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HomeMy WebLinkAboutPC88020 - 11/10/88 - 6105 Earl Brown DrivePLANNING COMMMSION FILE CHECKLIST File Purge Date: FILE INFORMATION Planning Commission Application No. 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 Agenda Cover Sheet: Planning Commission Agenda Book Minutes: Planning Commission ��/88 City Vault Minutes: City Council 88 City Vault Resolutions: Planning Commission City Vault Resolutions: City Council City Vault Ordinances: City Council City Vault Historical Photographs: Planning Commission City Archieve pt CITY OF BROOKLYN CENTER PLANNING COMMISSION"APPLICATION .��T Q 14"Y:i:l60a a yT: rj► 0ication No. 88020 Please Print Clearly or Type:- n ! '� Street Location of Property 6105 Earle Brown Drive Legal Description of Property Tracks D & F RLS 1594 Owner Economic Development Authority Address 6301 Shingle Creek Parkway Brooklyn Center,; MR.1,55430. "phone No."561-5440 Applicant Economic Development,Authori:ty Address 6301-Shingle-6 k- Parkway. Br�akJ,jGt�,m,Center�MN 55430 phone No. 561-5440 Type of Request: Rezoning-`-3^ val ; Subdivision'Appro Variance ,, n t X -Site' & Bldg'., Plan Approval /_ Special Use Permit Other`: Description of Request: Renovation of Earle Brown Farm complex. 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 processin of the application. Such costs shall be in addition to"the,application'fee described lerein" Withdrawal of _ the application shall not relieve the applicant of the obligation to pay costs inc -red prior to withdrawal.-- ., r ti •; ^Ir tr9L•E` . •,, '�e,",��� 'i�r° of �t� + 1 Fee $ WATyFn '> i Bra o mart, Epp C�' d�trS lg dtur2 (City Project) Receipt No. Date: October 27,1988 PLANNING COMMISSION RECOMMENDATION Dates of P.C. Consideration: II�1Dl8k' ` r Approved Denied this "ay of F19_P�, subject to the following conditions: Up I i.),i i U I A ti l : } I- i I y1 .a ..' .,: 11.1 i , a Man :i: • _ .'. f��fi"f ':, �i'`r!i �a ,!�Kud l�^;11 ,.:I'.i+�;rl� �!". > — — — — — — — — - — — — — — — — — — — — — — — — — — — — — — — — .i,�` — — — — — —1 — — — — — — — CITY" COUNCIL`AtTION' v� n3f.,•.;;.t; Dates of Council Consideration: Approved Denied thisc9)'Q�Tday of o��t- 19 with the following amendment: P/I Form No. 18 . (over please) Planning Commission Information Sheet Application No. 88020 Applicant: Brooklyn Center E.D.A. Location: 6105 Earle Brown Drive, etc. Request: Site and Building Plan/Special Use Permit Location/Use The applicant requests site and building plan and special use permit approval to restore the Earle Brown Farm complex for multiple uses, including an exhibit/banquet hall, restaurant, office space and bed and breakfast motel. The property in question is presently zoned I-1 and is bounded on the north and east by Earle Brown Drive, on the south by the Earle Brown Commons apartments and the Brookdale Corporate Center III parking lot, and on the west by Brookdale Corporate Center III and vacant I-1 zoned land. All of the proposed uses are commercial uses allowed by special use permit in the I-1 zoning district. The hippodrome is to be used as an exhibit and banquet hall; the horsebarns as a restaurant, lounge and offices; the four barns on the north side of the complex as offices; and the residential complex along the west side of the site as a bed and breakfast motel. Access/Parking The proposed plan calls for four access drives off Earle Brown Drive and one shared access off Summit Drive. The southerly access off Earle Brown Drive will exceed the 30' maximum stipulated in Section 35-703 of the Zoning Ordinance. The width of the driveway is necessary for fire truck access and manuvering room for trucks backing into the loading docks. The loading docks are located on the east side of the expanded hippodrome because to put them on the west side would destroy the mall area surrounded by the buildings and would thereby significantly detract from the historic character of the site which is being sought. Two more access drives are proposed opposite the stable and one access is proposed at the northwest corner of the site to be shared in the future with Brookdale Corporate Center IV building (as yet not built). Parking is to be provided to the north and east of the complex of buildings. Also a small, 41-stall parking lot southwest of the site, located on the site of Brookdale Corporate Center III site, will be dedicated to the use of the Earle Brown Farm complex. The City does not have a geographic easement as such, but we do have a parking agreement with Ryan Construction Co. granting the City the right to use 41 excess stalls on the Corporate Center III site for use by the Earle Brown Farm complex. There is however, a 41 stall lot that is accessible only from the Earle Brown Farm site. Parking provided on the site plan totals 327 spaces, including 8 handicapped spaces and including the 41 off -site spaces. This is enough spaces to meet the minimum use of the complex. The key variable is the use of the hippodrome. As an exhibit hall, it requires a minimum of 111 spaces. The 11 room bed and breakfast requires 13 spaces, the office space (22,171 sq. ft.) requires 111 spaces; and a restaurant and lounge (163 seats plus 10 employees) requires 87 spaces. The total required is, therefore, 322 spaces. -1- 17-10-88 Application No. 88020 continued However, if the hippodrome is used as a banquet hall, its potential occupancy is 907 people. In addition, lower level meeting rooms have a potential occupancy of 227 persons. At one space per two seats plus one per two employees (estimated at 50), the hippodrome alone would