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HomeMy WebLinkAbout2001-018 Inf Sh 6501 Humboldt Avenue North Application Filed on 7-31-01 City Council Action Should Be Taken By 9-29-01 (60 Days) Planning Commission Information Sheet Application No. 2001-018 Applicant: L & D Contracting Company Location: 6501 Humboldt Avenue North Request: Special Use Permit/Site and Building Plan Approval The applicant, L & D Contracting Company on behalf of Harks, Inc. owner of the Mobil Station at 6501 Humboldt Avenue North, is seeking a Special Use Permit and Site and Building Plan approval to enlarge the convenience store as well as to expand the existing car wash at the above location. The property in question is zoned C-2 (Commerce) and is bounded on the north and west by R-5 (Multiple Family Residence) zoned property containing a 102 unit apartment complex; on the east by Humboldt Avenue with the Brooklyn Center Junior/Senior High School on the opposite side of the street; and on the south by Freeway Boulevard with the Holiday Inn on the opposite side of that street. A gas station/convenience store/car wash is a special use in the C-2 zoning district. The applicant is planning to expand the existing convenience store into three of the four service bays at the site and to also add 10 ft. to both ends of the existing car wash so that a newer type car wash can be installed. The fourth service bay, a former car wash bay, will be converted to accommodate convenience store storage and a car wash equipment room. The convenience store expansion will more than double the size of the existing retail operation by providing 1,210 sq. ft. of sales area plus coolers (339 sq. ft.), walk-in freezer (130 sq. ft.), storage space (185 sq. ft.), checkout counter (250 sq. ft.), bathroom (48 sq. ft.) and an existing clean room (108 sq. ft.). The expanded and remodeled car wash and equipment room will total an additional 1005 sq. ft. ACCESS/PARKING The proposed plan calls for no change to the access for this site, which is gained from driveways located along Humboldt Avenue and Freeway Boulevard. The former owner in 1994 expanded the retail area and at that time provided 25 parking spaces to meet the minimum requirements in the zoning ordinance for parking. Eleven parking spaces were required for the retail area with three parking spaces being required for three of the service bays plus one space for each service bay employee and two parking spaces for service vehicles. The current applicant is proposing to do away with the service bays and convert this space to either retail, storage or equipment room. 2270 sq. ft. of the building will be devoted to retail space or accessory storage and the applicant has proposed to provide parking on the basis of 5.5 parking spaces per 1,000 sq. ft. of retail space. This comes to 12.48 or 13 parking spaces to meet the parking requirements. The spaces would be located along the north side of the site where 17 former parking spaces were provided. The reason for the reduced number of spaces in this area is to accommodate the expansion of the car wash and to provide stacking space in this area. Five additional parking spaces are located at the southwest portion of the site and handicap van accessible parking is provided next to the building. It might be possible to provide some additional parking, but we believe the analysis provided (providing 13 parking spaces specifically for the retail establishment) should accommodate parking on the site. This does not account for pump island parking, which also can be accommodated and could provide up to six additional spaces. The fact that the service operation is being discontinued will free up parking spaces which can be used for retail customers. GRADING/DRAINAGE/UTILITIES There are no alterations being proposed with respect to this site regarding changes in grading, drainage or utilities. No watershed review is required and, therefore, no such plans are included with this review. LANDSCAPING The site is fairly well landscaped based on a 1994 landscape plan provided by the then owner to meet the landscape point system. The current applicant has provided a landscape schedule that shows the existing landscaping is a total of 81 landscape points. This meets the minimum points required for this site, which is 80. BUILDING The building addition is to both the north and south side of the car wash bay, which is the bay furthest to the west on the site. As indicated previously, the car wash will be modified to accommodate new equipment and the extended area is being provided to accommodate that equipment. The building currently is a combination of brick with board and batten accent. The applicant proposes to use board and batten siding where four overhead doors on the north side of the site will be removed. The expansion of the car wash will be mostly brick with board and batten accent over the upper portion above the overhead door. TRASH/LIGHTING There are no changes proposed to the site with respect to lighting. A trash enclosure area is located along the west side of the site north of the building. It is in need of repair and updating for proper screening of trash on the site. It should be noted that the current owner is replacing a 6 ft. high metal opaque fence that was along the west side of the site. Screening is required where the gas station abuts with multi-residential property. The applicant has repaired and repainted the screening on the north side. This will suffice to meet the screening requirements for the site. A propane facility, which was located east of the easterly pump islands, has been removed also. SPECIAL USE PERMIT STANDARDS The applicant has submitted a written explanation as to how they believe they will meet the standards for