HomeMy WebLinkAbout2001-011 Inf Sh East of Brooklyn Boulevard Between 55th Avenue North and T H 100 Application Filed on 5-3-01
City Council Action Should Be
Taken By 7-2-01 (60 Days)
Planning Commission Information Sheet
Application No. 2001-011
Applicant: GPD Associates
Location: East of Brooklyn Boulevard Between 55th Avenue North and T. H. 100
Request: Site and Building Plan/Special Use Permit
The applicant, GPD Associates on behalf of Tricon Global Restaurants is seeking site and building plan approval and a special use permit to construct a 3,142 sq. ft. combined Kentucky
Fried Chicken (KFC) and A & W restaurant on the lot to be created immediately north of the old Toys R Us building which is being converted to a K & G apparel store.
The property in question is zoned C-2 (Commerce) and is being created through the plat submitted by Brooklyn 55, LLC under Planning Commission Application No. 2001-004. This preliminary
plat was approved by the City Council on March 26, 2001. The final plat, however, has yet to be approved but should be within the next few weeks. The size of the proposed site is to
be .75 acres and is located between the K & G site and another lot north of this one which is being created for the development of a gasoline/convenience store. The property is on the
east side of Brooklyn Boulevard, midway between 55th Avenue and the Trunk Highway 100 right of way. It is bounded on the west by Brooklyn Boulevard; on the north by the proposed gas
station/convenience store site; on the northeast by the Firestone tire store (5445 Xerxes); and on the east and south by the K & G apparel store (5425 Xerxes). Convenience food restaurants
such as this are special uses in the C-2 zoning district.
ACCESS/PARKING
Access to this site is gained through a 40 ft. wide roadway easement leading from 55th Avenue North. The easement serves this site, the site to the north, as well as Firestone and the
K & G property. Access can also be gained from Xerxes Avenue to the east over the K & G property. No access directly to Brooklyn Boulevard is proposed, nor would it be allowed.
The building will be oriented to the south with a drive thru lane going in a counter clockwise fashion around the east, north and west sides of the building. The pick up window will
be on the north side of the building. The main parking area, including handicap parking, will be on the south with 21 parking spaces located in this area. Parking for this site is
based on the restaurant parking formula which requires one space for every two seats and one space for every two employees at the maximum shift. There are 58 seats serving this combined
restaurant and eight employees total. This requires 33 parking spaces. The plan calls for six additional spaces on the property, easterly of the access drive for a total of 27 spaces,
six short of the minimum required by the ordinance. I have contacted John Johannson of Brooklyn 55, LLC and advised him of this shortfall. He has agreed to shift the east property
line approximately 18 ft. to provide the six additional parking spaces required. This would be accomplished with the final plat, however, the plans should be modified to reflect this
change.
The Engineering Department has expressed some concern about the circulation around the site. Turn templates show that the movement from the southbound access drive to the drive lane
will be very tight. Also, they have expressed concern that the site layout may make it very difficult to get semi trailers into the K & G loading dock at the building to the south.
Further review of these matters by the applicant is in order.
GRADING/DRAINAGE/UTILITIES
B-612 curb and gutter is shown to be provided around all driving and parking areas. The curb stops shown on the various plans should be eliminated. Drainage in the south parking lot
is handled by two catch basins in the approximate center of the lot. A catch basin at the northeast corner of the site and one in the drive lane at the northwesterly part of the site
collect drainage from the drive thru area. The sanitary sewer is located on the north side of the building and is to be connected to what they believe to be an existing sewer in the
driveway easement area northeasterly of the building. Water is proposed to be connected to a water main in Brooklyn Boulevard and be connected to the south side of the building. The
grading, drainage and utility plans are being reviewed by the City Engineer and any written comments will be provided to the Planning Commission.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This .75 acre site requires 80 landscape points. The applicant’s
proposal is to retain as many as three existing shade trees on the site. They propose to meet the landscape requirements by providing three shade trees (Red Maple) and two coniferous
trees (Colorado Spruce) along with an existing tree in the Brooklyn Boulevard greenstrip to the west of the building. The balance of the landscaping proposed for the site consists of
eight ornamental trees (six Snow Drift Crabapple and two Ivory Silk Tree Lilac). The Snow Drift Crabapple are located in an island protector area south of the building while one of
the Ivory Silk Tree Lilacs is located at the northwest corner of the building and the other along the east side of the building.
