Loading...
HomeMy WebLinkAbout2010-007 Information Sheet 6940 Brooklyn BoulevardApplication Filed on 4-1-10City Council Action Should BeTaken By 5-30-10 (60 Days)Planning Commission Information SheetApplication No.2010-007Applicant: Vanguard ConstructionLocation: 6940 Brooklyn Boulevard (Lot 1, Block 1, Johnco Addition) Vacant Lot within the Boulevard Market PUD)Request: Planned Unit Development Amendment and SIte and Building Plan ReviewThe applicant, Vanguard Construction, is seeking a Planned Unit Development Amendment to construct a 6,757 sq. ft. multi-tenant retail/commercial building on a 38,707 sq. ft. lot within the Boulevard Market commercial PUD located in the northeast quadrant of the intersection of Brooklyn Boulevard and 69th Avenue.BACKGROUND INFORMATIONOn June 1, 2002, the City Council adopted Resolution No. 2002-75, accepting the Planning Commission’s recommendation to approve the rezoning of 5.6 acres from C-2 (Commerce) and R-1 (One Family Residence) to PUD/C-2 (Commerce). The general development plan of this PUD included the planned development of four commercial/retail buildings comprising a total of 34,228 sq. ft. as follows:Lot 1 – Conceptual approval of a 3,960 sq. ft. building (SA Service Station with car wash) with 12 parking stallsLot 2 – 4,230 sq. ft. restaurant, retail, office building with 46 parking stallsLot 3 – 21, 500 sq. ft. multi-tenant commercial building with 134 parking stallsLot 4 – 4,538 sq. ft. Culver’s Restaurant with 39 parking stallsOn August 26, 2002, the City Council adopted Resolution No. 2002-111, which accepted the Planning Commission’s recommendation on a PUD amendment to allow the construction of a revised layout for a Super America convenience store/gas station/car wash on Lot 1.The revised layout included a 3,958 sq. ft. building with 16 parking stalls and located the car wash on the north side of the convenience store. Additionally, two curb cuts were provided from the internal access drive.ZONINGAs noted, the property was zoned PUD/C-2 in 2002 with the adoption of Ordinance No. 2002-07. Attached is the Declaration of Covenants and Restrictions associated with this PUD. The PUD ordinance requires the site and building plan approvals are required and that these plans shall be in substantial compliance with the approved development plan. Substantial compliance is defined as:Substantial compliance shall mean that buildings, parking areas and roads are in essentially the same location as previously approved; the number of dwelling units, if any, has not increased or decreased by more than 5 percent; the floor area of nonresidential areas has not been increased or decreased by more than 5 percent; no building has been increased in the number of floors; open space has not been decreased or altered from its original design or use, and lot coverage of any individual building has not been increased or decreased by more than 10 percent. It also provides for the processing of minor and major amendments to the approved master development plan. Any major amendment to the development plan may be approved by the City Council following the same notice and hearing procedures specified in this section. An amendment shall be considered major if it involves any change greater than that permitted by Subdivision 5d of this section. Changes which are determined by the City Council to be minor may be made if approved by the Planning Commission after such notice and hearing as may be deemed appropriate by the Planning Commission. This plan amendment involves the reorientation and enlargement of the total commercial square footage by 7.4% and is consequently considered a major plan amendment.PROPOSED SITE AND BUILDING PLANThe proposed amendment provides for the re-orientation of the building to face Brooklyn Boulevard with an enlarged foot print (112 ft. X 60 ft.) vs. the (100 ft. X 45 ft.). This location respects the sight lines and the general visibility of the larger commercial building on Lot 3. Additionally, the plan proposes to remove two of the three curb cuts on the internal access drive which adjoins the SA site. The additional 12 ft. width and 15 ft. in depth allows the developer the potential to offer five tenant bays and continues to provide a drive up window for a potential restaurant (illustrated as an 1800 sq. ft. tenant space on the north side of the buildingAdditionally, the plan proposesto remove two of the three curb cuts on the internal access drive, changed the number of potential store fronts from four to five and revised the roof lines to match the commercial building on Lot 3. The architectural treatment of the building includes a decorative rockface concrete block along the base (lower 3 ft.) of the building, a pre-cast concrete sill with face brick extending to a height of 12 ft. The remaining 6 ft. is EIFS with a colored band to offset the brick. The end cap units have a roof line which extends an additional 32 inches with a decorative EIFS cornice and a prefinished aluminum cap.An additional architectural feature identified on the building elevations are piers with decorative/accenting lights that complement the elevated roof lines and window placements on the front and sides of the building. The applicant proposes the same architectural treatment on all four sidesof the building .Compliance with Ordinance Building SetbacksOrdinanceProposedFront Yard35 ft.35 ft.East10 ft.14 ft.South10 ft.65ft.West10 ft.75 ft.Parking SetbackOrdinanceProposedNorth15 ft.15 ft.East10 ft.