require as many as 593 spaces. As a practical matter, the E.D.A. doubts that occupancy will ever reach this theoretical maximum. Nevertheless, a proof -of -parking is shown with a four level parking ramp along the north side of the site. We recommend that a proof -of - parking covenant be filed with the title to the property to insure that such a ramp can be required in the event the property is sold to a private party. Before building a ramp to accommodate banquet traffic, the E.D.A. will pursue agreements with Ryan Construction and with Mr. Robert Bradley to use their office parking lots during banquet events. Since, these events will generally be scheduled during evening hours, there should be no conflict with the office uses. In any event, it should be stressed that the E.D.A. will have control over the scheduling of events and, if parking problems develop, will be in a position to provide any necessary ramping to accommodate business at the hippodrome. Landscaping The proposed landscape plan is more than generous. In terms of landscape points; the plan provides for 2151.5 landscape points on 7.04 acre site, or over 300 points per acre. (The requirement for office is only 603 points for this site, or about 85 points per acre.) The plan provides 1660 of those points with shade trees of varying types (27 Patmore Ash, 37 Pin Oak, 11 Sugar Maple, 75 Sapporo Autumn Gold Elm, and 16 Regal Elm -these Elms are disease resistant). The Elms dominate along the entrance drive off Summit Drive and in the mall area, also along the northerly entrance drive off Earle Brown Drive. A walkway in the main parking lot will be treated with Patmore Ash approximately every 201. Pin Oaks are the primary tree used in the boulevard and greenstrip area along Earle Brown Drive. There will be a meandering sidewalk installed in the Earle Brown Drive right-of-way. A small orchard of 18 Snowdrift Crabapple trees is proposed west of the 'D' barn and north of the bunkhouse. Shrubs are used primarily as foundation plantings and most are located around the residential buildings to be used as a bed and breakfast complex. Shrubs include 25 Minnesota Snowflake Mockorange, 31 Arnold's Red Honeysuckle, 63 Vanhoutte Spirea, 21 American Highbush Cranberry, 99 Winged Enonymus, 46 Japanese Bayberry, 22 Dwarf Amur Maple, and lesser numbers of other shrubs. The size of the shrubs is generally large -from 24" to 36" in diameter. There will also be beds of perennial flowers around the residential complex. The plan calls for annual flowers around the pool within the mall. Ornamental grasses are also scheduled in various locations, primarily at the corners of the barns. Grading/Drainage/Utilities The entire site drains via a network of catch basins and storm sewer into the detention pond on Ryan Constructions property to the west. Although the western portion of the site, drainage will be conveyed westward to the Ryan detention pond. (The lowest area of the site is actually tho southerly portion of the cental mall). The utility plan calls for all buildings except the 11/10/88 -2- Application No. 88020 continued blacksmith shop to be connected to city water and sanitary sewer. The blacksmith shop may be physically connected to the 'H' barn which will have water and sewer service, otherwise it will have to have utility connections. The site will be served by an 8" water line connected to a city main in Earle Brown Drive and to the water main serving the Earle Brown Commons residential development to the south. Buildings will be served by a single connection rather than having separate fire lines. The site will be served by seven fire hydrants, three located in the central mall and three around the perimeter of the buildings. One hydrant is actually located on the Earle Brown Commons property near the southwest corner of the site. Buildings The plans call for a substantial addition to the hippodrome building. The addition would be for a lobby, restrooms, and a receiving area. The exterior of the addition will be primarily glass and steel to differentiate it from the original hippodrome and allow the original building to be seen through it. The addition will have a flat roof at the top of the wall line of the hippodrome. A lower level will also be constructed with a large kitchen, restrooms, meeting rooms, storage, and mechanical rooms. An enclosed walkway will be provided along the east side of the addition. The exterior of the other buildings will remain basically as is, though the residences will be spread out somewhat from their present configuration. The stable will have a restaurant (130 seats) in the larger central area, a bar and lounge in the southerly portion of the building and a kitchen and conference room in the northerly section of the building. The second floor of the stable will be primarily office and mechanical rooms. The central area will be open to the restaurant below. There are to be four barns (the 'H' barn, blacksmith shop, 'G' barn, and 'D' barn) along the north side of the mall. All are to be restored and re -used as offices. All will have second floor levels within and loft space along the sides. The residential complex will include four (4) residences (The Earle Brown House, Foreman's House, Carriage House, and Farmhouse) all connected by an underground and first level corridor. A gazebo is to be located between the Carriage House and the Farm House on the west side of the connecting corridor. A commerical kitchen will be located in the Earle Brown House to serve the 11 room bed and breakfast complex. There is no planned use of the bunkhouse (north