HomeMy WebLinkAbout2005-016 - 4215 69th Ave, & 6700 Brooklyn Blvd FULL PACKETDate Received
City of Brooklyn Center
Planning Commission Application TV)�-C
Application No. �C
Please_Print Cleacly_o.
'jai5 to9ib A-velve 5 /�
Address/Street Location of Property (oWG 61,okl Vn byd. ; (p"1G� lSYOD�Iy�, ��f✓�
Legal Description of Property lo Qttwil'a
Owner Q.
Address
Applicant
Addre:
Type of Request: Ll Rezoning
Subdivision Approval
Other:
Description of Request:
Phone No. ?(/5-
11
Variance 11 Special Use Permit
11 Site & Building Plan Approval
Application Fee $ 309'
Acct No. 10100-4403 Receipt No.
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.
/A/DJ AJc 6/N7-y
Applicant (Please Print)
Dates of P. C. Consideration:
Approved ( Denied
following conditions:
t ~'
Applicant's S nature
PLANNING COMMISSION RECOMMENDATION
this ' day of 20 , subject to the
Chairman
-------------------------------------------------------------------------
CLT_Y_COUNCIL-ACT1ON
Dates of Council Consideration: // -/
Approved Denied this Y of 20 , with the following
k � %
ƒIT,
4
?
�\
o
�
�
R
R
a
®
00
U4
S f
�?•
��
��
\
o
>
�$
�
a»
�
Application Filed on 10-06-05
City Council Action Should Be
Taken By 12-5-05 (60 Days)
Planning Commission Information Sheet
Application No. 2005-016
Applicant: The Luther Company Limited Partnership
Location: 6700 & 6800 Brooklyn Boulevard and 4215 69th Avenue North
Request: Preliminary Plat Approval
The applicant, The Luther Company Limited Partnership, is requesting preliminary plat approval
to divide and combine to reconfigure two existing lots currently addressed as 6800 Brooklyn
Boulevard (Lot 1, Block 1, Bri Mar Addition) and 6700 Brooklyn Boulevard (Lot 2, Block 1, Bri
Mar Addition) for the purpose of a two phase redevelopment and expansion of the existing car
dealerships located on these properties. The properties under consideration are currently zoned
C-2 (Commerce) and are located along the easterly side of Brooklyn Boulevard between I-94 and
69th Avenue North. They are bounded on the north by 69th Avenue North; on the east by R-3
(Multiple Family Residence) zoned property containing non -conforming single family homes and
a townhouse complex along with R-1 zoned property; on the south by I-94 right of way; and on
the west by Brooklyn Boulevard with C-2 zoned property on the opposite side of the street.
These properties and the property located at 4215 69th Avenue North (Lot 1, Block 1, Chrysler
Realty Addition) are the subject of a Planned Unit Development Rezoning to PUD/C-2 (Planned
Unit Development/Commerce) and development plan approval under Planning Commission
Application No. 2005-015. That application comprehends a two phase redevelopment of the
sites for an expanded Dodge operation and the demolition of the former Ryan Olds property
(Phase One) and a future new automobile dealership on the cleared site (Phase Two).
Their plan is to alter the existing property line located between the Dodge and former Ryan sites
to create a larger Dodge property. Approximately 78 ft. of Brooklyn Boulevard frontage and
16,041 sq. ft. (.37 acres) from the old Ryan property would be added to the Dodge property.
Plans are to incorporate the property at 4215 69th Avenue North, which is owned by The Luther
Company and used as a car storage facility into the Dodge property making it a Dodge truck
center. Generally, city ordinances require separate properties that are contiguous and under
common ownership and use to be combined into a single parcel through platting or registered
land survey. This would be the appropriate time to accomplish such a combination but the
applicant is requesting they not be required to do this because of potential environmental issues
relating to the former Pilgrim Cleaner's site and potential ground water and soils impact on the
property in question. Appropriate cross access and parking agreements will have to be provided
in order to wave this requirement and this will also be part of the Planned Unit Development
consideration.
The proposed new plat is to be known as Bri Mar 2nd Addition and will contain two new lots.
Lot 1 (the Brookdale Dodge site) is proposed to be 296,009 sq. ft. (6.80 acres) and Lot 2 (new
10-27-05
Page 1
redevelopment site) is proposed to be 289,050 sq. ft. (6.63 acres).
All of the lots exceed the minimum requirements for lots in the C-2 (Commerce) underlying
zoning district. Access to the sites will remain the same, two on 69`h Avenue North and two on
Brooklyn Boulevard. The Director of Public Works/City Engineer is reviewing the preliminary
plat and will be making written comments which will be attached for the Commission's review.
Copies of the preliminary plat have been forwarded to Hennepin County for review because
Brooklyn Boulevard is a county road. This plat is more than five acres in area and is subject to
Shingle Creek Watershed Management review. No on site water detention is planned for this
development as water will be sent to a regional facility located in the Palmer Lake basin area,
which has been designed to accommodate such a discharge.
A public hearing has been scheduled for this preliminary plat and notice of the Planning
Commission's consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
This preliminary plan is dependent upon the approval of the Planned Unit Development under
Planning Commission Application No. 2005-015. All in all, we believe this preliminary plat is
in order and approval is recommended subject to at least the following conditions.
1. The final plan is subject to review and approval by the City Engineer.
2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances.
3. Approval of this preliminary plat is contingent upon approval of Planning
Commission Application No. 2005-015
4. Appropriate cross access and cross parking agreements between Lot 1, Block 1,
Chrysler Realty Addition and the proposed Lot 1, Block 1, Bri Mar 2nd Addition,
as approved by the City Attorney, shall be developed and filed with the titles to
the property.
