HomeMy WebLinkAbout2004-007 - 1150 Brookdale Center FULL PACKET5
Date Received
Application No. ._� oo - 0o 7
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Address/Street Location of Property �jj'pQ� �, & 6-la- ou_f Lp f DYl IgSS c..akc Ka
City of Brooklyn Center
Planning Commission Application
Legal Description of,PropertyTha& G Ke*5t'&eJ Land SlamW � i jmba- clip rr��ln y
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Owner Phone No.-10- %to- 33-7
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Applicant a{ p l JY l,uh lm,xni ecj Phone No. ` ;5� z 2q -
AddressWol act l D!J 5� _91WM' i00AA] 43
Type of Request: F1 Rezoning Variance Special Use Permit
F1Subdivision Approval Site & Building Plan Approval
Other:�--
Application Fee $ 700-CC Acct No. 10100-4403 Receipt No. ISM ��
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.
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Applicant (Please Print) Applicant's Signature
Dates of P. C. Consideration:
Approved / Denied
following conditions:
PLANNING COMMISSION RECOMMENDATION
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this day of 1ZZc
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Chairman
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CITY COUNCll ACTION
Dates of Council Consideration: ` % 'A 11
Approved Denied this ,Zz/A-day of _ZZ�g ce 20 p �, , with the following
v1cN
Application Filed on 4-15-04
City Council Action Should Be
Taken By 6-14-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-007
Applicant: Frauenshuh Companies
Location: Brookdale Center - North Parking Lot
Request: Planned Unit Development Amendment
The applicant, Frauenshuh Companies, is seeking a Planned Unit Development Amendment to
construct a 4,195 sq. ft. Dairy Queen Grill and Chill in the north parking lot of Brookdale Center.
The site is legally described at Tract C, RLS 1710, (proposed to be addressed as 1150 Brookdale
Center) and is located between the Midas Muffler/Precision Tune site and the Northway
Drive/County Road 10 entrance to Brookdale. The property in question is zoned PUD/C-2
(Planned Unit Development/Commerce) and is bounded on the north by County Road 10; on the
west by the Midas Muffler/Precision Tune site; on the south by the Brookdale perimeter road
with the Mervyn's parking lot on the opposite side of the road; and on the east by the Northway
Drive/County Road 10 entrance to Brookdale.
A Planned Unit Development Rezoning from C-2 (Commerce) to PUD/C-2 and development
plan approval for the expansions, redevelopment and rejuvenation of Brookdale Center was
approved by the City Council under Resolution No. 99-37 on March 8, 1999. Attached for the
Commission's review is a copy of that resolution containing the various findings and conditions
of approval for that proposal (Planning Commission Application No. 99001).
Condition No. 15 of that approval acknowledged conceptual approval for three other out
buildings located around the perimeter of the shopping center. This particular site was labeled on
the approved site plan (attached) as Building No. 2 and comprehended a 10,000 sq. ft.
retail/restaurant building. Planning Commission review and City Council approval, in the form
of a Planned Unit Development Amendment is required to be obtained prior to the issuance of
building permits for this particular building. This application is in response to that condition of
approval.
As the Commission is aware, the PUD process involves a rezoning of land to the PUD
designation followed by an alpha -numeric designation of the underlying zoning district. This
underlying zoning district provides the regulations governing uses and structures within the
Planned Unit Development. The rules and regulations governing that district (in this case C-2)
would apply to the development proposal unless the city were to determine that another standard
or use would be appropriate given mitigating circumstances that are offset by the plans submitted
by the developer. One of the purposes of the PUD district is to give the City Council the needed
flexibility in addressing development and redevelopment problems.
5-13-04
Page 1
Regulations governing uses and structures may be modified by conditions ultimately imposed by
the City Council on the development plans. The PUD process involves a rezoning of land and,
therefore, is subject to meeting the City's Rezoning Evaluation Policy and Review Guidelines
that are contained in Section 35-208 of the City's Zoning Ordinance. Also, proposals must be
consistent with Section 35-355 of the City's Zoning Ordinance, which addresses Planned Unit
Developments. Attached for the Commission's review are copies of Section 35-208 and 35-355
of the City's Zoning Ordinance for review. As mentioned previously, the City Council adopted a
resolution approving the overall PUD for Brookdale Center. That resolution contained the
various findings and considerations necessary for approving the PUD. For the most part, these
findings and considerations were made given the applicant's proposed use and this amendment is
to acknowledge the building details and location through the PUD Amendment process.
