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HomeMy WebLinkAbout1998 03-12 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MARCH 12, 1998 REGULAR SESSION 1. Call to Order- 7:30 p.m. 2. Roll Call 3. Approval of Minutes - February 11, 1998 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. Shingle Creek Land Co. 98004 • Request for Preliminary Plat approval to subdivide into three lots, two existing parcels of land totaling 7.28 acres, located at the southeast quadrant of Xerxes Avenue North and Freeway Boulevard. 6. Extended Stay America, Inc. 98005 Request for rezoning from I-1 to PUD/I-1 and first phase site and building plan approval through the Planned Unit Development (PUD) process for a three story, 104 unit efficiency hotel to be located east of Xerxes Avenue North. 7. Discussion Item: A. West Fire Station Plan 8. Other Business 9. Adjournment Application Filed on 2-12-98 City Council Action Should Be Taken By 4-13-98 (60 Days) Planning Commission Information Sheet Application No. 98004 Applicant: Shingle Creek Land Company Location: Southeast Quadrant of Xerxes Avenue North and Freeway Boulevard Request: Preliminary Plat The applicant is seeking preliminary plat approval to subdivide into three lots, two existing parcels of land totaling 3 16,885 sq. ft. or 7.28 acres. The property in question is currently zoned I-1 (Industrial Park) and is located at the southeast quadrant of Xerxes Avenue North and Freeway Boulevard. It is bounded on the north and east by Freeway Boulevard; on the south by I-94; and on the west by Xerxes Avenue. This property is the subject of a planned unit development rezoning to PUD/I-1 and a first phase development plan approval for a 104 unit Extended Stay America Motel under Planning Commission Application No. 98005. The proposed property is currently made up of two parcels of land totaling 7.28 acres. Parcel A is part of Tract B, RLS 1377 and Parcel B is former surplus highway right-of-way that once served as the off ramp from I-94 to Xerxes Avenue. Parcel B has a very lengthy and cumbersome "metes and bounds" legal description. • Shingle Creek Land Company is the owner of these two parcels and their proposal is to create three lots, the most easterly of which is proposed for development by Extended Stay America. The new legal description of the property is proposed to be Lots 1, 2 and 3, Block 1, Shingle Creek Fifth Addition. Lots 1 and 2 would each be 100,000 sq. ft. (233 acres) each and would be north and south of each other in the westerly portion of the plat. Lot 3 would be a triangular shaped parcel of 116,885 sq. ft. (2.68 acres) on the easterly side of the proposed plat. Lot 3 is the Extended Stay America site and Lots 1 and 2 would be sites for future development. The zoning ordinance requires that all parcels have frontage on public right-of-way. The proposed Lot 2 has frontage along I-94, however, no access to that roadway will obviously be allowed. This parcel is in effect landlocked without some type of access arrangement allowing access to the site over the proposed Lots 1 and 3. The applicant is proposing to provide appropriate access to Lot 2 with the dedication of a 30 ft. wide access easement. Fifteen feet of the easement would be located along the easterly property line of Lot 1, while 15 ft. of the easement would be along the westerly property line of Lot 3. This arrangement should provide appropriate access to Lot 2, meeting the intent of the zoning ordinance. Five foot wide drainage and utility easements will be provided on each of the lots at adjoining • Page 1 3-12-98 side and rear lot lines. Ten foot wide drainage and utility easements will be provided adjoining right-of-way lines including Freeway Boulevard, Xerxes Avenue and I-94. The plat also shows a 29,808 sq. ft. (.68 acres) ponding area on the easterly portion of Lot 3. This area will be protected by a drainage and utility easement and will be the site of the proposed ponding for this entire area. This ponding area is subject to Shingle Creek Watershed Management Commission review and approval both with respect to the plat and the proposed site plan. This will be the only ponding area for this 7.28 acre area. Shingle Creek Watershed Management Commission review is scheduled for March 12, 1998, the same day as the Planning Commission meeting for this proposal. The City Engineer is reviewing the preliminary plat submitted and may offer additional written comments for the Planning Commission's consideration. A copy of the preliminary plat has been forwarded to MN/DOT and their comments have been requested also. It is not anticipated that MN/DOT will have much in the way of comments with respect to the proposed plat. A public hearing has been scheduled for this preliminary plat and notice of the Planning Commission's consideration has been published in the Brooklyn Center Sun/Post. RECONNIMENDATION The proposed preliminary plat appears to be in order and approval of this 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, agreements and documents are subject to the review and approval of the City Engineer and City Attorney prior to final plat approval. 4. The storm drainage system and the design of the water detention facility are subject to the review and approval of the Shingle Creek Watershed Management Commission prior to final plat approval for this proposal. 5. Ponding areas required as part of the storm drainage plan shall be protected by an approved easement. The easement documents shall be executed and filed with Hennepin County as part of the final plat. Page 2 3-12-98 PLANNING COMMISSION I ; APPLICATION NO. — v, / -� 98004 & 98005 it it AfAVAT Sk .�. P I A16 02 1tj Ile Ililli , II11 , , , 'r Ai IIII I Ilil III � //t ! 1 till 1 ► I � / �- ic__I !_ L_=1 I i ! i I III 1 air• - �.o;. L IIII } I �' � ,K' .s.•,�. ,� ` ` + r I } iili ! ! iIi } i ! IIIII j1i11 } • � •,, � '`" r �� '/�;_, IIII ! • ,� '' �� �, � C2 T 711 It R7 l± W x'781' o CIA CIA Lam- '� W ,�S; I.v: i I ; III wvr. SEW= CZ /• fill ,IC2 it it r� / 7r i.�aT , 1 • s — o ��� :� '♦ I 1 d :— ./' � ,r 1, �� / :t i , dd• i Ii ,� ♦ ♦ / •��'.t.._,. 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Location: Southeast Quadrant of Xerxes Avenue North and Freeway Boulevard Request: Rezoning/Site and Building Plan -(PUD/I-1) The applicant, along with Shingle Creek Land Company, is requesting rezoning and the first phase site and building plan approval through the Planned Unit Development(PUD) process for the land located at the southeast quadrant of Xerxes Avenue North and Freeway Boulevard. The rezoning would be from the current I-1 (Industrial Park) zoning designation to PUD/I-1 (Planned Unit Development/Industrial Park). The first phase site and building plan approval request would be for a 104 unit efficiency hotel proposed by Extended Stay America. The property proposed to be rezoned to PUD/I-1 is all the property bounded by Freeway Boulevard on the north and east; I-94 on the south; and Xerxes Avenue on the west. The Extended Stay America site is to be located on the easterly portion of this property and is Lot 3, Block 1 of the proposed Shingle Creek 5th Addition plat comprehended under Planning Commission Application No. 98004. Other developments for Lots 1 and 2 of that plat will be subject to review and approval under the Planned Unit Development process at the time proposals come forward. Only the Extended Stay America proposal is comprehended under this application. The total land area being considered under the rezoning is 316,885 sq. ft. or 7.28 acres. The Extended Stay America hotel site is 116,885 sq. ft. or 2.68 acres. Extended Stay America has reached agreement with the owner of the property to acquire the proposed Lot 3 for development of their hotel. Transient lodging as defined in the Brooklyn Center zoning ordinance refers to multiple living accommodations such as a hotel or motel in which lodging is commonly offered for periods of less than a week. The efficiency hotel concept, as proposed by Extended Stay America, is designed for persons seeking hotel accommodations for a week or longer(although