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HomeMy WebLinkAbout2004-007 Inf Sh 1150 Brookdale Center Application Filed on 4-15-04 City Council Action Should Be Taken By 6-14-04 (60 Days) Planning Commission Information Sheet Application No. 2004-007 Applicant: Frauenshuh Companies Location: Brookdale Center - North Parking Lot Request: Planned Unit Development Amendment The applicant, Frauenshuh Companies, is seeking a Planned Unit Development Amendment to construct a 4,195 sq. ft. Dairy Queen Grill and Chill in the north parking lot of Brookdale Center. The site is legally described at Tract C, RLS 1710, (proposed to be addressed as 1150 Brookdale Center) and is located between the Midas Muffler/Precision Tune site and the Northway Drive/County Road 10 entrance to Brookdale. The property in question is zoned PUD/C-2 (Planned Unit Development/Commerce) and is bounded on the north by County Road 10; on the west by the Midas Muffler/Precision Tune site; on the south by the Brookdale perimeter road with the Mervyn’s parking lot on the opposite side of the road; and on the east by the Northway Drive/County Road 10 entrance to Brookdale. A Planned Unit Development Rezoning from C-2 (Commerce) to PUD/C-2 and development plan approval for the expansions, redevelopment and rejuvenation of Brookdale Center was approved by the City Council under Resolution No. 99-37 on March 8, 1999. Attached for the Commission’s review is a copy of that resolution containing the various findings and conditions of approval for that proposal (Planning Commission Application No. 99001). Condition No. 15 of that approval acknowledged conceptual approval for three other out buildings located around the perimeter of the shopping center. This particular site was labeled on the approved site plan (attached) as Building No. 2 and comprehended a 10,000 sq. ft. retail/restaurant building. Planning Commission review and City Council approval, in the form of a Planned Unit Development Amendment is required to be obtained prior to the issuance of building permits for this particular building. This application 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 Brookdale Center. 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 Brookdale PUD site plan. We believe that the proposed amendment submitted by Frauenshuh Companies is in keeping with the findings and considerations associated with the previous approval. The proposed amendment, we believe, will be consistent and compatible with surrounding land uses in the area. The development plan amendment being submitted also 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. The plan, as will be shown in the site and building plan proposal, utilizes the property consistent with the Planned Unit Development approval granted under Resolution No. 99-37. That approval allowed a 5 ft. rather than 15 ft. green strip at certain locations around the Brookdale Shopping Center site where an appropriate 3 to 3 ½ ft. high decorative masonry wall was to be installed to offset negative effects. The Commission may recall that this standard has been allowed in other areas of the City. With this development they propose to take advantage of this grant and provide a 3 ft. high decorative fence where the green strip setback will be 5 ft. SITE AND BUILDING PLAN PROPOSAL The proposed amendment calls for a 4,195 sq. ft., 104 seat Dairy Queen Grill and Chill restaurant in the area authorized for an approximate 10,000 sq. ft. retail/restaurant building. It should be noted that there are plans for future expansion of this building to accommodate a future retail user. That plan will also be subject to the Planned Unit Development Amendment process prior to issuing building permits for such an expansion and its construction. ACCESS/PARKING Access to the Dairy Queen site will be via the Brookdale Shopping Center perimeter road. No direct access to or from County Road 10 is proposed, nor would it be recommended. The access from the perimeter road will be shifted to the east, somewhat closer to the entrance to Brookdale but directly across from designated entrances to the south. Cross access to the west is anticipated and provided for in the site plan. The Commission may recall that the Planned Unit Development approval for Brookdale in 1999 allowed a 4.5 parking spaces per 1,000 sq. ft. of gross leaseable area for Brookdale rather than the 5.5 parking spaces per 1,000 sq. ft. of gross floor area required for retail developments. Findings were made that this was an appropriate parking requirement for the regional mall. The plan approval also acknowledged a proof of parking for the Brookdale Shopping Center of 5,700 parking spaces on the site. This would accommodate the expansions and out buildings proposed as part of the Brookdale redevelopment. Based on the approval granted in 1999, 5,133 parking spaces were required for Brookdale. The number of parking spaces being eliminated due to the Dairy Queen Grill and Chill proposal is 67. The number of parking stalls being replaced is 38. the 4,195 sq. ft. based on the allowed 4.5 parking spaces per 1,000 sq. ft. of gross leaseable area would require 19 parking spaces for this addition. As indicated, 38 parking spaces are to be provided, therefore, there is no conflict with the parking requirements authorized for Brookdale. The building itself will be located to the center of the site and parking and drive lanes will surround it. To the north side of the building is a drive up window with a 12 ft. 4 in. drive lane leading to it. Curb and gutter will be provided on both sides of this drive lane and because this is the area where the green strip will be reduced to 5 ft., a 3 ft. high masonry decorative fence will be provided. Parallel parking spaces will be provided on the south side of the site adjacent to the concrete delineator separating the site from the perimeter road. Customers can also take advantage of overflow parking areas in the mall parking lot further to the south. GRADING/DRAINAGE/UTILITIES The applicant has provided grading, drainage, utility and erosion control plans which are being reviewed by the City Engineer who will be providing written comments relative to this proposal. The site is required to be bounded by B-612 curb and gutter where new curbing is to be provided. It is recommended that the curbing and delineation be carried around the site where the future building addition is proposed. Utilities such as sewer and water are available and will be tied into existing services within the Brookdale site. Drainage and storm sewer will also tie into the existing Brookdale system. LANDSCAPING The applicant has submitted a landscape plan for providing landscaping around their particular site. A landscape plan consistent with the point system was approved for the overall Brookdale site at the time the Planned Unit Development was approved in 1999. The applicant plans to replace any trees that may have to be removed due to construction. They propose a patio area to the east end of the building, which would include some outside convenience seating for customers. This area will be provided with evergreens such as Blueberry Delight Juniper, Sky Rocket Upright Juniper, and Brandon Arborvitae. Perennials such as Moon Beam Coreopsis, Pink Day Lilly, Grow Low Fragrant Sumac, and Butterfly Blue Pincushion Flower are also proposed. Shrubs include Techny Globe Arborvitae. Replacement trees would include Spruce and Ash. The landscape plans indicate existing landscaping and planters located on the Brookdale property adjacent to County Road 10. BUILDING The applicant has submitted building elevations showing the Dairy Queen Grill and Chill building. The primary exterior finish is EIFS accented by simulated stone in various locations surrounding the building. Fabric awnings or canopies are shown over the windows on each of the elevations with stone accent below the windows. The wall where a future addition might be attached will be finished consistent with the finish around the remainder of the building to give it a uniform appearance. The only signs that are allowed for this site are wall signs consistent with the sign ordinance. This would allow up to 10 percent of the wall area to be in signs. To be considered a type of wall sign, the signs must be affixed to the walls and not project about the roof line. LIGHTING/TRASH The applicants have submitted a lighting plan showing lighting fixtures. Our concern is that light be directed down on the site and not create glare off site. It appears the fixtures proposed will meet this standard of the ordinance. The trash container will be located east of the building and will be of a material to match the exterior of the building. The gates will be of a solid opaque type gate with a solid opaque EIFS material to match the existing building. PROCEDURE As pointed out previously, this proposal is an amendment to the Planned Unit Development approval granted for the Brookdale Regional Center. As a Planned Unit Development, 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 Center Sun/Post. All in all, we believe the plan is in order and consistent with the original Brookdale development approval 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 the matter and also recommended considerations and conditions for approval. 5-13-04 Page 3