HomeMy WebLinkAbout2003-010 Inf Sh Shingle Creek Pkwy and 69th Avenue North Application Filed on 6-26-02
City Council Action Should Be
Taken By 8-25-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-010
Applicant: David Lutz (SPM Construction Company)
Location: Southeast Corner of Shingle Creek Pkwy and 69th Avenue North
Request: Preliminary Plat Approval
The applicant, David Lutz on behalf of SPM Construction Company, is seeking preliminary plat approval to divide and combine part of the Palmer Lake Plaza site (6850, 6860, 6870 Shingle
Creek Parkway) with a vacant triangular parcel of land to the west along with surplus Shingle Creek Parkway right of way that is proposed to be vacated. The division/combination would
create two parcels of land, one containing the existing Palmer Lake Plaza building and the other a new site for proposed development by Holiday Companies for a food distribution center.
The properties under consideration are zoned I-1 (Industrial Park) and include Tracts D, H, I and L of RLS 1499 (Palmer Lake Plaza site); Tract K, RLS 1499 (vacant land); and surplus
right of way lying west of Tract K and east of Shingle Creek Parkway that is proposed to be vacated. They are surrounded on the north by 69th Avenue North with R-1 zoned land on the
opposite side of the street containing Palmer Lake area; on the east by Shingle Creek and the Shingle Creek green strip; and on the south by Shingle Creek Parkway with C-1 (Service/Office)
property containing the Spiritual Life Church and R-3 (Multiple Residence) property containing townhomes on the opposite side of the street.
The proposed plat, to be known as Wirth Addition, would create two parcels of land. Lot 1, Block 1, would be 426,896 sq. ft. in area (9.80 acres) and contain the existing Palmer Lake
Plaza office/industrial complex, which is made up of three attached buildings of 136,092 sq. ft. and accessory parking and loading space. The proposed Lot 2, Block 1, would be 182,541
sq. ft. in area (4.19 acres) and is proposed under Planning Commission Application No. 2003-011 for use as a Holiday Stationstores, Inc. commissary, which is a support facility where
fresh and frozen sandwiches are assembled and distributed. The building would also serve as a minor training facility and have a small warehouse component. Lot 2 includes 28,251 sq.
ft. of surplus right of way that once contained Shingle Creek Parkway where it intersected with 69th Avenue North. A realignment project was undertaken a number of years ago allowing
Shingle Creek Parkway to connect directly with a widened 69th Avenue North to become the main throughway to Brooklyn Boulevard. Sixty-ninth Avenue North now intersects to the east of
the throughway. Sanitary sewer and water main still exist in the surplus right of way and an appropriate easement will need to be prepared and filed to protect these public utilities
if the surplus right of way is to be vacated. A street vacation ordinance has been offered to the City Council for first reading on their July 14, 2003 agenda. This vacation must
be accomplished prior to final plat approval.
No access to the proposed Lots 1 and 2 from 69th Avenue North should be granted in keeping with the City’s access restriction policy preventing access to the industrial park from 69th
Avenue North. This policy has been in place since the development of the industrial park in the late 1960’s. Shingle Creek Parkway has a median restricting full access and turning
movements to certain already established median breaks. One such median break exists at Freeway Boulevard and Shingle Creek Parkway in the immediate vicinity of this preliminary plat.
The proposed Lot 2 will be allowed a right in, right out only access onto Shingle Creek Parkway requiring the need for a cross access agreement for Lot 2 over Lot 1 so that full access
can be provided to Lot 2 at Freeway Boulevard.
The Zoning Ordinance requires a 50 ft. buffer and setback area where I-1 zoned property is across the street from R-1, R-2 or R-3 zoned property. Such a situation exists along the northerly
side of both of the proposed Lots 1 and 2 (69th Avenue North) and along the southerly side of the proposed Lot 2 and a small portion of the proposed Lot 1 (Shingle Creek Parkway up to
Freeway Boulevard).
The proposed division of the Palmer Lake Plaza site will allow for 377 parking spaces for the site. The current office/industrial ratio of the buildings is 60,536 sq. ft. of office
and 75,546 sq. ft. of industrial/warehouse space requiring 275 parking spaces for the office parking requirement and 95 parking spaces for the industrial parking requirement for a total
of 370 spaces. The proposed division will leave enough parking spaces to accommodate the current office/industrial ratio. The owners of Palmer Lake Plaza have indicated that they wish
to increase the office occupancy by 14,800 sq. ft. in January 2004 to accommodate the future expansion of an existing tenant which would necessitate the need for 30 more parking spaces
for a total of 407 parking spaces on the site. The owners plan to submit a PUD rezoning and development plan proposal that they believe will be able to provide the ability to expand
parking for the site based on the current platting proposal. The PUD application will be filed by July 17, 2003 for consideration by the Planning Commission at the August 14, 2003 meeting.
In the mean time, this preliminary plat can proceed but it must be with the clear understanding that if the PUD is not approved, or some other alternative is not approved, and the plat
is filed, the proposed January 2004 modifications will not be allowed to be made based on a lack of appropriate parking meeting the minimum requirements of the zoning ordinance.
The Public Works Director/City Engineer is reviewing the preliminary plat and will be offering his written comments, which will be attached for the Commission’s review. No Watershed
Management Commission review is required.
A public hearing has been scheduled for this preliminary plat and notice of the Planning Commission’s consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
This preliminary plat appears to be in order and approval is recommended subject to at least the following conditions:
The final plat is subject to review and approval by the City Engineer.
The final plat is subject to the provisions of Chapter 15 of the City Ordinances.
An appropriate cross access agreement allowing access from the proposed Lot 2 through the proposed Lot 1 shall be developed and filed with the final plat.
An appropriate drainage and utility easement as approved by the City Engineer shall be provided to protect public utilities including sanitary sewer and water main in the location of
the proposed vacated Shingle Creek Parkway area. Said easement shall be filed with the final plat.
The proposed division/combination comprehended under this preliminary plat allows for 377 parking spaces on the Palmer Lake Plaza site (proposed Lot 1), which will accommodate a 60,546
sq. ft. office and 75,546 sq. ft. industrial/warehouse occupancy of the building.
7-14-03
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