Approval of this Planned Unit Development should acknowledge compatibility with the Policy
and Review Guidelines of the previously mentioned Section 35-208 and also the provisions of
Section 35-355 of the Zoning Ordinance.
Attached is a copy of the Brookdale PUD site plan. We believe that the proposed amendment
submitted by Frauenshuh Companies is in keeping with the findings and considerations
associated with the previous approval. The proposed amendment, we believe, will be consistent
and compatible with surrounding land uses in the area. The development plan amendment being
submitted also will bear fully the ordinance development restrictions for the proposed
development or be offset by factors related to the plan. It also appears that the use of the property
in the context of the overall development will be a good long range use of the land and can be
considered to be in the best interest of the community. The plan, as will be shown in the site and
building plan proposal, utilizes the property consistent with the Planned Unit Development
approval granted under Resolution No. 99-37. That approval allowed a 5 ft. rather than 15 ft.
green strip at certain locations around the Brookdale Shopping Center site where an appropriate 3
to 3 % ft. high decorative masonry wall was to be installed to offset negative effects. The
Commission may recall that this standard has been allowed in other areas of the City. With this
development they propose to take advantage of this grant and provide a 3 ft. high decorative
fence where the green strip setback will be 5 ft.
S1TF. AND R1 TILLING PLAN PR OPOS AT .
The proposed amendment calls for a 4,195 sq. ft., 104 seat Dairy Queen Grill and Chill restaurant
in the area authorized for an approximate 10,000 sq. ft. retail/restaurant building. It should be
noted that there are plans for future expansion of this building to accommodate a future retail
user. That plan will also be subject to the Planned Unit Development Amendment process prior
to issuing building permits for such an expansion and its construction.
Access to the Dairy Queen site will be via the Brookdale Shopping Center perimeter road. No
direct access to or from County Road 10 is proposed, nor would it be recommended. The access
from the perimeter road will be shifted to the east, somewhat closer to the entrance to Brookdale
but directly across from designated entrances to the south. Cross access to the west is anticipated
and provided for in the site plan.
5-13-04
Page 2
The Commission may recall that the Planned Unit Development approval for Brookdale in 1999
allowed a 4.5 parking spaces per 1,000 sq. ft. of gross leaseable area for Brookdale rather than
the 5.5 parking spaces per 1,000 sq. ft. of gross floor area required for retail developments.
Findings were made that this was an appropriate parking requirement for the regional mall. The
plan approval also acknowledged a proof of parking for the Brookdale Shopping Center of 5,700
parking spaces on the site. This would accommodate the expansions and out buildings proposed
as part of the Brookdale redevelopment. Based on the approval granted in 1999, 5,133 parking
spaces were required for Brookdale. The number of parking spaces being eliminated due to the
Dairy Queen Grill and Chill proposal is 67. The number of parking stalls being replaced is 38.
the 4,195 sq. ft. based on the allowed 4.5 parking spaces per 1,000 sq. ft. of gross leaseable area
would require 19 parking spaces for this addition. As indicated, 38 parking spaces are to be
provided, therefore, there is no conflict with the parking requirements authorized for Brookdale.
The building itself will be located to the center of the site and parking and drive lanes will
surround it. To the north side of the building is a drive up window with a 12 ft. 4 in. drive lane
leading to it. Curb and gutter will be provided on both sides of this drive lane and because this is
the area where the green strip will be reduced to 5 ft., a 3 ft. high masonry decorative fence will
be provided. Parallel parking spaces will be provided on the south side of the site adjacent to the
concrete delineator separating the site from the perimeter road. Customers can also take
advantage of overflow parking areas in the mall parking lot further to the south.
CTR ADING/DR ATNAGE/i TTT[ ,TTTF.,';
The applicant has provided grading, drainage, utility and erosion control plans which are being
reviewed by the City Engineer who will be providing written comments relative to this proposal.
The site is required to be bounded by B-612 curb and gutter where new curbing is to be
provided. It is recommended that the curbing and delineation be carried around the site where
the future building addition is proposed. Utilities such as sewer and water are available and will
be tied into existing services within the Brookdale site. Drainage and storm sewer will also tie
into the existing Brookdale system.
