HomeMy WebLinkAbout2006-004 Inf Sheet 6901 Brooklyn Boulevard Application Filed on 4-13-06
City Council Action Should Be
Taken By 6-12-06 (60 Days)
Planning Commission Information Sheet
Application No. 2006-004
Applicant: Endeavor Project Development, LLC
Location: 6901 Brooklyn Boulevard
Request: Site and Building Plan Approval
The applicant, Daniel Walsh on behalf of Endeavor Project Development, LLC, is seeking site and building plan approval to construct a 3,700 sq. ft. multi-tenant retail building at the
northwest corner of 69th Avenue North and Brooklyn Boulevard (6901 Brooklyn Boulevard).
The property in question is zoned C-2 (Commerce) and is a vacant parcel of land that is 25,414 sq. ft. (.58 acres) in area. It is bounded on the west by R-4 zoned property containing
the Northwest Residence residential facility; on the north and west by C-1 (Service/Office) zoned property containing a legal non-conforming single family home; on the east by Brooklyn
Boulevard with the recently redeveloped Planned Unit Development commercial center on the opposite side of the street; and on the south by C-2 (Commerce) zoned property containing the
Post Office and a gasoline service station/convenience store on the opposite side of the street. Multi-tenant retail buildings such as the one proposed are permitted uses in the C-2
zoning district.
ACCESS/PARKING
Access to the site is to be gained through two 24 ft. wide curb cuts, one located at the northerly portion of the site along Brooklyn Boulevard and the other on the southerly portion
of the property on 69th Avenue North. These are both proposed to be right in, right out only accesses due to the existing medians in Brooklyn Boulevard and 69th Avenue North (both county
roads). The applicant proposes to modify the existing accesses by reducing them to 24 ft. in width and a slight relocation of the southerly access onto 69th Avenue North. Modifications
to accesses are subject to approval by Hennepin County since each of these roads are county roads.
The proposed building will be located on the western portion of the property with parking serving the building on the easterly and northerly portions of the site. The applicant has
indicated a desire to have a coffee shop located in the southerly portion of the building containing a drive-up window. The drive-up lane servicing that window will be to the north
and west of the site and will be a one way drive in a counter clockwise manner around that portion of the building. Two way driving lanes will serve the parking adjacent to Brooklyn
Boulevard and on the north end of the site. The pick up window will be to the back (west side) of the building with the order board located in that drive lane also. A one way (west
to east) drive, 16.5 ft. in width, will run along the southerly portion of the building from the south access to the main portion of the parking lot. Traffic control signs indicating
the one way nature of this drive will have to be posted at the southerly end of the building. Again, access and stacking for the drive-up window for the coffee shop at the south end
of the building will be along the westerly side of the site.
The building is proposed to be 3,700 sq. ft. in area and the applicant has calculated parking on the basis of the retail parking formula requiring 5.5 parking spaces per 1,000 sq. ft.
of gross floor area. No indication has been provided with respect to seating in the proposed coffee shop. The zoning ordinance allows up to 15 percent of a multi-tenant retail building
to be utilized in restaurant space without adding additional parking based on seats and employees. Five hundred fifty five sq. ft. of restaurant space can, therefore, be allowed without
any additional parking. The applicant should provide us with a seat count and the amount of square footage to be devoted to the restaurant/coffee shop to calculate necessary parking.
The plan shows 22 parking spaces, which exceeds the parking requirement for a 3,700 sq. ft. retail building (20 parking spaces). Clarification on these points is necessary in order
to approve the parking plan for the property.
Two angled parking spaces are provided on the north end of the site adjacent to the drive-up lane servicing the pick-up window. This lane will be a minimum of 12 ft. in width and, as
mentioned previously, will be a one way drive. One handicap accessible parking space is provided at the north end of the site.
GRADING/DRAINAGE/UTILITIES
The applicant has provided grading, drainage, utility and erosion control plans which are being reviewed by the Director or Public Works/City Engineer, who will be providing written
comments for these proposals. Parking and driving areas on the site are required to be bound by a minimum of B-612 curb and gutter. Sanitary sewer and water will be tied into mains
within the 69th Avenue North right of way from the south end of the building. The site is a little over ½ acre in area and no formal Watershed Commission review and approval is required.
