HomeMy WebLinkAbout2002-008 Inf Sh 5601 Xerxes Avenue North Application Filed on 5-30-02
City Council Action Should Be
Taken By 7-29-02 (60 Days)
Planning Commission Information Sheet
Application No. 2002-008
Applicant: Schuss Clark Architectural Corporation (On Behalf of IHOP Properties)
Location: 5601 Xerxes Avenue North
Request: Site and Building Plan Approval
The applicant, Schuss Clark Architectural Corporation on behalf of IHOP Properties, is seeking site and building plan approval to redevelop the old Baker’s Square restaurant site (5601
Xerxes Avenue North) into a 4,040 sq. ft. International House of Pancakes (IHOP) restaurant. The property in question is zoned C-2 (Commerce) and restaurants such as being proposed
are permitted uses in this zoning district. The site is 43,833 sq. ft. in area (1.0063 acres) and houses the Baker’s Square restaurant. It is bounded on the north by the Brookdale
Corner shopping center containing a CUB Foods store and a number of commercial establishments; on the east by Xerxes Avenue with the Brookdale Regional Shopping Center and the freestanding
Applebee’s restaurant on the opposite side of the street; on the south by 56th Avenue North with the Wendy’s convenience food restaurant on the opposite side of the street; and on the
east by the access drive serving CUB and the shopping center with the old Marquette Bank on the opposite side of the access drive.
The plan is to demolish the existing 4,203 sq. ft. Baker’s Square building and replace it with a 4,040 sq. ft., 134 seat IHOP restaurant.
ACCESS/PARKING
Access to the site will be the same as it is for the Baker’s Square site, one access on Xerxes at the northeast corner of the site and one access tying into the drive lane serving CUB
and the retail center leading from 56th Avenue North, which is located at the southwest corner of the site. The plan shows 74 parking spaces surrounding the new building, which is centered
on the site with the main entrance being along the east, or Xerxes Avenue, side of the building. Seventy-two parking spaces are required based on 134 restaurant seats and a maximum
of ten employees at the busiest shift. The Zoning Ordinance requires one parking space for every two seats and employees. Three parking spaces are handicap accessible and are located
by the main entrance to the building. Circulation around the site will be the same as it was for the Baker’s Square building and will create no additional traffic problems.
GRADING/DRAINAGE/UTILITIES
The applicant has provided grading, drainage, utility and erosion control plans which are being reviewed by the City Engineer. The City Engineer’s written comments and observations
of the plan will be provided with the Planning Commission report. Generally, the site will be cleared, new asphalt and curb and gutter will be provided. Currently the site is not served
by on site storm sewer. The applicant’s proposal does comprehend storm sewer serving a portion of the site. The City Engineer is evaluating this plan and may have recommendations for
additional storm sewer.
With respect to sewer and water, new services will be provided connecting to the sanitary sewer and water mains within the Xerxes Avenue right of way. The site, as previously mentioned,
is 1.0063 acres and, because it is less than five acres in area, is not required to have Shingle Creek Watershed Management review. No on site ponding or water retention is required.
A minimum of B-612 curb and gutter is required to be provided around all parking and driving areas to assist on site drainage of the site and to provide adequate parking protection.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 1.0063 acre site requires 80 landscape points. The applicant’s
proposal is to retain the existing shade trees that are located around the perimeter of the site. These include three Locusts along the 56th Avenue North green strip, four Locusts located
along the Xerxes Avenue North green strip, four Locusts and one Ashe located along the northerly portion of the site and four Locusts located adjacent to the access drive servicing the
Brookdale Corner shopping center. They propose to add one Honeylocust on the north perimeter of the site and to add six Amur Maple, three at the northeast corner and three at the northwest
corner of the site in planting areas, and to provide two Scotch Pine at the northwest corner of the site. The balance of the landscape plan includes shrubs to be located primarily around
the foundation of the building and at the parking protector areas around the site. In addition, a shrub area will be provided adjacent to the rows of parking at the southeast corner
of the site. Shrubs include Tauton Yew, Maiden Grass, Snow Mound Spirea, Sea Green Juniper, Compact Burning Bush, as well as A. W. Spirea. The total point value of all landscaping
on the site, which includes 17 shade trees, six decorative trees, two coniferous trees, and 95 shrubs is 238 .5 points.
The landscape plan is certainly adequate and consistent with the point system utilized for evaluating such plans.
BUILDING
The applicant has provided building elevations showing the proposed exterior of the IHOP restaurant. The exterior will be primarily an EIFS with a sand float texture. The color will
be an off white contrasted by an egg shell cream. There is a tower feature on the east side of the building that extends above the main entrance. Blue, white and red banding around
the top of the building is included and a blue standing seam metal roof caps the tower feature. In addition, double glazed windows are featured on the east, north and south sides of
the building covered by blue awnings. No lettering appears to be proposed on the awnings and, therefore, would not be considered a sign unless internally illuminated.
LIGHTING/TRASH
The applicant has submitted a lighting and photometric plan indicating compliance with city ordinances. It shows foot candles which do not exceed the standards outlined within the ordinance.
The plan calls for 30 ft. high freestanding light poles, two of which would be located along the 56th Avenue North green strip, two in the Xerxes Avenue North green strip, two on the
north side of the site and two along the access drive leading to the CUB Foods and shopping center to the north. These lights are a 400 watt metal halide cut off type fixture. Various
wall-mounted signs are proposed as well. Our major concern is that lighting be shielded and directed onto the site and to avoid off site glare. The applicant’s plan appears to comply
with these requirements.
The site plan shows the trash enclosure area to be at the northwest corner of the building. Plans submitted show the enclosure to be a split face block painted to match the building
exterior. It will contain metal gates also painted to match the building. The height of the structure is 6 ft. 8 in. above grade and is 18 ft. by 17 ft. 4 in.
RECOMMENDATION
Altogether the plans appear to be 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.
Grading, draining, 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 the release of the performance guarantee.
The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits.
The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department.
All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center’s current standard specifications and details.
6-13-02
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