nightly rentals are also available). Acknowledgment of the longer term stay concept would be appropriate with any approval of this application. Hotels, motels and transient lodging uses are not acknowledged uses in the I-1 zoning district. Up until 1990, hotels and some specific other uses were acknowledged special uses in the I-1 zoning district and could be authorized through the granting of a special use permit. In 1990, the Page 1 3-12-98 City rezoned property in this area,.specifically the area south and east of Freewav Boulevard and Shingle Creek Parkway, to C-2 and removed the special use provisions from the I-1 zoning district uses. Also about the same time, the City established the Planned Unit Development process to, among other things, promote flexibility in land development and redevelopment. Concern on the part of the City at that time was that convenience food restaurants and some other uses such as gasoline service stations were inappropriate for development on particular properties within the I-1 zoning district. The City was not necessarily opposed to restaurant or hotel uses at these locations, but was concerned that the special use permit process would not protect the interests and concerns of the City. The PUD process was considered appropriate for considering anything other than light industrial or service/office uses for I-1 zoned property. It should be noted that the City has rezoned a number of parcels in the industrial park area to PUD/I-1 over the past few years. The area located between Shingle Creek and Shingle Creek Parkway northerly of Freeway Boulevard had been rezoned to PUD/I-1 to acknowledge the inter-related development and parking concerns of various uses in this area. Also,part of that PUD rezoning acknowledged the legitimacy of the Hilton Hotel in the Planned Unit Development district and the AmericInn Hotel was also approved in 1996 for inclusion within this Planned Unit Development area. Another significant rezoning in this area is the property immediately north of Freeway Boulevard between the Shingle Creek Plaza II office/industrial building and Schmitt Music, which was rezoned to PUD/I-1 in 1996 and is the current site of the Country Inn and Suites and T.G.I.Friday's restaurant. All of these proposals show how the City has utilized the Planned Unit Development process to consider specific uses based on the plan being proposed in order to authorize their use in an otherwise industrial park zone. The same is true with the proposed application. A Planned Unit Development proposal involves the rezoning of land, to the PUD designation followed by an alpha numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses and structures within the Planned Unit Development. The rules and regulations governing that district(in this case I-1) would apply to the development proposal. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing development and redevelopment problems. Regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. The Planning Commission's attention is directed to Section 35-3» of the City's zoning ordinance which addresses Planned Unit Developments (attached). REZONING The PUD process involves a rezoning of land and,therefore, is subject to the rezoning procedures outline in Section 35-210 of the zoning ordinance as well as the City's rezoning evaluation policy and review guidelines that are contained in Section 35-208. The policy and review guidelines are also attached for the Commission's review. Page 2 3-12-98 The applicant has provided a written submission describing generally their proposal and also comments directed specifically to each of the points contained in the rezoning evaluation policy and review guidelines. The concept of the efficiency unit is to provide fully furnished hotel units which have an additional kitchenette area containing an apartment sized refrigerator, two burner cook-top, microwave, coffee maker and other eating and cooking utensils. As indicated previously, rooms are usually rented on a weekly or longer basis, although nightly rents are available. Persons utilizing this type of facility are often business travelers, consultants and other persons on extended assignments, persons relocating or building a home, persons in training, etc. It is another niche in the type of hotel accommodations offered to prospective customers. As with all rezoning requests, the Planning Commission must review any proposal based on the rezoning evaluation policy and review guidelines contained in the zoning ordinance. The policy states that zoning classifications must be consistent with the City's Comprehensive Plan and must not constitute"spot zoning", which is defined as a zoning decision which discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principles. Each proposal must be considered on its merits and measured against the City's policy and against the various guidelines which have been established for rezoning review. The following is a listing of the rezoning guidelines and the applicant's response to each along with staff comments relating to both. A. IS THERE A CLEAR AND PUBLIC NEED OR BENEFIT? Applicant: Yes. Currently there are many consumers who are staying in the Brooklyn Center area for extended periods of time, however, no pure extended-stay lodging facilities exist. The pure extended stay lodging facility provides each guest with their own in-room cooking facilities allowing them to feel at home even though they are not. Staff Comment: We concur that providing an additional type of hotel facility may be of benefit to the traveling public in the city. We also believe a public benefit of this development is the utilization of land in a manner which can be considered consistent with development criteria established by the City. It is not anticipated that this development will be a detriment to the community but, on the other hand, be a positive factor providing additional services to people in the immediate Brooklyn Center area. B. IS THE PROPOSED ZONING CONSISTENT WITH AND COMPATIBLE `VITH SURROUNDING LAND USE CLASSIFICATIONS? Paae 3 3-1?-93 Applicant: Yes. Across the street is the Country Inn and Suites hotel and a T.G.I.Friday's restaurant. Staff Comment: We believe, as will be noted later in this report and in the review of the site plan for the proposed facility, that the development of the Extended Stay America hotel can be considered consistent and compatible with surrounding land use classifications and developments. This area does have other hotels and there is a large employment base surrounding the base that can make use of such facilities. We also feel that the site layout, landscaping, parking and other physical features will be compatible with surrounding land uses. As indicated earlier in this report, other Planned Unit Development rezonings have comprehended hotels in this area and the area along Freeway Boulevard has long been considered appropriate for uses desiring to take advantage of the freeway exposure that will exist. C. CAN ALL PERMITTED USES IN THE pgapOSEp ZONING DISTRICT BE CONTEMPLATED FOR DEVELOPMENT OF THE SUBJECT-PROPERTY? Applicant: The applicant had no specific response to this guideline. 