HomeMy WebLinkAbout2001-017 Inf SH 6800 Brooklyn Boulevard Application Filed on 8-3-01
City Council Action Should Be
Taken By 10-2-01 (60 Days)
Planning Commission Information Sheet
Application No. 2001-017
Applicant: Herbert A. Margolis
Location: 6800 Brooklyn Boulevard
Request: Special Use Permit/Site and Building Plan Approval
The applicant, Herbert A. Margolis on behalf of Bri-Mar Company, Inc., is seeking a special use permit and site and building plan approval for an approximate 11,000 sq. ft. addition
to the Brookdale Dodge automobile dealership at 6800 Brooklyn Boulevard.
The property in question is zoned C-2 (Commerce) and is the site of the proposed reconfigured property for Brookdale Dodge as comprehended by the preliminary plat under Planning Commission
Application No. 2001-016. It is bounded on the west by Brooklyn Boulevard; on the north by the old Pilgrim Cleaner’s site, the Brookdale Honda off site lot and 69th Avenue; on the east
by R-1 and R-3 zoned property and on the south by the Luther Brookdale Mazda property. The retail sale of motor vehicles is classified as a special use in the C-2 zoning district.
The applicant proposes to make an 11,000 sq. ft. addition to the existing Brookdale Dodge service building. This would be to replace the current showroom building. Following completion
of the new construction, the old showroom and connecting walkway would be demolished. As indicated in the preliminary plat report, the building and land reconfigurations are the result
of extensive negotiations and agreements between the City, the County and affected property owners due to Brooklyn Boulevard widening and redesign plans. When all is said and done,
Brookdale Dodge will have a combined showroom, office and service center with access to the 68th/Brooklyn Boulevard intersection while Brookdale Mazda will have an expanded lot for additional
automobile display and access to this same intersection.
ACCESS/PARKING
Access to the Brookdale Dodge property will be from the newly configured 68th/Brooklyn Boulevard intersection. It will be a shared access with cross access easements granted between
the Dodge and Mazda dealerships. This will be the only Brooklyn Boulevard access for Brookdale Dodge. Access to the site can also be gained from 69th Avenue North.
The new property configuration will allow an expanded parking/display area between Brooklyn Boulevard and the new showroom for Brookdale Dodge. Required parking for the auto dealership
is based on multiple parking formulas. 5.5 parking spaces per 1,000 sq. ft. of gross floor area is required for the retail and showroom space (3,415 sq. ft. equals 19 spaces); one parking
space for every 200 sq. ft. of gross floor area is required for the office portion of the building (3,158 sq. ft. equals 16 spaces); three parking spaces per service bay and one parking
space per each service employee is required for the service repair areas (31 service bays and 28 employees equals 121 spaces). A total of 156 parking spaces are required for this use.
There are 468 parking spaces, including handicap parking, on the site which will accommodate required parking plus vehicle display and storage throughout the site.
B-612 curb and gutter will be provided around the new parking/display area in front of the new showroom. A new 15 ft. green strip will be provided from the expanded Brooklyn Boulevard
right of way line. An existing shed, surrounded by a 6 ft. high chain link fence, is located in the northerly portion of this new parking area. The shed contains PCA monitoring and
pumping equipment for the old Total Gas Station operation. This structure will eventually be removed from the site once this activity is completed and will then become part of the parking/display
area for Brookdale Dodge.
GRADING/DRAINAGE/UTILITIES
The applicant has provided grading, drainage utility and erosion control plans, which the City Engineer is reviewing. New storm sewer will be constructed westerly of the new building
location and contain four new catch basins. This will drain the new parking lot into existing storm sewer that serves the parking lot on the east and north sides of the building. Existing
storm and sanitary will be removed and replaced around the perimeter of the new showroom building. The sanitary sewer will connect to existing sanitary sewer on the north side of the
building. B-612 curb and gutter will be provided to assist drainage. Concrete parking delineators will be provided at the end of parking lanes and around landscaped areas.
The City Engineer is reviewing the drainage, grading, utility and erosion control plans and will be providing written comments to be attached with this report for the Commission’s review.
