HomeMy WebLinkAbout2004-006 Inf SH 6201 Brooklyn Blvd Application Filed on 3-11-04
City Council Action Should Be
Taken By 5-10-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-006
Applicant: Steve Lewis (Hertz)
Location: 6201 Brooklyn Blvd
Request: Special Use Permit
The applicant, Mr. Steve Lewis on behalf of Hertz Local Edition, is seeking a Special Use Permit to operate an automobile rental and leasing operation including the out of door storage
of vehicles. His proposal involves the use of a portion of the building addressed 6201 Brooklyn Boulevard, which also houses the Bridgeman’s Restaurant. Vehicles would be allowed to
be stored on the site because surplus parking exists.
The property in question is zoned C-2 (Commerce) and is located at the northwest corner of Brooklyn Boulevard and 62nd Avenue North. It is bounded on the north by, and has cross access
with, a shopping center complex containing among other things an Asian market, a check cashing operation and Enterprise Rent a Car; on the east by Brooklyn Boulevard with single family
homes on the opposite side of the street; on the south by 62nd Avenue North with the Brookdale Chrysler dealership on the opposite side of the street; and on the west by Ewing Avenue
with R-4 zoned property containing the Ewing Square Townhomes on the opposite side of the street. Automobile rental and leasing operations are listed as special uses in the C-2 zoning
district per Section 35-322, Subdivision 3o.
The applicant has entered into negotiations with the owner of the Bridgeman’s Restaurant to lease 1,650 sq. ft. of the building to be configured as a rental office (1,200 sq. ft.) with
a vehicle wash bay (450 sq. ft.). The owner of the building has recently downsized the restaurant to a 29 seat/four employee facility. The owner also occupies 840 sq. ft. of the total
4,200 sq. ft. building for general office purposes. Hertz plans to install an overhead door at the northwest corner of the building (west elevation) in order to access the proposed
vehicle wash bay. The applicant has indicated this wash bay would be only for washing and vacuuming their vehicles. It would not be used by the general public and they would do no
servicing of vehicles at this location. The intended space would have to be modified to accommodate their intended use through a building permit. They would have to meet building code
requirements for having vehicles within the building and accessible restrooms. A floor plan is attached showing the proposed configuration.
The applicant has also provided a recent aerial photo of the site with dimensions on it as a preliminary site plan. The site is 54,815 sq. ft. (1.258 acres) and contains 92 parking
spaces. At one time this was a drive in restaurant with carhops and a canopy extending out over a portion of the rear parking area. This has not been utilized as such for a number
of years but now serves as a covered parking area for the building.
The parking requirement for the building based on its current and proposed occupancy would require 17 spaces for the restaurant (one space for every two seats and employees), four spaces
for the general office (one space for 200 sq. ft. of gross floor area), and eight spaces for the Hertz operation (one space per 200 sq. ft. of gross floor area) for a total of 29 parking
spaces. Even if the entire space were converted to a retail use, only 23 parking spaces would be required for this building. Currently there is a storage shed in the rear parking lot
along the north property line that eliminates at least two parking stalls and at least two stalls, possibly three, will be eliminated to accommodate the overhead door proposed for the
Hertz wash bay. This will leave at least 87 parking spaces on the site.
Hertz has indicated a need for storing a maximum of 20 vehicles on the site. With auto leasing operations having on site storage of vehicles, we have required that they have surplus
parking spaces (more than the minimum required by the zoning ordinance for a particular use) in order to accommodate their inventory needs. The excess amount of parking on this site
will more than accommodate parking for the 20 vehicles anticipated in this proposal.
With special use permit requests such as this, the opportunity is taken to gain compliance with zoning ordinance requirements for developments. We have provided the applicant with the
Landscape Point System and requested he provide us with a plan to meet this standard. This 1.258 acre site is required to have 101 landscape points. There is very little in the way
of trees and shrubs on this site. We are awaiting the landscape submittal. Also, there are currently unscreened dumpsters in the area where the overhead doors are proposed. A trash
enclosure is also recommended as part of the approval of this special use permit.
Attached for the Commission’s review is a section of 35-220, Subdivision 2, of the City Ordinances containing the standards for special use permits. The applicant has submitted written
comments regarding these standards and has offered various comments as to how they believe their proposal meets these standards for special use permits. They note that their proposed
automobile rental agency will provide a community service and the site can accommodate their proposed use. They note that the facility was formerly a drive in restaurant providing a
carhop parking area that no longer exists. They point out that the former restaurant has been downsized making available the 1,650 sq. ft. for lease to Hertz. The note that the proposed
use will have no impact on surrounding commercial properties and that their proposed use is consistent with other uses in the immediate area. They list how they believe they will conform
with applicable regulations noting that they will not park vehicles in the public right of way, nor will they sell vehicles at the location, they will perform no vehicle repairs on the
site and that inoperable vehicles will not be stored on the site.
In general we find no conflict between the applicant’s proposal and the standards for special use permits provided landscaping and a trash enclosure are provided. It should be noted
that Enterprise Rent A Car has an operation in the neighboring shopping center and has posed no known problems with respect to its operation. It does not appear that the proposed Hertz
operation will have a detrimental affect on the general public welfare or be injurious to surrounding property nor will it impede the normal and orderly development or redevelopment
of surrounding property in the area. We believe that adequate measures have been taken to provide necessary on site parking and the applicant will be required to meet all necessary
building code regulations with respect to tenant improvements and the construction of the overhead door.
An area that needs to be commented on involves the potential sales and display of vehicles. As noted in the written comments from the applicant, they have no intention to display and
sell their vehicles on site. The special use permit under consideration is for rental and leasing operations only with incidental storage and the cleaning of vehicles allowed. Vehicles
should not be displayed with banners, pennants, streamers, balloons or other attention attracting devices other than what may be allowed through the issuance of administrative permits
(limited to two such permits per calendar year, not to exceed ten consecutive days in duration. Regular sale of vehicles is also not a part of the acknowledged special use permit.
A public hearing has been scheduled and notices have been sent to surrounding property owners.
RECOMMENDATION
It appears that this application is in order provided the recommended conditions can be met. Approval is, therefore, recommended subject to at least the following:
The Special Use Permit is granted for an automobile rental and leasing operation with incidental outdoor storage of vehicles and a washing and vacuuming service bay only. Any change
in the use of the operation not comprehended by this application or permitted under the zoning ordinance will require approval of an amendment to this special use permit.
Building plans for tenant remodeling and an overhead door shall be reviewed and approval by the Building Official prior to the issuance of building permits.
There shall be no service, repair or maintenance of leased or stored vehicles on the site other than the washing and vacuuming of vehicles comprehended under the approval of this Special
Use Permit.
No banners, pennants, streamers, balloons or other attention attracting devices may be used in conjunction with the storage and display of vehicles on this site other than that which
is authorized under administrative permits.
The site shall be provided with 101 landscape points consistent with the city’s Landscape Point System. A landscape plan indicating such compliance shall be submitted prior to the issuance
of the Special Use Permit for this auto rental and leasing operation.
All outside trash facilities shall be completely screened from view using appropriate opaque materials. An appropriate plan shall be submitted prior to the issuance of the Special Use
Permit for this auto rental and leasing operation.
A site performance agreement and a supporting financial guarantee (based on cost estimates) shall be submitted prior to the issuance of the Special Use Permit to assure the completion
of the required site improvements.
The Special Use Permit is subject to all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation.
3-25-04
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