40 Staff Comment: We believe that all of the permitted uses and proposed uses can be contemplated for development in this proposed Planned Unit Development zoning district. This is the first phase and two other parcels of land will be available for redevelopment. The owner has expressed an interest and desire in providing uses that will be compatible with the extended stay hotel contemplated. It should also be noted that the development of this site as proposed will not have an adverse effect on developing the remaining parcels in the area and in the industrial park particularly. We will look for compatible development, as a possible Planned Unit Development for the adjoining and adjacent sites. D. HAVE THERE BEEN SUBSTANTIAL PHYSICAL OR ZONING CLASSIFICATION CHANGES IN THE AREA SINCE THE SUBJECT PROPERTY WAS ZONED? Applicant: Yes. The property across the street was rezoned from Industrial to Commercial so that the Country Inn and Suites and the T.G.I.Friday's could be developed. Page -I 3-12-98 Staff Comment: The applicant's observdtion is correct, however, the rezoning was from Industrial Park to Planned Unit Development with an Industrial Park underlying zoning district which would allow the specific hotel/restaurant use proposed under the T.G.I.Friday's and Country Inn and Suites proposal. We have reviewed some of the history of rezoning, Comprehensive Plan amendments and zoning ordinance amendments relating to this specific area. As mentioned, zoning classification changes were made in order to rule out some land uses that the City believed were inappropriate for the Industrial Park area and this site in particular. The use being proposed in this Planned Unit Development is not considered inappropriate and is not one of the inappropriate uses the City,wished to discourage from locating in the Industrial Park. The PUD process is believed to be the appropriate vehicle for considering such uses as the Extended Stay America hotel proposal. E. IN THE CASE OF CITY INITIATED REZONING PROPOSALS,IS THERE A BROAD PUBLIC PURPOSE EVIDENT? This is not a City inititated rezoning and this standard, therefore, does not apply. F. WILL THE SUBJECT PROPERTY BEAR FULLY THE ORDINANCE DEVELOPMENT RESTRICTIONS FOR THE PROPOSED ZONING DISTRICTS? Applicant: Yes. The development will be customized in order to adhere to the standards imposed by the Council. Staff Comment: We believe the subject property can bear fully the ordinance development restrictions for this Planned Unit Development proposal based on findings which would need to be made by the City and a development agreement between the City and the developer which would address any issues and would acknowledge the site plan as part of the development agreement. The applicant's proposal will be required to be reviewed by the Shingle Creek Watershed Management Commission and is subject to ponding requirements to control the rate and quality of run off in this entire area. It appears, as will be reviewed later, that parking, setbacks, access, circulation and landscaping will be appropriate. G. IS THE SUBJECT PROPERTY GENERALLY UNSUITED FOR USES PERwIITTED IN THE PRESENT ZONING DISTRICT WITH RESPECT TO SIZE CONFIGURATION.TOPOGRAPHY OR LOCATION? Page 5 3-12-98 Applicant: Yes. With respect to configuration and location. Staff Comment: The site in question is not unsuited for development as an I-1 (Industrial Park) use. It has, however, long been believed that this site along with other sites along Freeway Boulevard should be used for a more intense development than a light industrial manufacturing type use: It is believed that a use that needs good visibility along the freeway, such as a hotel or restaurant, would be appropriate. The Extended Stay America hotel proposal is believed to be an appropriate use of the property. Also, the likelihood of service/office or light industrial development in this area within the next few years is remote. H. WILL THE REZONING RESULT IN THE EXPANSION OF A ZONING DISTRICT WARRANTED BY: 1 COMPREHENSIVE PLANNING: 2 LACK OF DEVELOPABLE LAND IN A PROPOSED ZONING DISTRICT: 3 THE BEST INTEREST OF THE COMMUNITY? Applicant: All of the above. Staff Comment: It is believed that the creation of a PUD/I-1 zoning district in this area provides for the necessary flexibility in dealing with the development issues for this site. The proposed development, in our opinion, is in the best interest of the community and is not in conflict with the City's Comprehensive Plan. I. DOES THE PROPOSAL DEMONSTRATE MERIT BEYOND THE INTERESTS OF AN OWNER OR OWNERS OF AN INDIVIDUAL PARCEL? Applicant: Yes. See A above. Staff Comment: The proposal appears to have merit beyond only the interest of a particular property owner and will lead to an upgrading in the site and physical characteristics in this area as well. The development proposal does provide a quality looking building and the use can be accommodated in this area as well. Page 6 3-1'2-98 SITE AND BUILDING PLAN PROPOSAL The proposed plan calls for a three story, 104 room extended stay or efficiency hotel, that would be located on an approximate 2.6 acre site being created under the proposed Shingle Creek 5th Addition plat. The building will be an L shaped building with a total building area of 45,450 sq. ft., 15,150 sq. ft. per floor. ACCESSMARKING Access to the site would be gained via two access points located off Freeway Boulevard, one opposite the shared access serving Shingle Creek Phase II and the T.G.I.Friday's/Country Inn and Suites site. The other access will be located along the west side of the Extended Stay America site and will be a shared access, for which easement documents will need to be prepared, to provide access to the adjacent properties to the west. This access lines up with the access to Shingle Creek Plaza II on the opposite side of Freeway Boulevard. A point that needs to be clarified with respect to the width of this access is that the zoning ordinance permits a maximum access width of 30 ft. at the property line. The proposed access is at least 40 ft. in width, and either the width of the access will need to be reduced or a concrete deliniator dividing the flow of traffic in and out of the site will need to be provided if the access continues to be over 40 ft. in width. Further review of this proposal by the City Engineer is in order and both options are open to the applicants. The building will be generally located in the center of this triangular shaped site with parking surrounding the building. The plan provides 114 parking spaces, each meeting the minimum requirements of the zoning ordinance. Five handicapped spaces are being provided, three at the main entrance to the building and two along the westerly side of the building. The parking requirement for such a facility is based on the number of rooms and employees at the maximum shift. The parking requirement is one parking space per room and one per employee at the maximum shift. With 104 rooms and eight employees, a total of 112 parking spaces are required. Again, the plan provides 114 parking spaces. All driveways servicing parking areas are a minimum of 24 ft. in width, which meets the minimum standards set forth in the zoning ordinance. B-612 curb and gutter is noted as being provided around all parking and driving areas. This includes curb and gutter along the westerly side of the property and appears to be deliniating both sides of the shared access in the area. GRADING/DRAINAGE/UTILITIES The drainage plan is proposed to drain the parking lot into six catch basins located at various points around the hotel building in the parking lot. Storm water will be collected in these catch. basins and discharged at two locations into a proposed storm water pond at the east end of the property. This pond is sized to accommodate storm water run off from this site and the two proposed lots directly to the west. After treatment in the pond, storm water will be discharged into the adjacent MIN/DOT ditch along Interstate 94. A /DOT permit has been received for Page 7 3-12-98 this work. The pond servicing this site is scheduled for review by the Shingle Creek Watershed Ivianagement Commission on March 12, 1998. Sanitary sewer will be connected to the building at the northeasterly corner and tied into existing sanitary sewer within the Freeway Boulevard right-of-way. A looped water system will be provided around the building tying into existing water main in Freeway Boulevard at two locations. The City Engineer is reviewing the drainage and utility plans and may have additional comments for the Commission's review. It is likely that there will be a need for utility easement agreements relating to the adjoining properties because water and sewer services will be provided from the Extended Stay America site. See City Engineer's comments attached. LANDSCAPING The applicant has submitted a landscape plan in response to the landscape point system utilized by the Planning Commission to evaluate such plans. This 2.68 acre site requires a total of 200.8 