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HomeMy WebLinkAbout2016 08-25 PCP1. 2. 3. 4. 5. 6. Xi n1 O/.Z }".Y TER PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER August 25, 2016 Call to Order: 7:00 PM Roll Call Approval of Agenda • Motion to Approve the Planning Commission Meeting Agenda for- August 25, 2016 Approval of Minutes • Motion to Approve the July 14, 2016 meeting minutes Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's firnctions 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 f nal decisions in these matters. PLANNING ITEMS - (none at this time) a) Harshal Patel Planning App. No. 2016-008 Property Address: 6250 Earle Brown Drive PUBLIC HEARING — Consideration of a Site and Building Plan application for a four-story, 82 room Fairfield Inn and Suites hotel. Requested Planning Commission Action: • Direct Staff to present Planning Report; • Motion to open Public Hearing; take public input; • Motion to close Public Hearing; • Commission discuss requested item: • Motion to adopt Planning Commission Resolution No. 2016-09 Discussion Items a) Staff update of the of the proposed comprehensive zoning ordinance amendment to Chapter 35 Zoning, Section 35-2100 Floodplain Management (note: this item is scheduled for official public hearing at the Special Meeting of September 1, 2016) 8. Adjournment MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA JULY 149 2016 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:04 p.m. 2. ROLL CALL Chair Randy Christensen, Commissioners Jack MacMillan, Rochelle Sweeney, Stephen Schonning, Alexander Koenig (arrived at 7:05 p.m.), and Susan Tade (arrived at 7:05 p.m.) were present. Commissioner Carlos Morgan was absent and excused. Also present were Secretary to the Planning Commission Tim Benetti, Director of Business & Development Gary Eitel, and Michaela Kujawa-Daniels, TimeSaver Off Site Secretarial, Inc. 3. APPROVAL OF AGENDA — JULY 14, 2016 There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to approve Planning Commission Meeting Agenda. 4. APPROVAL OF MINUTES — JUNE 16, 2016 There was a motion by Commissioner Tade, seconded by Commissioner Schonning, to approve the minutes of the June 16, 2016 meeting as submitted. The motion passed unanimously. 5. CHAIR'S EXPLANATION Chair Christensen explained the Planning Commission's role as 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. PLANNING APPLICATION ITEMS None at this time. 7. DISCUSSION ITEMS 7a) STAFF UPDATES OF THE APPROVED SITE AND BUILDING PLAN Mr. Benetti explained the updated plan states they will add 9 parking stalls in the northwest corner instead of the original 14 parking stalls in the first plan. PC Minutes 07-14-16 -1- DRAFT Mr. Benetti also presented photo -shopped images submitted by Maranatha reps that illustrate some new landscaping ideas within the northeast corner consisting of spirea or lilac bushes, with a few deciduous trees (maple or other) on the back edge of the nearby raingarden/pond. Due to the recent gas main work along 69`h Avenue and installation of gas line risers and check -valves, the open area directly behind the front sidewalk may no longer support the placement of any landscaping or plantings. The map also show a strip of lilac and spirea bushes along the back edge of the front raingarden feature, with decorative grasses near the front monument sign. Mr. Benetti then presented images from the North Memorial Clinic site in Minnetonka, MN as an illustration or example of what the City is hoping to encourage in the landscape design for Maranatha's campus property, especially along the 691h Avenue roadway. The images have been given to the project coordinators and they are reviewing them with the landscape designer to see if they will work for that area. Maranatha representatives indicated to city planning staff that they will attempt to prepare something comparable to the North Memorial images. Chair Christensen stated he thinks the yew plant for the screening would be perfect. He stated they are hearty and soft would do well in all seasons and snake good bushes for Christmas lights in the winter as well. Mr. Benetti stated that planning staff will present a more thorough and final design landscape/screening plan back to the commission in the near future. 7b) STAFF UPDATE ON THE NEW LAW PROVIDED UNDER AMENDMENT TO MINNESOTA STATUTES SECTION 2014, SECTION 144D.01 Mr. Benetti explained the new State Statute that prescribes the allowance of small, temporary health care dwellings for residents to provide on-site care for a qualified individual within single- family residential areas; and the impacts it could have on the City if Brooklyn Center does not opt -out of this new law. He stated they are only looking for initial thoughts and input from the Commission at this time; as the City Council will be taking up this matter very soon under a work session item. He noted if any City has not opted out of this law by September 1, 2016, then those cities will be responsible for providing permits to those applying for the temporary houses. Mr. Eitel spoke on this item and stated he has heard both sides of the argument for the City to adopt the new law or opt out of it. He noted a valid issue is the law allows for one person to reside in the dwelling and that could pose a problem for many people if both their parents needed care and they were only allowed to have one parent to reside in the temporary dwelling. He encourages the Commission to keep an open mind on the issue and look into it further. Chair Christensen asked if the dwelling is intended for the person needing care or for the person giving care. Mr. Eitel replied the temporary housing is for the person who is in need of care. He stated there is certain criteria that would need to be met in order to get a permit which says the dwelling is for the person getting care only, not for the caregiver. PC Minutes 07-14-16 -2- DRAFT Commissioner Koenig asked where this idea originated. He stated that with Minnesota weather there would be many issues with this set-up and he stated the idea is great but there seems to be many open legal questions and issues that need to be addressed. Chair Christensen stated it is the consensus of the Planning Commission that this item needs considerable review. He stated there are a lot of questions that need to be answered before they could make a recommendation on this item. 7c) STAFF UPDATES ON ONGOING (APPROVED) AND PLAP.