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HomeMy WebLinkAbout2002-012 Inf Sheet 70th and Brooklyn Boulevard Application Filed on 7-18-02 City Council Action Should Be Taken By 9-16-02 (60 Days) Planning Commission Information Sheet Application No. 2002-012 Applicant: Speedway SuperAmerica Location: Southeast Corner of 70th and Brooklyn Boulevard Request: Planned Unit Development Amendment The applicant, Speedway SuperAmerica, is seeking a Planned Unit Development Amendment to construct a 3,958 sq. ft. convenience store/gas station/car wash on a newly created 52,768 sq. ft. lot located at the southeast corner of 70th Avenue North and Brooklyn Boulevard (addressed as 6950 Brooklyn Boulevard). The property in question is zoned PUD/C-2 (Planned Unit Development/Commerce) and is bounded on the west by Brooklyn Boulevard; on the north by 70th Avenue; and on the east and south by the recently approved Westbrook Development PUD containing a proposed Culver’s restaurant as well as multi-tenant retail buildings. A Planned Unit Development rezoning from C-2 (Commerce) and R-1 (One Family Residence) to PUD/C-2 of an approximate 5.6 acre site including this property and the rest of the Westbrook Development was approved by the City Council under Resolution No. 2002-75 on June 10, 2002. Attached for the Commission’s review is a copy of that resolution containing the various findings, considerations and conditions of approval for that proposal (Planning Commission Application No. 2002-006). Condition No. 17 of that approval acknowledged conceptual approval of a SuperAmerica convenience store/gas station/car wash and required that plans be submitted for Planning Commission and City Council review and approval once they were developed. That condition also required that the site layout be such that the car wash not be located adjacent to Brooklyn Boulevard. This PUD amendment is in response to that condition of approval. As the Commission is aware, the PUD process involves a rezoning of land to the PUD designation followed by an alpha numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses and structures within the Planned Unit Development. The rules and regulations governing that district (in this case C-2) would apply to the development proposal unless the City were to determine that another standard or use would be appropriate given mitigating circumstances that are offset by the plans submitted by the developer. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing development and redevelopment problems. Regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. The PUD process involves a rezoning of land and, therefore, is subject to meeting the City’s rezoning evaluation policy and review guidelines that are contained in Section 35-208 of the City’s Zoning Ordinance. Also, proposals must be consistent with Section 35-355 of the City’s Zoning Ordinance, which addresses Planned Unit Developments. Attached for the Commission’s review are copies of Section 35-208 and 35-355 of the City’s Zoning Ordinance for review. As mentioned previously, the City Council adopted a resolution approving the overall PUD for the Westbrook Development proposal. That resolution contained the various findings and considerations necessary for approving the PUD. For the most part, these findings and considerations were made given the applicant’s proposed use and this amendment is to acknowledge the building details and location through the PUD amendment process. Approval of this Planned Unit Development should acknowledge compatibility with the policy and review guidelines of the previously mentioned Section 35-208 and also the provisions of Section 35-355 of the Zoning Ordinance. Attached is a copy of the Westbrook Development PUD site plan, which was approved earlier this year. We believe that the proposed amendment submitted by Speedway SuperAmerica is in keeping with the findings and considerations associated with the previous approval. The proposed amendment will be consistent and compatible with surrounding land uses in the area. The development plan amendment being submitted will bear fully the ordinance development restrictions for the proposed development or be offset by factors related to the plan. It also appears that the use of the property in the context of the overall development will be a good long range use of the land and can be considered to be in the best interest of the community. SITE AND BUILDING PLAN PROPOSAL The proposed amendment calls for a 3,958 sq. ft. convenience store/gas station/car wash at 6950 Brooklyn Boulevard. The amended plan calls for a building location that is consistent with the requirements of the previous approval. The building has been relocated on the site so that the car wash is not adjacent to Brooklyn Boulevard. The car wash will be on the back (north) side of the building. ACCESS/PARKING Accesses to the entire Planned Unit Development were previously approved. An access located off Brooklyn Boulevard between the SA and Culver’s site will be the primary access for northbound Brooklyn Boulevard. Cross access throughout the Planned Unit Development is possible. The station will be oriented to the south with the pump island immediately south of the building. Access to the car wash will be in a counter clockwise fashion around the building. Twenty two parking spaces are required for the 3,958 sq. ft. retail building. Sixteen of the parking spaces are located immediately in front of the building and credit for six pump island parking spaces are given to meet the 22 parking stall requirement. Modifications to the 15 ft. green strip requirements on this site along Brooklyn Boulevard and 70th Avenue North were granted as part of the original PUD approval earlier this year. Green strips of 5 ft. in these locations are off set by a combined wrought iron fence with masonry piers of about 3 1/2 ft. in height. GRADING/DRAINAGE/UTILITIES The applicant has provided grading, drainage, and utility plans which are being reviewed by the City’s Consulting Engineer. These appear to be consistent with previous approvals with some minor modifications. The Consulting Engineer will provide a report related to these matters. The site is to be bounded by B-612 curb and gutter around all parking and driving areas. Concrete parking delineators should be added to the east and west ends of the row of parking immediately in front of the proposed building. LANDSCAPING The applicant’s landscaping proposal is to be that which was granted for the entire Westbrook PUD. Attached is a copy of that landscape plan which was previously approved. No further submittals are required. BUILDING The applicant has submitted building elevations showing the convenience store and car wash. They are proposing to utilize matching materials and design consistent with the rest of the buildings within the Westbrook PUD. The plan calls for brick siding with a black fiberglass shingle roof. Accent colors will be red, white and blue in the typical SuperAmerica design. A display window will be wrapped around a portion of the Brooklyn Boulevard elevation. The car wash building will be of the same materials with overhead doors on the east and west sides. The only concern with the building elevations is the screening of the proposed roof well which houses mechanical equipment. The Commission’s attention is directed to the rear elevation. Generally, rooftop mechanical equipment is to be screened from view. The elevation shows no screening in this area. LIGHTING/TRASH The lighting plan has already been approved as part of the Westbrook PUD. A canopy will be provided over the six pump island and my understanding is that lighting will be recessed in the canopy similar to the SuperAmerica plan for 57th and Logan Avenues. A trash container is shown on the easterly side of the building and will be screened by an enclosure with the same exterior finish as the building. Solid opaque gates will also be provided. PROCEDURE As pointed out previously, this proposal is an amendment to the Planned Unit Development approval granted for the entire Westbrook Development site. As a Planned Unit Development amendment, the proposal is required to follow the procedures required for the original Planned Unit Development. This requires a public hearing, which has been scheduled. Notices of the Planning Commission’s consideration have been sent and a notice has also been published in the Brooklyn Sun/Post. All in all, we believe the plan is in order and consistent with the Westbrook Planned Unit Development proposal and, therefore, we would recommend approval of the amendment. Approval of this application should acknowledge the findings, considerations and conditions that are comparable to those made in the previous City Council resolution. A draft Planning Commission resolution is offered for the Commission’s consideration. This resolution outlines the Commission’s consideration of this matter and also recommended considerations and conditions for approval. 8-15-02 Page 2