HomeMy WebLinkAbout1998 08-13 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
August 13, 1998
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - July 16, 1998
4. Administer Oath of Office: Sean Rahn
5. Chairperson's Explanation
The Plannina 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 in these matters.
6. Dave Phillips, Phillips Architects 98017
Request for Rezoning and Site and Building Plan approval through the Planned Unit
Development (PUD) process for an expansion of the Brookdale Chrysler Plymouth
Dealership at 6121 Brooklyn Boulevard and the interim use of 6107 Brooklyn
Boulevard for the storage and display of new and used car inventory.
7. Other Business
8. Discussion Items
9. Adjournment
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Planning Commission Information Sheet
• Application No. 98017
Applicant: Dave Phillips, Phillips Architects
Location: 6121 and 6107 Brooklyn Boulevard
Request: Rezoning/Site and Building Plan - PUD/C-2
The applicant is seeking rezoning and site and building plan approval through the Planned Unit
Development (PUD) process for an expansion of the Brookdale Chrysler Plymouth dealership at
6121 Brooklyn Boulevard and the interim use of 6107 Brooklyn Boulevard for the storage and
display of new and used car inventory. The expansion would consist of a 8,500 sq. ft. building
addition for automobile service and repair and a 1,100 sq. ft. car wash, while an approximate 100
ft. by 180 ft. parking lot would be built on the adjacent lot to the south (6107 Brooklyn
Boulevard).
The Brookdale Chrysler Plymouth dealership is owned by Mr. William Bartram who leases the
facility from Chrysler Realty Corporation, owner of the land and building at 6121 Brooklyn
Boulevard. Mr. Bartram owns the property at 6107 Brooklyn Boulevard, which was formerly the
location of a single family home that was recently demolished. The Chrysler Plymouth
dealership is currently zoned C-2 (Commerce) and the property at 6107 Brooklyn Boulevard is
currently zoned C-1 (Service/Office). Both Mr. Bartram and Chrysler Realty are in agreement
on seeking the rezoning of these properties to a PUD/C-2 zoning designation.
• The land in question is located on the westerly side of Brooklyn Boulevard, south of 62nd
Avenue North. It is surrounded on the north by 62nd Avenue; on the east by Brooklyn
Boulevard; on the south by property at 6101 Brooklyn Boulevard,which is zoned C-1
(Service/Office) and contains a legal, non-conforming single family home; also on the south are
two single family homes facing 61 st Avenue North, which are located in an R-1 zoning district;
on the southwest by Wangstad Park; and on the west by a portion of the Ewing Square
Townhomes, double bungalows and single family homes.
Automobile sales and service are special uses in the C-2 zoning district. These uses are not
comprehended under the C-1 zoning district. Automotive repair is not allowed to abut R-1, R-2
or R-3 zoned property at a property line or at a street line. R-1 and R-2 abutment exists along the
west property line of the dealership where one and two family homes are located and also along
the south property line where there are single family homes facing 61 st Avenue North. It should
be noted that Wanastad Park is also located in an R-1 zone as well
It is possible for off-site accessory parking for Brookdale Chrysler Plymouth to be located on C-
1 zoned property through a special use permit provided the buffer and setback provisions
required of the principal use are met on the property containing the off-site accessory parking.
The proposal, which includes the expansion of the service garage to the west of the existing
service garage, also creates a slight encroachment into the 35 ft. buffer/setback area required
8-13-98
Page 1
where the C-2 property abuts with R-1 zoned property. The existing building already encroaches
into this buffer/setback area and the applicant proposes the expansion to continue along this •
building line having a setback of 25 ft. 8 in. rather than 35 ft. Because of these factors and Mr.
Bartram's desire to use his property (6107 Brooklyn Boulevard) on an interim basis,-the
applicant is seeking the PUD rezoning. Such a rezoning could allow the expansion of the sery ice
garage in the manner proposed, provided a finding is made based on the plan submitted that the
negative aspects are offset in an appropriate manner.
Mr. Bartram, at some point, would like to redevelop the area around 6107 Brooklyn Boulevard
for commercial use, such as office redevelopment, general commerce redevelopment or possibly
even the expansion of the car dealership. It is my understanding that he has approached
neighboring property owners about their interest in selling their land. The use of his property on
an interim basis for parking and display of inventory would allow a reasonable interim use of the
property and would not preclude future redevelopment because no new buildings would have to
be removed from the property in order to redevelop it. Also, although the parking and display lot
would be accessory as this time to the dealership, the expansion of the dealership would be
accomplished on its own merits. The parking in the display/inventory lot is not needed to
support the service garage expansion contemplated in this proposal.
It should be noted that Mr. Bartram had pursued a PUD/C-2 rezoning of the same parcels of land
in 1993 under Planning Commission Application No. 93011 to pursue an expansion of the
Brookdale Chrysler Plymouth dealership facility. The proposal at that time comprehended a
building addition that would have extended onto the 6107 Brooklyn Boulevard site and
additional parking to the south of that building. Improvements to the building included a new
write up area, office, restrooms, lunchroom, and display room additions. This PUD was approved
by the City Council on November 8, 1993, through Resolution No. 93-201 (copy attached),
following an amendment to the City's Comprehensive Plan that allowed this area to be
designated for"commercial retail"development. Prior to this Comprehensive Plan amendment
the area including the Chrysler Plymouth dealership and the property to the south were
designated only for"Service/Office"commercial redevelopment. The amendment designating
the area for commercial retail or general commerce redevelopment has been included and
recommended in the City's revised Comprehensive Plan as well. Therefore, it can be said that
the expansion is consistent with the Comprehensive Plan.
