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HomeMy WebLinkAboutPC86045 - 12/11/86 - 6100 Brooklyn BlvdI.*., I..." PLANNING COMMISSION FILE CHECKLIST File Purge Date: -3 -/y� FILE INFORMATION Planning Commission Application Number: f36,045 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 Tyne Date Range Location Agendas: Planning Commission Office Minutes: Planning Commission ; ��City Vault Minutes: City Council -�Iy/e-7 City Vault Document Tyne Number Location Resolutions: Planning Commission City Vault Resolutions: City Council a7 N9 City Vault Ordinances: City Council City Vault CITY OF BROOKLYN CENTER PLANNING COMMISSION APPLICATION Application No. 86045 Please Print Clearly or Type Street Location of Property 6100 Brooklyn Boulevard, Brooklyn Center Legal Description of Property Lot 1, Block 1', Arthur Treacher's Addition Owner Centen, Inc. Address Philadelphia Phone No. Applicant Crown CoCo, Inc. Address 319 Ulysses Street N.E. , Mpls. , MN 55413 Phone No. 612-331-9344 Type of Request: Rezoning Subdivision Approval Variance X_ Si to & B1 dg. P1 an Approval $ 2 5 0.0 0 __ Special Use Permit $ 5 0.0 0 Other: Description of Request: Permission to build a Convenience Food Store with gasoline. 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 in addition to the application fee described herein. Withdrawal of the application shall not relieve the applicant of the obligation to pay costs incurred prfor to withdrawal. S,rown CoCo, _Inc. Fee $ $300.00 Receipt No.72,940 r Robert P. Mack, Pres . Applicant's Signature PLANNING 2", MMISSION RECOMMENDATION ��II //''Dates of P.C. Consideration: 'i'�dl§ / Z—l1 Approved Denied , Zthis day of following conditions: 1997, subject to the ----------------------------- ------------------- CITY COUNCIL ACTION Dates of Council Consideration: Approved Denied this �_ day of 19 �� with the following amendment: cie P/I Form No. 18 (over please) Planning Commission Information Sheet Application No. 86045 Applicant: Crown Coco, Inc. (Crown Oil) Location: 6100 Brooklyn Boulevard Request: Site and Building Plan/Special Use Permit The applicant requests site and building plan and special use permit approval to construct a 4,000 sq. ft. convenience store/gas station at the old Arthur Treacher's site, 6100 Brooklyn Boulevard. The existing Arthur Treacher's restaurant would be demolished. The property in question is zoned C2 and is bounded on the north by Bruger King, on the east by an 18 unit apartment complex facing Beard Avenue North, on the south by a 40' vacant strip of land that is part of the apartment complex and is required for density purposes, and on the west by Brooklyn Boulevard. Gasoline service stations are allowed by special use permit in the C2 zone, provided they do not abut Rl, R2, or R3 zoned property, either at a property line or a street line. No such abutment exists in this case. Access/Parking The proposed site plan calls for two accesses off Brooklyn Boulevard, approximately 60' apart. The site presently is served by a single access. Accesses in commercial and industrial districts must be a minimum of 50' apart, measured at the property line, and cannot exceed 30' in width (Section 35-703)• Both the proposed driveways meet these requirements. The City Engineer does recommend softening the north and south radii from a 15' to a 20' radius . The parking requirement for the convenience store is based on the retail parking formula of-11 spaces for the first 1,000 sq. ft. of gross floor area and eight (8) spaces for each additional 1,000 sq. ft. (Section 35-704). The total number of stalls required is, therefore, 35• The proposed plan shows 18 regular stalls. In addition, 12 parallel stalls are indicated at the pumps. Of these, seven (7) meet the requirements for parallel parking stalls. The applicant has requested a variance to allow the building with only 27 stalls (see Application No. 86047) . It appears, however, that with minor redesign at least 28 can be provided on the site. If driving lanes of less than 24' are accepted for the parallel stalls (approximately 14' was accepted for 2 stalls at the Brooklyn Center Service, 6849 Brooklyn Boulevard), the parking count could be as high as 33 spaces. In addition to a parking shortage, the City Engineer has reservations that cars can readily make the turning movements from access drive to pump island and vice versa. The proposed westerly pump island poses particular problems and should be shortened by approximately one third of its length. The easterly island should probably be shifted slightly northward. It would be preferable, in fact, for the islands to run parallel to Brooklyn Boulevard rather than to the building. The proposed arrangement requires a sharp turning movement for cars heading into the site from northbound Brooklyn Boulevard. The north -south alignment of the pumps is probably workable, but only with revisions to smooth the way for cars entering the site. It is of critical importance that traffic move unimpeded on Brooklyn Boulevard. Any site layout that creates difficulty in entering the site poses a threat