-4ED DEVELOPMENT Mr. Eitel updated the Commission on the current projects; Marriot Fairfield Hotel Project, The Sanctuary of Brooklyn Center, and Maranatha Project. He noted these are the three projects that Brooklyn Center expects to be underway in 2016. He noted a few locations that the City has acquired some properties where they are close to owning the entire Lots in those locations so they will be able to look at redevelopment in those spaces sometime in 2018. There were no other discussion items. 7. OTHER BUSINESS None at this time. There was a motion by Commissioner MacMillan, seconded by Commissioner Koenig, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:02 p.m. STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) ss. Certification of Minutes CITY OF BROOKLYN CENTER ) The undersigned, being the duly qualified and assigned Secretary to the Planning Commission of the City of Brooklyn Center, Minnesota, certifies: 1. That attached hereto is a full, true, and complete transcript of the minutes of a Regular Session of the Planning Commission of the City of Brooklyn Center held on July 14, 2016. 2. That said meeting was held pursuant to due call and notice thereof and was duly held at Brooklyn Center City Hall. PC Minutes 07-14-16 -3- DRAFT 3. That the Planning Commission approved said minutes at its August 25, 2016 regular meeting. Tim Benetti, Secretary Randall Christensen, Chair PC Minutes 07-14-16 -4- DRAFT Planning Commission Report Meeting Date: August 25, 2016 Application No. 2016-008 Applicant: Harshal Patel / Brooklyn Center Hotel Group, LLC Location: 6250 Earle Brown Drive Request: Site & Building Plan for Fairfield Inn & Suites 1rXOoKL 1 `N' TER • Application Filed: 07/27/16 • Application Deemed Complete: 07/27/16 • Review Period (60 -day) Deadline: 09/26/16 • Extended Review Period Deadline: N/A INTRODUCTION Mr. Harshal Patel of Brooklyn Center Hotel Group, LLC is requesting consideration and approval of a Site and Building Plan application for a new 4 -story, 82 -room Fairfield Inn and Suites hotel facility. This land for the hotel is owned by the City of Brooklyn Center (EDA), and is scheduled to be sold to Mr. Patel's group should this site plan be approved. This matter is being presented as a public hearing item; and notices have been mailed to all surrounding property owners within 350 -feet of the affected site. COMPREHENSIVE PLAN AND ZONING STANDARDS Land Use Plan: RB - Retail Business Current Zoning: PUD/C1-A (Planned Unit Development/Service-Office) Surrounding Zoning: North: PUD/C 1-A (Embassy Suites hotel) East: C-2 Commerce (Earle Brown Heritage Center) South: C1 -A Service Office (Wings Financial Credit Union) West: C 1-A Service Office (Mn Physicians/Nat. American Univ.) Site Area: 2.13 acres Setback Standards: Building: Front Yard = 35 -ft.; Rear Yard = 40 -ft.; Side Yard (Interior) = 10 ft.; and Corner Side -Yard = 25 -ft. Parking: 15 -ft. from any street right-of-way line Conformity to: Land Use Plan: Yes Zoning Ord.: Yes Subdivision Ord.: Yes Sign Ord.: Unknown or not under consideration at this time. Variance Needed for Request: No App. No. 2016-008 PC 08/25/16 Page 1 LOCATION/AERIAL MAP BACKGROUND On June 27, 2005, the City Council approved the rezoning of a 6.2 acre parcel from C 1 A to PUD/C1-A, for the development of a 250 room hotel containing a 100 seat restaurant and a 32,000 sq. ft. water park facility. On May 14, 2007, the City Council approved the 2007 Brooklyn Hotel Partners LLC/Embassy Suites Planned Unit Development, which also provided an approved phased development plan for two new hotels in this area: • Phase I: an 8 -story, 175 room Embassy Suites Hotel on a 4.02 acre lot, with a 100 seat restaurant and environmentally sealed connection to the adjacent Earle Brown Heritage Center. • Phase II: conceptually illustrated a secondary (but complementary) hotel to the south, which included the following preferred users: Holiday Inn Express, Marriot Courtyard, Hilton Garden Inn, Indigo, Cambria, Staybridge, Homewood, Hampton, Comfort, or another equivalent hotel acceptable to the EDA, with no less than 75 rooms. (refer to master plan image below — next page) App. No. 2016-008 PC 08/25/16 Page 2 In 2007, the City Council approved the final plat of Brooklyn Farm 2nd Addition which created a 4.02 acre lot for the future Embassy Hotel project, and a 2.13 acre lot for the Phase II (referred to as the Embassy Suites II) site. The eastern 1/3 of the Phase II site included the existing pond, a portion of a pond, and the majority of the trail which connected to the Earle Brown Farm site. In 2009, the developer completed the Embassy Suites, and shortly thereafter informed the City that they were unable to complete the enclosed connection link to the Earle Brown Heritage Center. After months of negotiations, the EDA adopted Resolution No. 2010-14, which approved an amendment to the Development Agreement and included the following actions: 1. amended the rights and obligations of the Authority, the City, and Developer relating to the developer's forfeiture of any rights to the Phase II development; 2. confirmed the D -Barn Lease Agreement and easements for the EDA's construction of the link; 3. approved adjustments to the payment of tax abatements for the Phase I development, including the right of set off to secure the D -Barn Lease and Link Maintenance Agreement; and 4. conveyed the development rights for Phase II to the EDA and the obligation to construct the link to the Earle Brown Heritage Center. In early 2013, the City was approached by Mirmesota Hospitality Inc. to develop a new hotel project on the EDA owned land (see concept image below -next page): App. No. 2016-008 PC 08/25/16 Page 3 fSUREOoavE I / -- 87 PARKING SPACES Q ` �iDELvlk It t087flEtT � _.1 DROP OFF Z 1 +.. 