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Home My WebLink AboutPC82014 - 3/25/82 - 5525 Xerxes AvePLANNING COMMISSION FILE CHECKLIST File Purge Date: FILE INFORMATION Planning Commission Application Number: 82014 PROPERTY INFORMATION Zoning: PLAN REFERENCE Note: If a plan was found in the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, if any, that were consolidated. • Site Plans • Building Plans • Other: FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Range Location Agendas: Planning Commission Office Minutes: Planning Commission Minutes: City Council Document Type Resolutions: Planning Commission Resolutions: City Council 3/25/82 tabled, City Vault 4/I5/82 a /z1-/SZ, `F/13/8z City Vault Number Location City Vault City Vault Ordinances: City Council City Vault PLANNJN6 COMMISSION APPL..ICt"%TION Appl i cation No .__82014 Please Print Cl early ot_ Ty_pe Street i_ocation of Property_ 5525 Xerxes Avenue North Legal Description of Property_ Survey on file Owner Mc Donald's Corporation Address 8030 Nicollet Avenue South, Minneapolis, MN 55420 Phone No.(612)884-4355 Applicant same Address Type of Request: _ Rezoning Variance X Phone No. Subdivision Approval Site & Bldg. Plan Approval _ x Special Use Permit . Other: Description of Request: To remodel building and lot to allow construction of a drive up window The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center, within fifteen ('15) days after mailing or delivery of the billing state- ment, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the processing of the application. Such costs shall be i n addition to the application fee described herein. Wi thdrairral of the application shall not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. Fee $ 150.00 Receipt No. _ 57950 . Date: -3-,1O-?; a_ PLANNING COMMISSION RECOMMENDATION Dates of P.C. Consideration: ZSf rZ -T10 Approved Denied this AE-ay ofjA*l 19, subject to the following conditions: In CITY COUNCIL ACTION Dates of Council Consideration: ai r]]an Approved Denied this day of 19 wits] the following amendment: u I f P/I 11-arm No. 18 (over picase) Planning Commission Information Sheet Application No. 82014 Applicant: McDonald's Location: 5525 Xerxes Ave. North Request: Site and Building Plan, Special Use Permit This application for site and building plan and special use permit approved to add a drive -up window at McDonald's was reviewed and tabled by the Planning Commission at its March 25, 1982 meeting. The matter was tabled to give staff and the applicant opportunity to rework the plans for the area immediately west of the building with respect to grade and traffic flow. Staff and the applicant have agreed on a new layoutwhich establishes a maximum grade of 3% (rather than the 6% to 10% now in place) and also calls for a concrete delineator to separate the drive -up traffic from other traffic in the lot. Immedi- ately west of the drive -up lane will be a 12' wide one-way, by-pass lane with parallel parking stalls at the west edge of the lot. We feel that this is a workable arrange- ment if the one-way lane is properly signed as such. Approval is, therefore, recommended subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 4. B612 curb and gutter shall be provided around all parking and driving areas. 5. The Special Use Permit is issued to McDonald's and is subject to all codes, ordinances, and regulations and any violation thereof shall be grounds for revocation. 6. The one-way by-pass lane west of the drive -up lane shall be signed as such at both its entrance and exit points. Parallel parking stalls shall be signed for employee parking. 4-15-82 Planning Commission Information Sheet Application No. 82014 Applicant:-McDonald's Location: 5525 Xerxes Ave. North Request: Site and Building Plan, Special Use Permit This application for site and building plan and special use permit approved to add a drive -up window at McDonald's was reviewed and tabled by the Planning Commission at its March 25, 1982 meeting. The matter was tabled to give staff and the applicant opportunity to rework the plans for the area immediately west of the building with respect to grade and traffic flow. Staff and the applicant have agreed on a new layoutwhich establishes a maximum grade of 3Z (rather than the 6'o to 10% now in place) and also calls for a concrete delineator to separate the drive -up traffic from other traffic in the lot. Immedi- ately west of the drive -up lane will be a 12' wide one-way, by-pass lane with parallel parking stalls at the west edge of the lot. We feel that this is a workable arrange- ment if the one-way lane is properly signed as such. Approval is, therefore, recommended subject to at least the following conditions: I. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permi is . 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 4. B612 curb and gutter shall be provided around all parking and driving areas. 5. The Special Use Permit is issued to Mc Donald's and is subject to all codes, ordinances, and regulations and any violation thereof shall be grounds for revocation. 6. The one-way by-pass lane west of the drive -up lane shall be signed as such at both its entrance and exit points. Parallel parking stalls shall be signed for employee parking. 4-15-82 Planning Commission Information Sheet Application No. 82014 Applicant: McDonald's Location: 5525 Xerxes Avenue North Request: Site and Building Plan/Special Use Permit The applicant requests site and building plan and special use permit approval to add a drive -up order window and pick-up station to the McDonald's Restaurant at 5525 Xerxes Avenue North. The property in question is zoned C2 and is bounded by private roadwayson the west and south, by Xerxes Avenue North on the east and by the Green Mill Restaurant overflow lot on the north. McDonald's is classified as a convenience food restaurant which is a special use in the C2 zone that cannot abut R1, R2, or R3 zoned property at either a property line or a street line. The existing use satisfies this requirement. In the process of adding the drive -up window and pick-up station, the restaurant is reducing its seating capacity from 108 to 100 seats. With 14 employees on the maximum shift, the total parking requirement for the use is 57 stalls. The proposed plan calls for 58 stalls. One access, onto the south private roadway at