5. The applicant shall provide the City with an executed copy of a shared access
easement between the proposed Lots 1 and 2, and Bri Mar 2nd Addition prior to
final plat approval.
6. The applicant shall execute all easements required by the City Engineer for
drainage and utility purposes prior to final plat approval.
7. The applicant shall provide written certification from a licensed land surveyor that
the existing sidewalk along Brooklyn Boulevard does not encroach into the
boundaries of the proposed Lots 1 and 2, or provide the appropriate sidewalk
easement dedication along with the final plat.
10-27-05
Page 2
Building permits for construction of any of the buildings comprehended under
Planning Commission Application No. 2005-015 shall not be issued until the
final plat has been approved by the City Council and filed with Hennepin County.
10-27-05
Page 3
ill
lit 1;
41
all
liilai
mv
k-a
Kz-
I
it
411
October 6, 2005
Mr. Ron Warren
Planning Department
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, Minnesota 55430
Re: PUD/ Preliminary Plat Application
The Luther Company Limited Partnership
Dear Mr. Warren:
The Luther Company Limited Partnership is submitting its PUD and Preliminary
Plat Applications for the redevelopment of the Brooklyn Center properties located at
4215 691h Ave. (Taystee site), 6700 Brooklyn Blvd. (former Ryan property), and 6800
Brooklyn Blvd. (Brookdale Dodge property).
Luther has operated a Chrysler Jeep dealership at 6121 Brooklyn Boulevard in
Brooklyn Center since it acquired the franchise in 2001. In November of 2004, the
Luther Automotive Group acquired the Dodge franchise, located at 6800 Brooklyn
Boulevard. As part of the acquisition, the manufacturer required Luther to consolidate
dealership operations at the 6800 Brooklyn Boulevard site and make facility
modifications incorporating the Daimler Chrysler design elements and changes to
accommodate operational needs.
The development requires a rezoning to PUD. While the site is zoned
appropriately for automotive sales and service, the service use and expansion where it
abuts the residential properties requires the rezoning. The property has been used
historically as an automotive site, so the proposed rezoning is consistent and compatible
with surrounding land use classifications. The rezoning does not propose a change in use
and is consistent with the Comprehensive Plan. The portion of the property that abuts the
residential zoning is fully screened by an eight -foot high privacy fence much of which
will be replaced with new fencing as part of the redevelopment.
The development will consist of two phases. Phase I is the Dodge redevelopment
at 6800 Brooklyn Boulevard, 4215 691h Avenue and the demolition of the Ryan properties
at 6700 Brooklyn Boulevard. Phase II is a future dealership site on the south side of the
property at 6700 Brooklyn Boulevard.
Phase I of the redevelopment consists of modifications to the former Taystee
building located at 4215 691h Avenue. The most northerly portion of the building will be
removed to allow for better site circulation and the building converted from a warehouse
to a showroom. A retail entrance will be added to the west side of the building and the
701 XENIA AVENUE SOUTH • SUITE 220 • GOLDEN VALLEY, MN 55416
tel: 763.593.5755 • fax: 763.593.0769 • web: www.lutherauto.com • email: info@lutherauto.com
grade of the site will be blended with the Brookdale Dodge site. This building will
become the new Dodge Truck Sales Center.
Also included in Phase I of redevelopment are two small additions to the existing
Brookdale Dodge building. The first addition is on the west side of the building where a
two story addition will include administrative offices on the ground level (2,320 sq.ft.)
and parts storage on the upper level (2,320 sq.ft.). The second addition is on the east side
of the building where a four bay vehicle prep area will be added (1,920 sq. ft.).
The former Ryan buildings located at 6700 Brooklyn Boulevard will be
demolished as part of Phase I. Minimal site work will occur in the former building
footprints to accommodate an interim use as vehicle storage. Additionally, site fencing
and security lighting will be replaced. The 14.69 acre site will be replatted into three
separate lots. There are compelling reasons why the property lines will not be combined
as part of this replat. The first is the environmental issues that accompany the Taystee
site. Part of the Taystee site may be considered a Superfund site because it is directly
adjacent to the active Pilgrim State Superfund Site and the groundwater and soils on it are
impacted. It is our intention to use these properties as one for the purposes of a total site
development, but to maintain the lots as separate for the reason cited. The Ryan property
will also remain a separate parcel for the purposes of replatting. The second reason is the
Dodge site is subject to site control by Daimler Chrysler and combining the properties
will result in site control of the Ryan property.
When the Dodge building was expanded and improved in 2001, the yard was in
conformance with the 15' set back requirement. As part of the Brooklyn Boulevard
expansion project 7.5' of the front yard was taken in the condemnation resulting in the
condition that exists today. It is our intention as part of the PUD approval to bring the
entire site into conformance in areas of new development to the 15' required setback, but
in areas where there is a pre-existing condition, to leave setbacks as they exist. The
specific area affected by this is the 270' strip in front of the Dodge building. Compliance
with the 15' setback requirement in this area would adversely affect site circulation and
create significant inefficiencies resulting in loss of customer and display parking.
Phase II entails the redevelopment of the former Ryan property for a full service
automobile dealership. The 15' setback requirement for this parcel will be brought into
compliance in Phase Il.
The Luther Automotive Group has been a part of the Brooklyn Center community
for many years. We are excited about this project and continuing our positive working
relationship with the City of Brooklyn Center. We thank you for your consideration for
this request and look forward to answering any questions you may have at the October
27, 2005 Planning Commission meeting.
Sincerely, ,
Linda McGinty
����