Mr. Bartram and Chrysler Realty, after the 199') approval, did not pursue the development
proposal and the PUD/C-2 designation was not attached to the property. They must,therefore,
seek such a designation at this time. Although the proposal today is somewhat different from
that of 1993, many of the same principals exist.
REZONING
8-13-98 ,
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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 goveming that district (in this case C-2) 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 redevelopment problems. Regulations governing uses and
structures may be modified by conditions ultimately imposed by the City Council on the
development plans. In this case, the applicant would be seeking modification to allow
automobile service expansion and an encroachment into a buffer/setback area based on special
modifications that would be or could be made to their plan to offset, or mitigate, the negative
effects of such an expansion. The Planning Commission's attention is directed to Section 35-355
of the City's zoning ordinance, which addressed Planned Unit Developments (attached).
The PUD process involves a rezoning of land and, therefore, is subject to the rezoning
procedures outlined in Section 35-210 of the City's zoning ordinance as well as the rezoning
evaluation policy and review guidelines contained in Section 35-208. The policy and review
guidelines are attached for the Commission's review as well.
Mr. Dave Phillips, of Phillips Architects, on behalf of the owners has submitted a letter and
written statement regarding the proposal along with comments as to how he believes the proposal
addresses the rezoning evaluation policy and review guidelines. The letter(attached) indicates
that Brookdale Chrysler Plymouth at 6121 Brooklyn Boulevard needs additional space to
• accommodate the needs of their customers. In addition, he notes the facility is in need of
upgrading to meet the requirements of the Americans with Disabilities Act (ADA). He also
indicates the desire of Mr. Bartram for an interim use of the property as a parking and display
area which would reserve its ability to be combined with properties to the south and west in the
future for redevelopment purposes. His letter goes on to review the proposed addition to the
service garage and a 1,100 sq. ft. car wash and the remodeling of the former body shop into a
parts area. He notes that in all six service bays will be eliminated in the existing area leaving a
net add of seven service bays to the total compliment at the site. Also,there would be
remodeling within the existing structure to provide ADA toilet facilities as well as interior
changes including creating new sales offices in the existing customer lounge,toilets and service
office areas. The showroom would be completely renovated and the existing used car building
located to the north of the existing building would be demolished. He also notes the interim use
of the property at 6107 Brooklyn Boulevard for the display and storage of new and used car
inventory. He points out that their would be a shared driveway between the existing Chrysler
Plymouth dealership and the offsite lot with the elimination of one existing driveway on the
south portion of the property at 6107 Brooklyn Boulevard.
The letter goes on to comment on how the applicant believes their development proposal meets
the ;uidelines in the zoning ordinance and how they believe it offers the city benefits with this
development.
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Pace 3
The following is a review of the Guidelines contained in Section 35-208 of the Citn•'s zoning
ordinance relating to the rezoning evaluation policy and review guidelines. First the guideline is
listed, then the applicant's comments are cited and a staff response is provided as follows:
A. Is there a clear and public need and benefit?
The applicant's comments indicate that the improvements they propose to make will
eliminate a driveway along Brooklyn Boulevard, increasing the safety at the site.
Also, the ADA access and other improvements to the existing facility will benefit the
public and the customers of Brookdale Chrysler Plymouth. The demolition of the
used car building will enhance the Brooklyn Boulevard "street scape". The ability
will still exist to combine 6107 Brooklyn Boulevard with other lots for potential
redevelopment in the area and will eventually correct a zoning conflict. The public
will benefit from the substantial capital investment, which will encourage other
improvements along Brooklyn Boulevard and increase the tag base. He notes that
this PUD does not request any public funds or subsidies and the redevelopment will
add additional above average paying jobs to the city.
All of the points mentioned above by the applicant can be considered public benefits.
Redevelopment along Brooklyn Boulevard has been acknowledged as important in a
number of studies that have been conducted by the city and in the revised
Comprehensive Plan as well. The important element in any redevelopment is that it
meet city needs and be consistent with redevelopment policies. The PUD process is a
vehicle which can be used to give the city the needed flexibility in addressing issues
such as allowing expansions and consideration of abutting residential properties.
B. Is the proposed zoning consistent and compatible with surrounding land use
classifications?
The applicant notes that the Chrysler dealership property is currently zoned C-2. The
use as a new car sales and service facility has existed there for approximately 30
years. The PUD will not chanae the existing uses at the 6121 Brooklyn Boulevard
property. He notes that the Bartrarn property (6107 Brooklyn Boulevard) is zoned
C-1 and the use as an accessory parking lot is consistent with that zoning.
