HomeMy WebLinkAbout2003-006 Inf Sheet 5444 Brooklyn Boulevard Application Filed on 5-1-03
City Council Action Should Be
Taken By 6-30-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-006
Applicant: RTM Restaurant Group
Location: 5444 Brooklyn Boulevard
Request: Special Use Permit/Site and Building Plan Approval
The applicant, RTM Restaurant Group, is seeking site and building plan approval and a special use permit to construct a 3,286 sq. ft., 80 seat Arby’s restaurant on the lot located at
the southeast corner of 55th Avenue North and Brooklyn Boulevard (5444 Brooklyn Boulevard).
The property in question is zoned C-2 (Commerce) and is 35,719 .9 sq. ft. (.82 acres) in area. It is bounded on the west by Brooklyn Boulevard; on the north by 55th Avenue; on the east
by a shared access drive with the Firestone tire store (5445 Xerxes Avenue North) on the opposite side of the access drive; and on the south by the combined Kentucky Fried Chicken and
A & W restaurant. Convenience food restaurants such as this are special uses in the C-2 zoning district.
ACCESS/PARKING
Access to the site is gained through a 40 ft. wide private roadway easement leading from 55th Avenue North to the K & G clothing store property. This access drive serves this site,
the KFC/A & W site, the Firestone site and the K & G site. No access directly to this site from Brooklyn Boulevard or 55th Avenue North is proposed. Three access drives from the roadway
easement are provided for the proposed Arby’s restaurant site, which are located approximately across from the accesses serving the Firestone tire store. Two lead to and from the parking
lot, while the third is from the drive-up window lane.
The building will be oriented to the south portion of the site with a drive thru lane going in a counter clockwise fashion around the west and south sides of the building. The pick
up window will be on the south side of the building. The main parking area, including handicap parking, will be on the north side of the building with 86 parking spaces including two
handicap parking spaces in the parking lot. Parking for this site is based on the restaurant parking formula which requires one parking space for every two seats and one space for every
two employees at the maximum shift. The plan calls for 80 seats in this 3,286 sq. ft. building. The 46 parking spaces will accommodate the 80 dining seats and up to 12 employees at
the maximum shift. The drive thru lane will access the shared roadway at the southeast corner of the building.
GRADING/DRAINAGE/UTILITIES
B-612 curb and gutter will be provided around all parking and driving areas. Drainage in the parking lot is handled by two catch basins in the approximate center of the lot. Catch
basins are also provided in the drive up area at the southwest and southeast corner of the sites and tied in to existing storm sewer. Sanitary sewer is located on the southeast side
of the building and water is to the south. The grading, drainage and utility plans are being reviewed by the Director of Public Works/City Engineer and his written comments are attached
for the Planning Commission’s review.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This .82 acre site requires 80 landscape points. The applicant’s
proposal is to augment the already existing landscaping that was planted around the perimeter of the property by Welsh Company’s, developers of the K & G and KFC/A & W sites. This landscaping
includes perimeter plantings in the green strip areas along Brooklyn Boulevard and 55th Avenue North. Shade trees such as Maple, Linden and Birch have been planted in these areas along
with shrubs such as Grow Low Sumac, Red Flame Miscanthus Goldsturm Rodbeckia, Gold Mound Spirea, Sedum Autumn Joy and Dogwood among other plantings and shrubs. Decorative trees include
Crab Apple. The augmented plantings, which will be located around the perimeter of the Arby’s building and in island landscaped areas include four Sugar Maple, two Serviceberry, and
three Techney Arborvitae. Shrubs include Glode Arborvitae, Sea Green Juniper, Darts Red Spirea, Dwarf Burning Bush, Bravado Coneflower and Hosta. The additional plantings around the
perimeter of the building and in island areas add 125.5 landscape points to the total for the site. The total plantings on the site well exceed the minimum landscape points required
for this development.
BUILDING
The building exterior is proposed to be a combination of smooth face block, corduroy accent block, scored smooth field block and rock face field block in various shades of brown with
burgundy and red accent. A prefinished standing seam metal roof, red in color, is located over a clear insulated glass accent piece at one end of the building. Red neon and awnings
are also used as accent. The accent piece of the building will be located facing Brooklyn Boulevard with store front windows on the northwest and south elevations. The floor plan shows
the common seating area and service area as well as the layout for the restaurant, kitchen and cooler space. As pointed out previously, there will be seating for 80 customers and enough
parking to accommodate up to 12 employees at the maximum shift.
LIGHTING/TRASH
The applicant has submitted a lighting plan showing photometrics and the location of seven freestanding lights approximately 25 ft. tall. The foot-candles shown do not exceed the standards
outlined within the City’s Zoning Ordinance. The light fixtures will be a shielded box shaped fixture directing light on to the site. No glare should emanate from, or be visible beyond
the boundaries of the property.
The plan shows the location of the trash enclosure to be easterly of the building. It will be an 8 ft. high masonry structure to match the building exterior and contain a solid steel
gate painted to match the masonry finish.
SPECIAL USE STANDARDS
Convenience food restaurants are special uses in the C-2 Zoning District and as such must meet the Special Use Permit Standards contained in Section 35-220 of the City Ordinances (attached).
These Standards for Special Use Permits require that the proposed special use 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 neighborhood, nor substantially diminish or impair property values; not impede the
normal and orderly development of surrounding properties; 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.
The applicants believe that their proposal will fit into the surrounding uses of property both aesthetically and use wise and will not be detrimental to the general public. They also
believe their proposed use and development will not substantially diminish and impair property values within the neighborhood given the plan they have submitted. They believe their
proposed use will provide the community with an alternative quality restaurant, which can be safely accessed by pedestrians and vehicular traffic. Their proposal will be arranged and
operated so as not to interfere with the use and development of neighboring property and they believe their design standards meets required building, parking and landscaping requirements.
Their proposal should conform with the applicable regulations of the district in which they are located.
In general, the staff would concur with the above and we believe that the proposal meets the Standards for Special Use Permits contained in the City’s Zoning Ordinance. A public hearing
has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners.
RECOMMENDATION
We believe the plans are generally 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, 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 rooftop 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 driving and parking 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 current standard specifications and details.
A special use permit is granted for the convenience food restaurant proposal as indicated in this application. Any expansion or alteration of the use not comprehended by the Zoning
Ordinance shall require an amendment to this special use permit.
This special use permit is subject to all applicable codes ordinances and regulations. Any violation thereof shall be grounds for revocation.
Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department.
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