Forty-five shrubs including Globe Blue Spruce, Green Mound Alpine Currant, Woodwords Globe Arborvitae, and Compact European Cranberry Bush serve as foundation plantings and island plantings.
Hardwood mulch is proposed in these shrub planting areas. Underground irrigation is required in all landscaped areas to facilitate site maintenance. The total new plantings amount
to 76.5 points. That plus credit for three existing trees allows the landscape plan to exceed the minimum points required.
BUILDING
The building exterior is proposed to be stucco with a stucco accent band and E.I.F.S on tower type architectural features located on the west and south building elevations. Colored
fabric awnings are proposed as well as a possible illuminated cupola. Accent colors include various shades of brown checkerboard treatment for the A & W wall as well as red and white
accent and a picture of the “Colonel” on the KFC portion. These features will need to be reviewed further at the time of a sign permit to determine that the attention attracting devices
are within the limitations for wall signs under the City’s Sign Ordinance.
The floor plan shows the common seating area and service area as well as the layout for restrooms kitchen and cooler space. As pointed out previously, there will be seating for 58 customers
and there will be eight employees at the maxmimum shift.
LIGHTING/TRASH
The applicant has submitted a lighting plan showing photometrics and the location of five 25ft. high freestanding light towers. The foot candles shown do not exceed the standards outlined
within the City’s Zoning Ordinance. The light standards should be shielded in such a way so as to concentrate illumination on the property. No glare should emanate from, or be visible
beyond, the boundaries of the property.
The plan shows the location of the trash enclosure to be easterly of the access drive. It will be an 8 in. scored concrete masonry unit painted to match the building material. The
height of the structure is 6 ft. 8 in. and will contain a solid wooden opaque gate.
SPECIAL USE PERMIT STANDARDS
The applicant has submitted a written explanation as to how they believe they meet the standards for special use permit contained in Section 35-220 of the City Ordinances (attached).
These standards for special use permits require that the proposed special use permit will 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, nor substantially diminish or impair property values; not impede
the normal and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with the applicable regulations of the
district in which it is located.
Their letter notes that they believe they will fit into the surrounding uses of property both aesthetically and use wise and will not be detrimental to the health or safety of the general
public. They believe their proposed use and development will not substantially diminish and impair property values within the neighborhood given the plan they have submitted. That
their proposed use will provide the community with an alternative quality restaurant which can be safely accessed by pedestrian and vehicular traffic. That their development will be
constructed, arranged and operated so as not to interfere with the use and development of neighboring property. They state that their site design meets required building, parking and
landscaping setbacks and will provide safe circulation of vehicles and pedestrians on site. And finally that they will conform with the applicable regulations of the district of which
they are located.
In general we would concur with their comments and believe that the proposal meets the standards for special use permits contained in the City’s Zoning Ordinance, provided additional
parking is added to the site as previously mentioned.
A public hearing has been scheduled with respect to this special use permit and notices 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:
1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits.
Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits.
A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure the
completion of site improvements.
Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view.
The 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.
An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance.
Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances.
B-612 curb and gutter shall be provided around all parking and driving areas.
The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee.
All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center’s current standard specifications and details.
The final plat dividing this property into three lots shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits.
The plans shall be modified prior to the issuance of building permits to eliminate the indicated concrete wheel stops and to provide six additional parking spaces to the east end of
the site.
A special use permit is granted for the convenience food restaurant proposal as indicated in this application. Any expansion or alteration of the use not comprehended by the Zoning
Ordinance shall require an amendment to this special use permit.
The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation.
5-17-01
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