landscape points. The applicant proposes to meet this requirement by providing a variety of plantings including shade trees (100 points - 10 trees), coniferous trees (78 points - 13 trees),a decorative tree (1.5 points) and shrubs (21.5 points -43 shrubs). Their plan shows additional shrubs beyond the 43 indicated for meeting the point requirement. This amounts to a total of 161 shrubs plus an additional 141 shrubs being used for screening along the Freeway Boulevard greenstrip to shield the parking lot from the road way. Altogether, a total of 302 points in shrubs is shown on the landscape plan. �► The plan itself calls for three Marshalls Seedless Ash and four Redmond Linden along with three Heritage Birch. The Heritage Birch are located in a clump of three on the south side of the drainage pond. Two Marshalls Seedless Ash are located in the Freeway Boulevard greenstrip and one on a parking lot island area northwesterly of the building. The four Redmond Linden are located on parking islands northeast of the building and on the easterly leg of the building. Thirteen Colorado Spruce are provided on the site, ten of which will be located in the Freeway Boulevard greenstrip, six in a clump on the northerly end and four on the north side of the pond and three on the south side. A combination of Alpine Currant and Techny Arborvitae are provided to screen the parking lot from Freeway Boulevard. Also, a solid row of Techny Arborvitae is located along the south parking lot adjacent to the I-94 area. A Pink Spires Crab is located in an island area in the main or front portion of the parking lot. Foundation shrubs such as Nannyberry Viburnum, Skandia Juniper,Spreading Yew, Anthony Waterer Spirea, Darts Red Spirea, Ajuga and Hosta as well as various annuals are located around the perimeter of the building between the building and parking lot. Sod is indicated around the building with seeding to be provided around and in the ponding area. Underground irrigation is indicated on the plan notes to be provided. Page 8 3-12-98 BUILDING The building elevations indicate the exterior of the Extended Stay America to be two contrasting colors of brick. The lowest level will be a darker or royal oak color with a soldier course separating it from a glacier white color brick covering the upper two floors. Asphalt shingles are proposed for the roof material. Trim for the building will be gray, teal and white. LIGHTING/TRASH The applicant had submitted a lighting plan indicating the location of nine parking lot lights surrounding the facility. The light standards will be 30 ft. high. Our main concern is that these parking lot lights be shielded and directed down onto the site so as not to create glare off of the site. The plan does not indicate any wall mounted light fixtures. Again, our concern is that the lights not create glare•offsite. The site plan indicates that a trash enclosure will be located at the southeast corner of the property. No detail of the enclosure is provided. The trash enclosure should be of the same material as the exterior of the building and the gates should be an opaque material. Plastic slats are not acceptable for gate screening. The plans as a whole, with some modifications, appear to be in order. PROCEDURE This PUD/I-1 proposal, as previously mentioned is a rezoning with a specific development plan. As such, it must go through the normal rezoning process. Generally, rezonings are referred to neighborhood advisory groups. In this case,the Planning Commission is the advisory group for this Industrial Park area. A public hearing has been scheduled and notices have appeared in the Brooklyn Center Sun/Post and have been sent to neighboring property owners. It appears that with some clarification, the Planning Commission should be able to make a recommendation with respect to this plan at Thursday evening's meeting. Attached is a copy of a letter received from Sheree Grimm, 6662 Xerxes Place, with her comments relative to the proposed development. All in all, the staff believes this plan is in order and a draft Planning Commission resolution is offered for the Planning Commission's consideration. This resolution outlines the Planning Commission's consideration of this matter and also sights recommended consideration for recommending approval of the PUD rezoning as well as a set of conditions which will be required for approval Page 9 3-12-98 s ' • • < PLANNING COMMISSION -==-t :I o APPLICATION NO. 5 98004 & 98005 I I / I �,,.v� , --/,. T� PNyCIAT :�L b7�i. AVE. N• I'V f Gil FRMAr � r I to WY _III I Llilli li l L IilllIIIIIII ( I '„�' III . �� ' � � • `�” Ilillllj li ( I ► ! IIII i r � �-�!'�.�=' \`•,� � !� Raj I W , Astn2w o CIA CIA -- W: f i ► 'a<°� l ii I,rE 1.,4: i f l l SF+tYfm t � . 1 - C. Accessory uses incidental to the foregoing principal uses when located on the same property with the use to which it is accessory but not including any business or industrial uses. Such accessory uses to include but not be restricted to the following: 1. Off-street parking. 2. Public recreational buildings and parks, playgrounds and athletic fields. 3. Signs as permitted in the Brooklyn Center Sign Ordinance. Section 35-355. PLANNED UNIT DEVELOPMENT. Subdivision 1. Purpose. The purpose of the Planned Unit Development (PUD) district is to promote flexibility in land development and redevelopment, preserve aesthetically significant and environmentally sensitive site features. conserve energy and ensure a high quality of design. Subdivision ?. Classification of PUD Districts; Permitted Uses; Applicable Regulations. a. Upon rezoning for a PUD, the district shall be designated by the letters "PUD" followed by the alphanumeric designation of the underlying zoning district which may be either the prior zoning, classification or a new classification. In cases of mixed use PUDs, the City Council shall, whenever reasonably practicable, specify underlying zoning classifications for the various parts of the PUD. When it is not reasonably practicable to so specify underlying zoning, classifications, the Council may rezone the district, or any part thereof, to "PUD- MIXED." b. Regulations governing uses and structures in PUDs shall be the same as those governing the underlvinc, zoning district subject to the following: I. Regulations may be modified expressly by conditions imposed by the Council at the time of rezoning to PUD. _'. Regulations are modified by implication only to the extent necessary to comply with the development plan of the PUD. 3. In the case of districts rezoned to PUD-MIXED, the Council shall specify regulations applicable to uses and structures in various parts of the district. 33-=15 c. For purposes of determining applicable regulations for uses or structures on Iand adjacent to or in the vicinity of the PUD district which depend on the zoning of the PUD district, the underlying zoning classification of PUD districts shall be deemed to be the zoning classification of the district. In the case of a district zoned PUD-MIXED, the underlying zoning classification shall be deemed to be the classification which allows as a permitted use any use which is permitted in the PUD district and which results in the most restrictive regulation of adjacent or nearby properties. Subdivision 3. Development Standards. a. A PUD shall have a minimum area of one acre,excluding land included within the floodway or flood fringe overlay districts and excluding existing rights-of-way, unless the City finds that at least one of the following conditions exists: 1. There are unusual physical features of the property or of the surrounding neighborhood such that development as a PUD will conserve a physical or terrain feature of importance to the neighborhood or community; ?. The property is directly adjacent to or across a public right-of-way from property which previously was developed as a PUD and the new PUD will be perceived as and function as an extension of that previously approved development; or J. The property is located in a transitional area between different land uses and the development will be used as a buffer between