HomeMy WebLinkAbout2002-004 Inf Sheet 1505 69th Avenue North Application Filed on 3-14-02
City Council Action Should Be
Taken By 5-13-02 (60 Days)
Planning Commission Information Sheet
Application No. 2002-004
Applicant: Joe Kiesling, L & D Maintenance Co
Location: 1505 69th Avenue North
Request: Special Use Permit/Site and Building Plan Approval
The applicant, Joe Kiesling of L & D Maintenance Co, on behalf of Hark’s Conoco the lessee of the building at 1505 69th Avenue North is seeking a special use permit and site and building
plan approval to construct a car wash and storage/equipment room addition to the existing gas station/convenience store at this location.
The property in question is zoned C-2 (Commerce) and is bounded on the south and west by R-5 zoned property containing the Humboldt Courts Apartments; on the north by 69th Avenue with
the Brooklyn Center School District Community Corner building on the opposite side of the street; and Humboldt Avenue on the east. Gas stations/convenience stores and car washes are
special uses in the C-2 zoning district.
The applicant is proposing to add a 16 ft. by 50 ft. (800 sq. ft.) car wash to the back, or southeast side, of the building, which will be attached to the existing building by a new
320 sq. ft. mechanical/equipment room. The existing retail area at the station will remain the same.
ACCESS/PARKING
The proposed plan calls for no change to the access to the site, which is presently gained via one access each on 69th and Humboldt Avenues. The building is just under 2,000 sq. ft.
and requires eleven parking spaces. Approximately five parking spaces on the easterly side of the building will be lost due to the construction of a new drive lane serving the new car
wash. Five spaces exist along the south property line and approximately five spaces can be provided along the west side of the site. Four spaces are also shown at the northeast corner
of the site. Pump island parking also exists. Parking on the site exceeds the parking requirement for a retail use. No parking is allowed in front of the building and this should
be posted and observed. An additional handicap stall is shown on the westerly end of the building.
GRADING/DRAINAGE/UTILITIES
No grading, drainage, utility plan has been submitted and revisions are minor. Such plans are subject to the review and approval of the City Engineer. No major changes or problems
are anticipated with the applicant’s proposal.
Curb and gutter are to be removed on both sides of the building to provide for the drive lane leading to and from the new car wash building. New curb and gutter (B-612) will be provided
to delineate the new driveway. 15 ft. by 16 ft. heated concrete slabs will also be provided by the entrance to and exit from the car wash. It is recommended that concrete curb and
gutter be modified to provide a parking protector between the drive lane exiting the car wash and the parking spaces along the west side of the site.
LANDSCAPING
The applicant is proposing no new landscaping as part of the project. They have submitted a landscape inventory showing existing landscaping and the point value for it. The site is
.87 acres and requires 80 landscape points. Twelve shade trees (Silver Maple and Ash/Elm), five Spruce and ten Pines are shown on the inventory all of which are located on the south
and west green strips, or in the back of the building. The point value of these trees is 230 points. Utilizing the landscape point system, which encourages a variety of trees and shrubs,
72 points are credited for this site. It is recommended that additional low-lying shrubbery be provided in the Humboldt and 69h Avenue green strips as part of the landscape plan. Underground
irrigation should be located on the site.
BUILDING
As mentioned, the car wash will be located to the back of the existing building and connected to the building with an equipment/storage room. The exterior of the existing building is
a combination of brick, concrete block, and vertical board siding. They are proposing a rock faced concrete masonry unit finish for the new addition, which will be painted to match
the existing brick finish. 10 ft. by 10 ft. overhead doors will be located at either end of the new car wash.
TRASH/LIGHTING
There are no changes proposed to this site with respect to lighting. A trash enclosure is not indicated on the site plan, however, an unscreened dumpster is located along the south
side of the site and must be screened. Provisions should be made to provide proper trash screening and the plans should be amended to reflect its location and material. The material
used should be consistent with the exterior treatment of the building. There appears to be winter damage to a recently constructed screen fence along the south property line. This
should be repaired.
A propane facility is located at the northeast corner of the building and will continue on the site. Previous owners of the building have been notified that any identification or advertising
signery is not permitted on the propane tank screening device. Such a sign exists and should be removed. Also, product advertising signs have been affixed to light poles and other
standards throughout the site. These signs also are in conflict with the City’s Sign Ordinance and must also be removed. It should be pointed out that similar signs at the facility
on Humboldt Avenue at Freeway Boulevard also exist. This station is owned by the operators of the 69th and Humboldt Avenue facility. These matters should also be addressed and it should
be stressed to the owners the need to comply with sign ordinance requirements.
SPECIAL USE PERMIT STANDARDS
Car washes are special uses as are gasoline service stations in the C-2 zoning district. As such, they must comply with 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 that the addition is compatible with the standards for special use permits
contained in the ordinance. It should be noted that a car wash existed on this site many years ago, prior to the time of this station becoming a convenience store and self-service gas
station. It does not appear that the reestablishment of the car wash would be inconsistent with the standards for special use permits. The standards for special use permits require
that the proposed special use (or amendment thereto) 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 properties; be designed so as to minimize traffic on the public streets; and conform with the applicable regulations of the district in which is it located.
The applicant believes the improvements proposed will not be detrimental to the neighborhood and should not impair property values within the area. The egress, ingress will not be altered
and their improvements shall conform to the regulations of the district in which the property is located. Generally we would concur that the standards for special use permits can be
met. However, providing a screened dumpster enclosure area, repair to the screen fence and compliance with the sign ordinance are all key matters that need to be addressed with respect
to this plan.
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
The plans generally are in order and approval is recommended subject to 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.
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 rooftop and on ground mechanical equipment shall be appropriately screened from view.
A 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 all required site improvements.
The plans shall be modified prior to the issuance of building permits to include:
The addition of shrubs in the Humboldt and 69th Avenue green strip in accordance with the landscape point system.
The location and materials for a dumpster enclosure.
A parking protector/delineator between the car wash exit drive and the parking area on the west side of the site.
Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City Ordinances. This site and the property at 6501 Humboldt Avenue North operated by the same applicant
shall be in compliance with the City’s Sign Ordinance prior to the issuance of building permits for this project.
The area between the front of the building and the canopy area shall not be used for parking purposes and shall be posted as “no parking, fire lane”.
The amended special use permit is granted for the car wash expansion as contained in the plans submitted. Any other expansion of alteration of this use shall require additional amendments
to the special use permit granted.
The special use permit is subject to all applicable codes, ordinances and regulations. Any violations thereof shall be grounds for revocation.
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