The site is to be served by storm sewer with catch basins located at various points around the site, tied into storm sewer in 69th Avenue North.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This .58 acre site requires a minimum of 80 landscape points. Fifteen
foot green strips along the 69th and Brooklyn Boulevard street right of way lines are to be provided and a minimum of 5 ft. green strips along the north and west property lines are also
proposed. It should be noted that various existing trees were planted within the Brooklyn Boulevard right of way area and in a planting node at the southeast corner of this site consistent
with the Streetscape Amenity Study provided for Brooklyn Boulevard. The landscaping provided by the applicant should compliment the already existing streetscaping that has been provided.
The applicant’s proposal is to provide 80 landscape points for this site. A total of four Swamp White Oak trees, two Scotch Pine and one Black Hills Spruce, four Spring Snow Crab and
44 shrubs including Dwarf Burning Bush, Ivory Halo Dogwood, Endless Summer Hydrangea, and Teschney Arborvitae are proposed. The Oak are proposed for the 15 ft. green strip along Brooklyn
Boulevard while three of the four Spring Snow Crab will be along the 69th Avenue green strip and the other located at the southeast corner of the property. The two Scotch Pines are
planned at the northwest corner of the site adjacent to the location of the drive thru lane. The Black Hill Spruce will be located at the southeast corner of the building. The Teschney
Arborvitae are planned along the west side of the site adjacent to the residential facility and on the north side of the site adjacent to the non-conforming single family home. Shrubs
such as the Ivory Halo Dogwood and the Endless Summer Hydrangea are interspersed along the Brooklyn Boulevard and 69th Avenue green strips between the proposed overstory trees and decorative
trees. The plans note the requirement for underground irrigation to be provided in all planting and grass areas.
The survey for the property shows the location of existing fencing along the west and north property lines. The fence appears to meander across the property lines separating the property.
It was suggested to the applicant that they consider providing a 6 ft. high screen fence in this area to provide screening from the commercial development to the abutting residential
as was done with a previous plan considered. It should be noted that there is no R-1 abutment with this property requiring extraordinary buffers and screening. However, there are provisions
in the city’s zoning ordinance requiring screening of parking areas from abutting residential property. We are concerned with respect to the drive up lane around the west side of the
building and its potential impact on abutting residential property, both the single family to the west and the residential facility also to the west. The Planning Commission should
evaluate the proposal to assure that appropriate screening is provided. The landscape proposal is to provide Teschney Arborvitae along the north and a portion of the west property lines.
This does not appear to be adequate screening and we would suggest the possibility of a 6 ft. fence all along the west and north property lines.
BUILDING
The applicant has submitted building elevations showing the proposed multi-tenant building. The building exterior will be primarily a 4 X 8 inch field brick, red in color exterior in
combination with a smooth finish concrete masonry unit, limestone in color. The rear of the building is a concrete masonry unit painted to match the field brick color. Anodized aluminum
storefront system with insulated aluminum panels are proposed at the southeast corner of the building with anodized storefront also proposed.
LIGHTING/TRASH
The applicant has submitted a lighting plan showing photometrics and the location of four 20 ft. high light poles, one each at the north, west, south and east perimeters of the site.
The foot candles shown do not exceed the standards outlined within the city’s ordinance with respect lighting. It should be noted that the light fixtures should be a shielded box type
fixture directing light onto the site. No glare should emanate from, or be visible beyond the boundaries of the property. Of particular concern is the foot candles along the westerly
property line where the site abuts with residential property.
The plans show a trash enclosure at the southwest portion of the building. It will be a concrete masonry unit to match the existing building. No dimensions have been provided. The
structure should be of sufficient height to screen the dumpsters that are expected to be located within it. It should also have a solid opaque gate for screening purposes.
RECOMMENDATION
There are a few items that need to be addressed such as the number of seats and square footage to be devoted to the coffee shop/restaurant space and appropriate screening for the site.
If these matters can be addressed, we would recommend approval of the application subject to at least 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 roof top or on ground mechanical equipment shall be appropriately screened from view.
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.
B612 curb and gutter shall be provided around all parking and driving areas as directed by the City Engineer.
The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee.
The applicant shall provide appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department.
All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center current specifications and details.
The building shall 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.
The applicant shall obtain an NPDES permit from the Minnesota Pollution Control Agency and provide adequate erosion control as approved by the City Engineering Department prior to disturbing
the site.
The applicant shall provide an appropriate directional sign or signs, to prohibit west bound traffic along the south portion of the building leading to the south access to the site.
The applicant shall provide appropriate information for determining the minimum required parking for this site based on a potential mixture of retail space and restaurant space.
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2-13-06
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