HomeMy WebLinkAbout1986 09-25 PCP Planning Commission Information Sheet
Application No. 86037
Applicant: City of Brooklyn Center HRA
Location: 6100 Summit Drive
Request: Preliminary Plat
This application is a request for preliminary plat approval to resubdivide into two
lots the land south of the Earle Brown Farm complex to be developed as the Earle Brown
Commons. The land in question is now zoned R7 (as per Application No. 86010) and is
bounded on the north by the Earle Brown or Brooklyn Farm, on the east and southeast by
Earle Brown Drive, on the southwest by Summit Drive, and on the west by the Brookdale
Corporate Center III building now under construction. The existing legal
description of the property includes Tract I, R.L.S. 1594, Tract A, R.L.S. 1380 and
land under vacated Earle Brown Drive. The new legal description would be Lot 1 and
Outlot A, Brooklyn Farm 2nd Addition.
The proposed subdivision would create two lots, one for each phase of the Earle Brown
Commons development. The first phase parcel, Lot 1, is to be 142,098 sq. ft. or 3.26 .
acres. In terms of the density requirements of the Zoning Ordinance, the first
phase of 140 units requires 140 x 1400 sq. ft. = 196,000 sq. ft. of land prior to
density credits. The master plan for the Earle Brown Commons provides for 108
covered parking stalls on the first phase parcel. A density credit of 500 sq. ft.
per covered stall, which is permitted by the Zoning Ordinance, would reduce the
required land area by 54,000 sq. ft. to 142,000 sq. ft. The proposed parcel is,
therefore, just large enough to meet ordinance requirements. Some additional land
will be added in the future when the westerly 10' of the Earle Brown Drive right-of-
way is vacated.
The parcel for the second phase is proposed as an outlot at this time. As an outlot,
the property will be unbuildable until it is replatted. The purpose of this
designation is to insure that, if the second phase of the residential development is
detached and independent from the first phase, the zero-lot line created by this
subdivision will be eliminated and a 20' side interior building setback established
as required by the Zoning Ordinance. The 20' setback cannot be established now and
eliminated later because the mortgage on the property cannot suffer a reduction in
land, but can be expanded over a larger area of land. If the second phase is
attached as planned, the property line can be eliminated altogether or remain as is
with a reclassification of the outlot to a buildable lot.
The proposed plat shows an existing utility easement running east-west through the
northern half of the plat. This easement will be relocated somewhat to allow for
the realignment of the storm sewer. Water and sanitary sewer mains will be
completely relocated north of the proposed buildings. The new easement location
for the relocated utilities has not been shown. Also, not shown is the location of a
ponding easement to meet the requirements of the Shingle Creek Watershed District.
These easements must be indicated on the final plat.
Altogether, the preliminary plat appears to be in order and approval is recommended
subject to at least the following conditions:
1. The final plat is subject to review and approval by the City
Engineer.
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Application No. 86037 continued
2. The final plat is subject to the provisions of Chapter 15 of the
City Ordinances.
3. The developer shall execute an easement for storm sewer and the
detention pond and said easement shall be indicated on the final
plat prior to final plat approval.
4. The developer shall execute an easement for sanitary sewer and
water and said easement shall be indicated on the final plat prior
to final plat approval.
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Planning Commission Information Sheet
Application No. 86038
Applicant: Gabbert and Beck
Location: 5717 Xerxes Avenue North
Request: Site Plan Approval
Location/Use
The applicant requests site plan approval to construct an access onto Brooklyn
Boulevard (County Road 152) and modify the parking lot at the Westbrook Mall. The
Westbrook Wall site is zoned C2 and is zoned C2 and is bounded on the north by County
Road 10, on the east by the Dayton's Home Store and Xerxes Avenue North, on the
south by Baker's Square Restaurant and First Brookdale Bank, and on the west by
Brooklyn Boulevard and the Brookdale Ten Office Building. The shopping center is a
permitted use in the C2 zoning district.