of the bed and breakfast complex) as yet. The pumphouse is also to be restored. The entry gate at the south end of the mall will also be restored. All buildings within the total complex are to be equipped with an automatic fire extinguishing system. Lighting/Trash The site lighting plan calls for ten 20' high light poles with 250 watt high pressure sodium lamps spaced about 95' apart in the greenstrip adjacent to Earle Brown Drive. The plan also calls for 110 watt high pressure sodium lamps on 42" high bollards approximately every 20' in the walkway in the main, north parking lot. Shorter bollards are to be used in the main walkway in the mall area and around the reflecting pool in the mall. Ten foot high poles with 100 watt HPS lamps are proposed at the westerly entrance to the restaurant (stable) and at the entrance to the Earle Brown House. 11-10-88 -3- Application No. 88020 continued Trash containers have not been indicated on the plans. Trash for the hippodrome will likely be stored in the receiving area at the southeast corner of the building. Miscellaneous A wood fence to match the existing fence will be placed around the perimeter of the site, with gates at the two entrances off Earle Brown Drive, opposite the stable. Also, a fire lane is to be created in the mall area connecting the circular drive in front of the bed and breakfast complex to the opening between the 'H' barn and the stable. A class 5 base will be laid beneath the topsoil to provide support for fire trucks. The circular drive will have a surmountable curb to allow fire trucks to move onto the fire lane if necessary. Special Use Standards Restaurants, transient lodging, and office space have been acknowledged previously in the I-1 zoning district, These uses seem especially compatible in the office dominated portion of the district south of the freeway. It should be noted that the Planning Commission and City Council have discussed desirable uses in the I-1 zone and have indicated a preference in tightening up the zone somewhat by eliminating some of the C2 special uses and rezoning the land on which these uses are situated to C2. This would exclude transient lodging from the I-1 zone. When this change is made, we will be recommending a rezoning of this site and perhaps others south of the freeway to C2. The use that has not yet been acknowledged in the I-1 zone (or any other zone for that matter) is the exhibit/banquet hall. This is the most intense use of all those comtemplated for the Farm and will generate the most traffic and parking. However, its most intense time period will be in the evening and on weekends when the neighboring office uses will be generating little if any traffic. This off-peak traffic pattern makes the exhibit and banquet hall compatible and complementary with surrounding, existing land uses. In 1985, the Earle Brown Farm site was allocated 229 trips during the 5:00-6:00 p.m. peak hour period in the Short -Elliot -Hendrickson traffic study. The proposed array of uses for the Farm should generate 156 trips during the 5:00-6:00 p.m. peak hour and 226 trips in the 7:00-8:00 p.m. peak hour. This scenario includes the exhibit hall, not the banquet hall. Using the hippodrome for a banquet hall will result in more evening (7:00-8:00 p.m.) peak hour trips. Again, however, this should not overtax the local street system since the office buildings, by this time, will be mostly vacant. We, therefore, conclude that the traffic impact of the proposed array of special uses is within an acceptable range. We recommend approval of the requested special use permit. Conditions of approval should include at least the following: 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 by the contractor prior to the issuance of permits. 11-10-88 -4- Application No. 88020 continued 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The buildings are to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exlusive of all signery which is subject to Chapter 34 of the City Ordinances. 8. B612 curb and gutter shall be provided around all parking and driving areas with the exception of the circular drive -up to the bed and breakfast which may have surmountable curb. g. The contractor shall submit an as -built survey of the property, improvements and utility service lines, prior to release of the performance guarantee. 10. The property owner shall enter in an Easement and Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems. 11. The storm drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. 12. The special use permit acknowledges office, transient lodging, restaurant and exhibit/banquet hall uses. No other uses are comprehended. 13. The special use permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation. 14. The applicant shall enter into a restrictive covenant on the land requiring the construction of a parking ramp to bring total parking available on the site to as much as 804 parking spaces upon a determination by the City that a need exists for additional parking on the site. 15. Plan approval acknowledges approval of Application No. 88022, an interim variance from the 15' greenstrip requirement until the partial vacation of Earle Brown Drive. 11-10-88 -5- i s • • S, A 1 C2 i APPLICATION NOS. 88020, 88021,88022 RE GRANDVIEW PARK lam` 1) , �| j�) �� � \� � � `�° . E �� k _ \-� q� � » \J�� |i`� H � § . | | .1 �� n �/ Y 1 — .. M. ][CITY OF BROOKLYN CENTER 4 a." 1200,'-'-�,j800 2400 MMW � ..W. ,wMs[o MAY Be ZONING DISTRICTS ALL 519000 MON1ARIES EXTEND PERPENDICULARLY TO THE CENTERLINE! OF STREETS ALL AIIEY NOW OWNEAMSE DESIGNATED ARE RI ULTIMAP