to the flow of traffic on Brooklyn Boulevard and may constitute a failure to meet standard (d) of the standards for special use permits in Section 35-220. Landscaping/Screening The plan submitted proposes no new landscaping. It notes, however, that any existing trees damaged or destroyed during construction will be replaced. The plan 12-11-86 -i- Application No. 86045 continued indicates the retention of 32 cedar trees, one inch (1") in diameter. An existing hedge along the south side of the property is also shown as retained. The point value of 32 cedar trees under the landscape point system is 192 points. If retained, these would exceed considerably the minimum number of points required. However, the almost exclusive reliance on one specie of tree is less than desirable. It is recommended that at least two shade trees be planted in the island between the access drives, back far enough as to be out of the sight triangles. Additional decorative plantings are also recommended near the northwest and southwest corners of the site; again, back far enough as to be out of key sight lines. There is a retaining wall and opaque, wood fence along the east property line which are in disrepair. The retaining wall must be repaired to provide support for the east end of the site. The screen fence is important for parking lot screening, but there are also a row of Cedar trees which should provide fairly effective screening as well. A cyclone fence is located along the south property line as well as a hedge of shrubs. Although the land to the south is an underutilized area, it is zoned R5 and parking lot screening is required adjacent to residentially zoned land. Drainage/Utilities No topographic or utility information has been submitted with the proposed plans. The site presently drains onto the street. If the site were to be reused with the building and parking lot intact, this would perhaps be a condition accepted as is. However, given the proposal to demolish the existing building and significantly alter the parking lot and access provisions, we feel it is entirely appropriate for the applicant to install catch basins at appropriate locations and a storm sewer to convey the dranage to the City storm sewer in Brooklyn Boulevard. Building/Canopy The proposed building elevations indicate a face brick exterior on the north and west elevations and concrete block on the east and south elevations. An internally lighted tri-band facia is proposed on the front side of the building, extending out 5' over the front sidewalk and an unlighted tri-band metal facia extending out 2' on the sides. The plan also calls for a 6' wide sidewalk in front of the building and a 3' wide sidewalk on the sides. The proposed exterior treatment is not in accord with the City's policy of consistent exterior treatment around the entire building. Section 35-414.3 of the Zoning Ordinance calls for "sincere concepts and honest construction" in gasoline service station buildings. The brick on the more visible sides should, therefore, be carried entirely around the building. The facia treatment, if it is multi -colored, really constitutes a sign, (similar to Showbiz Pizza) and as such exceeds the allowable area for wall signs (30% of wall area) . No plans of the proposed canopy have been submitted. All that is indicated is that it will be 72' x 72' with an approximate 15' x 32' extension to the building facia overhang. Lighting/Trash The proposed plan shows five freestanding lights, all 400 watt super metal halide heritage fixtures on an 8' arm. The four serving the two access drives are proposed at 20' height. Another near the northeast corner of the site would be on a 16' pole. The light intensity at the property line abutting the R5 land to the west would be 2 foot candles in accordance with Section 35-712. Section 35-414.7 requires that the lighting design be submitted to the Planning Commission for recommendations to the City Council. The plan proposes to retain the existing brick trash enclosure at the southeast corner of the site. 12-11-86 -2- Application No. 86045 continued Special Use Permit ' The applicanepresentative, Mr. John Finley, has submitted a letter (attached) addressing variance standards and special use standards from Section 35-220 (also attached). Mr. Finley states that the proposed use will "enhance the general welfare in providing a one -stop convenience gas and convenience shopping which is needed in the community." He argues that the proposed use will not be injurious to other property because there is a Standard station to the south and a Burger King to the north which, however, do not provide one -stop shopping. He notes the area is basically fully developed and so development of surrounding property will not be impeded. He concludes by saying that, if the variances are approved, ingress and egress on the site will minimize any traffic congestion on the public streets. Staff must point out first of all that the City's Comprehensive Plan recommends service/office uses in this area of Brooklyn Boulevard, not retail, restaurants, gas stations or other