Access/Parking
The proposed access is to be located approximately 160' north of an existing
driveway leading from the First Brookdale Bank onto Brooklyn Boulevard. The
existing driveway serving the bank is to be closed and a driveway connecting the bank
lot to the Westbrook Mall lot and the new access will be constructed. The Director
of Public Works has recommended a driveway width in this case of 32' to allow for
truck turning movements. This exceeds the normal maximum of 30' allowed by
ordinance. Cars entering the new access will be forced to go left or right
immediately as a result of the extension of delineator inside the parking lot
parallel to Brooklyn Boulevard. This "T" intersection immediately inside the lot
will force cars to slowdown before proceeding onto find a parking space. We do not
feel that the level of traffic using this access will create any back-up onto
Brooklyn Boulevard. Within the parking lot, the access and modifications will
result in a loss of 12 parking stalls. The resulting parking lot will have 426
parking stalls. A proof-of-parking plan with 900 parking stalls and fewer large
islands shows a potential for 562 stalls. The parking requirement for the 88,1400
sq. ft. shopping center is 534 stalls. Therefore, the proof-of-parking will still
be adequate after the modification within the parking lot.
Modifications in Right-of-Way
A major aspect of the proposed site improvement project is the modification of the
Brooklyn Boulevard roadway to provide a continuous merge lane from 56th Avenue North
to County Road 10. At present, the merge lane from 56th Avenue North ends about 300'
south of the right-turn lane to County Road 10. This area will be made into a
continuous merge lane at the applicant's expense. The construction of the merge
lane will also require the relocation of a 5' sidewalk on the east side of Brooklyn
Boulevard. It will be necessary to install part of the sidewalk on private property
in order to achieve an 8' separation between street and sidewalk. An easement for
the sidewalk must therefore be granted.
Traffic
The applicant has submitted projections of traffic movements prepared by Howard
Preston with Bennett-Ringrose-Wolsfeld (BRW) (see attached). Those projections
estimate 140 trips into and 1140 trips out of the entire site during the peak hour.
Of these, the new access drive on Brooklyn Boulevard is expected to handle 32 trips
in and 42 trips out in the peak hour. Of the 42 trips out, 14 are expected to cross
the northbound lanes of Brooklyn Boulevard and enter the left-turn lane to head west
on County Road 10. The remaining trips are expected to travel north on Brooklyn
Boulevard. This does not appear to present a major traffic problem.
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Application No. 86038 continued
Landscaping
No additional landscaping on the site is proposed with this project. The site in
question is 9.87 acres. Under the landscape point system tentatively adopted by
the Planning Commission, the site would be required to have approximately 635
landscape points for plantings. The plantings on the site add up to approximately
29 shade trees, 31 coniferous trees, 46 decorative trees and approximately 330
shrubs for a total of 710 points. No additional landscaping would, therefore, be
required to meet the requirements of the point system.
Recommendation
Altogether, the plans are generally in order and approval is recommended, subject to
at least the following conditions:
1 . The applicant shall execute a performance agreement with a
financial guarantee (in an amount to be determined by the City
Manager) to assure completion of improvements, both in the
parking lot and in the public right-of-way, prior to the issuance
of the driveway permit by the County.
2. The applicant shall execute an easement for sidewalk purposes
within a portion of the greenstrip adjacent to Brooklyn Boulevard
prior to issuance of the driveway permit by the County.
3. The applicant shall submit a written acknowledgement from First
Brookdale Bank agreeing to the proposed driveway relocation
prior to issuance of the driveway permit.
4. The applicant and First Brookdale Bank shall execute a cross
access agreement for use of the access drive prior to issuance of
the driveway permit.
5. Plan approval acknowledges a driveway opening of 32' on the basis
of the recommendation of the Director of Public Works.
6. Plan approval acknowledges a proof-of-parking plan for 562
spaces on the site (submitted by BRW and dated 9-11-86) as
fulfillment of ordinance parking requirements.
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