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HomeMy WebLinkAbout1998 01-14 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JANUARY 14, 1998 • REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 1997 Planning Commission 3. Approval of Minutes-November 13, 1997 4. Adjourn 1997 Planning Commission 5. Administer Oath of Office: 6. Call to Order: 1998 Planning Commission 7. Roll Call 1998 Planning Commission 8. Election of 1998 Chair 9. Election of 1998 Chair Pro Tem • 10. 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. 11. Casco Corporation(Pep Boys Service Center) 98001 Request for Special Use Permit approval to operate an automotive service/repair facility at the Brookdale Square Shopping Center, 5900 Shingle Creek Parkway. 12. Other Business a. 1998 Planning Commission Schedule b. Neighborhood Advisory Group Assignments 13. Adjournment • II �, '� I Application Filed on 12/30/97 City Council Action Should be Taken by 2/28/98 (60 Days) Planning Commission Information Sheet Application No. 98001 Applicant: Casco Corporation(Pep Boys Service Center) Location: 5900 Shingle Creek Parkway(Brookdale Square Shopping Center) Request: Special Use Permit The applicant is seeking a special use permit to operate an automotive service/repair facility in conjunction with the retail sale of automotive parts, accessories and car care products at the Brookdale Square Shopping Center, 5900 Shingle Creek Parkway. The property in question is zoned C-2 (Commerce) and is bounded by the U S West building, the Health Partners dental clinic and the Perkins restaurant on the north; by John Martin Drive and T. H. 100 right-of-way on the east; by Brookdale Ford on the south; and by Shingle Creek Parkway on the west. The Brookdale Square site is made up of four separate buildings,two theaters, the Fuddrucker's restaurant building and a multi-tenant strip center. Pep Boys are proposing to located at the west end of the strip center where Blockbuster Video is currently located. The retail sale of auto parts and accessories is a permitted use within the C-2 zone, while automotive repair and service is a special use in this district provided it does not abut R-1, R-2 or R-3 zoned property including abutment at a street line. The city's zoning map indicates that the property on the west side of Shingle Creek Parkway, immediately adjacent to the Brookdale Square Shopping Center, is zoned R-1 and originally Pep Boys were informed that this type of abutment would prohibit an automotive service/repair facility on the Brookdale Square property. The property adjacent to Brookdale Square is city owned open space and, for the most part, is part of the Shingle Creek green strip. Further review of city zoning records indicated an error in the zoning map, which has been confirmed by the Engineering Department. The property in question, as well as other city owned properties in the area, is really zoned 0-1 (Public Open Space). The zoning ordinance does not prohibit auto repair uses from abutting 0-1 zoned property. The error was reported to the Planning Commission and the applicant has been allowed to pursue their proposal under the normal special use permit process. It should be noted that the city's zoning map will be corrected with the next update. The applicant has submitted written information relating to the proposal and how they believe it will meet the city's standards for special use permit contained in Section 35-220, Subdivision 2 of the zoning ordinance (copy attached). They have also provided a site plan, floor plan and building elevations for their proposal. 1-14-97 Page 1 The use will occupy approximately 23,000 sq. ft. of floor space at the west end of the strip center building, where it jogs to the northwest. Fourteen thousand, six hundred sq. ft. will be devoted to retail sale space and 8,400 sq. ft. at the very west end will be devoted to automotive service/repair. The service/repair portion of the facility will include tire, battery and vehicle accessories installation; tune-ups, shocks and strut service; lubrication and oil work; inspections; repair and replacement of engine support systems; wheel balancing; alignment and suspension; brake work; exhaust system service and air conditioning service. No body work,painting or collision repair work will be performed at this site. The applicant also notes that vehicles requiring overnight storage will be retained wholly within the structure and no overnight vehicle storage will be allowed in the parking lot. The service/repair area will include 12 vehicle service bays which will be accessed by one overhead entrance door located on the northerly portion of the angled west wall. An improved access to the existing loading doors will be provided to the rear of the building with an overhead canopy area. The new loading facility will be screened with an 8 ft. high rock face concrete masonry wall much like the one provided for the office depot on the opposite end of Brookdale Square. The newly installed overhead door will be set back under the existing overhang and this should minimize its visibility. ACCESS/PARKING Access to and around the site is basically unchanged. The plan calls for the elimination of 13 parking