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HomeMy WebLinkAbout2004-006 - 6201 Brooklyn Blvd FULL PACKET•��� City of Brooklyn Center Planning Commission Application Dete Received Application No. � ., _ CC- Address/Street Location of Propertyi6L Legal Description ofiProperty Owner �`T v� L�.•1,0� Phone No. 70- 97/-a29 `/7 Address �020/ �/Z.offG�„iL✓D, . �Ror1KG�.,v �E.v��/[ n'In/ SS`1.29 Applicant �TvE ZZ6-4 r—l/F2Tt Z04Ae ,F-49r Tro,1 Phone No. 777—p,77/ Address 77YS� o�N0 A a . 1, . �i j%f�C /� , /1'1/y SS�.Z3 Type of Request: Rezoning Subdivision Approval F1 Other: Variance 11 Special Use Permit Site & Building Plan Approval Description of Request: Au?," o7✓E Application Fee $ A�v Acct No. 10100-4403 Receipt No. / 5 J 9 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 statement, 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 will be in addition to the application fee described herein. Withdrawal of the application will not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. JyE Zc/�'� Applicant (Please Print) Applicant's Signature PLANNING COMMISSION RECOMMENDATION Dates of P. C. Consideration: Approved Denied this day of 20, subject to the following conditions: Chairman CITY COUNCII ACTION 'I II 1 Dates of Council Consideration: `�t� I L- Approved Denied this —It'day of 20 , with the following amendment: �•i �,� �� Clerk Application Filed on 3-11-04 City Council Action Should Be Taken By 5-10-04 (60 Days) Planning Commission Information Sheet Application No. 2004-006 Applicant: Steve Lewis (Hertz) Location: 6201 Brooklyn Blvd Request: Special Use Permit The applicant, Mr. Steve Lewis on behalf of Hertz Local Edition, is seeking a Special Use Permit to operate an automobile rental and leasing operation including the out of door storage of vehicles. His proposal involves the use of a portion of the building addressed 6201 Brooklyn Boulevard, which also houses the Bridgeman's Restaurant. Vehicles would be allowed to be stored on the site because surplus parking exists. The property in question is zoned C-2 (Commerce) and is located at the northwest corner of Brooklyn Boulevard and 62" d Avenue North. It is bounded on the north by, and has cross access with, a shopping center complex containing among other things an Asian market, a check cashing operation and Enterprise Rent a Car; on the east by Brooklyn Boulevard with single family homes on the opposite side of the street; on the south by 62" d Avenue North with the Brookdale Chrysler dealership on the opposite side of the street; and on the west by Ewing Avenue with R-4 zoned property containing the Ewing Square Townhomes on the opposite side of the street. Automobile rental and leasing operations are listed as special uses in the C-2 zoning district per Section 35-322, Subdivision 3o. The applicant has entered into negotiations with the owner of the Bridgeman's Restaurant to lease 1,650 sq. ft. of the building to be configured as a rental office (1,200 sq. ft.) with a vehicle wash bay (450 sq. ft.). The owner of the building has recently downsized the restaurant to a 29 seat/four employee facility. The owner also occupies 840 sq. ft. of the total 4,200 sq. ft. building for general office purposes. Hertz plans to install an overhead door at the northwest corner of the building (west elevation) in order to access the proposed vehicle wash bay. The applicant has indicated this wash bay would be only for washing and vacuuming their vehicles. It would not be used by the general public and they would do no servicing of vehicles at this location. The intended space would have to be modified to accommodate their intended use through a building permit. They would have to meet building code requirements for having vehicles within the building and accessible restrooms. A floor plan is attached showing the proposed configuration. The applicant has also provided a recent aerial photo of the site with dimensions on it as a preliminary site plan. The site is 54,815 sq. ft. (1.258 acres) and contains 92 parking spaces. At one time this was a drive in restaurant with carhops and a canopy extending out over a portion of the rear parking area. This has not been utilized as such for a number of years but now serves as a covered parking area for the building. 