C-2 and R-1 zoned property are allowed under the City's zoning ordinance to abut
each other, however, certain buffer and setback requirements are imposed on the
commercially zoned property. The sale of motor vehicles is a special use in the C-2
zone and automobile repair and service is also a special use in this zone, but this
aspect of the business is not allowed to abut R-1 or R-2 zoned property at a property
line. The use of the lot at 6107 Brooklyn Boulevard for off site accessory parking is
comprehended under the City's zoning ordinance. It should be noted that a number of
8-1:-98 •
Page 4
studies. t,,vo in fact. recommend that the zoning ordinance be amended to allo,.v
automobile service stations. gasoline stations, fast food restaurants. etc. to abut
residentially zoned properties in the Brooklyn Boulevard corridor including the
Brookdale Chrysler Plymouth dealership so that it could expand. This PUD proposal
would allow such a redevelopment and the expansion of the service garage at the
facility. Particular attention should be made as to how this expanded area, and
encroachment into the buffer area is addressed through screening and landscaping to
offset adverse affects.
C. Can all permitted uses in the proposed zoning district be contemplated for
development of the subject property?
The applicant notes that no change in the underlying zoning is requested as part of the
PUD. The proposed uses, either exist in the case of servicing the vehicles or are
permitted in the current zone. They say that it is desired by the city staff that 6107
property be eventually combined with adjacent C-1 and R-1 properties to form a
viable commercial site. This PUD, they note, facilitates the future assembly of this
commercial lot by combining it with the Chrysler property.
It should be noted that all of the permitted uses and the proposed uses in this proposal
could be comprehended for development or redevelopment in the proposed zoning
district if this PUD proposal is accepted. It should be clarified that the city staff does
not necessarily desire that 6107 Brooklyn Boulevard be eventually combined with
adjacent C-1 and R-1 zoned properties. It is a fact, however, that in order for a C-1
zoned property to be developed along a major thoroughfare such as Brooklyn
Boulevard, that it have a minimum of 150 feet of frontage and one acre in area. The
staff has commented to the developer that the combination of lots in this area would
allow such a redevelopment. It is not, however, a particular desire of the city staff
that all of these properties be combined, only that it may make some sense to do this
in terms of efficient redevelopment of the entire area.
D. Have there been substantial physical or zoning classification changes in the area
since the subject property was zoned?
The applicant indicates that after the Chrylser facility was cosntructed, zoning was
changed to permit the sales of new vehicles, but servicing of the vehicles became a
non-conforming use. Servicing of the new cars sold at any dealership is an integral
and required part of the business.
There has been no substantial physical or zoning classification changes made in this
area since the Brookdale Chrysler Plymouth property was zoned C-2 in the early
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Pace 5
1960's. It is true that the repair of automobiles is prohibited from abutting residential
property and this provision became part of the City's zoning ordinance in the late
1960's as well. We do acknowledge that automobile repair is an integral part of the
sales of new and used vehicles. In fact, the City's licensing regulations relating to
automobile sales requires that there be a repair facility for each operation involved in
the sale of new and used cars. Various studies done in the past few years relating to
Brooklyn Boulevard indicate that there should be a change in city regulations relating
to this abutment issue and that the commercial areas such as the Brookdale Chrysler
Plymouth site be allowed to expand. This can be seen in the Comprehensive Plan
amendment, which was accomplished in 1993 relating to the then proposed
Brookdale Chrysler Plymouth expansion allowing it to go forward. The use of this
property in the future as a commercial retail use is recommended in the revised
Comprehensive Plan as well.
E. In the case of city initiated zoning proposals, is there a broad public purpose
evident?
This is not a city initiated zoning proposal,therefore, this guideline does not apply.
F. Will the subject property bear fully the ordinance development restrictions for
the proposed zoning districts?
The applicant indicates that the PUD does not propose uses which are new to the
zoning district, but that the process is requested to allow for the upgrading or updating
of the Chrysler Plymouth facility to current standards and the additional service space
needed.
It is the staff's position that the subject property should bear fully the ordinance
development restrictions for the PUD/C-2 proposal based on findings that would need
to be made by the City Council and a development agreement between the city and
the developer, which would address any and all issues raised and be acknowledged in
an approved site plan as part of the development agreement. Perhaps one of the most
critical points that will need to be reviewed is how the proposed use can be screened
from abutting residential uses to the west and south.
G. Is the subject property generally unsuited for uses permitted in the present
zoning district,with respect to size, configuration,topography or location?
The applicant notes that the 6107 Brooklyn Boulevard property would not meet
current zoning criteria as a C-1 use due to its size. He also notes that if this property
were permanently attached to the larger C-2 property (6121 Brooklyn Boulevard) to
the north, then the adjacent C-1 lot to the south (6 101 Brooklyn Boulevard) would not
8-13-98
Page 6
meet the criteria for redevelopment as a C-1 property even if it were combined with
the two R-1 lots to the west. He adds that this PUD process allowing for an interim
use of 6107 Brooklyn Boulevard would also allow for future redevelopment of the
property to the south of the Chrysler dealership, apparently in its entirety.