spaces,most on the north or back side of the building where the new loading facility and screen wall will be constructed. The other spaces eliminated are where the overhead door is proposed. The parking requirement for auto repair facilities is based on service bays and service/repair employees. Three parking spaces per service bay plus one parking space for each service/repair employee is required. Parking for up to two service vehicles is also required. Twelve service bays and 12 employees will require 48 parking spaces for this service/repair area. No service vehicles will be operated by Pep Boys. The 8,400 sq. ft. of space utilized by the service/repair facility requires 46 parking spaces based on the retail parking formula of 5.5 spaces per 1,000 sq. ft. of gross floor area. Therefore,two additional parking spaces are required to meet the parking for the proposed use. This, plus the 13 lost spaces, amounts to a 15 space deficiency for the complex with the applicant's proposal. The center has a total surplus of 71 parking spaces before the proposed Pep Boy use which will now leave it with a surplus of 58 + parking spaces. Parking will not be a problem given the existing and proof of parking spaces for the complex. BUILDING 1 The applicant has indicated that minimal changes will be made to the building and the exterior. Any changes, such as the new overhead door, will be done in such a manner as to blend in with the existing building material. The screen wall for the loading area, as mentioned previously, 1-14-97 Page 2 will be a rock face concrete masonry structure. The applicant is proposing to construct a new roofed refuse enclosure that will be built of matching masonry material and will be integrated into the screen wall. This facility will be used for storing tires and other materials. To the east of S the structure, the plan shows concrete pavement including a dumpster. It should be noted that this dumpster area should also be enclosed with a screening device and an extension of that screening device in a material comparable to the other screening devices is recommended. Modification to the parking area in the location of the loading facility will mean the elimination of some blacktop with top soil, sod and two Colorado Green Spruce trees to be located in this area. B-612 curb and gutter is required where new curb and gutter facilities are proposed. The applicant is also proposing to add a new storm drain line from the loading area to connect to existing storm sewer on site. The City Engineer is reviewing the plans and it is not anticipated that he will have any concerns with the proposed grading, drainage and utilities. Because the footprint of this facility is not being enlarged, no watershed approval is required. SPECIAL USE PERMIT STANDARDS As indicated, the applicant has submitted a written statement indicating how they believe they meet the standards for special use permits contained in Section 35-220, Subdivision 2a-2e. A special use permit can be granted based on compliance with these standards. They have indicated that they believe that the establishment, maintenance and operation will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. They also believe the special use permit will not be injurious to use and enjoyment of other properties in the immediate vicinity and that the establishment of this special use permit will not impede the normal and orderly development or improvement of surrounding properties in the area. We generally agree with the applicant's comments relating to standards for special use permits and our main concern is the possibility of open service doors and outside display and storage having a detrimental effect on neighboring areas. The applicants have indicated that vehicles will be housed indoors and that an appropriate storage facility for refuse will be provided. Display of merchandise, which is common with automotive repair facilities, must be limited to that which can be accomplished through the administrative permit process. A public hearing has been scheduled and notices of this application have been sent to surrounding property owners. , RECOMMENDATION All in all, it appears that this application is in order and that the standards for special use permits 1-14-97 Page 3 can be met. Approval is, therefore,recommended subject to at least the following conditions: 1. The special use permit is granted to the applicant for an automotive service/repair facility including tire, battery and vehicle accessory installation; tune-ups, shocks and struts service; lubrication and oil work; inspections; repair and replacement of engine support systems; wheel balancing; alignment and suspension; brake work; exhaust system service and air conditioning service work. No other automotive service/repair work such as body work,painting or collision repair work shall be performed. Any change in the use of the operation not comprehended by this application or permitted under the zoning ordinance will require approval of an amendment to this special use permit. 2. Building plans for tenant remodeling and overhead door shall be reviewed and approved by the Building Official prior to the issuance of permits. 