3-25-04 Page 1 The parking requirement for the building based on its current and proposed occupancy would require 17 spaces for the restaurant (one space for every two seats and employees), four spaces for the general office (one space for 200 sq. ft. of gross floor area), and eight spaces for the Hertz operation (one space per 200 sq. ft. of gross floor area) for a total of 29 parking spaces. Even if the entire space were converted to a retail use, only 23 parking spaces would be required for this building. Currently there is a storage shed in the rear parking lot along the north property line that eliminates at least two parking stalls and at least two stalls, possibly three, will be eliminated to accommodate the overhead door proposed for the Hertz wash bay. This will leave at least 87 parking spaces on the site. Hertz has indicated a need for storing a maximum of 20 vehicles on the site. With auto leasing operations having on site storage of vehicles, we have required that they have surplus parking spaces (more than the minimum required by the zoning ordinance for a particular use) in order to accommodate their inventory needs. The excess amount of parking on this site will more than accommodate parking for the 20 vehicles anticipated in this proposal. With special use permit requests such as this, the opportunity is taken to gain compliance with zoning ordinance requirements for developments. We have provided the applicant with the Landscape Point System and requested he provide us with a plan to meet this standard. This 1.258 acre site is required to have 101 landscape points. There is very little in the way of trees and shrubs on this site. We are awaiting the landscape submittal. Also, there are currently unscreened dumpsters in the area where the overhead doors are proposed. A trash enclosure is also recommended as part of the approval of this special use permit. Attached for the Commission's review is a section of 35-220, Subdivision 2, of the City Ordinances containing the standards for special use permits. The applicant has submitted written comments regarding these standards and has offered various comments as to how they believe their proposal meets these standards for special use permits. They note that their proposed automobile rental agency will provide a community service and the site can accommodate their proposed use. They note that the facility was formerly a drive in restaurant providing a carhop parking area that no longer exists. They point out that the former restaurant has been downsized making available the 1,650 sq. ft. for lease, to Hertz. The note that the proposed use will have no impact on surrounding commercial properties and that their proposed use is consistent with other uses in the immediate area. They list how they believe they will conform with applicable regulations noting that they will not park vehicles in the public right of way, nor will they sell vehicles at the location, they will perform no vehicle repairs on the site and that inoperable vehicles will not be stored on the site. In general we find no conflict between the applicant's proposal and the standards for special use permits provided landscaping and a trash enclosure are provided. It should be noted that Enterprise Rent A Car has an operation in the neighboring shopping center and has posed no known problems with respect to its operation. It does not appear that the proposed Hertz operation will have a detrimental affect on the general public welfare or be injurious to 3-25-04 Page 2 surrounding property nor will it impede the normal and orderly development or redevelopment of surrounding property in the area. We believe that adequate measures have been taken to provide necessary on site parking and the applicant will be required to meet all necessary building code regulations with respect to tenant improvements and the construction of the overhead door. An area that needs to be commented on involves the potential sales and display of vehicles. As noted in the written comments from the applicant, they have no intention to display and sell their vehicles on site. The special use permit under consideration is for rental and leasing operations only with incidental storage and the cleaning of vehicles allowed. Vehicles should not be displayed with banners, pennants, streamers, balloons or other attention attracting devices other than what may be allowed through the issuance of administrative permits (limited to two such permits per calendar year, not to exceed ten consecutive days in duration. Regular sale of vehicles is also not a part of the acknowledged special use permit. A public hearing has been scheduled and notices have been sent to surrounding property owners. It appears that this application is in order provided the recommended conditions can be met. Approval is, therefore, recommended subject to at least the following: 1. The Special Use Permit is granted for an automobile rental and leasing operation with incidental outdoor storage of vehicles and a washing and vacuuming service bay only. Any change in the use of the operation not comprehended by this application or permitted under the zoning ordinance will require approval of an amendment to this special use permit. 2. Building plans for tenant remodeling and an overhead door shall be reviewed and approval by the Building Official prior to the issuance of building permits. 3. There shall be no service, repair or maintenance of leased or stored vehicles on the site other than the washing and vacuuming of vehicles comprehended under the approval of this Special Use Permit. 