The overall drainage plan does not include on site water retention. Drainage from this site will be directed to a regional storm water pond located in the Palmer Lake basin. This
overall drainage plan has been reviewed and approved by the Shingle Creek Watershed Management Commission.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. The plan includes a landscape summary showing the existing landscaping
on the site and the applied point value for this landscaping. This 6.35 acre site requires 421 landscape points. The landscape analysis indicates there are 48 existing shade trees,
15 existing pine trees, and six existing decorative trees, which amounts to 579 existing, landscape points.
The applicant has been encouraged to provide additional landscape in the nodes on either side of the new green strip to be provided along Brooklyn Boulevard and perimeter and decorative
plantings and trees around the perimeter of the new building addition. He has responded to this by proposing four new shade trees (Ash), four new coniferous trees (Colorado Green Spruce),
one new decorative tree (Indian Magic Crab) and 80 new shrubs (including Anthony Waterer Spirea and Blue Chip Juniper). This would add 105.5 more landscape points to the existing 579
points for a total of 684.5 landscape points. Although the plan does not meet the generally required distribution of landscaping, we feel that the amount of landscaping well exceeds
that required and that the plan is acceptable.
BUILDING
The new showroom office and slight service expansion will be attached to (on the Brooklyn Boulevard side) of the existing service building. The north and south elevations will be rock
faced concrete block painted to match the existing. The west, or Brooklyn Boulevard elevation will have aluminum store front windows across most of the face with the exception of where
two glass overhead doors will be located leading to the service garage area. Over the store front windows and overhead doors will be an E.I.F.S. band with an E.I.F.S. and glass architectural
feature around the main entrance to the showroom.
The floor plan shows new showroom space, office space, and a service write up area in addition to four new service bays to be attached to and incorporated into the existing building.
LIGHTING/TRASH
The applicant has submitted a lighting plan showing the photo-metrics and location of new parking lot lighting to be provided. The foot candles shown do not exceed the standards outlined
within the City’s zoning ordinance. The light standards will be a cut off type of light to direct light down onto the site. The ordinance provision requires that light standards be
shielded in such a way as to concentrate illumination on the property. No glare should emanate from, or be visible beyond the boundaries of the property at the prescribed foot candles.
The plan submitted appears to be within the parameters of the City Ordinance.
The plan shows no location for a trash enclosure on the site. It is assumed that trash will be contained either within the building or the applicant will provide an appropriate location
for a trash enclosure to be installed. Roof top and on ground mechanical equipment are also required to be screened from view. The site currently contains a large brick and cedar screen
wall around the north and west sides of the property screening the parking lot areas from abutting residential property. This screening device meets the requirements of the ordinance
and is in good shape to continue providing necessary screening on the site.
SPECIAL USE PERMIT STANDARDS
This application also involves a special use permit for the expansion/alteration of the existing automobile dealership. It is, therefore, required to meet Section 35-220 of the City
Ordinances (attached). These standards 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 area, 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.
It is believed that the proposed reconfiguration and expansion of the Brookdale Dodge dealership will not have any detrimental affects on the health or safety of the general public.
We do not see this proposal to diminish or impair property values within the neighborhood and in fact see this redevelopment to be a plus. The Brooklyn Boulevard widening project,
which is considered to be a public improvement to this area has caused the need to redevelopment various parcels in this neighborhood and this proposal, and the subsequent platting application
dividing most of this area into two lots makes sense. At least three curb cuts along the east side of Brooklyn Boulevard will be eliminated and the automobile dealership use of the
property does not have significant impact on the traffic in this location. The redevelopment will be constructed and arranged in such a way as not to interfere with the use and development
of neighboring property. The site design meets the building, parking, landscaping and setback requirements set forth in City Ordinances. Again, we believe this proposal meets the
standards for special use permits contained in the ordinance.
A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners.
RECOMMENDATION
The plans are in order and approval is recommended subject to at least the following conditions:
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.
A special use permit is granted for the altered automobile sales, display and service operation indicated in this plan. Any expansion or alteration of the use not comprehended by the
zoning ordinance nor this approval, shall require and amendment to the special use permit.
The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation.
The old Brookdale Dodge showroom and connecting walkway shall be demolished and removed from the site in conjunction with the occupancy of the new addition.
The final plat comprehended under Planning Commission Application No. 2001-016 shall receive final approval and be filed with Hennepin County prior to the occupancy of the Brookdale
Dodge showroom addition.
8-16-01
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