HomeMy WebLinkAbout2001-015 Inf Sh 5930 Earle Brown Drive Application Filed on 6-15-01
City Council Action Should Be
Taken By 8-14-01 (60 Days)
Planning Commission Information Sheet
Application No. 2001-015
Applicant: Renee Stoddard
Location: 5930 Earle Brown Drive
Request: Special Use Permit
The applicant, Renee Stoddard co-owner of Thunder Alley Indoor Speedway, Inc., is seeking special use permit approval to operate an indoor go-cart track and entertainment center in the
old K-Mart space at 5930 Earle Brown Drive. Uses comprehended under this application include one or possibly two go-cart tracks, an arcade with video games, a concession area where
food and beverages will be sold, an area for laser tag and a pro shop where various merchandise will be offered for sale.
The property in question is zoned C-2 (Commerce) and is bounded on the north by Earle Brown Drive and the Davanni’s Pizza property; on the east by Summit Drive with the Park Nicollet
Clinic on the opposite side of the street; on the south by T. H. 100 right of way; and on the west by John Martin Drive. The proposed use is classified as a “recreation and amusement
place” such as motion picture theaters and legitimate theaters, sports arenas, bowling alleys, skating rinks and gymnasiums as listed in Section 35-322, Subdivision 3d of the Zoning
Ordinance. Such a use is listed as a special use in the C-2 zoning district and is allowed provided it does not abut an R-1, R-2 or R-3 zoning district including abutment at a street
line. No such abutment exists in this area.
BACKGROUND
The Commission may recall that Mr. Sam Baxter, co-owner of Thunder Alley Indoor Speedway, Inc. approached the City last fall about the possibility of locating this proposed use in the
I-1 (Industrial Park) zoning district. He requested the City to amend the zoning ordinance to allow a “recreation and amusement place” use in that zoning district. The City concluded
such an amendment was not warranted and that there was no compelling reason to add such a use classification in the I-1 zoning district as long as this use was an acknowledged use in
the C-2 zone. Mr. Baxter was advised to seek a location within the C-2 zone to pursue his plans for his go-cart track and entertainment center.
The applicants have signed a letter of intent with K-Mart to sublease the old K-Mart space for their go-cart operation and are seeking approval of a special use permit in order to occupy
this site.
Most changes to the site will be internal and relate to the occupancy of the building for the intended uses. The Building Official has met with the applicant’s architect to discuss
building classification issues and modifications to the building, which will be required for the proposed occupancy. Matters of concern that will need to be addressed prior to the issuance
of a building permit include proper air handling/exchange equipment for building ventilation given the gasoline powered go-carts being operated inside the building; necessary exiting
from the site; separation requirements for various uses; possible fire sprinkler modifications due to the building changes; and safety and noise concerns. The sale of food within the
building will require the applicants to obtain a food-handling license from Hennepin County. The operation of amusement devices such as video and arcade games are regulated and licensed
by the City of Brooklyn Center.
The applicants have submitted a copy of the original site plan for this building showing the location of the building, parking and access to the site. These things will remain unchanged.
They have also submitted a floor plan for when the building was used as a K-Mart store and a new floor plan indicating how they propose to modify and use the building for this recreation
and amusement use. They have provided written comments regarding their proposal and how they believe they will meet the standards for special use permits contained in the zoning ordinance
and also a listing of proposed landscape additions to the site in order to meet the landscape point system used for evaluating landscape plans. (All of these items are attached for
the Commission’s review.)
The site is 11.88 acres in area and requires 715.2 landscape points. The applicants will be submitting a landscape inventory indicating existing plantings and their points. They have
provided a landscape proposal that will add 109 points to the site by providing eight Black Hills or Colorado Spruce to be installed at the eastern or southern perimeters of the parking
lot adjacent to Summit Drive and Highway 100 in gaps between existing trees; eight Spring Snow Flowering Crab, three of which will be installed on either side of the Summit Drive entrance
and two will be installed in gaps between existing trees along Earle Brown Drive; Eight Pink Spire Flowering Crab are proposed, four of which will be installed in the area off the northeast
side of the parking lot by Davanni’s Pizza and four will be installed on the west side of the Earle Brown Drive entrance; eight Japanese Tree Lilac will be installed in eight empty
curb bordered areas within the parking lot; and 50 Dwarf Burning Bush are to be installed in ten separate curb bordered areas closest to the building. A recommendation regarding the
adequacy of the proposed landscaping will be made upon the submission of the above mentioned landscape analysis.
SPECIAL USE PERMIT STANDARDS
This proposal is required to meet the special use permit standards contained in Section 35-220 of the Zoning Ordinance. These standards require that the proposed special use 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 and 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 applicable regulations of the district in which it is located.
The applicants have provided a letter highlighting their proposal and explaining how they believe it will meet the standards for special use permits. They note their goal is to bring
fun and entertainment to Brooklyn Center in the way of a large corporate/family entertainment center that will be beneficial to local retailers as well as families. They do not believe
their use, or any aspect of it, will be detrimental to the city or the surrounding area. They point out their opinion that this facility will increase tourists to the area and increase
the volume of customers to the hotels/motels located in and around Brooklyn Center. They note they will take all safety precautions necessary in order to eliminate any safety and health
issues by adding additional safety equipment relating to the go-carts and to the ventilation of the building. It is not their intent to be detrimental in any way to surrounding businesses
such as Slumberland and they make reference to the noise studies they have submitted showing generated noise which should not impact the Slumberland operation. They point out that they
believe they will be beneficial to surrounding businesses and not having a negative impact on property values in the area. They believe the upgrading, such as the landscaping they are
proposing, will enhance the site. They also believe they will have a positive impact and will maintain the appearance of the building and site and note that currently the business is
the target of vandalism and is being used as a dumping ground for various items projecting a negative image upon the community. They also point out that they have over 665 parking spaces
on the site and do not see any problems related to traffic flow or parking in the future. They conclude by noting that they will follow all City, County and State building and health
codes and will maintain a facility that is community and family oriented.
We question some of the claims made by the applicant particularly with respect to the potential tourist impact, but other claims such as noise levels, seem to be realistic based on the
information presented. Parking should be more than adequate for the given activity levels and access to the site is also good. The applicants will be required to meet all building
code requirements relating to safety, ventilation and occupancy of the building. All in all, this appears to be a good reuse of a large vacant space within the city.
A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners.
RECOMEMNDATION
This application appears to be in order and we would recommend approval subject to the following conditions:
The special use permit is granted for the operation of a “recreation and amusement place” involving a go-cart operation, an arcade with video games, a concession area with food and beverages,
a laser tag operation, a pro shop where various merchandise will be offered for sale and other related activity areas. Any change in this use not comprehended by this application or
permitted under the zoning ordinance will require approval of a 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.
All plans relating to the remodeling and occupancy of the building are subject to the review and approval of the Building Official prior to the issuance of building permits and a certificate
of occupancy for the building.
There shall be no service, repair or maintenance of go-carts or operation of go-carts out of doors. Said activity shall be conducted wholly within the building.
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 completion
of landscape improvements.
Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view.
Food sales and concession areas are subject to licensing by Hennepin County.
All video and arcade games are subject to licensing and regulations established by the City of Brooklyn Center.
Approval of this special use permit does not comprehend any signs. All signery is subject to the provisions of Chapter 34 of the City Ordinances.
No banners, pennants, streamers, balloons, or other attention attracting devices may be used in conjunction with this activity other than what is authorized under administrative permits
comprehended under the City’s Zoning Ordinance.
6-28-01
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