general commerce uses. The zoning of the property, however, has been and remains C2 (General Commerce). The proposed use is comprehended by special use permit in that zoning district. And, it is the zoning designation of a property which more directly controls use than does the Comprehensive Plan. Therefore, the proposed use is allowable by zoning, but will perpetuate the inconsistency with the City's Comprehensive Plan. As to the standards for special use permits, we see no obvious conflict with standards (a) and W . Standard (c) may be somewhat complicated if redevelopment as well as new development is taken into account. The primary concern with this application is over standard (d). Although the proposed setback variance would allow for a second pump island which may help accommodate the flow of gasoline consumers, the layout of the pump islands requres difficult turning movements by cars entering the site from northbound Brooklyn Boulevard. We believe that the present pump island layout will impede the flow of traffic into the site and, thereby, create congestion in Brooklyn Boulevard. This is an unacceptable public cost for the private benefit of more gas pumps. Secondly, the variance from parking requirements may lead more patrons to leave their cars at the gas pumps rather than pull into a parking space while shopping. This may lead to more jockeying around the pumps and on -site congestion which could conceivably spill over onto the public streets. Thirdly, the addition of another access drive is certainly a step backward for managing traffic on Brooklyn Boulevard. The potential for conflicts between vehicles entering and exiting this and other sites in the vicinity will certainly increase relative to what would be the case without gasoline available on the site. Finally, we would point out that there are two other gas stations within two blocks of the site and five existing stations within a mile. On the other hand, the nearest convenience store is about one mile away. The orientation of the site to gasoline sales, while understandable given the applicant's central product, may not be appropriate for this location. We, therefore, feel it is inappropriate to make site design compromises for an element of the business which may well become secondary. Recommendation Staff are not prepared to recommend approval of either variance request at this time. Furthermore, the layout of the gas pumps poses a danger to traffic flow in Brooklyn Boulevard by unnecessarily complicating entrance to the site. Based on these concerns, staff recommend that this application be tabled with direction to 12-11-86 -3- ` Application No. 86045 continued the applicant to modify the plan to meet City ordinances and provide unimpeded movement into the site. Specifically, the following changes are recommended. 1. Provision of a grading, drainage and utility plan with utility lines shown and sizes indicated. Grades and drainage provisions should be shown. Catch basins should be provided on site to handle on -site runoff. 2. Additional plantings including at least two shade trees in the front greenstrip. 3. A building setback of 40' in accordnance with Section 35-400. 4. Parking for 35 cars or a smaller building in accordance with Section 35-704. 5. Gas pump islands situated so as to allow for an unimpeded movement into the site. 6. Building elevations indicating brick on all four sides of the building. 7. Renderings of proposed light fixtures and poles with dimensions indicated in accordance with Section 35-414. 8. A modified northerly access at least 50' south of the Burger King entrance and at least 50' north of the southerly access on the site. g. Information on the color of the proposed metal facia and continuation of the facia band along the east side of the building. 10. Plans for the proposed canopy including lighting detail within the canopy. 12-11-86 -4- Planning Commission Information Sheet Application No. 86045 Applicant: Crown Coco, Inc. Location: 6100 Brooklyn Boulevard Request: Site and Building Plan/Special Use The applicant requests site and building plan and special use permit approval to construct a 2,688 sq. ft. convenience retail store with gas pumps at 6100 Brooklyn Boulevard, the site of the old Arthur Treacher's restaurant. This application was tabled by the Commission on December 11, 1986 with direction to the applicant to redesign the plans so as to eliminate the need for any variances. The applicant has resubmitted a new plan calling for a smaller building (reduced from 4,000 sq. ft. to the present 2,688 sq. ft.), adequate parking and required setbacks and reoriented gas pump islands. Therefore, Application Nos. 86046 (rear yard setback variance) and 86047 (parking variance) are being withdrawn and should be acknowledged by the Commission. Attached are copies of the Planning Commission minutes and the information sheet for Application No. 86045 from December 11, 1986 for the Commission's review. The applicant's representative, Mr. John Finley, has submitted a letter dated January 21, 1987 (attached) outlining the proposed changes