HomeMy WebLinkAbout2001-004 Inf Sheet 5445 Xerxes Ave N Application Filed on 2-16-01
City Council Action Should Be
Taken By 4-17-01 (60 Days)
Planning Commission Information Sheet
Application No. 2001-004
Applicant: Brooklyn 55, LLC
Location: 5445 Xerxes Ave N
Request: Preliminary Plat
The applicant, John Johannson on behalf of Brooklyn 55, LLC, is seeking Preliminary Plat approval to subdivide into three new lots the property at 5445 Xerxes Avenue North, which was
formerly owned and occupied by Toys R Us. The property in question is zoned C-2 (Commerce) and is an L-shaped parcel of 214,992.7 sq. ft. (4.94 acres) lying between Xerxes Avenue and
Brooklyn Boulevard, south of 55th Avenue North. It is bounded on the east by Xerxes Avenue with the Sears Automotive Center and Brookdale on the opposite side of that street; on the
south by the T. H. 100 exit ramp to Brooklyn Boulevard; on the west by Brooklyn Boulevard; and on the north by 55th Avenue and the Firestone Tire Store.
The existing legal description of the property is Lot 1, Block 1, Toys R Us Addition and, as mentioned above, would be divided into three lots. Lot 1 of the yet unnamed plat is proposed
to be 146,710.9 sq. ft. (3.37 acres) and contains the old Toys R Us building which is to be occupied by K & G apparel in the near future. The other two lots are to be northerly of Lot
1 and adjacent to Brooklyn Boulevard. Lot 2 is proposed to be 32,561.9 sq. ft. (.75 acres) and Lot 3, located at the corner of Brooklyn Boulevard and 55th Avenue, is proposed to be
35,719.9 sq. ft. (.82 acres). The applicant has indicated the possible development of a combined convenience food restaurant on Lot 2 and a gas station/convenience store on Lot 3.
These developments will be subject to future Site and Building Plan/Special Use Permit applications as final plans are developed. It appears, based on preliminary data submitted thus
far, that these proposals will fit on the sites being created.
One of the main considerations with this proposed subdivision is to assure that ordinance required on site parking will exist on the old Toys R Us site after the proposed subdivision.
The building on this site has a 34,476 sq. ft. footprint. At 5.5 parking spaces per 1,000 sq. ft. of gross floor area (the retail parking formula), 189 parking spaces are required.
The applicant has provided a parking analysis (attached) for all of the proposed sites in which he believes adequate parking will be available. Properly lines are being drawn to accommodate
this analysis. The analysis shows 197 parking spaces will be provided on the proposed Lot 1. We are aware that there is a mezzanine in this building that adds approximately 13,000
sq. ft. to the gross floor area of the building. The applicant is to provide us with additional information regarding the use of this additional footage by K & G apparel. At a minimum,
parking for this additional footage should be calculated at one parking space per 800 sq. ft. of gross floor area if it is to be used strictly for storage space or non-retail purposes.
This might add about 17 more parking spaces. A reconfiguration of parking, or a proof of parking, should provide adequate on site parking to allow this division.
Cross access and parking over the various lots is anticipated to continue. An appropriate easement/deed restriction will need to be developed and filed with the plat to assure the free
flow of traffic over the various parcels of land being created.
The City Engineer is reviewing the preliminary plat and a copy of it has been provided to Hennepin County for their review and comment because the abutting Brooklyn Boulevard is a county
road. The City Engineer will provide written comments, which will be attached with this report. He has indicated a need to expand an existing 30 ft. wide storm and sanitary sewer easement
that runs in an east/west direction over the southerly portion of the proposed Lot 1. This easement exists to protect in place sanitary and storm sewer utilities. The survey shows
the sanitary sewer line is located partly outside the existing easement. The easement must, therefore, be expanded to provide appropriate protection for these utilities. A water main
easement is located over the very southerly end of Lot 1, while a 50 ft. NSP easement runs parallel with the T. H. 100 right-of-way. Ten-foot easements exist, and will continue along
Xerxes and Brooklyn Boulevard. A six-foot sidewalk easement is in place over the proposed Lot 3 adjacent to 55th Avenue. A 20 foot wide private roadway easement will exist over a portion
of Lots 2 and 3 matching up with a 20 foot wide roadway easement from the Firestone site. This roadway easement provides access from 55th Avenue to all three of the lots in this subdivision.
The total land area of this preliminary plat is less than five acres, therefore, no Watershed Commission review is required with this application.
A public hearing has been scheduled for this preliminary plat and notice of the Planning Commission’s consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
The proposed preliminary plat appears to be in order provided additional parking information can be shown. Approval of this application is recommended subject to at least the following
conditions:
The final plat is subject to review and approval by the City Engineer.
The final plat is subject to the provisions of Chapter 15 of the City Ordinances.
A revised storm and sanitary sewer easement in accordance with the recommendations of the City Engineer shall be provided over the proposed Lot 1 to protect existing utilities.
Cross access and parking agreements shall be provided over the plat in a manner approved by the City Attorney.
The plat shall receive final approval by the City Council and be filed with Hennepin County prior to issuance of any building permits for development of the proposed Lots 2 or 3.
3-15-01
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