1i 11 'L: ILLI •i i � � I•ice-. — �a• Ali I� FOUNTAIN HOTEL 45TORY 85 ROOMS LU • r r}—. GAZEBO TRASH` J I II SHARED DRIVE SITE PLAN 110 1 9 D 0 DROOfiLYNH CAN�LEWOOD SUITES — On July 8, 2013, the City Council adopted Resolution No. 2013-73, which approved a PUD Amendment to the 2007 Brooklyn Hotel Partners LLC/Embassy Suites PUD, authorizing MN Hospitality to construct a new Candlewood Suites Hotel on the parcel. The approvals included the following: 1. The orientation of the hotel has changed from a westerly entrance facing Earle Brown Drive to a central entrance facing the main entrance drive and entrance to the Embassy Suites Hotel. 2. The plan changes unidentified hotel with a minimum 75 room hotel with 85 parking stalls to an 81 unit Candlewood Extended Stay Hotel with 86 parking stalls. 3. The plan continues to utilize the shared access points on Summit Drive and now provides a connection to the sidewalk within the Earle Brown Drive boulevard and the trail connection to the Earle Brown Heritage Center. 4. The plan provides additional green space and yard area which complements the open space and outdoor court area of the adjacent office building. 5. The architectural development standards for this hotel are identical to the Shingle Creek Crossing PUD, including: • At least 50% of all four sides of wall surfaces of the hotel will be constructed of Class I materials and the remainder of Class II materials. • Class I materials include: brick or acceptable brick -type material, natural looking stone, textured cement stucco, copper, architectural panels or masonry units with enhanced detailing such as patterns, textures color, dimension, banding, brick inlay or glass. App. No. 2016-008 PC 08/25/16 Page 4 • Class II materials include: EFIS, pre -finished metal, concrete block, fiber - reinforced cement board siding, canvas or vinyl awnings. Related to this PUD Amendment, the City also provided for the following allowances as part of this PUD Amendment: 1. Parking standards for this project (Candlewood Suites) are adjusted from one space for each unit plus one space for each employee on any one shift to one space for each unit plus one space for each employee on the evening shift. 2. The City will consider a simple metes and bound description to facilitate a land division and combination of the eastern portion of this platted lot (pond and trail) to the Earle Brown Heritage Center, in lieu of a formal replat of Lot 2, Block 1, Brooklyn Farm 2nd Addition. After the PUD approval in 2013, Minnesota Hospitality Inc. never completed the land transaction with the city, nor submitted an official site plan for the development of this hotel. In early 2016, Mr. Harshal Patel met with city planning staff to propose the development of a new Fairfield Inn and Suites on this EDA parcel. If this site plan is approved, Mr. Patel intends to purchase the 2.18 acre parcel from the City/EDA, and immediately begin construction of his hotel. DEVELOPMENT PLAN/SITE & BUILDING PLAN REVIEW ❖ Building The proposed site plan is a 4 -story, 82 -room Fairfield Inn and Suites hotel facility, which is conceptually shown in the image below. App. No. 2016-008 PC 08/25/16 Page 5 As was approved in the 2013 PUD Amendment, the orientation of the hotel is consistent with desire by the City to have the central entrance facing north (instead of west towards Earle Brown Drive), and having the main entrance drive come off the main east/west access driveway leading back to the Embassy Suites hotel. The hotel maintains a 120 -ft. setback from Earle Brown Drive; 70 -ft. setback (main building) from the north line, with approx. 30 -ft. setback from the porte-cochere'; 200+ ft. from the east line; and 25 -ft. from the south line. Amenities in the hotel include a covered front entryway (porte-cochere') with very nice and elegant curved roof -line feature, with nice decorative stone accent support feature to the side. The first floor entryway includes a typical lobby/reservation desk area, offices, and laundry services. The first floor also contains an indoor pool area, fitness center, two small meeting rooms, and a breakfast serving/sitting area. The upper three floors (and partial first floor) contain the rooms consisting of one or two -bed suites (refer to attached floor plans). The exterior consists of multiple windows, cultured stone and accented walls, banded (different colored) EFIS walls, cement board siding, and aluminum trim details. At least 50% of all four sides of wall surfaces of the hotel will be constructed of Class I materials and the remainder of Class II materials, which is consistent with our adopted Architectural Standards policy and the 2013 PUD Amendment conditions. The building will be made fully ADA compliant, with elevators located near the central section of the building. Stairwells will also be provided on each end of the main building, and the building shall be equipped with fire sprinkler systems. The primary height of the hotel building is shown as 42 feet, with an additional 9'-8" added to the main center elevation section. There are no height limitations to buildings within the C 1-A Service Office District. Wall signage is also shown on all four elevations (sides) of the building, which is allowed by City Sign Code. ❖ Access & Parking The main access to the hotel is being provided from the east/west driveway that serves the adjacent Embassy Suites site to the north, which driveway connects directly onto Earle Brown Drive. This driveway will have three new entry points into the new hotel site. The first two access points closest to Earle Brown Drive line up directly across from the existing parking aisle drives inside the Embassy Suites parking lot to the north. The third access point is located to the far east of the site with an elongated and slightly curved entryway. App. No. 2016-008 PC 08/25/16 Page 6 Two secondary access points will be provided near the southwest corner of the site, which will connect into the driveway/parking aisle lane for the Wings Financial property to the south. The site contain 83 marked parking stalls. Pursuant to Zoning Code Section 35-704 Minimum Parking Spaces, the following standard is required for hotels: • One space for each unit plus one space for each employee on any one shift. As part of the 2013 PUD Amendment noted earlier, Candlewood Suites was approved with a slight flexible standard of the following: App. No. 2016-008 PC 08/25/16 Page 7 q ' /' 11 fli0' . �190GU.1YYY�1 ___. ❑f ���,'1'.V t... 1 1 i0 `❑j f].9. ❑ 9.J' 90' O1 � � 0.0' 7�j � t30' � 1 ( � , 18.0'_ '�• 1 �l1.0' -18.0'• -:' TORR COON � , / rC_ U 1 i aL� �� 2u• y� I __�_ __ 89. 