3. Drainage, grading and utility plans are subject to the review and approval of the City Engineer prior to the issuance of permits. 4. There shall be no service/repair or maintenance of vehicles out of doors. All service and maintenance to vehicles shall be done inside the building with the overhead door closed. 5. Any outside trash disposal facility and rooftop or on-ground mechanical equipment shall be appropriately screened from view. 6. There shall be no outside display or storage of merchandise on this site other than that which is authorized under administrative land use permits. 7. The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation S. 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EDWARD J.ORISCOLL ATTORNEYS AT LAW JOHN R•HILL GENE N.FULLER ft-TIER J.CpyU JOHN o.PALM" IMMRY C.MARTIN FRANK 1.HARVEY .AK BREMER CHARLES S.MODELL - 1500 NORWEST FINANCIAL CENTER - 'iOHNA STEFPENMGfN CH STOPHER J.016=N 1500 G.ALDEN LN011N FISHER MICHAELJ.SHIT, T.OLwP STOLTMAN - 7900'XERXES AVENUE SOUTH ANDREW PERRIN REDERKK W.NEBUHR JOHN E`OIEHL BLOOMINGTON.MINNESOTA 55431-1194 WLLLAMn THHORNTON JON&SWERMWSKI DANIEL W.VOU • JAMES P. FLYNN TELEPHONE(612)835.3800 AMM.INOR JADES P.FREEMAN CHRISTOPHER O JOHNSON GERALD L FNEEMAN FAX 612 RENEE L JACKSON cERALO L�� ( )896-3333 JOHN&UFOOUIST CHRISTOPHER K.URUS OAYLE NOUN' MAR"R.FROST JOHN A.COTTER' DOUGLAS M.RA/MLER PAUL&PLUNKETT STEPHEN J.K4MRADB ALAN KI DOW TIOWS F.ME%A10ER KATN( EN M.PICOWE NEWMAN GNEL T.KADLEO MICHAEL&LEBMION womm A.woutimem GREGORY&KORSTAD KANN M.NELM GARY A.VAN CLEVE' JOIN F.KLOE DANIEL L SOW.ES C ERSL H IMMEA TIMOTHY A KEANE LYNNE MICHELLE MOORS ALAN M.ANDERSON G SPENT ROBBINS DONNA L ROBACK KRISTIN&WEETCARO' MKHAEL W.SC HLEY JOKE&FREDERKKSON RONJ&KREP3 JAMES N.SUSAG TERRENCE GUY BISHOP USAa ROBIWN O USA A.GRAY WY A.RENNELLE OF CGLXLSEL CHRISTOPHER J.HARRISTMAL JACK F.DALY KENDEL A JH4AOGGE a KENME N LROGREN ALLAN E MULLIGAN WENDILL R.ANDERSON JOSEPH OITB ALSO ADMIMM W WISCONSIN December 24, 1997 Mr. Ronald A. Warren Planning and Zoning specialist City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 Re: Pep Boys Service Center, Brookdale Square Center-Application for Special Use Permit Our File No. 23,416-02 Dear Mr. Warren: This letter is part of Pep Boys application for a special use permit for a Pep Boys Service Center in Brookdale Square Center, Brooklyn Center, Minnesota. It addresses the standards for special use permits established in Section 35-220(2) of the Brooklyn Center Zoning Ordinance. The balance of the special use permit application, which consists of the completed and executed application form, the application fee, the proposed development plans, and a narrative description of the proposed use, will be submitted to the City by Pep Boys under separate cover. The proposed Pep Boys Service Center complies with zoning ordinance standards for issuance of a special use permit, as follows: • The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The proposed Pep Boys Service Center will be located in Brookdale Square Shopping Center at the northeast corner of Shingle Creek Parkway and Bass Lake Road. Brookdale Square Shopping Center is designated commercial on the City's comprehensive plan. It is also designated C-2 Commerce • District on the City zoning map. The retail sale of tires, batteries and automobile accessories is a LARKIN, HOFFMAN, DALY & LINDGREN, LTD. Mr. Ronald A. Warren December 24, 1997 Page 2 permitted use in the C-2 Commerce District. Motor vehicle repair and auto washes, provided they do • not abut an R-1, R-2 or R-3 District, are special uses in the C-2 district. Pep Boys proposes to lease the west end cap of Brookdale Square. The west end cap consists of approximately 23,000 square feet of floor space that will be renovated into approximately 14,600 square feet of retail space and 8,400 square feet of automobile service center space. The major portion of the space will be dedicated to the retail sales of automotive parts, automotive accessories and assorted household items related to automotive care. The motor vehicle services portion of the facility will include tire, battery, and vehicle accessories installation; tune-ups, shocks and struts service; lubrication and oil work; inspections; repair and replacement of engine support systems; wheel balancing; alignment and suspension; brake work; exhaust system service and air conditioning service. • The special use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted,nor substantially diminish and impair property values within the neighborhood. The Pep Boys Service Center is compatible with Brookdale Square Shopping Center and other surrounding land uses. There will be no body work, painting or collision repair work performed. Vehicles requiring overnight storage will be retained wholly within the structure. No overnight vehicle storage will be allowed in the parking lot area. The Pep Boys Service Center will include twelve vehicle service bays wholly ontained within the Y structure. Access to these bays will be through one overhead entrance door, located on the northerly portion of the west end of Brookdale Square. This service entrance door will be painted to match the masonry color. The service entrance door