and setting forth their argument for the plan. Access/Parking The proposed site plan makes no significant change in the access from that presented on December 11. The plan calls for closing the single access currently serving the Arthur Treacher's site and opening two accesses, approximately 59' apart. The existing access lines up directly with 61st Avenue on the opposite side of Brooklyn Boulevard. The current alignment was designed this way when the Arthur Treacher's site was developed, replacing a gasoline station with two accesses that previously existed. More discussion of the proposed access arrangement will be made later in this report when dealing with the Standards for Special Use Permits. The parking requirement for this 2,688 sq. ft. convenience store is 25 spaces based on the retail parking formula. The proposed plan shows 25 spaces around the perimeter of the site and at least one space at the pump island. The spaces numbered 9 and 10 on the site plan should be eliminated to provide an appropriate turn around for cars backing out of the spaces numbered 8 and 11. Also, the plan does not provide for the required 15' greenstrip at the northwest corner of the site, northerly of the north access. Providing the required greenstrip would eliminate one stall in that location. Elimination of these 3 parking stalls, however, could be accommodated by acknowledging 3 parking stalls at the pump islands. Acknowledging these stalls would be consistent with the criteria used in past approvals such as at the convenience store/gas station and 69th and Brooklyn Boulevard. The pump island location has also been altered from the plan reviewed on December 11, so they are parallel to Brooklyn Boulevard rather than the store. Only one way traffic would be allowed between the store and the first pump island. Landscaping/Screening The new plan calls for retention of the 32 existing cedar trees along the north and east property lines and the retention of an existing hedge along the south property 1-29-87 -1- Application No. 86045 continued line. In addition, 2 red maples are proposed in the Brooklyn Boulevard greenstrip, one north of the northerly access, the other south of the southerly access. Two Japanese Lilacs are proposed for the center island greenstrip between the two accesses. The plan notes that any existing trees damaged or destroyed during construction will be replaced. An open area to the east and north of the building will be sodded. Underground irrigation is required and noted in all landscaped areas. A six foot high screen fence on top of a retaining wall along the east property line is shown. Currently the retaining wall is giving way and the fence is also in need of repair. Both are required to be repaired or replaced consistent with the recommendations of the City Engineer and Building Official. Drainage/Utilities The drainage plan calling for surface drainage to Brooklyn Boulevard consistent with the existing site and other business in the area is apparently acceptable. No storm sewer would be required at this time because it would require tying into storm sewer on the west side of Brooklyn Boulevard. However, if Brooklyn Boulevard is ever reconstructed and storm sewer provided on the east side, all surfacing draining properties, such as this one, will be required to hook up to storm sewer. Building/Canopy The proposed building elevations now call for brick on all four walls with a 4' high white metal facia extending out 5' along the front elevation. Elevations show the wall heights to be 20' except for a portion of the west (or front) elevation which shows a wall height of 16' . Further clarification of this "break" would be in order. The canopy extends from the roof line at a height of 201. It would be a 4' wide white metal band with 2" red vertical stripes at the top and bottom and would contain lighting for the pump island area. It should be noted that signs, other than directional type signs, are not permitted on the canopy per the sign ordinance, except in lieu of permitted freestanding signs. The canopy would cover the entire pump island area by extending approximately 100' out from the building on the north and approximately 83' on the south in a trapezoid fashion. There is a 5' concrete walk proposed along the west and south sides of the building and a 6' high brick trash enclosure with a wooden gate indicated at the southeast corner of the building. Although signery is not part of site and building plan review, it should be understood that the freestanding sign shown on the site plan exceeds the size allowed by the Sign Ordinance for a building of this size. The maximum size freestanding sign permitted would be 112 sq. ft. and at a height no greater than 24' measured from the first floor building elevation. Special Use Permit Gasoline service stations are special uses in the C2 zoning district. As such they are subject to the Standards for Special Use Permits contained in Section 35-220 (copy attached). The report presented to the Planning Commission on December 11 outlines the staff's analysis as to how this