the uses. b. Within a PUD, overall density for residential developments shall be consistent with Section 35-400 of this ordinance. Individual buildings or lots within a PUD may exceed these standards,provided that density for the entire PUD does not exceed the permitted standards. c. Setbacks, buffers and areenstrips within a PUD shall be consistent with Section 35-400 to 35-414 and Section 35-700 of this ordinance unless the developer can demonstrate to the City's satisfaction that a lesser standard should be permitted with the addition of a screening treatment or other mitigative measures. d. Parking provided for uses within a PUD shall be consistent with the parking requirements contained in Section 35-704 of this ordinance unless the developer can demonstrate to the City's satisfaction that a lesser standard should be permitted on the grounds of the complementarity of peak parking demands by the uses within the PUD. The City may require execution of a restrictive covenant limiting future use of the property to those uses which will continue this parking complementarity, or which are otherwise approved by the City 5-t6 Subdivision -t. General Standards. a. The City may allow more than one principal building to be constructed on each platted lot within a PUD. b. A PUD which involves only one land use or a single housing type may be permitted provided that it is otherwise consistent with the purposes and objectives of this section. C. A PUD may only contain uses consistent with the City's Comprehensive Plan. d. All property to be included within a PUD shall be under unified ownership or control or subject to such legal restrictions or covenants as may be necessary to ensure compliance with the approved development plan and site plan. e. The uniqueness of each PUD requires that specifications and standards for streets, utilities, public facilities and the approval of land subdivision may be subject to modifications from the City Ordinances generally governing them. The City Council may, therefore, approve streets, utilities, public facilities and land subdivisions which are not in compliance with usual specifications or ordinance requirements where it is found that such are not required in the interests of the residents or of the City. Subdivision 5. Application and Review. a. Implementation of a PUD shall be controlled by the development plan. The development plan may be approved or.disapproved by the City Council after evaluation by the Planning Commission. Submission of the development plan shall be made to the Director of Planning and Inspection on such forms and accompanied by such information and documentation as the City may deem necessary or convenient, but shall include at a minimum the following: 1. Street and utility locations and sizes; 2. A drainage plan, including location and size of pipes and grater storage areas; 3. A grading plan; -1. A landscape plan; 5. A lighting plan; 6. A plan for timing and phasing of the development; 7. Covenants or other restrictions proposed for the regulation of the development: 35-41 8. A site plan showing the location of all structures and parking areas; 9. Building renderings or elevation drawings of all sides of all buildings to be constructed in at least the first phase of development; and 10. Proposed underlying zoning classification or classifications. Such information may be in a preliminary form,but shall be sufficiently complete and accurate to allow an evaluation of the development by the City. b. The Planning Commission shall hold a public hearing on the development plan. Notice of such public hearing shall be published in the official newspaper and actual notice shall be mailed to the applicant and adjacent property owners as required by Section 35-210 of this ordinance. The Planning Commission shall review the development plan and make such recommendations as it deems appropriate regarding the plan within the time limits established by Section 35-210 of this ordinance. C. Following receipt of the recommendations of the Planning Commission, the City Council shall hold such hearing as it deems appropriate regarding the matter. The Ciry Council shall act upon the development plan within the time limits established by Section 35 ?10 of this ordinance. Approval of the development plan shall constitute rezoning of the property tie PUD and conceptual approval of the elements of the plan. In addition to the guidelines provided in Section 35-208 of this ordinance, the City Council shall base its actions on the rezoning upon the following criteria: 1. Compatibility of the plan with the standards, purposes and intent of this section; 2. Consistency of the plan with the goals and policies of the Comprehensive Plan; 3. The impact of the plan on the neighborhood in which it is to be located; and 4. The adequacy of internal site organization,uses,densities,circulation,parking facilities, public facilities, recreational areas,open spaces, and buffering and landscaping. The City Council may attach such conditions to its approval as it may determine to be necessary to better accomplish the purposes of the PUD district. d. Prior to construction on any site zoned PUD, the developer shall seek plan approval pursuant to Section 35-230 of this ordinance. In addition to the information specifically required by Section 35-230, the developer shall submit such information as may be deemed necessary or convenient by the City to review the consistency of the proposed development with the approved development plan. 35-48 The plan submitted -for approval pursuant to Section 35-230 shall be in substantial compliance with the approved development plan. Substantial compliance shall mean that buildings, parking areas and roads are in essentially the same location as previously approved; the number of dwelling units, if any, has not increased or decreased by more than 5 percent; the floor area of nonresidential areas has not been increased or decreased by more than 5 percent; no building has been increased in the number of floors; open space has not been decreased or altered from its original design or use, and lot coverage of any individual building has not been increased or decreased by more than 10 percent. C. Prior to construction on any site zoned PUD, the developer shall execute a development agreement in a form satisfactory to the City. f. Applicants may combine development plan approval with the plan approval required by Section 35-230 by submitting all information required for both simultaneously. g. After approval of the development plan and the plan approval required by Section 35-230, nothing shall be constructed on the site and no building permits shall be issued except in conformity with the approved plans. h. If within 12 months following approval by the City Council of the development plan, no building permits have been obtained or, if within 12 months after the issuance of building permits no construction has commenced on the area approved for the PUD district, the City Council may initiate rezoning of the property. i. Any major amendment to the development plan may be approved by the City Council following the same notice and hearing procedures specified in this section. An amendment shall be considered major if it involves any change greater than that permitted by subdivision 5d of this section. Changes which are determined by the City Council to be minor may be made if approved by the Planning Commission after such notice and hearing as may be deemed appropriate by the Planning Commission. 35-49 i t t City of Brooklyn Center Section 35-208 REZONING EVALUATION POLICY AND REVIEW GUIDELINES. Purpose The City Council finds that effective maintenance of the comprehensive planning and land use classifications is enhanced through uniform and equitable evaluation of periodic proposed changes to this Zoning Ordinance; and for this purpose, by the adoption of Resolution No. 77-167, the City Council has established a rezoning evaluation policy and review guidelines. 