LANDSCAPING
The applicant has submitted a landscape plan for providing landscaping around their particular
site. A landscape plan consistent with the point system was approved for the overall Brookdale
site at the time the Planned Unit Development was approved in 1999. The applicant plans to
replace any trees that may have to be removed due to construction. They propose a patio area to
the east end of the building, which would include some outside convenience seating for
customers. This area will be provided with evergreens such as Blueberry Delight Juniper, Sky
Rocket Upright Juniper, and Brandon Arborvitae. Perennials such as Moon Beam Coreopsis,
Pink Day Lilly, Grow Low Fragrant Sumac, and Butterfly Blue Pincushion Flower are also
proposed. Shrubs include Techny Globe Arborvitae. Replacement trees would include Spruce
and Ash. The landscape plans indicates existing landscaping and planters located on the
Brookdale property adjacent to County Road 10.
5-13-04
Page 3
RT TTT DINCT
The applicant has submitted building elevations showing the Dairy Queen Grill and Chill
building. The primary exterior finish is EIFS accented by simulated stone in various locations
surrounding the building. Fabric awnings or canopies are shown over the windows on each of
the elevations with stone accent below the windows. The wall where a future addition might be
attached will be finished consistent with the finish around the remainder of the building to give it
a uniform appearance. The only signs that are allowed for this site are wall signs consistent with
the sign ordinance. This would allow up to 10 percent of the wall area to be in signs. To be
considered a type of wall sign, the signs must be affixed to the walls and not project about the
roof line.
T JC'THTTNG/TR ASH
The applicants have submitted a lighting plan showing lighting fixtures. Our concern is that light
be directed down on the site and not create glare off site. It appears the fixtures proposed will
meet this standard of the ordinance. The trash container will be located east of the building and
will be of a material to match the exterior of the building. The gates will be of a solid opaque
type gate with a solid opaque EIFS material to match the existing building.
PROCEDURE
As pointed out previously, this proposal is an amendment to the Planned Unit Development
approval granted for the Brookdale Regional Center. As a Planned Unit Development, 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 Center Sun/Post.
All in all, we believe the plan is in order and consistent with the original Brookdale development
approval and, therefore, we would recommend approval of the amendment. Approval of this
application should acknowledge the findings, considerations and conditions that are comparable
to those made in the previous City Council Resolution. A draft Planning Commission
Resolution is offered for the Commission's consideration. This resolution outlines the
Commission's consideration of the matter and also recommended considerations and conditions
for approval.
5-13-04
Page 4
MEMORANDUM
DATE: May 7, 2004
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Blomstrom, Director of Public Works 170
SUBJECT: DQ Grill & Chill
Preliminary Site Plan Review
Planning Commission Applications 2004-007
Xcity or
BROOKLYN
CENTER
The Public Works Department reviewed the following preliminary documents submitted for
review under Planning Commission Applications 2004-007 for the DQ Grill & Chill site located
at Brookdale Mall.
• Sheet CO, Topographic Survey dated April 15, 2004
• Sheet C1, Demolition Plan dated April 15, 2004
• Sheet C2, Grading, Drainage and Erosion Control Plan dated April 15, 2004
• Sheet C3, Utility Plan dated April 15, 2004
• Sheet C4, Details dated April 15, 2004
• Sheet C5, Details dated April 15, 2004
• Sheet C6, Storm Water Pollution Prevention Plan dated April 15, 2004
The preliminary site plans appear to be in order and approval is recommended subject to at least
the following conditions:
Water Supply and Sanitary Sewer Service
Brookdale Mall has two water service connections to the City's water distribution system. One
of the two connections, a 12-inch diameter water main, is currently located through the proposed
building location. The applicant is proposing the relocate this water main in order to allow site
development. The proposed building would then obtain water service by connection to the
newly relocated water main.
Sanitary sewer service to the proposed building would be provided by a connection to the
internal private sanitary sewer system within the Brookdale Mall site. This private collection
system connects to the City's sanitary sewer system that extends south from Northway Drive to
the west of the mall buildings.
Prior to shut -down of the water main through the site, the applicant shall provide the City
with survey ties to water valves north of the mall building that must be closed to allow
relocation of the 12-inch water main.
2. Applicant shall install a new water main control valve and valve vault within the right-of-
G:\Depts\Public WorksTngineering\Development & Planning\DQ Brookdale\Prelim Site Plan Review.doc
way of County Road 10, at the applicant's expense. Valve and valve vault structure shall
be new and comply with city specifications.