1 MI o - T � -Q_. • 44y is' 1 PROPOSED FAIRFIELD I.NIN i 1 :� f ;;'I & SUITES So FFE 850.0Ctr , 1 - ,a.P Il ` I I Two secondary access points will be provided near the southwest corner of the site, which will connect into the driveway/parking aisle lane for the Wings Financial property to the south. The site contain 83 marked parking stalls. Pursuant to Zoning Code Section 35-704 Minimum Parking Spaces, the following standard is required for hotels: • One space for each unit plus one space for each employee on any one shift. As part of the 2013 PUD Amendment noted earlier, Candlewood Suites was approved with a slight flexible standard of the following: App. No. 2016-008 PC 08/25/16 Page 7 • one space for each unit plus one space for each employee on the evening shift. The original Candlewood Hotel was planned for 81 units with 86 parking, which ideally would allow for up to 6 employees on the evening shift. The current plan for this Fairfield Inn identifies 82 units, with only 83 parking spaces. This would mean only one space for each room plus one space for one employee (limited to the evening shift). In previous discussions with the Developer, and confirmed by the city's own EBHC manager, most hotels, including this new one, have direct shuttle services (from the airport) for out-of- town guests and travelers, which in most cases accounts for 15-20% of the guests staying inside the hotels. If this holds true, the site with 83 spaces should easily accommodate the varying number of guests that drive personal vehicles to the site, and leave enough room for the night shift employees, which may be limited to I to 3 employees at most. The Planning Commission should decide if the 83 spaces provided for under this plan is in general conformance to the 2013 PUD Amendment approval, or meets the acceptable parking standards approved under the 2013 PUD. Due to the shared access points to the north (Embassy Suites) and the south (Wings Financial) sites, the city engineers have requested the Developer provide a cross access agreement with these adjacent properties. Planning staff can confirm that as part of the EDA Agreement in 2010 with the Oliver Group (Embassy Suites), a cross access agreement was granted and recorded under separate documents securing the right to access the subject site from both the north and south sides of this site. The plans also call for the removal of the existing bituminous trail on the easterly edge of the hotel site. The Developer intends to replace and reconstruct this trail segment once the hotel is completed and landscape materials have been placed. ❖ Gradini!/Drainage/Utilities The Developer provided preliminary grading, drainage, utility and erosion control plans which have been reviewed by the Director of Public Works/City Engineer. The Engineer's written comments are attached for the Commission's review. B-612 curb and gutter is to be provided around all driving and parking areas in accordance with city ordinances. The hotel site will be served by an 8 -inch sanitary service connection line from Earle Brown Drive, and a separate 8 -inch water service connection from Earle Brown Drive. The stormwater management of the site is contained with catch basins appropriately spaced throughout the site, which eventually feed or direct the storm water to the city owned pond area to the east. This pond was appropriately sized a number of years ago to accommodate the planned development of this site, along with the surrounding commercial uses in this area. The adjacent pond was modified and repaired by the City a few years ago in 2012-2013. There App. No. 2016-008 PC 08/25/16 Page 8 are no plans to increase the size of this pond or modify as part of this hotel development. The City is exploring the option of installing a water fountain inside the pond. The City is also in line to secure the ownership rights of this pond by separating this pond and trail areas from this site by simple metes and bounds land division, which was authorized by the Council under the 2013 PUD Amendment approvals. This land division is not being considered or approved under this Site e and Building Plan application. ❖ Landscaping/Screening The developer has submitted a landscape plan and is attached as part of this report. All new commercial development landscape plans must comply with the City's "Landscape Point System" policy, which is evaluated and determined by the LPS worksheet. One of the key benefits for a landscaping plan is to provide nice visuals and pleasing amenities to a newly reconstructed site, which also complement the new building and improvements, and fill in open space areas as needed. This 2.13 acre site requires a total of 140 landscape points (based on "hotel" use). The plan calls for 8 deciduous trees; 4 smaller decorative/ornamental trees; 6 upright arborvitae (evergreen) trees; and 166 count of a variety of evergreen and deciduous shrubs. The plan also includes the addition of 107 perennial plants and grasses. The point total calculated by city staff equates to 205 points, which is well over the 140 required points. Since there are no unrelated or adjacent conflicting uses (such as residential uses), the site does not require any extraordinary screening or buffering measures that are