2. Policy It is the policy of the City that: A. Zoning classifications must be consistent with the Comprehensive Plan, and, B. Rezoning proposals will not constitute "spot zoning", defined as a zoning decision, which discriminates in favor of a particular landowner and does not relate to the Comprehensive Plan or to accepted planning principles. 3. Procedure Each rezoning proposal will be considered on its merits, measured against the above policy and against these guidelines, which may be weighed collectively or individually as deemed by the City. 4. Guidelines 0 A. Is there a clear and public need or benefit? B. Is the proposed zoning consistent with and compatible with surrounding land use classifications? C. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? D. Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? E. In the case of City-initiated rezoning proposals, is there a broad public purpose evident? F. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? G. Is the subject property generally unsuited for uses permitted in the present zoning district, with respect to size, configuration, topography or location? H. Will the rezoning result in the expansion of a zoning district, warranted by: 1 . Comprehensive planning; 2. The lack of developable land in the proposed zoning district; or, .3. The best interests of the community? I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? Section 35-208 a • i Date: February 12, 1998 Project: Extended Stay America Brooklyn Center, MN HTPO Job#97-182 Owner/Developer: ESA Management, Inc. 1550 N. Northwest Hwy. Park Ridge, IL 60068-1463 Phone (847) 375-0300 Fax (847) 298-7532 Engineer: Hansen Thorp Pellinen Olson, Inc. 7565 Office Ridge Circle Eden Prairie, MN 55344 Phone (612) 829-0700 Fax (612) 829-7806 ESA Management, Inc. is proposing to build a three story, 104 room efficiency hotel (Extended Stay America) off of Freeway Boulevard in Brooklyn Center. The proposed hotel has a total building area of 45,450 square feet (15,150 square feet per floor). Extended Stay America Efficiencies are designed to appeal to value conscious guests on visits of a week or longer, but still provide them with all the necessary amenities and comforts. Each room is fully furnished and typically includes a queen size bed, color television with cable and remote control, telephone with voice mail,free local calls and computer data port. Additionally, each room has a kitchenette with apartment size refrigerator, two burner cooktop, microwave, coffee maker, utensils and tableware. Each property has an on-premise laundry facility for guest use. Rooms are usually rented on a weekly basis - although nightly rentals are available, rooms permitting - and appeal to a wide variety of guests such as self-employed business travelers, engineers and consultants on extended assignment, persons relocating or building a home, persons in training programs, retirees visiting family, and persons whose homes are being remodeled or repaired due to damage. There is weekly housekeeping service and twice weekly towel service. The properties are generally staffed by four full-time and approximately ten part-time personnel. To help maintain affordability of room rates, the facilities do not offer labor intensive services such as daily cleaning, room service or restaurants. The Company was founded in 1995 by George D. Johnson, Jr. and H. Wayne Huizenga, who are the two largest shareholders of the company. Mr. Johnson, who is President and Chief Executive Officer of the Company, was formerly President of the Consumer Products Group of Blockbuster Entertainment, a division of Viacom, Inc. Mr. Huizenga, who is Chairman of the Board of Directors of the Company,is Chairman and Chief Executive Officer of Republic Industries, Inc. and was formerly Vice Chairman of Viacom,Inc. and Chairman and Chief Executive Officer of Blockbuster Entertainment Corporation. The management team has extensive experience in the acquisition and development of seal estate and the operation of properties on a national scale. Sanitary sewer and water will be served from Freeway Boulevard. Stormwater will be collected in catch basins on the site and discharged at two locations into the proposed stormwater pond at the east end of the property. This pond is sized to also accommodate stormwater runoff from the two proposed lots directly to the west of the Extended Stay America Site. After treatment in the pond, stormwater will be discharged into the adjacent MnDOT ditch along Interstate Hwy. No. 94. A MnDOT permit has been received for this work. Construction of this project is anticipated to occur in the Spring/ Summer of 1998 in one phase. I ' r ' It / Ch. lol ! r '�� • ,—��' r e 'sit{ ri�IiI;,:Ff �i i :i:i� � t iii;'� �� I �,: � �r #�=1� �i{�i� ��t`i;i�t� �f�f� a f,�rt•,£ {a iltl z. I ; •i�j, K�� jilt,1, 3=54 i�js iI Y' --.? • rift, ie# if t:, t a"� (tf ; r � ; 1 . 1 IF I tilt •al � =�t ��iyi�s• }� ;i 3` i tiffs III aa a. I I �� � �^ �.� I:� i•�' ���IE'i iii f 3i��� s �'. # !11111 • . i •Fif�F Y 1 t• ' 3ttF it �S�fa i �• =iii I 11 I A R1 n =l-t SI $I 'I °1 x I�:ii jell EROOKLYN CEI4TER, UN c 11 7 rr"�TU"* , $ III � I•i•Mi MENNE?IN CCUNTY `•� f1`lvl..v , • s • r ;J ( m / ') J 66RDED S j i / / :•-• / = TAY AMERICA / j ► I/ii � JII IYlim / . i ( -O�_ / I I ! ' �. 2 so ca so MAX gg c 4 Ong= .0 A ac so i J L-------- -� r r .. N <o a Pf r ti m _ frr� ~ �v ' ' xx pA A y N I 1 f m c? A v z In j Qtr€, " ± ^ M a 1 O Z Z o o co D a a A lSt;'J3 ; .n Z -40 Z I I i i i It A {A il t EROC�KLYN CcV'E�. � !n i 1a 1 7 D I / C• t m I m - I = '26NDED STAY AMMCA _ .,: = as 1 1 _ �. �: III I • . _ pi��� � i������ � I rn �i / m _ C 02 1:-4 e + f ti• '6i i z i s � O t I I :3 1 W I-�ei,t;;?,^}I 1! $ I�•� � �3I! 6F;C(LYN CENTER, N n I �r.te NENNE=INI COUNTY rx�`ND D � ._.. "oi...^..._. .... �-� ! t ' N '� •." � jz;; �_ is g;� .. ' •� �:� rri sx tai • 4 / EYfENDED STAY ERICA A Xf co too � 1 l !j; �•��'� � g �1�3���5 � ^ � � ; i y ' s ;: �R 3 �� ����� ��lei M qty \ $ r 1 03 O Z 3 I ji' EFOOKLYN CENTER, MN T`ND y 111 i;' ice D I I� I 'r.ENNE=4N CCUNTY — LD 1�••� e( • �I • ;� kkYdl }}IMi kJ• ( kklCt FtMll .1al k1 1 �Liij � is i•� p�I .�lf -� ' � 4 r i D I CA� i° f • = D r ' = r9 -- � r = t FI 1-111 TIM-; m A' t Z y 1'� ii 4• .ir m a s:� z !M 1 M • 1 M�)e+it 1 1 1 1 1 1 I (� 1 _ ; ` 1•r i � �I11 iI\�/ i~^' � � { I�i � 1 ly1 1 1 i ; � .!•• /':. { f f i 1 EXTENDED STAY AMERICA bi � • i 1 { s^ 1 i •(r'9 F 1 i 1 1 • 'r• •e0� w I i I — ' y s s e 3Y�s I �r1 I tl3;l I n ^-1-Qi��i {I--t�yi 9I rs jl}�� �I� I cRGGK,LYN CENTER. ViN I EXTENDED`/ 1 }1?P—M. .br �i; fl l • •^ HENNE?IN COUNTY � ga� v A:�rn lr„ i a 171ot t ft S; .......... 1 ............ Ni 0' ......... ! STAY"Wr4 Z eb -Alp, u r"3 Mi -4 PRIN M 4V R Ti; M ` ;J: .;`'fir'= ii� iijFi�i�4� 1,6 � i� k j T till L L BROOKLYN CENTER, MN I'A HENNEPIN COUNTY EXTENDEDO 1-94 & MEEWAY BLVD. STAYAMERICA crr lefencT $fuel es re � i I i I I I 71 10 10 Ir ...... -n �Tq7 aLi lij ----------- -21=2 -t-9- Fat- ------------ --- ------- A cl I cl 7-1, Zi _ !�� j !f�;,�� i .2,,E ;ji p ii ; a , � ;� > BROCKLYN CENTER, WN ESA MANAGEMWT, NC. ;Zia NAME OF COUNTY EXTENDED ., s i;I. (`I II I� 1.94&FRESWAY BLVO. STAYAMERICA • 1 t i I I I I I + ! a 5 I i i IT tAm., LPO�3! I �•• tt � •!Illilll i iq I V V >; I u � II Q ! I I i Ia� i 3 ! i i � lr - s li�iilll .. En c t 'Z v;yl•j' ; � � !� E I F I lliT OKLYN CENTER, MN ESA MANAGEMENT, PAC. 71M I R.1wE IF COUNTY EXTENDED IV Ijl" �aaEWAY aLvo. STAYAMEQICA I :,r�•"..(�( `�� .(.�.. i i I ! , i c c -' ne cl j .IIIIIIIII �: .t.. �• •IIIIII111 `� y y P r, - © �• r ' y _ 'I � d q n o •e ii ltl 3� r v �"� I I• dU !illiil!I I _: I ! � Iliinil : •� i i/p� !i i f � _ • 7 i i;; I r i• ';E'l:ef � iite'• Z ra f �'•f;i � i ;.3 I 3 'j• t j i I S I 11 (rl i 't il' iV x. ; BROOKLYN CENTER, MN ESA MANAGEtvENT, P1C.Ill E•� �!I!'Ip NAME OF COUNTY FX51 ENDED � ?•^a � i cM1,cr �� •I .I s� ' �IEgI: Ili �l j (• -Si r.FREE AY BLVO. TAY AMERICA ,,,...:� .'x-�:.�'. I �� w � cD rm: /u: ■ui is' � ' /« �rw ;iii 1 iw � � �i= � ��■"iC.`,1�w ■•• �■ l■:y i�, ■..: LIP I Y Y H; 1■H ■.. ■.t ■.. �.: Y ou� : ■N ■Y. ■,,.� �.,�„� .,. NEVI, Y; Y:� rY. 1 rrf I MEN Fctli ;l"N MINE ■� �/� �■ w «� ' CD � w w ■Y /Y / 1 ' `� i, '� ■« �■«, ■.:� lip ��� �■::��� I . w L , li : Vii:.