The City's zoning ordinance does require minimum one acre sites with 150 ft. of
frontage for service/office land uses along a major thoroughfare such as Brooklyn
Boulevard. It is true that the 6107 Brooklyn Boulevard site cannot, by itself, be
developed under its current zoning as a service office development. It must be
combined with other property for development purposes. It is also true that 6101
Brooklyn Boulevard, which is also zoned C--1, cannot be redeveloped under its
current C-1 zoning by itself without it being attached to other property to make a
large enough development site. It has been speculated, as it was in 1993, that it may
be desirable for the other two properties, which are zoned R-1 and are located
westerly of the C-1 zoned properties to be included as commercial land for
redevelopment purposes. The only way that the two properties which are zoned C-1
(6107 and 6101 Brooklyn Boulevard) can be developed under their C-1 zoning, is if
they are combined. The PUD process establishes a vehicle for proper redevelopment
or the potential redevelopment of all of the properties in this area. In the meantime, it
seems appropriate to use the 6107 Brooklyn Boulevard property on an interim basis
for an off-site lot for the parking and display of vehicles associated with the
Brookdale Chrysler Plymouth dealership.
H. Will the rezoning result in the expansion of a zoning district,warranted by: 1.
b b
Comprehensive Planning; 2. Lack of developable land in the proposed zoning
district; 3. The best interest of the community?
The applicant notes that all uses contemplated by the PUD request currently exist.
Also the PUD is warranted due to the lack of developable land in the area and the
applicant believes additional capital investment in the property is in the best interest
of the community. He adds that Chrysler is also committed to compliance with the
Americans with Disability Act when completing renovations for their facilities.
The staff notes that studies done of the Brooklyn Boulevard corridor do encourage
expansion of the Brookdale Chrysler Plymouth dealership and also to provide for
expansion needs of businesses in the area. The existing Comprehensive Plan was
amended to acknowledge the change in the designation of this area for a commercial
retail use as well as the service office use. It can be said that the expansion of the
zoning district is warranted by Comprehensive Planning and that the Comprehensive
Plan has been modified to allow such an expansion in this particular case. It should
also be noted that there is a lack of developable land in not only the proposed zoning
8-13-98
Page 7
district. but in the city as well. Very little undeveloped land exists in the city and for
redevelopment to occur, proposals such as this are the only means for redevelopment.
The creation of the PUD/C-2 zoning district provides for flexibility in dealing with
redevelopment issues such as that proposed by that application. The proposed
redevelopment, could be considered to be in the best interest of the community if it is
properly developed.
I. Does,the proposal demonstrate merit beyond the interests of an owner or owners
of an individual parcel?
The applicant notes that they believe the proposal demonstrates merit beyond the
interests of the owners by providing safety improvements along Brooklyn Boulevard
including eliminating one driveway and construction of a shared entrance. They also
note that future development potential to the south of the Brookdale Chrysler
Plymouth dealership allows for consolidating the non-conforming parcels into a
viable commercial lot.
The staff believes the proposal appears to have merit beyond only the interests of a
particular property owner if it can be concluded that this can lead to an upgrading in
the site and the upgrading of the physical character of Brooklyn Boulevard as well.
SITE AND BUILDING PLAN PROPOSAL
The proposal calls for an approximate 8, 00 sq. ft. addition to the west side of the existing
Brookdale Chrysler Plymouth building along with a 1,100 sq. ft. car wash addition also to the
west of the building. The service addition would add additional service bays to the site and
reconfigure, internally, the uses within the building itself. As the applicant has indicated, various
modifications to the site would be done to meet ADA requirements. The existing used car
building located in the north parking lot would be demolished and would provide additional
parking in this area.
ACCESS/PARKING
Access to the site would remain basically the same with the accesses off 62nd Avenue remaining.
The existing southerly access to the dealership site along Brooklyn Boulevard would be modified
to be a shared access with the off-site parking lot to the south. An existing driveway access
serving 6107 Brooklyn Boulevard would be eliminated. With the net gain of seven new service
bays, an additional 21 parking spaces would be required. It appears that the site can
accommodate the expansion. Parking at a car dealership is a function of providing enough
parking for employees, customers, and vehicles being serviced. The balance of the site can,
therefore. be used for inventory. Parking on the site will accommodate the expansion. The off-
8_13-98
Page 8
site lot is really a benefit to the dealership by providing additional inventory parking and display
parking along Brooklyn Boulevard.
DRAINAGE/GRADINGfUTILITIES
This aspect of the proposal will be reviewed by the City Engineer and further analysis will be
forthcoming. It may be required that this proposal be reviewed by the Shingle Creek Watershed
Commission because the combined sites are in excess of five acres. Further comment with
respect to this will be provided.
LANDSCAPING/SCREENING
The applicant has submitted a landscape plan showing minimal landscaping to the off-site
accessory lot primarily to the west of the lot. It should be noted that an additional landscaping
plan indicating the point analysis for the entire Brookdale Chrysler Plymouth site should be
submitted so that an evaluation can be made as to the appropriateness of the existing landscaping
on the site. An analysis of the approximate .66 acre site (6107 Brooklyn Boulevard) should also
be provided. This request has been made of the architect and he has assured me that he will
provide such an analysis.