typically called for in landscape plans. ❖ Lighting/Trash The Developer has submitted a lighting plan for this site and is attached as part of this report. All new lighting would need to meet or exceed those requirements established under Section 35- 712 of the city ordinances. City ordinance require that all exterior lighting be provided with lenses, reflectors or down -cast shades so as to concentrate illumination on the property. Illumination is not permitted at an intensity level greater than 3 foot candles measured at property lines. The preliminary review of the photometric plan indicates all new lighting will meet or exceed the foot candle or allowable light spill-over required by City Code. All new lighting is planned on either 25 -ft. or 12 -ft. high poles, with all new lamps consisting of energy efficient LED. The light poles are limited and centrally located inside the west parking lot area, and along the outer (north) perimeter of the front parking areas. Staff recommends the Developer modify this lighting plan or provide evidence from the lighting designer/contractor that this light will be sufficient. Staff is also recommending the additional placement of a similar light pole near the southeast corner of the hotel and adjacent to the trail, in order to provide adequate/security lighting for pedestrians. The plans are absent of any wall mounted or above -door security lights along the outer areas of the building. Smaller wall or security (pack) lights are typically installed in areas where doors App. No. 2016-008 PC 08/25/16 Page 9 lead the outside or for pedestrian walkways and patio seating area. Staff is also recommending the Developer provide an updated lighting plan that includes any wall mounted lights for the exit doors, and included additional pedestrian level lights for the rear walkway areas and the patio/seating area. (see image below) I i ��,' ('I;III'II�LI� F�Il;11FI11 I\\ t F', I . I1 .1 ITIV. 1J. i -1 it Recommend additional pedestrian level lamps or wall lights for outdoor patio/sidewalk areas The trash pick-up and enclosure are located near the southwest corner of the hotel building (see illustration above). The enclosure is slated to match with the new exteriors of the building. CITY ENGINEER REVIEW The City Engineer has provided a review and comments regarding this Site and Building Plan application in his August 17, 2016 memorandum, which is included as part of this report. Some of these comments and conditions reflect the previously approved considering under the 2013 PUD Amendment process. Some of these remaining conditions may be applicable at time of future building permit review and approvals. FINDINGS & RECOMMENDATION The request by the Developer to develop this left -over (yet key) commercial parcel within the community with a very attractive hotel facility, appears to be a natural and suitable fit to this area, and is precisely what the community envisioned on this site for so many years. This additional hotel facility will provide a wonderful addition and alternative to the nearby Embassy Suites, especially for out-of-town guests and visitors utilizing the Earle Brown Heritage Center for weddings, special events and conventions. Therefore, this Site and Building Plan application can be supported based on the following findings: a) the proposed use of an 82 -room hotel facility at the subject property is an acceptable use under this PUD/C 1-A district; and meets the general definitions or standards of a permitted use under Zoning Code Section 35-321; b) the proposed hotel project will provide an ideal opportunity for redevelopment of App. No. 2016-008 PC 08/25/16 Page 10 a key and targeted area of the community, should complement the adjacent Embassy Suites hotel and Earle Brown Heritage Center, and will help stimulate new investment in the neighborhood and the community; C) the proposed project appears to demonstrate a clear and public need or benefit to the community and regional area, as it will improve the appearance of the city and enhance the quality of life, property values and civic pride in this neighborhood area; d) the proposed hotel project facilitates the planned redevelopment plans of this site, and is compatible with the goals, objectives and policies of the City's 2030 Comprehensive Plan and underlying land use plan; e) the new hotel project provides an ideal opportunity in offering additional alternatives to transient housing (hotel) needs for this area, especially with the community's nearby Earle Brown Heritage Center; f) the new hotel project will not be injurious to the use and enjoyment of other uses in and around this commercial/office area; g) the new hotel project will not impede the normal orderly development and proposed improvements of this area; and h) the proposed layout of this new hotel, including the new buildings, site improvements, walkways, and trails, and other improvements identified within these Site and Building Plans, are hereby acceptable and approved. Should the Planning Commission agree with these findings, Planning Staff recommends the Commission adopt the attached Resolution No. 2016-09, which comprehends the approval of Planning Application No. 2016-008, the request by Harshal Patel (in cooperation with Brooklyn Center Hotel Group, LLC) to develop and construct a new Fairfield Inn & Suites at the subject location, subject to the following conditions: 1. Developer/Applicant agrees to comply with all conditions or provisions noted in the City Engineer's Review memo, dated August 17, 2016. 2. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 3. Final grading, drainage, utility and erosion control plans and any other site engineering elated issues are subject to review and approval by the City Engineer prior to the issuance of permits. 4. The Site Lighting Plan should be revised to include new lights or lamps above all exit doors; and new accent lighting, pedestrian level lights or wall sconces (pack) lights in the rear area of the hotel near the walkways and patio/seating areas. App. No. 2016-008 PC 08/25/16 Page I I 5. Any outside trash disposal facilities and roof top or on -ground mechanical equipment shall be appropriately screened from view. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City's Engineering Department and applicant shall obtain an NPDES construction site erosion permit from the Minnesota Pollution Control Agency prior to disturbing the site. 8. Site Plan approval is exclusive of all signs scheduled to be installed on this site, including new wall (building) and monument style signs. All signs are subject to Chapter 34 of the City Code of Ordinances and shall be approved under separate sign permits. 9. Any major changes or modifications made to this Site and Building Plan can only be made by an amendment to the approved Site and Building Plan as approved by the City Council. 10. Developer must submit an as -built survey of the property, improvements and utility service lines and structures; and provide certified record drawings of all project plan sheets depicting any associated private and/or public improvements, revisions and adjustments prior to issuance of the certificate of occupancy. The as -built survey must verify that all property corners have been established and are in place at the completion of the project as determined and directed by the City Engineer. Attachments • City Engineer's Review Memo (08/17/16) • Planning Commission Res. No. 2016-09 • Site & Building Plans- Fairfield Inn & Suites App. No. 2016-008 PC 08/25/16 Page 12 DATE: August 17, 2016 TO: Tim Benetti, Planning and Zoning Specialist FROM: Andrew Hogg, Assistant City Engineer SUBJECT: Public Works — Fairfield Inn & Suites Public Works staff reviewed the following documents submitted for site plan review on July 27, 2016, for the proposed Fairfield Inn & Suites: Civil Site Plans — Dated 07/25/2016 Subject to final staff Site Plan approval, the referenced plans must be revised in accordance with the following comments/revisions and approved prior to issuance of Land Alteration pen -nit: =, i I- ,am 1. All work performed and materials used for construction of utilities must conform to the City of Brooklyn Center standard specifications and details. The City's standard details must be included in the plans. C6.0 SWPPP Plan 2. Provide and list a Storm Water Pollution Prevention Plan (SWPPP) inspector/manager with contact information who must be available within a four hour notification to respond to and implement SWPPP related corrective measures. If the applicant is found to be non-responsive, the City may issue a stop work order and/or take other means necessary to correct SWPPP related issues. Miscellaneous 3. See attached plan sheet redlines for additional miscellaneous plan comments. 4. Provide irrigation plan. 5. The total disturbed area exceeds one acre; an NPDES permit is required. In addition, the total disturbed area is less than five acres; applicant must submit plans to the City for project review on behalf on the Shingle Creek Watershed Commission. Based on watershed best management practices, the site should provide pretreatment for runoff that includes filtration prior entering to the infiltration system. Preliminary Plan Review Memo — Fairfield Inn and Suites August 17, 2016 Page 2 In June of 2005 (Resolution 2005-97), the site was approved for a 250 room hotel containing a 100 seat restaurant and 32,000 sf water park facility. In May of 2007, (Resolution 2007-008) the development plans were revised to provide for the phased development of two hotels. Phase 1 was an eight story 175 room Embassy Suites Hotel with a 100 site restaurant, completed in 2014. The proposed Fairfield Inn & Suites will be an 83 room building. The scope of the original traffic study should not have changed; therefore a Traffic Impact Study is not warranted. However, a parking study is required and a Tier 2 Traffic Demand Management Plan in accordance with the City's template plan should be prepared. 7. Provide cross access agreement with adjacent properties. Upon project completion, the applicant must submit an as -built survey of the property improvements and utility service lines and structures; and also provide certified record drawings of all project plan sheets depicting any associated private and/or public improvements, revisions and adjustments prior to issuance of the certificate of occupancy. The as -built survey must also verify that all property corners have been established and are in place at the completion of the project as determined and directed by the City Engineer. 9. Inspection for the private site improvements must be performed by the developer's design/project engineer. Upon project completion the design/project engineer must formally certify through a letter that the project was built in conformance with the approved plans and under the design/project engineer's immediate and direct supervision. The design/project engineer must be certified in the State of Minnesota and must certify all required as -built drawings (which are separate from the as -built survey) in accordance with the City's template. Prior to issuance of a Land Alteration 10. Final construction/demolition plans and specifications need to be received and approved by the City Engineer in form and format as determined by the City. The final plan must comply with the approved preliminary plan and/or amended as required by the City Engineer. 11. A letter of credit or a cash escrow in the amount of 100 percent of the estimated cost as determined by City staff must be provided to the City. 12. During construction of the site improvements and until the permanent turf and plantings are established, the developer will be required to reimburse the City for the administration and engineering inspection efforts. Please submit a deposit of $1,500 that the City can draw upon on a monthly basis. 