proposed use complies with those standards. Our concern then was primarily with standard (d) which requires that "adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets." It was pointed out then that the addition of another access drive is certainly a step 29-87 -2- Application No. 86045 continued backward for managing traffic on Brooklyn Boulevard. It is the staff's opinion that the potential for conflicts between vehicles entering and exiting this site and other sites in the vicinity will certainly increase with two driveways to the site relative to what would be the case with only a single driveway. It should be noted that already on the commercially zoned (Cl and C2) property along the east side of Brooklyn Boulevard in this area there are six driveways ( including the one at Arthur Treacher's) serving four commercial sites. In driving Brooklyn Boulevard these driveways come almost one right after another and it is confusing at best for a driver trying to decide which one to turn into. The addition of one more will further complicate this rather than improve it. As was mentioned earlier, when the Arthur Treacher's site was developed only one access, directly across from 61st Avenue North was allowed. This was considered an improvement over the then existing situation. Going back to two access drives will only add to congestion on Brooklyn Boulevard in this area. The City has long had the policy of reducing the number of accesses on Brooklyn Boulevard and to encourage the sharing of access. The staff strongly believes that the City should start from the premise that only one access to this site, where it is currently situated, should be granted for development or redevelopment to allow for the proper functioning of Brooklyn Boulevard and that any use of the property will have to operate within this constraint. Uses which cannot survive with one access are too intense for development on the site and will only add to an already bad situation. The argument will most certainly be made that to limit this site to one access will prohibit the gasoline operation from functioning properly and will, in all likelihood, mean it can't or won't be built. That is probably true and is indicative of the fact that use should, therefore, not be allowed. Mr. Finley, in his letter, notes that the properties on either side of this site have two accesses and there had been no requirements made to limit accesses in the past. It should be pointed out that the Amoco operation has been there since 1958 and also has a distance between driveways of 120' , much greater than that proopsed on the site under consideration. The Burger King operation has been there since 1965 and is a one-way drive through that limits to some extent potential congestion because of that type of traffic flow. On the other hand, the fact that we are stuck with these two sites having two accesses should not be an argument that we continue to make site design decisions that will compound a problem rather than reduce or eliminate it. The proposal before the Planning Commission is redevelopment of the site. With redevelopment should come improvement not a worsening of the situation. Following the Commission's December 11, 1986 tabling of this application we had an opportunity to review the situation with a member of Hennepin County's staff. (Hennepin County issues access permits for Brooklyn Boulevard, a County Road) The matter was studied and the undesireability of providing another access to the site was determined and later conveyed to the applicant. Mr. Finley cites a January 8, 1987 memo from Vern Genzlinger, Director of Public Works and Assistant County Administrator saying that after discussion the County would agree to issue a permit for two entrances on Brooklyn Boulevard for Crown Oil. He states that the County has, therefore, withdrawn their objections to the two entrances. It is our understanding that it is the County s position that they will not take the lead in this issue and that they will accept the recommendations of the City of Brooklyn Center regarding this matter. 1-29-87 -3- Given the above considerations, it is the staffs belief that to permit two access points at 6100 Brooklyn Boulevard would add to congestion on Brooklyn Boulevard. Therefore, we recommend denial of Application No. 86045 on the grounds that it is in conflict with Standard (d) of Section 35-220 Subdivision 2 of the Zoning Ordinance regarding the granting of Special Use Permits. The public hearing has been continued to this evening's Commission meeting and notices have been sent. 1-29-87 -4- ' Lei w A 1111111��11.� �.G-� ry in I m m meinilill m ME - M REVISED PLAN \ / �{i � - �S,G..,r •uxs.>a�ArFA �'.�'.CJ,.,H •• __ ---- _ (JV ST,-o I-. c�4 i.F -f �-, C E^ASii1.16 1. :loGLi Ir. V - - (<. in • I�c b', 6 rr.w.ti vr.rrs y..1o•p �=4•th.u+tvi> �.Kw •E�(i'� iti+4 - Ix o �y .7 0! C 2 3 i I y' —_ le N 1 � K/i....c.. 4R:.+•fr rYf. Z _ p.. � CcYE S) .,. ® , v 3y o o e "off i r I�P�ICTMreli2_G�lfi/�L-EIo laDL A PKL fJ \ ?y ea _�. 4, 8 `� _.hbPlllil.T.. 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