Screening of the site is important with respect to the approval of such a proposal. It is the staffs
position that extensive screening should be provided to the south of the service garage addition,
particularly where it encroaches into the normally required 35 ft. buffer strip. Again, a PUD
application can waive such an encroachment, but such a recommendation should be done only
with extensive screening that offsets the negative effects of the encroachment. Also, with respect
to the west portion of the off-site lot where the applicant is proposing a 4 ft. high opaque fence, it
is recommended that screening, of an opaque variety,be provided to a height of 8 ft, where the
off-site lot abuts with the existing R-1 zoned property to the west. It is also recommended that a
6 ft. high opaque screening fence be constructed along the south portion of the property, at least
on an interim basis,to screen 6101 Brooklyn Boulevard, which is currently used as a residential
property, from the proposed parking and display facility. This is consistent with the conditions
of approval which were -ranted for Application No. 93011 in 1993.
BUILDING
The building elevations indicate that the exterior of the addition will be a single score concrete
block painted to match the existing building. This seems to be in line with the existing building
exterior on the site.
LIGHTING/TRASH
8-13-98
Paae 9
The plan does not show proposed lighting for the off-site lot. It is assumed that the lighting on
the existing site will remain the same. Lighting on the off-site lot will be of concern primarily in
the manner that it effects the residentially zoned property to the west and the existing residence
to the south. Lighting along these property lines should be a cut off type so as not to cause light
glare on the adjacent properties. The applicant should provide sufficient detail with his plans to
meet this ordinance standard.
The plans are not totally complete, but they are sufficient to begin the PUD process. Further
discussion and consideration of the entire site is in order.
PROCEDURE
This PUD/C-2 proposal, as previously mentioned, is a rezoning with a specific plan in hand. As
such, it must go through the normal rezoning process. This means that following the Planning
Commission's public hearing the rezoning and the site and building plan should be referred to
the appropriate Neighborhood Advisory Group for review and comment. In this case, it should
be referred to the West Central Neighborhood Advisory Group. We will attempt to schedule a
meeting of that Neighborhood Advisory Group as soon as possible. Persons receiving notices of
the Planning Commission's public hearing(property owners within 350 feet of the property) and
anyone else who desires to be notified, would be informed of the date, time, etc. of that meeting.
As the Commission is well aware, we are operating under a state mandated deadline for making
decisions relating to zoning requests. The City has 60 days in which to act on such a request
from the date of filing an application. This application was filed on July 16, 1998, and must be
acted on by the City Council by September 14, 1998. Almost 30 of the 60 days has expired by
the time this matter is brought to a public hearing by the Planning Commission. It is also
believed that the Neighborhood Advisory Group process is necessary and important. The
applicant may wish to consider waiving his right to have this matter decided within 60 days so
that the appropriate public hearing and public input process can be accomplished.
The Planning Commission should discuss the proposal, open the public hearing and then table
the application and refer it to the West Central Neighborhood Advisory Group for additional
review and comment.
8-13-98
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Member Dave Rosene introduced the following
resolution and moved its adoption:
RESOLUTION NO. 93-201
RESOLUTION REGARDING DISPOSITION OF PLANNING COMMISSION
APPLICATION NO. 93011 SUBMITTED BY BROOKDALE `CHRYSLER
PLYMOUTH •'
WHEREAS, Planning Commission Application No. 93011
submitted by Brookdale Chrysler Plymouth proposes rezoning from C2
(commerce) and C1 (service/office) to PUD/C2 (planned unit
development/commerce) of the properties addressed as 6121 Brooklyn
Boulevard and 6107 Brooklyn Boulevard; and
WHEREAS, the proposal comprehends the combining of these
two said properties, the demolition of a single family home on one
of the properties and expansion of the Brookdale Chrysler Plymouth
dealership all as part of this application; and
WHEREAS, the Planning Commission held a duly called
public hearing on August 26, 1993, when a staff report and public
testimony regarding the rezoning and site and building plans were
received; and
WHEREAS, the West Central Neighborhood Advisory Group met
to consider this matter on September 30, 1993 , at the City Hall and
unanimously recommended approval of this planned unit development
proposal; and
WHEREAS, the Planning Commission resumed consideration of
this matter on October 28, 1993 , received a staff report,a draft
Comprehensive Plan amendment, revised development plans, and took
further testimony during a continued public hearing; and
WHEREAS, the Planning Commission recommended approval of
Application No. 93011 by adopting Planning Commission Resolution
No. 93-2 on October 28 , 1993 ; and
WHEREAS, the City Council considered Application No.
93011 at its November 8 , 1993, meeting; and
WHEREAS, the City Council has considered this rezoning
and site and building plan request in light of all testimony
received, the guidelines for evaluating rezonings contained in
Section 35-208 of the Zoning Ordinance and in light of the
provisions of the Planned Unit Development Ordinance contained in
Section 35-355, and in light of the comments relative to this
property in the City's Comprehensive Plan; and
WHEREAS, the City Council has taken action to amend the
City' s Comprehensive Plan to create consistency between the Plan
and the proposed planned unit development concept presented by
Brookdale Chrysler Plymouth.
Resolution No. 93-201
r' NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Brooklyn Center that Application No. 93011 submitted by
Brookdale Chrysler Plymouth be approved in light of the following
# considerations:
1. The rezoning will allow for appropriate
redevelopment along Brooklyn Boulevard which is
consistent with the needs and redevelopment
policies of the City.