13. A Construction Management Plan and Agreement is required that addresses general construction activities and management provisions, traffic control provisions, emergency Preliminary Plan Review Memo — Fairfield Inn and Suites August 17, 2016 Page 3 management provisions, storm water pollution prevention plan provisions, tree protection provisions, general public welfare and safety provisions, definition of responsibility provisions, temporary parking provisions, overall site condition provisions and non- compliance provisions. A separate $2,500 deposit will be required as part of the non- compliance provision. 14. Utility Facilities Easement Agreement required. Anticipated Permitting 15. A City Land Disturbance permit is required. 16. A Minnesota Pollution Control Agency NPDES permit is required. 17. Other permits not listed may be required and it is the responsibility of the developer to obtain and warrant. 18. Copies of all required permits must be provided to the City prior to issuance of applicable building and land disturbance permits. 19. A preconstruction conference must be scheduled and held with City staff and other entities designated by the City. The aforementioned comments are provided based on the information submitted by the applicant at the time of this review. Other guarantees and site development conditions may be ftirther prescribed throughout the project as warranted and determined by the City. 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Y is it a � fir `fi I :n _ _ •,� 0 1 _ e&: I' �a 1 - X11 J m w w Cf) m O co w J m w w CC1 m H Z N Commissioner introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2016-09 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2016-008 SUBMITTED BY HARSHAL PATEL/BROOKLYN CENTER HOTEL GROUP, LLC FOR SITE AND BUILDING PLAN OF A NEW FAIRFIELD INN AND SUITES HOTEL DEVELOPMENT (LOCATED 6250 EARLE BROWN DRIVE) WHEREAS, on June 27, 2005 the City Council adopted Resolution No. 2005-97, which approved an application to rezone from CIA (Service -Office, no height limit) to PUD/CIA (Planned Unit Development/Service- Office, no height limit) the 6.2 acre site located at 6300 Earle Brown Drive, and which was formally approved under Ordinance No. 2005-07, adopted on July 25, 2005; and WHEREAS, on May 14, 2007, the City Council adopted Resolution No. 2007-70, which allowed the construction of a two building hotel complex, one consisting of an eight story, 175 room Embassy Suites hotel, a 100 seat restaurant and physical connection to the Earle Brown Heritage Center, along with a future Phase II development of a complementary 75 -room, unidentified hotel; and WHEREAS, in 2009, Brooklyn Hotel Partners, LLC completed the main construction of the Embassy Suites Hotel, but failed to complete the physical connection (the "Link") to the Earle Brown Heritage Center and other improvements as required under the PUD Development Agreements with the City, and due to this failure to complete the required improvements, the City's EDA adopted Resolution No. 2010-14, an amendment to the Development Agreement which included the following actions: 1. Amended the rights and obligations of the Economic Development Authority, the City and Developer relating to the developer's forfeiture of any rights to the Phase II development; 2. Confirmed the D -Barn Lease Agreement and easements for the EDA's construction of the link; 3. Approved adjustments to the payment of tax abatements for the Phase I development, including the right of set off to secure the D -Barn Lease and Link Maintenance Agreement; and 4. Conveyed the development rights for Phase II to the EDA and the obligation to construct the link to the Earle Brown Heritage Center. WHEREAS, on July 8, 2013, the City Council adopted Resolution No. 2013-73, which approved a joint request from the City's EDA and Minnesota Hospitably Inc. for an amendment to the original Embassy Suites Planned Unit Development, and authorized a letter of PC RESOLUTION NO. 2016-09 intent with Minnesota Hospitality Inc. to provide a new four story, 81 -unit Candlewood Extended Stay Hotel on the EDA owned parcel, commonly referred to as the "Embassy Suites II Site" and addressed as 6250 Earle Brown Drive (hereinafter referred to as the "Subject Property"), with certain conditions noted as follows: 1) The orientation of the hotel has changed from a westerly entrance facing Earle Brown Drive to a central entrance facing the main entrance drive and entrance to the Embassy Suites Hotel; 2) The plan changes the unidentified hotel with a minimum 75 -room hotel and 85 parking stalls to an 81 -unit Candlewood Extended Stay Hotel with 86 parking stalls; 3) The plan continues to utilize the shared access points on Summit Drive and now provides a connection to the sidewalk within the Earle Brown Drive boulevard and the trail connection to the Earle Brown Heritage Center; 4) The plan provides additional green space and yard area which complements the open space and outdoor court area of the adjacent office building; and 5) The architectural development standards for this hotel are identical to the Shingle Creek Crossing PUD, which include the following: i. At least 50% of all four sides of wall surfaces of the hotel will be constructed of Class I materials and the remainder of Class lI materials. Class I materials include: brick or acceptable brick -type material, natural looking stone, textured cement stucco, copper, architectural panels or masonry units with enhanced detailing such as patterns, textures color, dimension, banding, brick inlay or glass. Class H materials include: EFIS, pre -finished metal, concrete block, fiber -reinforced cement board siding, canvas or vinyl awnings. 