*2.7 ft./7 ft. to curbSouth10 ft.*5 ft. to curbWest10 ft.*5 ft. to curb*PUD adjustedParking Stalls5.5per 1,000 sq. ft.37 stalls46UTILITIESThe proposed grading and utility plan is consistent with the approved utility plan, with the exception of minor adjustments to the location of two catch basins within the parking lot. Sanitary sewer and municipal water are provided from the existing stubs that were installed with the initial site development.(Centered portion of the east lot line.)LANDSCAPE PLANThe landscape plan provides for the planting of three Red Splendor decorative trees along the southern boulevard consistent with the approved landscape plan. The plan shows the five existing Spruce trees to remain within the 70th boulevard area (previously shown to include two Autumn Blaze Ash trees) and now includes foundation plantings on the sides and rear facing of the buildings, the SW corner of the lot and northern entry. The western boulevard to the internal access road is shown as a green strip.All areas are shown to be included in a site irrigation system.The developer has proposed to donate the two Autumn Blaze Ash trees to the City.ACCESSThe site plan proposes the elimination of the two curb cuts that were shown on the southern portion of the lot and the enlargement of the northern most curb cut (previously an exit only for the drive up window) to a full movement access point.Preliminary reviewed by the City Engineer of the site plan has included concern on the location of this driveway and its proximity to 70th Avenue. It is recommended that the access drive is shifted to the south by approximately 30 ft. (i.e. the opening to displace the northern four parking stalls and relocation of a light pole). Additionally, there is concern on the turning radius of the drive thru lane as it rounds the NE corner of the building. The applicant is requested to demonstrate that this movement is workable with traffic/vehicular turning templates.LIGHTING/TRASHThe site plan illustrates the location of four 30 ft. light poles and the building elevation identifies the use of decorative light fixtures to ascent the building front and sides. The plan identifies the location of the trash enclosure adjoining the southeast wall of the building. The applicant will be required to submit details on the lighting and the trash enclosure to assure compliance with the PUD plans and city codes.SIGNAGEThe PUD approval included two freestanding development signs to be incorporated in the corner landscape areas at 69th and 70th Avenues and Brooklyn Boulevard and a freestanding monument type identification sign for Culver’s and Super America to be located on their respective sides of the Brooklyn Boulevard entrance. The monument signs shall not exceed 12 ft. in height and 145 sq. ft. in area. No other freestanding identification signs shall be permitted with the PUD.There is a development sign within the landscape node at 69th Avenue which identifies Brooklyn Market. It does not appear that a sign has been installed at the 70th Avenue node.The proposed wall mounted signage areas identified on the building elevation provides for approximately 10 percent of the wall area per tenant area for business identification. The sign ordinance limits wall mounted signs not to exceed 15percent of the wall area on each of its exterior walls. The applicant has been informed that the freestanding sign identified in the southwest corner of the site is not allowed.With respect to site signage, staff will be discussing signage issues associated with temporary and portable signage that has previously been allowed by an Administrative Use Permit. This review will provide an opportunity to review the potential options to address business signage and identification of promotional activities and events. Recommendation This proposal is an amendment to the Planned Unit Development approval granted for the entire Westbrook Development site (Boulevard Market). As a Planned Unit Development amendment, 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 Sun/Post.The plan is consistent with the architectural themes, landscaping, and parking standards approved with the Westbrook Planned Unit Development proposal and developed as the Boulevard Market. A draft Planning Commission resolution is offered for the Commission’s consideration. This resolution outlines the Commission’s consideration of this matter and also recommended considerations and conditions for approval.