2 . The rezoning will allow for the development plan
involving the expansion of the Brookdale Chrysler
Plymouth, dealership which can be considered
compatible with surrounding land uses.
3 . The development of the property in question will,
for the most part, conform with the City Ordinance
standards. Variation form the buffer and set back
requirements where the use abuts with single family
residential uses is acceptable given the
landscaping and screening plan submitted.
4 . The property at 6107 Brooklyn Boulevard cannot be
developed by itself under the current C1 zoning
designation given the requirements for a minimum
one acre parcel for service/office development on a
major thoroughfare and must be combined with other
parcels for redevelopment. Furthermore, the
. likelihood of service/office redevelopment in this
area being undertaken in the immediate future is
remote given existing and future market
considerations.
5. The rezoning of the land and the accompanying
development plans allow for expansion of an
existing, viable business along Brooklyn Boulevard
consistent with recommendations contained in two
recent studies for the City of Brooklyn Center.
6. Rezoning is consistent with the amended
recommendations contained in the City's
Comprehensive Plan.
7 . The rezoning proposal demonstrates merit beyond the
interest of the owner of the land in that it will
provide a substantial upgrading of this site and
upgrading of the physical character of Brooklyn
Boulevard which is seen as a benefit to the
community.
BE IT FURTHER RESOLVED by the City Council of the City of
Brooklyn Center that approval of Application No. 93011 be subject
�— to the following conditions and considerations:
1 . Building plans are subject to review and approval
Resolution No. 93-201
by the Building Official with respect to applicable
codes prior to the issuance of permits.
2 . Grading, drainage and utility y 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
by the City Manager) shall be submitted prior to
the issuance of permits.
4 . Any outside trash disposal facilities and rooftop
mechanical equipment shall be appropriately
screened from view.
5. :he 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 facility site
maintenance.
7. Plan approval is exclusive of all si ner which g y ich is
subject to Chapter 34 of the City Ordinances.
8 . B612 curb and gutter shall be provided around all
parking and driving areas in the new addition area.
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.
11. The applicant is subject to the requirements and
regulations of the Shingle Creek Watershed
Management Commission with respect to this site. A
storm drainage system shall be approved by the
Shingle Creek Watershed Management Commission prior
to the issuance of permits.
12 . The applicant shall provide an updated landscaping
. plan within 12 months from the date of a f
approval of
this application consistent with the landscape
recommendations which are forthcoming from the
Brooklyn Boulevard Enhancements Task Force. The
City Council may extend this deadline in the event
Resolution No. 93-201
j the Brooklyn Boulevard Enhancement Study is not
completed by that time.
13 . The plan shall be modified to include the
following:
a. A minimum six foot high opaque screen fence
along the south portion of the property where
it abuts with 6101 Brooklyn Boulevard.
b. A gate located in the driveway west of the
proposed addition.
C. Lighting along the south property line that
will be a high cut off type so as not to cause
light glare on the adjacent properties,
particularly 6101 Brooklyn Boulevard.
14 . The applicant shall enter into a development
agreement with the City, to be reviewed and
approved with the City Attorney and executed prior
to the issuance of any permits to include
provisions relating to the above stated conditions.
15. Building permits for this project shall not be
issued until the plat comprehended under Planning
Commission Application No. 93014 has been given
final approval by the City Council and filed with
Hennepin County.
16. Use of the property shall be governed by, and shall
comply in all respects with, the requirements of
the City's Zoning Ordinance with respect to the C2
zone with the following exceptions:
a. A buffer of less than 35' where the property
abuts with R1 zoned property is allowed but
only in the areas indicated on the approved
development plan subject to continuing
compliance with the landscaping, buffering and
screening indicated on that plan.
b. The automobile service and repair operation is
allowed to be expanded but only in compliance
with the approved dev� e_lo�ment
November 8, 1993
Date Mayor
ATTEST: Jo } �,{,�}n/L,
Deputy Clerk
The motion for the adoption of the foregoing resolution was duly •
3 seconded by member Barb Kalligher and upon vote being taken
�. thereon, the following voted in favor thereof:
Todd Paulson, Celia Scott, Dave Rosene, and Barb Kalligher;
and the following voted against the same: none,
whereupon said resolution was declared duly passed and adopted .
C. Accessory uses incidental to the foregoing principal uses «-hen located on the same
property with the use to which it is accessory but not including anv business or
industrial uses. Such accessory uses to include but not be restricted to the followin_:
I. Off-street parking.
2. Public recreational buildings and parks. playgrounds and athletic fields.
3. Signs as permitted in the Brooklyn Center Sign Ordinance.
Section 5-3„ 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 2. 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
underlying zoning district subject to the following:
1. Regulations may be modified expressly by conditions imposed by the Council at the
time of rezoning to PUD.
2. 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.
3i-45
C. For purposes of determining applicable regulations for uses or structures on land adjacent
to or in the vicinity of the PUD district which depend on the zoning of the PUD district, the
underlvinQ 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 gill be perceived as and function
as an extension of that previously approved development; or
3. 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 greenstrips 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.
35-46
Subdivision 4, General Standards.
• a. The Citv. 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 Citv.