3. Water main relocation shall meet city specifications for municipal water main
construction. All water main relocation work shall be coordinated with the City's
Supervisor of Public Utilities.
4. The proposed water main alignment along the north side of the proposed building should
be shifted north to maintain a minimum of 8-feet separation between the pipe and exterior
face of the building.
5. Applicant's engineer shall confirm that the existing sprinkler vault is structurally sound
and capable of supporting passenger vehicle loads. The existing irrigation/sprinkler
system shall be restored to operable condition upon completion of the proposed
improvements.
6. The proposed site plan shall be subject to the approval of the City Fire Chief, including
hydrant spacing requirements and any other requirements of the Fire Department. Fire
hydrants shall be Waterous Pacer WB 67-250 in compliance with the City's standard
plate 1001.
7. The existing private sanitary sewer manhole within the construction limits must be in a
sound and water -tight condition upon completion of site improvements. Connections
shall be core -drilled and sealed.
Storm Drainage
Storm water runoff from the site is conveyed south through private storm sewer to the trunk
storm sewer crossing under TH 100. This trunk storm sewer discharges into the storm water
management ponds located within Centerbrook Golf Course.
1. The proposed site improvements would result in an increase in impervious surface of
approximately 0.12 acres. Applicant must address NPDES post construction best
management practices for this net increase in impervious surface. One option would be
to convert a portion of the unused pavement area along the south side of the drive -
through lane to a landscape / turf area until the future building site to the east is
developed.
2. Manhole No. 2 located at the site entrance drive shall be fitted with an inlet grate type
casting.
3. Erosion control measures shall be installed prior to starting site grading operations.
Applicant shall install and maintain storm sewer inlet protection measures until site
parking lot paving is complete.
4. An NPDES construction site erosion control permit must be obtained from the Minnesota
Pollution Control Agency if the disturbed area for the project exceeds one acre.
GADepts\Public Works\Engineering\Development & Planning\DQ Brookdale\Prelim Site Plan Review.doc
Traffic and Street Connections
The site will be accessed from the private internal drive lanes within Brookdale Mall property.
The proposed site layout generally provides for adequate traffic circulation.
1. Plans shall be amended to address existing cross walk pavement markings leading to the
proposed median along the south site boundary. The addition of a concrete sidewalk
panel over the rock mulch median at the existing cross walk location is preferred.
The above comments are provided based on the information provided by the applicant at the time
of this review. Subsequent approval of the final plans may require additional modifications or
dedications based on engineering requirements associated with final design of water supply,
storm drainage, sanitary sewer, gas and electric service, final grading, and geometric design of
streets as established by the city engineer and other public officials having jurisdiction over
approval of final plans.
G:\Depts\Public Works\Engineering\Development & Planning\DQ Brookdale\Prelim Site Plan Review.doc
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April 14, 2004
City of Brooklyn Center
Mr. Ronald A. Warren
Planning & Zoning Specialist
6301 Shingle Creek Pkwy
Brooklyn Center, MN 55430
Re: DQ Grill and Chill
Dear Ronald,
A new DQ Grill and Chill is proposed to be built on an Outlot of Brookdale Center along Bass
Lake Road. This memo is to confirm that Brookdale Center will remain in compliance with the
PUD parking requirements.
Per Resolution #99-37, a maximum of 5133 parking stalls are required for Brookdale Center. Per
Resolution 499-37, 5700 parking stalls are provided. The number of parking stalls being
eliminated on the Outlot for the DQ Grill and Chill is 67. The number of parking stalls being
replaced by the DQ Grill and Chill is 38. Total parking stalls provided will change to 5671,
therefore, meeting the requirements of the PUD for Brookdale Center.
The DQ Grill and Chill is 4195 SF and will require 19 stalls per Resolution #99-37, which states
4.5 parking spaces per 1000 SF of leasable area. 38 stalls are to be provided, therefore, meeting
the requirements of the PUD for Brookdale Center.
Please feel free to call if you have any questions.
Sincerely,
CAristKe—lumi`�
Vice President Leasing/ General Manager
Brookdale Center
1 108 Brookdale Center . Brooklyn Center, MN 55430 . 763.566.3373 . fax 763.560. 1 827