Loading...
HomeMy WebLinkAbout1978 07-05 July 5, 1978 Planning Commission City of Brooklyn Center From: Northwest Neighborhood Advisory Group Subject: Request for rezoning from R -3 (Townhouse- Garden Apartments) to C -2 (General Commerce) per Planning Commission Application No. 78032 as submitted by Mr. R. L. Johnson, owner of the subject property in the 7200 Block of Brooklyn Boulevard (west side). The undersigned, as Secretary for the Northwest Advisory Group, was instructed to convey the following action taken by the Group on the above subject referred by the Planning Commission Secretary in his letter dated June 19, 1978. Members of the Group held a meeting at 7 :00 P. M. on June 29, 1978 in the Library Conference Room of the Civic Center to consider the above subject. Present were: James Carlson, George Uhlenkott, Louis Terzich, and Commissioner Richard Theis. The applicant, Mr. Robert L. Johnson, was present to explain the request. The following residents from Creek Villa Townhouse Group were present to represent those residents: (Creek Villa borders the subject site on its southern boundary) Sam & Bernyce Jeffries 7214 E. Perry Court Clyde & Betty Liveringhouse 7222 E. Perry Court Ken & Pat Wutscrke 7226 E. Perry Court James Carlson acted as Chairman of the meeting. The Applicant, Mr. R': L. Johnson, made the following statements: 1. He has not been able to find a builder /developer who would develop the subject site for Townhouses. A "For Sale" sign has been on the property for several years. 2. Because of increased costs in labor and materials, it has become too costly to build anything other than commercial ventures on this site. 3. Location is unique in that the usuable part of the site is separated from the remainder of Brooklyn Center by Shingle Creek on southern boundary and by commercial properties in Brooklyn Park on its northern boundary. 4. Brooklyn Center does not service this site with sewer and water. These services must be obtained from Brooklyn Park, which has these services close by. 5. Part of the subject property lies south of Shingle Creek but is not useable for building and will remain in its natural state. Page 2 6. An easement of 50 feet on both sides of the center line of Shingle Creek will not be disturbed and will remain as is. This easement area is heavily laden with trees. Car parking will also stay off this easement area. 7. The area along the creek is heavily wooded and provides an excellent barrier for townhouse residents against any developments on the north side of the creek. 8. Only 2.8 acres of the total of 4.8 acres in the site is buildable because of poor soil conditions in some areas, the 100 foot easement, and non - accessible portion of land south of the creek. This amounts to about 40% of the site dedicated to green area. 9. Heavy traffic on Brooklyn Boulevard will continue to increase with time. Brooklyn Park is only partially developed now, and it is estimated that its population will reach 90,000 or more in the future. Substantial numbers of these residents will use Brooklyn Blvd. and increase the traffic load to far greater volumes than at present. 10. The Applicant is being forced by Brooklyn Center to incur a $10,000 expense to help provide sewer and water services across his property for the benefit of another office building across Brooklyn Blvd. from the subject site. 11. It is proposed to developed the site in the following manner: a. It is proposed to build a low profile rambler style 2 -story office building.with an effort to make it blend with the surroundings. The building (one larger, or possibly two smaller sized) would be situated in the area adjacent to the creek as shown on drawings and depicted on a model of the site. The Applicant has some committments from attorneys, dentist and others for office space. The Applicant is owner of Big B's Pizza with several outlets in the Twin Cities area. He would move the corporate offices into the proposed office bldg. b. It is proposed to build a Sambos Restaurant on the northerly portion of the site adjacent to the Brooklyn Park commercial property. A purchase agreement for the restaurant exists pending the rezoning of the property. To accommodate this development, the Applicant has had to commit to purchase the existing 12 story frame dwelling presently surrounded by the Applicant`s present ownership, which has increased the investment in the property. 12. The Applicant presented a model of the subject site as it is proposed to be developed and explained the proposal and answered questions. It was brought out during the discussions that a C -1 zoning would be adequate for the proposed office building, and that a C -2 zoning would be required for the proposed Sambos Restaurant. • The Acting Chairman called for comments from the Creek Villa residents. The residents were unanimous in the following comments: Page 3 1. It would be preferred to have the proposed office building on the site rather than more townhouses (Wutschke). 2. There would be no opposition (Liveringhouse) from Creek Villa residents with a split zoning of the subject site and placement of the office building and the restaurant as depicted on the scale model. 3. For better control of traffic for each of the two proposed buildings, it would be urgently requested (Jeffries) to have no connection between the parking lots as shown on the model. The Applicant stated he would have no objection to placing a 5 or 6 foot berm on the dividing line of the two sites including closing the driveway as shown connecting the two lots -- this would tend to cut down some on the noise factor and prevent "racing" in the parking lots, especially in late hours. 4. Would want (Liveringhouse) the 100 foot easement area and the triangular area south of the creek left in its present natural state, and that the parking lot for the office building to be kept off the easement area. The Acting Chairman then closed the public meeting and called for - statements from the Group; Terzich stated he had an interest in the transaction for the restaurant site and would not vote, but offered the following observations: In general he agreed with the comments made by the Applicant and also endorsed those statements made by the Creek Villa residents. He emphasized his opinion that Brooklyn Blvd. is heavily traveled with about 24 cars per day (1976 data) going past the site now and increasing in the future; the site is unique in many respects, and that the proposed office building and Sambos `restaurant are in keeping with the general commercial nature of Brooklyn Blvd. He was in favor of the split zoning as depicted on the scale model. Uhlenkott inquired on the status of the comprehensive plan and also clari- fication of the need for future housing as propounded by the Metropolitan Council. It was estimated! that 36 to 40 townhouses could occupy a site of the size of the subject site. After some discussion, he stated he agreed with the Creek Villa residents that split zoning to provide the office building and restaurant as shown on the scale model would be a desirable development and would vote in favor of split zoning of the site. Carlson observed that he had a hand in developing the present Comprehensive Plan in the 1960's, and that in normal cases the Planning Commission would follow the Plan. However, after a period of time developments change and the Comprehensive Plan has to be changed on occasions. This is especially true of property along Brooklyn Blvd. Accordingly, Carlson voted in favor 6f split zoning as shown on the model plan, subject to compliance of the proposal to statements made by Creek Villa residents and requirements of the zoning ordinances pertaining to the respective classifications. Uhlenkott and Carlson voted in favor of the split zoning as desribed above. Commissioner Theis stated he would look into the need for providing future housing needs and the problem involved in split zoning as favored by the Group and the Creek Villa residents. Northwest- -�eighb ,a d_ Advisoory Group By: 6�L Louis Terzich, 8 cy.