• �iY' wac►a►<►a►c►<►a►a► w .:o MEMORANDUM DATE: March 6. 1998 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott Brink, City Engineer SUBJECT: Extended Stay America Proposed Preliminary Plat and Site Plan A review of the proposed Extended Stay America lodging facility located on Freeway Boulevard has been reviewed. The site, grading and drainage, and utility plans were received by the City February 12, 1998, labeled"Preliminary-Not for Construction", and submitted by the firm Hansen Thorp Pellinen Olson, Inc.(HTPO). The following review comments are offered at this time. • The proposed project involves the construction of a hotel facility on a site of over 7.3 acres. The hotel will occupy 2.7.acres of the site, leaving approximately 4.6 acres(two lots) to be developed in the future. In conformance with requirements of the Shingle Creek Watershed . Management Commission, an on-site storm water treatment pond has been proposed and designed accordingly. An application for approval has been submitted with the Watershed accordingly, and is scheduled for consideration at their March 12, 1998 meeting. The Watershed's engineer has reviewed the proposed plan, and has recommended approval pending receipt of a revised erosion control plan, an operation and maintenance plan for the pond, and a revised pond outlet detail(correspondence attached). The operation and maintenance plan for the pond can be incorporated into a standard utility and maintenance agreement between the City and developer,typical of other agreements executed in the past for similar developments. • Sanitary sewer and water service is proposed from existing services from Freeway Boulevard. Location of the services and hook-up costs shall be the responsibility of the developer. At this time, it apears that no excavation or disturbance to Freeway Boulevard will be necessary as part of the utility installation work. If such excavation is necessary, the developer will be required to secure a permit from the City prior to performing utility work. • Water service is proposed to be looped around the Extended Stay Site with 6 inch diameter main from existing 8 inch services..8X6 reducers will therefore be required. Future extensions to the other two remaining parcels from the 6 inch loop are also proposed. It is recommended that additional 6 inch valves be added at the extension points. In addition, a utility easement,joint utility agreement or covenent as appropriate will be necessary between • the properties if the future lots are to be served from the Extended Stay property. • Storm sewer has been designed to service the entire site, including capacity for the other remaining two lots. It is recommended that the storm sewer be slightly extended to pick up drainage along the driveway to Freeway Boulevard, thus providing some additional measure for the proposed and future developments. Storm sewer traversing across the Extended Stay site carrying stormwater from the future development should also include a utility easement, joint utility agreement or covenent as apropriate. • A joint access driveway to Freeway Boulevard has been proposed for the entire site. The driveway is approximately 24 feet in width. Depending upon the type of future development on the other two sites, the proposed width of the driveway may warrant further review. In addition, the driveway entrance at Freeway Boulevard is skewed as a result of the driveway and street alignments. In consideration of sightlines to Freeway Boulevard traffic and the existing driveway located across Freeway Boulevard, a delineator(median), or other alignment adjustment should be considered. Again, a joint access agreemnt or shared covenent will be required of the three properties. These are comments, based upon the preliminary plans received. 3-5-98 SHINGLE CREEK WATERSHED INIANAGENIENT COLN&IISSION PROJECT REVIEW SC 98-01' Extended Stav America Owner: ESA Management, Inc. 1550 N. Northwest Highway, Suite 401 Park Ridge, Illinois 60068 Purpose: Approval of a Stormwater Management Plan for construction of a 2.7-acre hotel facility on a 7.3-acre site. Location: 2700 Freeway Boulevard, Brooklyn Center. Exhibits: I. Project Review Application submitted by Scott Brink, City of Brooklyn Center, dated February 20, 1998. 2. Hydrologic (HydroCAD) calculations prepared by H. R. Green Company, dated December 1997. 3. Drainage, and Utility Plans prepared by HTPO, dated February 4, 1998. 4. Grading Plan*prepared by HTPO, last revised March 4, 1998. • 5. Letter from i'vfnDOT referencing permit approval for discharge to I-694 right-of-way, dated January 5, 1998. 6. Project Review File SC 96-14. Findings: 1. The proposed project involves the construction of a hotel facility on a 7.3± acre site. The hotel will only occupy 2.7 acres of the site, Ieaving approximately 4.6 acres (two lots) to be developed in the future. An on-site pond will be constructed to treat runoff from the entire developed site. 2. A complete project review application was received by the Commission on February 25, 1998. To comply with the 60-day review period, the Commission must approve or deny this project review no later than the April 9, 1998 meeting. Sixty days expires on April 26, 1998. 3. NWI maps show no wetlands on site. 4. Site runoff will be collected in a lame stormwater pond located on the east tip of the site. The pond has been designed to treat runoff from the entire site and exceeds Commission standards for water quality treatment. • The pond discharges south to the adjacent 1-694 right-of-way. Preliminary approval of the design has been granted by MnDOT. PROJECT REVIEW SC 98-41. Extended Stav America 5. The 100-year flood elevation in the pond is 846.6. The proposed lowest floor elevation is 85 1.0, satisfying Commission freeboard requirements. 6. Easements have been provided over the pending area. 7. An Erosion Control Plan consisting of riprap, rock construction entrances, sedimentation barriers at catchbasin inlets, and silt fence has been submitted. Recommendations: Approval pending receipt of: 1. A revised design detail of pond outlet structure demonstrating skimming of floatable materials. 2. An Operations and Maintenance Plan which will maintain the outlet control structure and permanent pool depths in the pond. The plan shall be provided to the city in the form of a recordable agreement that assures the designated operations and maintenance procedures will be faithfully executed. Approval will be given upon receipt of above listed items at the office of the Commission's engineer. MONTGOMERY WATSON Engineers for the Commission 3-5-98 Eric J.Thompson, P.E. Date • rf1L64C CuLi. 6662 Xerxes Place North ., Brod lyn Center,MN 55430 JUL MM 9, 1998 City of Brooklyn Center Planning Commission 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 RE: Property on the comer of Xerxes Avenue North and Freeway Blvd. Rezoning for development of a three story, 104 room hotel TO WHOM IT MAY CONCERN: I received a letter in the mail last week regarding a Public Hearing meeting on March 12th. I am responding in letter form because I am unable to attend the meeting that evening due to my job. I hope you take this letter seriously. I am a very angry citizen because of this development. I am a long time residence of Brooklyn Center. I was raised here and then I came back and bought a townhouse in 1993 at Earle Brown Townhouses Estate. I have watch the City of Brooklyn Center and expand beyond my dreams. When I was a kid and watched Brookdale being built it was incredible,watched Earle Brown Farm turn into a Convention Center,businesses, etc. and I also • watchcd Highway 94 being built from the ground up. I believe change is inevitable. It's part of growing as a community. Now you are asking to build a hotel across the street from where I live. Are you nuts!! What about property value? Will that go down? The scenery from my townhouse in the summer is beautiful. I do not want to see my horizon taken over by a three story hotel. No way!!!! The ducks and deer I see every spring from Palmer Lake will no longer be enjoyed