4. No banners, pennants, streamers, balloons or other attention attracting devices may be used in conjunction with the storage and display of vehicles on this site other than that which is authorized under administrative permits. 5. The site shall be provided with 101 landscape points consistent with the city's Landscape Point System. A landscape plan indicating such compliance shall be submitted prior to the issuance of the Special Use Permit for this auto rental and leasing operation. 6. All outside trash facilities shall be completely screened from view using 3-25-04 Page 3 appropriate opaque materials. An appropriate plan shall be submitted prior to the issuance of the Special Use Permit for this auto rental and leasing operation. 7. A site performance agreement and a supporting financial guarantee (based on cost estimates) shall be submitted prior to the issuance of the Special Use Permit to assure the completion of the required site improvements. 8. The Special Use Permit is subject to all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation. 3-25-04 Page 4 Site Summary 6201 Brooklyn Blvd. Brooklyn Center, MN 55429 PROPERTY ID (PID) 34-119-21-43-0007 SIZE OF PARCEL 54,815 sq. ft. (1.258 acres) APPROXIMATE PERIMETER 996 ft. NUMBER OF PARKING STALLS Ninety-two (92) INGRESS/EGRESS POINTS Five (5) APPROXIMATE BLDG. SIZE 4,200 sq. ft. ZONING C-2 OWNER Mr. Steve Lampi MAILING ADDRESS 6201 Brooklyn Blvd, Brooklyn Center, MN 55429 USES: 1. RESTAURANT Bridgeman's SIZE Twenty-nine (29) seats NO. OF EMPLOYEES Four (4) SPECIFIC USE Ice creams, sandwiches, prepared foods N OFFICE (OWNER) Bridgeman's Corp Offices OFFICE SIZE 840 sq. ft. EMPLOYEES Four (4) SPECIFIC USE General office space 3. OFFICE (TENANT) The Hertz Corporation. Inc. OFFICE SIZE 1,200 sq. ft. WASH BAY 450 sq. ft. TOTAL TENANT SIZE 1650 sq ft. ON -SITE EMPLOYEES Two (2) SPECIFIC USE Vehicle rental agency City of Brooklyn Center Special Use Permit - Section 35-220 2. Standards for Special Use Permits A Special Use Permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The proposed use as an automobile rental agency will provide a community service, particularly given the proximity to both the Crystal Airport and a large number of automobile service and repair businesses in the area. The vehicle services provided by Hertz are directed toward the insurance replacement market, corporate accounts in Brooklyn Center and leisure travel customers. The site can accommodate the proposed use. The site is designed as a drive- in/dine-in restaurant with large "car -hop" parking area in rear (west side) of the building. (The restaurant no longer provides "car -hop" service to its customers.) Additionally, the original 4,200 square foot restaurant has downsized making approximately 1,650 square feet available for lease to Hertz b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinityfor the purposes already permitted, nor substantially diminish and impair property values within the neighborhood The proposed use will have no impact on the surrounding commercial properties. The site is an established commercial area, surrounded by other similar commercial properties and the proposed use is consistent with other uses in the immediate area c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The proposed use will not have undue adverse impacts on governmental facilities, utilities, services, or existing or proposed improvements d. 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. The size and design of the site can accommodate the proposed use. The site has five (5) different ingress/egress points. The intersection of Brooklyn Blvd. and 62nd Avenue North is a controlled intersection with left turn lanes. Primary access to the site does not pass by any residential properties. The site contains approximately 92 parking spaces yielding a parking ratio of approximately 20 parking spaces per 1000 square feet of building (20 cars/1000 S.F.). • e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located 1) The proposed use is in compliance with the permitted uses of the C-2 zoning district in which it is located; 2) The applicant will not park vehicles in the public right-of-way; 3) The applicant will not sell vehicles at the location: rental only; 4) The applicant will perform no vehicle repairs at the site; 5) Vehicle cleaning (washing and vacuuming) will be conducted in a fully enclosed wash -bay constructed within the building with access from the rear of the building. The wash bay will be private and for Hertz vehicles only and not a public car wash; 6) Inoperable vehicles will not be stored at the site; 7) Principle use will be for pick-up and drop-off of vehicles; 8) The applicant will agree to abide by a reasonable stipulation as to the number of vehicles allowed on the site