special use permits contained in Section 35-220 of the City’s zoning ordinance (attached). This is an existing facility and, for the most part, it is believed the addition is compatible with the standards for special use permits. Eliminating the service operation will reduce the number of junk vehicles that have often been parked on the site for an extended period. All in all, we believe the proposed changes will allow for less congestion on the site. The applicant also notes that it is their intent to resurface the entire parking lot upon completion of the interior project. The standards for special use permits require that the proposed special use permit (in this case an amendment to the special use permit) should promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood or substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic on the public streets; and conform with the applicable regulations of the district in which it is located. The applicant has commented that they believe the improvements proposed will not be detrimental to the neighborhood and should not impair property values within the area. They point out that the site should not impede the development or improvement of property but should help spur the development of surrounding dwellings. They note that egress, ingress will not be altered and said improvements shall conform to the regulations of the district in which the property is located. We would concur with the applicant’s comments and believe the standards for special use permits can be met particularly with respect to the upgrading of the screen fencing on the site and the other improvements proposed. A public hearing has been scheduled for this special use permit and notices of the Planning Commission’s consideration have been sent to surrounding property owners. RECOMMENDATION We believe the plans are generally in order and approval is recommended subject to the following conditions: Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. Any grading, drainage or utility plans are subject to final review and approval by the City Engineer prior to the issuance of permits. All outside trash disposal facilities and roof top mechanical equipment shall be appropriately screened from view. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances. The area to the east and south by the entrances into the retail area shall be signed as “no parking, fire lane” as determined by the Fire Chief. The amended special use permit is granted for the expansion of the retail area and the car wash addition as contained in the plans submitted. Any other expansion or alteration of this use shall require additional amendments to the special use permit granted. The repair of vehicles on this site is being discontinued and shall not be allowed. The special use permit is subject to all applicable codes, ordinances and regulations. Any violations thereof shall be grounds for revocation. 8-16-01 Page 3 Application Filed on 7-31-01 City Council Action Should Be Taken By 9-29-01 (60 Days) Planning Commission Information Sheet Application No. 2001-018 Applicant: L & D Contracting Company Location: 6501 Humboldt Avenue North Request: Special Use Permit/Site and Building Plan Approval The applicant, L & D Contracting Company on behalf of Harks, Inc. owner of the Mobil Station at 6501 Humboldt Avenue North, is seeking a Special Use Permit and Site and Building Plan approval to enlarge the convenience store as well as to expand the existing car wash at the above location. The property in question is zoned C-2 (Commerce) and is bounded on the north and west by R-5 (Multiple Family Residence) zoned property containing a 102 unit apartment complex; on the east by Humboldt Avenue with the Brooklyn Center Junior/Senior High School on the opposite side of the street; and on the south by Freeway Boulevard with the Holiday Inn on the opposite side of that street. A gas station/convenience store/car wash is a special use in the C-2 zoning district. The applicant is planning to expand the existing convenience store into three of the four service bays at the site and to also add 10 ft. to both ends of the existing car wash so that a newer type car wash can be installed. The fourth service bay, a former car wash bay, will be converted to accommodate convenience store storage and a car wash equipment room. The convenience store expansion will more than double the size of the existing retail operation by providing 1,210 sq. ft. of sales area plus coolers (339 sq. ft.), walk-in freezer (130 sq. ft.), storage space (185 sq. ft.), checkout counter (250 sq. ft.), bathroom (48 sq. ft.) and an existing clean room (108 sq. ft.). The expanded and remodeled car wash and equipment room will total an additional 1005 sq. ft. ACCESS/PARKING The proposed plan calls for no change to the access for this site, which is gained from driveways located along Humboldt Avenue and Freeway Boulevard. The former owner in 1994 expanded the retail area and at that time provided 25 parking spaces to meet the minimum requirements in the zoning ordinance for parking. Eleven parking spaces were required for the retail area with three parking spaces being required for three of the service bays plus one space for each service bay employee and two parking spaces for service vehicles. The current applicant is proposing to do away with the service bays and convert this space to either retail, storage or equipment room. 2270 sq. ft. of the building will be devoted to retail space or accessory storage and the applicant has proposed to provide parking on the basis of 5.5 parking spaces per 1,000 sq. ft. of retail space. This comes to 12.48 or 13 parking spaces to meet the parking requirements. The spaces would be located along the north side of the site