6) The Subject Property is allowed the following modifications: i. That the parking standards for this project are adjusted from one space for each unit plus one space for each employee on any one shift is modified to one space for each unit plus one space for each employee on the evening shift; and PC RESOLUTION NO. 2016-09 ii. That as part of the site plan approval the City will consider a simple metes and bound description to facilitate a land division and combination of the eastern portion of this platted lot (pond and trail) to the Earle Brown Heritage Center, in lieu of a formal replat of Lot 2, Block 1, Brooklyn Farm 2nd Addition. WHEREAS, Minnesota Hospitality Inc. failed to perform on this approved PUD Amendment and/or letter of intent by not completing the real estate transaction of the Subject Property, nor submitted any building permit to construct the Candlewood Suites Hotel as planned; and WHEREAS, Harshal Patel of the Brooklyn Center Hotel Group, LLC has submitted Planning Application No. 2016-008, which requests consideration and approval of Site and Building Plan to construct a new 4 -story, 82 -room Fairfield Inn and Suites hotel facility on the Subject Property; and WHEREAS, on August 25, 2016, the Planning Commission held a duly called public hearing, whereby a staff report and public testimony regarding this Site and Building Plan were received and considered by the Planning Commission; and t WHEREAS, in light of all testimony received, and utilizing the guidelines and standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of the City's Zoning Ordinance, along with consideration of the goals and objectives of the City's Comprehensive Plan, the Planning Commission considers this Site and Building Plan an appropriate and reasonable use and redevelopment of the Subject Property; and WHEREAS; in light of all testimony received, the Planning Commission did determine that Planning Application No. 2016-008, submitted by Harshal Patel of the Brooklyn Center Hotel Group, LLC may be approved based upon the following considerations: A. the proposed use of an 82 -room hotel facility at the subject property is an acceptable use under this PUD/C1-A district; and meets the general definitions or standards of a permitted use under Zoning Code Section 35- 321; B. the proposed hotel project will provide an ideal opportunity for redevelopment of a key and targeted area of the community, should complement the adjacent Embassy Suites hotel and Earle Brown Heritage Center, and will help stimulate new investment in the neighborhood and the community; C. the proposed project appears to demonstrate a clear and public need or oua benefit to the community and regional area, as it will improve the appearance of the city and enhance the quality of life, property values and civic pride in this neighborhood area; D. the proposed hotel project facilitates the planned redevelopment plans of this site, and is compatible with the goals, objectives and policies of the City's 2030 Comprehensive Plan and underlying land use plan; E. the new hotel project provides an ideal opportunity in offering additional alternatives to transient housing (hotel) needs for this area, especially with the community's nearby Earle Brown Heritage Center; F. the new hotel project will not be injurious to the use and enjoyment of other uses in and around this commercial/office area; G. the new hotel project will not impede the normal orderly development and proposed improvements of this area; and H. the proposed layout of this new hotel, including the new buildings, site improvements, walkways, and trails, and other improvements identified within these Site and Building Plans, are hereby acceptable and approved. NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission for the City of Brooklyn Center, Minnesota, that Planning Application No. 2016-008 submitted by Harshal Patel of Brooklyn Center Hotel Group, LLC, is approved subject to the following conditions: 1. Developer/Applicant agrees to comply with all conditions or provisions noted in the City Engineer's Review memo, dated August 17, 2016. 2. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 3. Final grading, drainage, utility and erosion control plans and any other site engineering elated issues are subject to review and approval by the City Engineer prior to the issuance of permits. 4. The Site Lighting Plan should be revised to include new lights or lamps above all exit doors; and new accent lighting, pedestrian level lights or wall sconces (pack) lights in the rear area of the hotel near the walkways and patio/seating areas. PC RESOLUTION NO. 2016-09 ATTEST: 5. Any outside trash disposal facilities and roof top or on -ground mechanical equipment shall be appropriately screened from view. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City's Engineering Department and applicant shall obtain an NPDES construction site erosion permit from the Minnesota Pollution Control Agency prior to disturbing the site. 8. Site Plan approval is exclusive of all signs scheduled to be installed on this site, including new wall (building) and monument style signs. All signs are subject to Chapter 34 of the City Code of Ordinances and shall be approved under separate sign permits. 9. Any major changes or modifications made to this Site and Building Plan can only be made by an amendment to the approved Site and Building Plan as approved by the City Council. 10. Developer must submit an as -built survey of the property, improvements and utility service lines and structures; and provide certified record drawings of all project plan sheets depicting any associated private and/or public improvements, revisions and adjustments prior to issuance of the certificate of occupancy. The as -built survey must verify that all property corners have been established and are in place at the completion of the project as detennined and directed by the City Engineer. August 25, 2016 Date Secretary Chair 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: Chair , Commissioners 1 5 1 , and ; and the following voted against the same: None; whereupon said resolution was declared duly passed and adopted. N I A-1 (N r-� III rol N co H H 0 0 N 1' Stn MM - rt v'E?� �o 7"' L \ \\ v Nois gra -- j 13 - 313 3Obdans > _ , snoNiwn.ue o� 00 uQ1 \J J s r m x n cP 1p xU� �m � Um �m w ~m =w x s o a z s. x / O J Z} s m d� Fm N� w J A J m n L / o� >` u6 m n N `9. UO O 8 m O Z'848 a N a N 1p Umv �w x F �� m n � \ x s \ lb 1p - m ' QO p. 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