarding our review,trip generation calculations, feel f or site plan comments,please free to call us. If you need additional information, we will be glad to supply p R:spectfully submitted, PP Y it Short Elliott Hendrickson Inc. Glen Van Wormer vlanager, Transportation Department sah l tIPROJ8C.'3ti8(..1.8G�Hf'.00:ViNA1�C90.fNR.3ts6 tPlanning 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 vir. Glen VanWormer of Short-Elliott-Hendrickson (SEH), a consulting engineering firm.which the City has used on a number of occasions for advise on trafEc 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 • 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 comer 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/DRAIN. AGE/UTTLITIES 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 comer 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 comer 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 y Page 2 • 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 site and four Amur Maple will be located to the east of the canopy/pump island area. To the 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 comer 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 comer 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 LIN 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 • 3-14-97 V Page 3 • 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 comer of the building. It is assumed that there will be no outside trash facilities. SPECIAL USE ST_NT DARDS 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 • 3-14-97 Paae 4 'i • • • • 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. I 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 • 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 P erformed and material used for construction of utilities shall conform to the City of Brooklyn Center current standards specifications and details. • 3-14-97 PaQe 6 = o . S W 2 b L1 73RD AVE N y = ` r000en�E kH+� W J Y Two A i 72ND AVE N ME IL FFMflq 2 / �v0 AVE. N RT I\ 71$7 AVE N J Pte, \ 1 / JCL � / o, J AVE I �/• � 70TH AVE N / 0 N AVE raj rr �� ii Nom► i 1 � r lY�t r l 11 0 a1H. .+vE. Ni / 69TH AVE N Q Planning Commission jig sarH AVE N j z Application No. 97010. 97011 = o and 97012= 1 a 1 � o"i i H AvE N r A 1 1 t z j lam 667H AV` N .ST.I'DY �y V41 6TH AVE. N. � '�• � o"SH AVE V ,;� Are. N. _� -: �i"—� � �• ` n I!• W '��' G2 547H AVE N M t " I • • • z • - �.._ ti 1 � c as as J Y $ E O � e �� � • r xx �pq y i4 40 � � � Y i L = u 0 i • : : � � • � � • 31 f 9 4 o g y er i.o • _ Qa,Lit G;:°; 7 u ! F S -^ x tSi • L ! .� a 7 t r. f �t y n o wj 1 ! ! i. [�Yy�tS� � � 7 A - n n • n • - • • s s ^ ? ! S n n I. n � t} II I i I a ,i :.6 — CY t R d Z 5 Z N K 1!! 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I dWL��R ms'.µ.✓.+ ! r o.ro: ns. �•cenw nisr•qwu[�rtsr' aw•wo r.wus r:wweso r• t••r• ' • 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/PARKINC, 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 ar to respect kin p parking on the proposed dentist office site, the plan calls for )6 parking spaces, i 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/D AINAr.F=r ITIFS 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. LANDSCAPIN 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-17RASH 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 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. RECOMMENT)ATION 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. .i. 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. I 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 • 8-14-9? Pase 3 • utility service lines,prior to release of the performance guarantee. 10. The property owner shall enter into and easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits. 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 devices on the site during construction as approved by the City Engineering Department. 13. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standards specifications and details. • 8-14-97 Page 4 o dc t W • N } < Q rf I c J -- 7733RD AVE N ' • A 1 r000eDE u i •o z • W J Y Two A 72ND AVE N J Q2i • �`' µi1 t • l A i / 71ST AVE N 'w x i �. Jt71LLt � • / � • AVE f 70TH AVE N H AVE 1i eAqSGN 1' • HI I `' AVE. NII ° 69TH AVE N It a m g { I I!I I ; 6et Planning Commission 68TH AVE N Application No. 97010. 97011 and 97012 .. J II •� 677,-4 AVE N 1_� r t R�3 4 '�/Sa+cYL e ` 66TH AVE N t;�FIJ0.9 �X r i tt t .ralr ��r 657H AVE. N.I • 651 q AVE Y Al. N• i� I i Ell • -17 7H -y R5 _ V 1 • •