• 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 water storage areas;
3. A grading plan;
4. 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;
3-5-47
S. 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 35-27 10 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 City Council shall
act upon the development plan within the time limits established by Section 35-210 of this
ordinance. Approval of the development plan shall constitute rezoning of the property to
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 35-2')0 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.
e. 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
Follo«in, the review and recommendation by the Planning Commission. the City Council
shall consider the proposed amendment and may, by resolution of two-thirds of its members.
amend the Comprehensive Plan.
2. Coordination with Other Agencies.
In the performance of its planning activities, the Planning Commission shall consult with
and coordinate the planning activities of other departments and agencies of the municipality
to insure conformity with and to assist in a development of the.comprehensive municipal
plan. Furthermore, the Planning Commission shall take due cognizance of the planning
activities of adjacent units of government and other affected public agencies.
Section 35-208. REZONING EVALUATION POLICY AND REVIEW GUIDELINES.
1. Pt_ r o�se
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.
?. Poliev `
It is the policy of the City that: a) zoning classifications must be consistent with the
Comprehensive Plan, and b) rezoning proposals shall 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
a. Is there a clear and public need or benefit?
b. Is the proposed zoning consistent v4th and compatible with surrounding land use
classifications?
3 5-3
C. Can all permitted uses in the proposed zoning district be contemplated fo�
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?
CF. 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 ;5-210. REZONING APPLICATION PROCEDURES AND RECONSIDERATION.
The following rules shall govern applications for amendments to the Zoning Ordinance hereinafter
referred to as "Rezoning Applications":
1. Procedures
a. A rezoning .application may be initiated by the City Council, the Planning
Commission, or by the owner of the subject property. Any such application shall be
referred to the Planning Commission for public hearing, study, and report and may not
be acted upon by the City Council until it has received the recommendation of the
Commission, or until seventy-eight (78) days have elapsed from the date of referral
of the application without a report by the Planning Commission. The date of referral
is defined as the date of the public hearing.
b. The applicant or his authorized agent shall fill out and submit to the Secretary of the
Planning Commission a "zoning application", copies of which are available at the
municipal offices, together with a fee in an amount as set forth by City Council
resolution. The application shall be filed with the Secretary of the Planning
Commission at least seventeen (17) days before the date.of the public hearing.
3�--1
hHILLIf 5 Architects & Contractor5, Inc.
•
Planned Unit Development Application
July 13, 1998
Applicants: Chrysler Realty Corporation
Attn.: R. E. Hahneman
2289 Parmalee
Brighton, MI 48116
Phone (313) 229-8639
William J. Bartram
6121 Brooklyn Boulevard
Brooklyn Center, MN 55429
Phone (612) 535-5200
Subject Properties: 6121 Brooklyn Boulevard (Chrysler)
6107 Brooklyn Boulevard (Bartram)
• Architect& David A. Philli
ps
Owners' PHILLIPS Architects& Contractor5, Inc.
representative: 1250 East Moore Lake, Suite 205
Fridley, MN 55432
Phone (612) 571-1911 Fax(612)571-3112
Description of project:
The two applicants own adjacent parcels of land on Brooklyn Boulevard. This PUD application i5
made jointly by both applicants. Mr. Bartram is the owner of the Brookdale Chrysler Plymouth
dealership, but leases the Brookdale Chrysler Plymouth facility located at 6121 Brooklyn
Boulevard from the property owner, Chrysler Realty Corporation. Mr. Bartram owns the
property at 6107 Brooklyn Boulevard, which was a former house. The structures at 6107
Brooklyn Boulevard have been removed.
Brookdale Chrysler Plymouth at 6121 Brooklyn Boulevard needs additional Space to
accommodate the needs of their customers. In addition the facility is in need of upgrading to
meet the requirements of the Americans With Disabilities Act (ADA).
•
1250 East Moore Lake Drive, Suite 205, Fridley, MN 55432 PH (612) 571-1911 Fax (612) 571-3112
PLANNED UNIT DEVELOPMENT APPLICATION July 13, 1998
6121 & 6107 Brooklyn boulevard PAGE 2
The property at 6107 Brooklyn Boulevard i5 currently vacant. The proposed PUD allows for an
interim use of this property with reserving its'availability to be combined with properties to the
South and/or the west for development. .
Proposed Chrysler Building Addition and Renovation
The Chrysler building i5 proposed to have a 6,960 5q. ft service addition on the west side, and a
1,100 oq ft. car wash addition. The Service addition will have 13 Service bays. The existing
Service area in the former body Shop will be remodeled into a parts area. The existed parts area
adjacent to the Showroom will be relocated to this area. In all, 6 Service bays will be eliminated in
the existing areae, leaving a net add of 7 Service 5tall5 when the addition iS completed.
This relocation of the parts area will allow the current Service offices and customer lounge to be
located into the vacated area along with new ADA toilet facilities. Other interior changes
includes creating new 5ale5 offices in the existing customer lounge, toilets, and Service office
areas. The Showroom will be completely renovated a5 well. All work will incorporate a fully ADA .
compliant acce55ible facility at completion. A major benefit to the renovation will be the
demolition of the existing used car building which io north of the main building at Brookciale
Chrysler aS the final phase of this improvement project.
