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HomeMy WebLinkAbout2003 05-29 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA STUDY SESSION MAY 29, 2003 CALL TO ORDER The Planning Commission meeting was called to order by Chair Willson at 7:30 p.m. ROLL CALL Chair Tim Willson, Commissioners Graydon Boeck, Stephen Erdmann, Rex Newman, Dianne Reem, and John Whitehead were present. Also present were Secretary to the Planning Commission/Planning and Zoning Specialist Ronald Warren, and Planning Commission Recording Secretary Rebecca Crass. Commissioner Rahn was absent and unexcused. APPROVAL OF MINUTES — May 15, 2003 There was a motion by Commissioner Newman, seconded by Commissioner Reem, to approve the minutes of the May 15, 2003 meeting as submitted. The motion passed. Commissioner Erdmann and Whitehead abstained as they were not at the meeting. CHAIR'S EXPLANATION Chair Willson explained the Planning Commission's role as an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. APPLICATION NO. 2003 -008 NOR -WEB LLP Chair Willson introduced Application No. 2003 -008, a request for a Special Use Permit to construct an off -site accessory parking lot for the Evans Nordby funeral home located at 6000 Brooklyn Boulevard. Mr. Warren presented the staff report describing the location of the property and the proposal. (See Planning Commission Information Sheet dated 5 -29 -03 for Application No. 2003 -008 and the Director of Public Works' memo dated 5- 23 -03, attached.) The properties under consideration are all zoned C -1 (Service /Office). The parking lot is to be located on two vacant lots north of the funeral home site. Off -site accessory parking lots are allowed in the C -1 zoning district through a special use permit. Mr. Warren further explained that the applicant's plan shows an off -site parking lot that would contain 56 parking stalls to be bound by B -612 curb and gutter and be connected to the existing parking lot serving the funeral home. Chair Willson asked if the applicant would need to remove the parking lot that was installed without city approval prior to making the required improvements. Mr. Warren explained what Page 1 5 -29 -03 limited demolition and the reconstruction that would need to take place to bring the site into compliance. Commissioner Boeck inquired about the location of a pedestrian walkway and handicap parking on the site. Mr. Warren responded that all handicap spaces are located close the building as required. Commissioner Reem noted the absence of lighting on the plans. Mr. Warren confirmed that no additional lighting is required on the site and added that the applicant may want to install lighting for added security. Any new lighting should be shielded in such a way as to concentrate illumination on the site. Commissioner Erdmann asked what caused the deficiency of landscape points on the plans. Mr. Warren explained that the landscape point system encourages distribution of trees, bushes and shrubs rather than just one kind of planting to meet landscape requirements. Commissioner Newman asked for clarification on the extended screening recommendation along Beard Avenue and adjacent to Brooklyn Boulevard. Mr. Warren responded that an extension of the screening along Beard to the south is recommended but not required. He added that the recommended screening adjacent to Brooklyn Boulevard would mainly cut the glare of lights for the residential property on the opposite side of Brooklyn Boulevard. PUBLIC HEARING — APPLICATION NO. 2003 -008 There was a motion by Commissioner Boeck, seconded by Commissioner Whitehead, to open the public hearing on Application No. 2003 -008, at 8:20 p.m. The motion passed unanimously. Chair Willson called for comments from the public. Mr. Dave Anderson, of John Oliver and Associates, representing Mr. Tom Weber from Evans Nordby Funeral Home, introduced himself and explained the plan being presented for approval. Mr. Anderson described the level of activity on the site and how it affects the parking, which can be sporadic due to on/off periods with the business. He added how screening with an opaque fence along with landscaping could be effective and that they plan to comply with all of the recommendations made by the City. Commissioner Boeck inquired what the applicant's plans are with the grassy area located along Brooklyn Boulevard and asked why the parking lot is not being located closer to Brooklyn Boulevard. Mr. Anderson responded that the area will be seeded for grass, shrubs will be planted and an irrigation system will be installed to allow proper maintenance of the site. He added that placing the parking lot where it is being proposed, lines it up with the south parking lot avoiding an unnatural jog when the parking lots are combined. Commissioner Boeck asked the applicant the reason for not combining the three lots into one. Mr. Tom Webber responded that he would like to refer the question to legal counsel who is not present at the meeting. Commissioner Boeck further asked Mr. Warren about requirements to combine the lots. Mr. Warren responded that he would consider the combining of the two Page 2 5 -29 -03 northerly lots as a minimum requirement of the Zoning Ordinance but it may not be necessary at this time to combine the three lots into one. He suggested a Condition No. 11 be added to state that a, "Cross access easement agreement be developed between the two properties. ". i Patti Yelich, 6018 Beard Avenue North, stated she would like to see a berm along Beard Avenue to provide additional screening from noise and lights like the one on the Rainbow property. She added she feels that a 5 ft. fence will not provide adequate screening to the residential property along Beard Avenue North. Mr. Warren responded that requiring a berm on the site along with fencing and landscaping might be excessive for the site. He noted that the Rainbow property had surplus dirt due to ponds being dug to meet Watershed requirements. This excess dirt allowed berms to be constructed. He added there is no excess dirt on the site for berms. Ms. Yelich stated her concern about drainage on the site spilling over onto Beard Avenue North. Mr. Warren responded that the City Engineer had addressed the drainage issue. Mr. Anderson stated that while the fence is 5 ft. in height, the top of the fence would be at 6 -%2 ft. to 8 ft. from street level. Melissa Person, 6006 Beard Avenue North, stated that they would like the screening extended to the south end of the parking lot along Beard to provide screening from their home. She added that there is a problem with funeral home business parking on the residential street and she would like to see "no parking" signs posted. Mrs. Pat LaBelle, 3319 61 Ave N, a 37 year resident, stated that she is disappointed that Evans Nordby never communicated to the neighbors what was taking place on this site with the parking lot. She added that it is a very busy place and there is not enough parking. She would like to see a berm added to the site for screening. No other persons from the public appeared before the Commission during the public hearing on Application No. 2003 -008. CLOSE PUBLIC HEARING There was a motion by Commissioner Newman, seconded by Commissioner Reem, to close the public hearing on Application No. 2003 -008, at 9:00 p.m. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. Commissioner Newman made a recommendation to remove Condition No. 9c, which requires extending the screening to the south of the parking lot. There was further discussion by the Commissioners regarding screening and landscaping. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF APPLICATION N0.2003 -008 — NOR -WEB- LLP There was a motion by Commissioner Boeck, seconded by Commissioner Whitehead, to recommend to the City Council that it approve Application No. 2003 -008, submitted by Nor- Page 3 5 -29 -03 Web LLP for a special use permit to construct an off -site accessory parking lot for the Evans Nordby funeral home located at 6000 Brooklyn Boulevard subject to the following conditions: 1. Grading, drainage, and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits for the final construction of the off site parking lot. 2. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits for the parking lot. 3. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 4. B -612 curb and gutter shall be provided around all parking and driving areas as required by the City Engineer. 5. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. 6. A special use permit is granted for an off site accessory parking lot serving the Evans Nordby Funeral Home consistent with Section 35 -701, Subdivision 3a — 3g. Any expansion or alteration of this plan not comprehended by the Zoning Ordinance or this plan shall require an amendment to this special use permit. 7. This special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation. 8. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City Engineering Department. 9. The approved plans shall be modified to provide: a. Concrete delineator /protectors at the north end of the row of parking and along the south side of the driveway leading to Brooklyn Boulevard. b. Extended board on board fencing to the south to include the existing Evans Nordby lot. c. Landscape screening of the parking lot from the residential property on the opposite side of Brooklyn Boulevard. d. Changes to coincide with the recommendations of the Director of Public Works /City Engineer. e. Parallel parking spaces at the north end of the lot of 24 ft. in length rather than 20 ft. 10. The applicant shall within one year of the date of the approval of this special use permit replat the two existing parcels identified as That part of Lot 40, Auditor's Page 4 5 -29 -03 Subdivision No. 216, Hennepin County, Minnesota, lying North of the South 613.12 feet thereof, Together with the North 76.64 feet of the South 613.12 feet of Lot 40, Auditor's Subdivision No. 216, Hennepin County, Minnesota into a single parcel to be in compliance with Section 35 -540 of the Zoning Ordinance. 11. A cross access and parking agreement in a form approved by the City Attorney shall be developed between the off site accessory parking lot and the existing funeral home property to be filed with the titles to the properties at Hennepin County. Voting in favor: Chair Willson, Commissioners Boeck, Erdmann, Newman, Reem and Whitehead. The motion passed unanimously. The Council will consider the application at its June 9, 2003 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. APPLICATION NO. 2003 -009 — PAUL BREWER ON BEHALF OF LANEL CROSSING LIMITED PARTNERSHIP Chair Willson introduced Application No. 2003 -009, a request from Paul Brewer on behalf of Lanel Crossing Limited Partnership for site and building plan approval to construct a 19,070 sq. ft., two story addition to the existing apartment building located at 6201 Lilac Drive North. Mr. Warren presented the staff report describing the location of the property under consideration and the proposal. (See Planning Commission Information Sheet dated 5 -29 -03 for Application No. 2003 -006 and the Director of Public Works' memo dated 5- 23 -03, attached.) The property in question is zoned R -6 (Multiple Family Residence) and contains two senior housing buildings. The applicant proposes a two -story addition and remodeling of existing space to create eight new apartment units and a new community room, exercise room, office, billiard room, beauty salon, restrooms, and storage area. Commissioner Boeck asked the applicant about his intent to open the road and bare the cost of such. Mr. Paul Brewer, the applicant, responded that he has had a conversation with the City Manager and plans to work out an agreement with the City. Mr. Brewer explained that this is a secure senior only building and any services or functions available on site are for tenants only. ACTION TO REOCOMMEND APPROVAL OF APPLICATION NO. 2003 -009 — PAUL BREWER ON BEHALF OF LANEL CROSSING LIMITED PARTNERSHIP There was a motion by Commissioner Newman, seconded by Commissioner Boeck, to recommend to the City Council that is approve Application No. 2003 -009, submitted by Paul Brewer on behalf of Lanel Crossing Limited Partnership for site and building plan approval to construct a 19,070 sq. ft., two story addition to the existing apartment building located at 6201 Lilac Drive North subject to the following conditions: Page 5 5 -29 -03 1. The 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 erosion control plans are subject to review and approval by the City Engineer prior to the issuance of building permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates, shall be submitted prior to the issuance of building permits to assure the completion of site improvements. 4. The applicant shall submit an as -built survey of the property, improvements and utility service lines prior to the release of the performance guarantee. 5. The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department. 6. B -612 curb and gutter shall be provided around the new parking facility. 7. Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view. Voting in favor: Chair Willson, Commissioners, Boeck, Erdmann, Newman, Reem and Whitehead. The Council will consider the application at its June 9, 2003, meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. OTHER BUSINESS There was no other business. ADJOURNMENT There was a motion by Commissioner Boeck, seconded by Commissioner Erdmann to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:45 p.m. Chair Recorded and transcribed by: Rebecca Crass Page 6 5 -29 -03