will be shielded in its set back position.by the existing overhang. This will. substantiaily minimize views of the service entrance door and will retain the existing exterior appearance of Brookdale Square. Building materials will be comparable to existing Brookdale Square materials and will utilize the existing color scheme. Pep Boys will utilize the in-place loading doors at the rear of Brookdale Square and improve access to this area with the development of a separate loading space. A new matching masonry screen wall will be installed to shield the receiving area from view. All refuse will be wholly contained within a new roofed refuse enclosure that will be built of matching masonry material and will be integrated into the screen wall. New landscape material will be installed around the new refuse enclosure and greenbelt area to give the rear view of the leased space a clean and open appearance. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. • LARKIN, HOFFMAN, DALY & LINDGREN, LTD. Mr. Ronald A. Warren December 24, 1997 Page 3 • The proposed Pep Boys Service Center will not affect normal and orderly development of Brookdale Square or other surrounding property. No site development changes will occur. The overall footprint of Brookdale Square will remain intact. Pep Boys will utilize the existing brick masonry shell perimeter and architectural masonry columns. The retail area will be accessed through an aluminum storefront doorway. Merchandise will be visible through the existing in-place glass storefront system. • Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. Adequate parking exists within the existing main parking lot. Parking spaces are in place immediately adjacent to the proposed Pep Boys Service Center, including handicap spaces. No changes are proposed to the existing main center entrance from Shingle Creek Parkway. The internal vehicular circulation system will not be affected by the proposed Pep Boys Service Center. • The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The Pep Boys Service Center complies with all applicable C-2 district requirements. No variances are required. Pep Boys will install signage conforming to the Brooklyn Center sign ordinance. Business • name identification, products and services will be incorporated into the overall sign program. All signage will be red color, internal electrically illuminated and permanently attached to the structure. If you have any questions concerning this narrative or Pep Boys special use permit application in general, please give me a call. Sincerely, Linda H. Fisher, for LARKN, HOFFMAN, DALY& LNDGREN. Ltd. cc: Michael Lynch, Pep Boys z 03,;84;.01 • :i SPECIAL USc PEF.M.17, 2. Standards for Special use Permits -A special use permit may be granted by the City Council after _ demonst _y®n by evidence that all of the following are met: (a) The establishment, maintenance or operation of the special use will promote and enhance the general welfare and will not be detrimental to or endanger • the public health,' safety, morals, or comfort. (b) The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. (c) The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. (d) Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. (e) The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 3. Conditions and Restrictions The Planning Commission may recommend and the City Council may impose such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with requirements specified in this ord- inance. In all cases in which special use permits are granted, the City Council may require such evidence and guarantees as it may deem necessary as part of- the conditions stipulated in connec- tion therewith. • 4. Resubmission No application for a special use permit which has been denied by the City Council shall be resubmitted for a period of twelve (12) months 'from the date of the final determination by the City Council; except that the applicant may set forth in writing newly discovered evidence of change of condition upon which he relies to gain the consent of the City Council for resubmission at an earlier time. 5. Revocation and Extension of Special Use Permits When a special use permit has been issued pursuant to the pro- visions of this ordinance, such permit shall expire without further action by the Planning Commission or the City Council unless the applicant or his assignee or successor commences work upon the sub- ject property within one year of the date the special use permit is granted, or unless before the expiration of the one year period the applicant shall apply for an extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use Permit" application requesting such extension and paying an additional fee of $15.00. Special use permits granted pursuant to the provisions of a prior ordinance of Brooklyn Center shall expire within one year of the effective date of this ordinance if construction upon the sub- ject property pursuant to such special use permit has not commenced within that time. Li any instance where an existing and established special use is abandoned for a�pericd of one year, the special use permit re- lated thereto shall expire one year following the date of abandon— me n t.