In Summary, the Service addition allows the parts department to occupy portions of the existing
Service area;5alc5 and customer facilities including the additional floor Space required for ADA
compliance will occupy the former parts area;the used car Sales will move into the newly created
5alc5 area in the main building allowing the demolition of the accc000ry building; and the interior of
the entire facility will be renovated.
The current Chrysler property is zoned G2.
6107 Property
The house at 6107 Brooklyn Boulevard has been demolished earlier this Spring. This lot, zoned C1,
of approximately 28,800 5f. ft. i5 proposed to have paving constructed to be used for the
display and Storage of the new and used car inventory. It i5 expected that this i5 an interim use
of the property.
A Significant part of this PUD application involves cne new Shared driveway located off of
Brooklyn Boulevard at the north portion of the 6107 property. The existing Southerly driveway
PLANNED UNIT DEVELOPMENT APPLICATION July 13. 1998
6121 & 6107 5rooklyn 5oulevard PAGE 3
•
on the Chrysler property will be closed along with the existing driveway on the South portion of
the 6107 property. Eliminating 2 driveways and replacing them with one new shared driveway for
the two Separately owned parcels with cross access easements iS a clear safety benefit to the
community.
Compliance with Guidelines
A. Is there a clear and public need or benefit?
The public benefits for the approval of this PUP application include:
1. Safety improvements by eliminating a driveway along Brooklyn Boulevard.
2. ADA access, sales and service improvements to the existing facility which will
benefit the public and the customers of 5rookdale Chrysler. Many of these
customers are residents of the area.
• 3. The demolition of the used car building will enhance Brooklyn Boulevard
"5treetscape".
4. The availability of the 6107 property to be combined with the house lots to the
west and/or the commercial lot to the south to form a legal commercial lot will
facilitate future development and eventually correct a zoning conflict.
5. The public will benefit from the Substantial capital investment which will
encourage other improvements to along Brooklyn Boulevard and increase the tax
base. This PUD does not request any public funds or subsidies.
6. Additional above average payingjobs will be created at a local employer. The annual
payroll exceeds$2,000,000.
13. 15 the proposed zoning consistent with and compatible with the Surrounding land use
classification?
The Chrysler property(6121)is currently zoned C-2. The use as a new car sales and
service facility has existed for approximately 30 years. This PUD will not change the
existing uses at the 6121 property. The 5artram lot (6107)is zoned C-1, and the use a5
an accessory parking lot is consistent with the zoning. The 6107 property i5 bordered on
the South by a C-1 zoned home business and to the west by(2)R-1 houses. The R-1
• zoned iot5 to the south currently abut the C-2 zoned dealership facility.
PLANNED UNIT DEYELOPMENT APPLICATION July 13. 1995
6121 & 6107 Brooklyn i3oulevard PAGE 4
C. Can all permitted uses in the proposed zoning district be contemplated for development of the
subject property?
No change in the underlying zoning io requested as part of this PUD. The proposed uses,
either exist in the case of Servicing the vehicles or are permitted in the current zoning. It
i5 desired by the city Staff that the 6107 property be eventually combined with the
adjacent C-1 & R-1 properties to form a viable commercial site. This PUD facilitates the
future assembly of this new commercial lot by not combining it with the Chrysler
property.
D. Have there been substantial physical or zoning classification changes in the area since the
subject property was zoned?
After the Chrysler facility was constructed, zoning was changed to permit the sales of
new vehicles, but servicing of the vehicles became a nonconforming use. Servicing of the
new cars sold at any dealership is an integral and required part of the business. .
E. In the case of City-initiated zoning proposals, is there a broad public purpose evident?
This is not City initiated zoning.
F. Will the subject property bear fully the ordinance development restrictions for the proposed
zoning districts?
This PUD does not propose uses which are new to the zoning district. The PUD process is
requested to allow for updating the Chrysler facility to current standards and the
additional service space.
i
G. Is the subject property generally unsuited for uses permitted in the present zoning district,
with respect to size, configuration, topography or location?
The 6107 property would not meet current zoning criteria as a C-1 lot due to it's size. If
permanently attached to the larger C-2 6121 property, the adjacent C-1 lot to the south
would not meet the criteria even if combined with the (2) R-1 lots to the west. This PUD
would allow for the future development of the property south of the Chrysler dealership.
PLANNED UNIT DEYELOPMENT APPLICATION July 13, 1998
6121 & 6107 6rooklyn Boulevard PAGE 5
•
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?
All uses contemplated by this PUP request currently exist. This PUP is warranted due to
the lack of developable land in the area for the area. The applicants believe additional
capital investment in the property is in the best interest of the community. Chrysler is
also committed to compliance with the Americans With Disabilities Act when completing
renovations of their facilities.
I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an
individual parcel?
This proposal demonstrates merit beyond the interests of the owners by the public
benefits stated above. The Safety improvements along Brooklyn Boulevard include the
eliminating of one driveway and construction of a shared entrance. Future development
• potential to the South of Brookdale Chrysler Plymouth allows for consolidating the
nonconforming parcels into a viable commercial lot.
The applicants respectfully request City approval of this Planned Unit Development.
Construction will begin upon approval and issuance of a building permit.
\'cry truly yours,
PVLIF5 chitects& Contractors, Inc.
avid A. hillip5
President
•
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