where 17 former parking spaces were provided. The reason for the reduced number of spaces in this area is to accommodate the expansion of the car wash and to provide stacking space in this area. Five additional parking spaces are located at the southwest portion of the site and handicap van accessible parking is provided next to the building. It might be possible to provide some additional parking, but we believe the analysis provided (providing 13 parking spaces specifically for the retail establishment) should accommodate parking on the site. This does not account for pump island parking, which also can be accommodated and could provide up to six additional spaces. The fact that the service operation is being discontinued will free up parking spaces which can be used for retail customers. GRADING/DRAINAGE/UTILITIES There are no alterations being proposed with respect to this site regarding changes in grading, drainage or utilities. No watershed review is required and, therefore, no such plans are included with this review. LANDSCAPING The site is fairly well landscaped based on a 1994 landscape plan provided by the then owner to meet the landscape point system. The current applicant has provided a landscape schedule that shows the existing landscaping is a total of 81 landscape points. This meets the minimum points required for this site, which is 80. BUILDING The building addition is to both the north and south side of the car wash bay, which is the bay furthest to the west on the site. As indicated previously, the car wash will be modified to accommodate new equipment and the extended area is being provided to accommodate that equipment. The building currently is a combination of brick with board and batten accent. The applicant proposes to use board and batten siding where four overhead doors on the north side of the site will be removed. The expansion of the car wash will be mostly brick with board and batten accent over the upper portion above the overhead door. TRASH/LIGHTING There are no changes proposed to the site with respect to lighting. A trash enclosure area is located along the west side of the site north of the building. It is in need of repair and updating for proper screening of trash on the site. It should be noted that the current owner is replacing a 6 ft. high metal opaque fence that was along the west side of the site. Screening is required where the gas station abuts with multi-residential property. The applicant has repaired and repainted the screening on the north side. This will suffice to meet the screening requirements for the site. A propane facility, which was located east of the easterly pump islands, has been removed also. SPECIAL USE PERMIT STANDARDS The applicant has submitted a written explanation as to how they believe they will meet the standards for special use permits contained in Section 35-220 of the City’s zoning ordinance (attached). This is an existing facility and, for the most part, it is believed the addition is compatible with the standards for special use permits. Eliminating the service operation will reduce the number of junk vehicles that have often been parked on the site for an extended period. All in all, we believe the proposed changes will allow for less congestion on the site. The applicant also notes that it is their intent to resurface the entire parking lot upon completion of the interior project. The standards for special use permits require that the proposed special use permit (in this case an amendment to the special use permit) should promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood or substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic on the public streets; and conform with the applicable regulations of the district in which it is located. The applicant has commented that they believe the improvements proposed will not be detrimental to the neighborhood and should not impair property values within the area. They point out that the site should not impede the development or improvement of property but should help spur the development of surrounding dwellings. They note that egress, ingress will not be altered and said improvements shall conform to the regulations of the district in which the property is located. We would concur with the applicant’s comments and believe the standards for special use permits can be met particularly with respect to the upgrading of the screen fencing on the site and the other improvements proposed. A public hearing has been scheduled for this special use permit and notices of the Planning Commission’s consideration have been sent to surrounding property owners. RECOMMENDATION We believe the plans are generally in order and approval is recommended subject to the following conditions: Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. Any grading, drainage or utility plans are subject to final review and approval by the City Engineer prior to the issuance of permits. All outside trash disposal facilities and roof top mechanical equipment shall be appropriately screened from view. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city ordinances. The area to the east and south by the entrances into the retail area shall be signed as “no parking, fire lane” as determined by the Fire Chief. The amended special use permit is granted for the expansion of the retail area and the car wash addition as contained in the plans submitted. Any other expansion or alteration of this use shall require additional amendments to the special use permit granted. The repair of vehicles on this site is being discontinued and shall not be allowed. The special use permit is subject to all applicable codes, ordinances and regulations. Any violations thereof shall be grounds for revocation. 8-16-01 Page 3