because of a hotel. The traffic will increase on the corner of Xerxes and Freeway Blvd. How much more traffic do we need? We have young children in this neighborhood who use that corner a lot. It used to be a quiet spot to enjoy but now add all the noise besides. Is the hotel going to have bright lights in their parking lots? What kind of scenery am I looking at now? It doesn't paint a pretty picture. Along the Freeway Blvd.strip in City of Brooklyn Center has already built two hotels. Besides,we have 3 hotels off Shingle Creek and then 1 big hotel off Highway 100. How many more hotels/motels does this city need? I know,we arc growing as a community and we need to expand. I heard enough in my lifetime that when things are done for change, we the taxpayer always,always are never listened to. The plan is to go ahead and build this hotel anyway,it's just a formality. You won't listen to me, ouecision is already made. But I just needed to let off stem because I think this is a disgrace to ittle community of Earle Brown Townhouses Estate. You take away the beauty I enjoy so much. Does this matter to the Planning Commission-I don't think so. My vote is NO. Do not build a hotel across the street from where I live. Build your hotel somewhere else. A Concerned Citizen, Sheree R. Grimm its adoption: Member introduced the following resolution and moved PLANNING COMMISSION RESOLUTION NO. 98-1 RESOLUTION REGARDING RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 98005 SUBMITTED BY EXTENDED STAY AMERICA, INC. WHEREAS, Planning Commission Application No. 98005 submitted by Extended Stay America, Inc. proposes rezoning from I-1 (Industrial Park) to PUD/I-1 of a 7.28 acre parcel of land located at the southeast quadrant of Xerxes Avenue North and Freeway Boulevard, bounded by Freeway Boulevard on the north and east; by I-94 on the south; and Xerxes Avenue North on the west; and WHEREAS, this proposal comprehends the rezoning of the above mentioned parcel and site and building plan approval for a three story, 104 unit efficiency hotel on the easterly portion of the aforementioned site; and WHEREAS, the Planning Commission held a duly called public hearing on March 12, 1998, when a staff report and public testimony regarding the rezoning and site and building plan were received; and • WHEREAS the Commission considered the rezonin g and site and building plan requests in light of all testimony received, the guidelines for evaluating rezonings contained in Section 35- 208 of the City's zoning ordinance, the provisions of the Planned Unit Development ordinance contained in Section 35-355 and the City's Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council that Application No. 98005 submitted by Extended Stay America, Inc. be approved in light of the following considerations: 1. The rezoning and Planned Unit Development proposal are compatible with the standards, purposes and intent of the Planned Unit Development section of the City's zoning ordinance. 2. The rezoning and Planned Unit Development proposal will allow for the utilization of the land in question in a manner which is compatible with, complimentary to and of comparable intensity to adjacent land uses as well as those permitted on surrounding land. 3. The utilization of the property as proposed under this rezoning and site and building plan will conform with city ordinance standards and is considered a reasonable use of . the property. • Planning Commission Resolution No. 98-1 4. The rezoning and Planned Unit Development proposal are considered compatible with the recommendations of the City's Comprehensive Plan for this area of the city. 5. The rezoning and site and building plan appear to be a good long range use of the existing land and an asset to the community. 6. In light of the above considerations, it is believed that the guidelines for evaluating rezonings as contained in Section 35-208 of the City's zoning ordinance are met and that the proposal is, therefore, in the best interest of the community. BE IT FURTHER RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council that approval of Application No. 98005 be subject to the following conditions and considerations: 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 as well as appropriate utility easements for adjoining properties are subject to review and approval by the City Engineer prior to the issuance of permits. • 3. A site erformance agreement reement and supporting financial guarantee in an amount to be P determined based on cost estimates shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop or on-ground mechanical equipment shall be appropriately screened from view. 5. The buildings are to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the city ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the city ordinances. 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 the release of the performance guarantee. • Planning Commission Resolution No. 9$-1 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 plans shall be modified to provide either a reduced size access where a shared access is to be provided between this property and the adjoining property to the west or the installation of a concrete delineator as approved by the City Engineer. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center standard specifications and details. 13. Ponding areas required as part of the storm drainage plan shall be protected by an approved easement. The easement document shall be executed and filed with Hennepin County prior to the issuance of building permits. 14. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City's Engineering Department. 15. The applicant shall enter into a development agreement with the City of Brooklyn Center to be reviewed and approved by the City Attorney prior to the issuance of • permits. 16. Approval of this Planned Unit Development acknowledges "efficiency or extended stay hotels" offering transient lodging accommodations for periods of longer than one week as being comparable in intensity and use as transient lodging defined in the Brooklyn Center zoning ordinance and, therefore, an allowed use in this Planned Unit Development. Date Chair ATTEST: Secretary The motion for the adoption of the foregoing resolution was duly seconded by member and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. • CITY OF BROOKLYN CENTER Notice is hereby given that a public hearing will be held on the day of , 1998 at 7 p.m. or as soon thereafter as the matter may be heard at the City Hall, 6301 Shingle Creek Parkway,to consider an amendment to the Zoning Ordinance regarding the zoningi classification of certain land. Auxiliary aids for persons with disabilities area vailable upon request at least 96 hours in advance. Please contact the City Clerk at 569-3300 to make arrangements. ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 35 OF THE CITY ORDINANCES REGARDING THE ZONING CLASSIFICATION OF CERTAIN LAND. (EXTENDED STAY AMERICA) THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS FOLLOWS: Section 1. Chapter 35 of the City Ordinances of the City of Brooklyn Center is hereby amended in the following manner: • Section 35-1200. INDUSTRIAL PARK DISTRICT (I-1). The following properties are hereby established as being within the (I-1) Industrial Park District zoning classification: Tracts A, [B], D and E, R.L.S.No. 1377. Section 35-1240. PLANNED UNIT DEVELOPMENT DISTRICT(PUD). The following properties are hereby established as being within a(PUD)Planned Unit Development zoning classification: 3. The following properties are designated as PUD/I-1 (Planned Unit Development/Industrial Park): Tract C, R.L.S.No. 1377. Tracts A, B, and C, R.L.S.No. 1564. Tracts A, B, C, and G, R.L.S.No. 1572. Tracts A and B, R.L.S. No. 1619. Lots 1, 2 and 3. Block 1. Shingle Creek 5th Addition Section 2. This ordinance shall become effective after adoption and upon thirty (30) days following its legal publication. • • Adopted this day of 51996. Mayor ATTEST: Clerk Date of Publication Effective Date (Underline indicates new matter,brackets indicate matter to be deleted • •