the south- west corner of the site, will be closed allowing for four new parking spaces. However, parking along the west side of the site will be changed from 900 to parallel parking, resulting in a loss of 10 stalls. Overall, parking is reduced from 74 spaces to 58. The proposed plan calls for landscape treatment in an island area surrounding the menu board and speakers on the west side of the building. Plantings include Upright Arborvitae, Pygmy Barberry, and Andorra Junipers in a rock mulch bed. Underground irrigation is not required in this location. The existing landscape treatment in the greenstrip abutting the private road on the south will be matched in the area of the access closing. At the time of the writing of this information sheet we had not received a revised grading plan for the area and a revised floor plan. There may be some concerns re- garding grading along the west side of the site where the order station is to be located because of the slope in this area. We will be prepared to comment in more detail at Thursday's meeting. A public hearing has been scheduled and notices have been sent. Approval would be subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be sub- mitted prior to the issuance of permits to assure completion of approved site improvements. 4. B612 curb and gutter shall be provided around all parking and driving areas. 5. The Special Use Permit is issued to McDonald's and is subject to all codes, ordinances, and regulations and any violation thereof shall be grounds for revocation. 3-25-82 �m mm mm fit♦ � � �� - LANE — �X ✓� NORTHPORT `x PARK X% rl x�✓ uwj z� i C2 a�P CSAH NO APPLICATIO 82014 \ � rV/ c 0 , m to vi, C2 M, 1 _ >� S PART 1TER TOW - - �� N0.3 _A ,F-z - / -SUET aw-KA tiK -.,zsr P.--a AllOaNVA 4.91 ^-37:3 jc,07--1 OVT 1644 0 Ax. . ............ -- June 18, 1981 Charles A. Adams Development Center Manager Minneapolis Region McDonald's Corporation 8030 Nicollet Avenue South Minneapolis, MN 55420 RE: McDonald's Restaurant, Drive-thru window, Brooklyn Center, MN Dear Mr. Adams: Please excuse the delay in responding to your letter of May 11, 1981 (attached) re- garding site revisions to accompany the addition of a drive -up window at the McDonald's Restaurant in Brooklyn Center. I have reviewed your letter and the submitted site plan, along with the information contained in Planning Commission Application No. 73020,for the original construction of the restaurant in question. I have as well asked the Building Official to inspect the site for review of ex- isting conditions. As a result of compiling all just what should be required. Original Approval McDonald's Estimate Inspector's Estimate this information, there has arisen some confusion over A comparison shows the following: Seats Em 1 o ees Parking Stalls Parking Required 114 20 76 67 102 14 75 58 106 ? 74 60-63 You have proposed a site lay -out with 56 parking stalls, two less than your own . estimate would imply. Using the Building Official's estimate, the required parking would be no less than 60 space;. In either case, a variance from the provisions of Section 35-704 is required for any deficiency in parking or other ordinance standards. I am enclosing the City's'S tandards for a Variance" from Section 35- 240:2 of the Zoning Ordinance for your consideration.. Any application to the Plan- ning Commission for a variance must include a written statement addressing each of the four standards. All four standards must be met before a variance can be granted. There is no such thing as an "administrative variance" in Brooklyn Center. No Charles A. Adams Page 2 June 18, 1981 Since you would probably wish to know the staff position on such a variance request, I will comment briefly on it. There seems to be little in the way of ordinance - created hardship in this case since it is the property owner proposing a change, not the City. Nor does there seem to be any unreasonable hardship in meeting the City's requirements, rather a mere inconvenience. The situation is not unique to your parcel of land since all commercial operations have the same desire to expland on a limited parcel. Finally, the granting of a variance when the standards are not met, would dilute the City's Zoning Ordinance and would, therefore, be detrimental to the general public welfare. Regardless of whether you seek a variance or not, the proposed drive -up window addition will have a significant effect on the site and will, therefore, be subject to Planning Commission and City Council approval. For that reason, I am also en- closing a checklist of information required on site and building plans and the procedure for submitting and reviewing a site and building plan application. In addition, the "Standards for a Special Use Permit" are enclosed since drive -up restaurants are special uses in the C-2 zone. Your cooperation in this matter will be much appreciated. Any further questions regarding this matter should be directed to either myself or to Ronald Warren, Director of Planning and Inspections. Yours very truly, Gary Shallcross Planning Assistant GS:mlg Enclosures McDonald's Corporation 8030 Nicollet Avenue South Minneapolis, Minnesota 55420 612/884-4355 May 11, 1981 Mr. Gary Shallcross Planning Assistant 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 RE: McDonald's Restaurant Drive-Thru Window Brooklyn Center, MN Dear Mr. Shallcross, In response to your request for an accounting of the site requirements for the above referenced project, I have listed the following: 1. existing number of parking stalls 75 2. existing number of seats 102 3. basic number of employees in crew 14 4. proposed number of parking stalls 56 Requirements are as follows: 1. one stall for two seats 51 2. one stall per two employees 7 3. total number of required stalls 58 This indicates that we may need a variance for two stalls, or we may eliminate four seats. Considering the fact that 25-30% of our total business will be conducted through the drive-thru window, do you feel that a variance or seat removal is totally necessary? I hope this will clear up the unknowns, so you can pursue your prelim- inary analysis. Ken Evenson and I would like to meet with you at your convenience to discuss any items you feel merit discussion. Sincerely, MCDON D' ORPO / Charles A. Adams Development Center Manager Minneapolis Region CAA/pk cc: Ken Evenson