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HomeMy WebLinkAbout1999 03-11 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 REGULAR MEETING MARCH 11, 1999 CALL TO ORDER The Planning Commission met in a regular session called to order by Chair Pro Tern Boeck at 7:32 p.m. ROLL CALL Chair Pro Tern Graydon Boeck, Commissioners Stephen Erdmann, Rex Newman, Sean Rahn, and John Whitehead were present. Also present were Secretary to the Planning Commission/Planning and Zoning Specialist Ronald Warren, Planning Commission Recording Secretary Deb Hawkinson. Chair Willson and Commissioner Reem were absent and were excused. APPROVAL OF MINUTES — FEBRUARY 25. 1999 There was a motion by Commissioner Newman, seconded by Commissioner Whitehead, to approve the minutes of the November 12, 1998 meeting with the following corrections. Commissioner Erdmann stated that on page 10, first paragraph, he also discussed the Brooklyn Boulevard Streetscape Study and the Fire Station as setting precedents for a lesser setback. The motion passed unanimously. CHAIR'S EXPLANATION Chair Pro Tem Boeck 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 99002 AND 99003(BROOKDALE CORNER, LLC) Chair Pro Tern Boeck introduced Application No. 99002, a request for a building and site plan approval to redevelop the property at the southwest corner of Xerxes Avenue North and County Road 10 with a Cub Foods Store and three other commercial buildings and Application No. 99003, a request for a variance to allow building setbacks less than 50 ft. along major thoroughfares. Mr. Warren presented the staff report and used transparencies to describe the location of the C -2 zoned property located at the southwesterly corner of the intersection of Xerxes Avenue North and County Road 10. The property is bounded on the north by County Road 10 and an office building located at the corner of County Road 10 and Brooklyn Boulevard; on the east by Xerxes 3 -11 -99 1 Avenue with the Brookdale Shopping Center on the opposite side of the street; on the south by Baker's Square, 56`' Avenue North and the Marquette Bank property; and on the west by Brooklyn Boulevard. (See attached Planning Commission Application Information Sheets for Application Nos. 99002 and 99003 dated 3- 11 -99.) The applicants' plan calls for the demolition of the existing Westbrook Mall and Dayton's Home Store buildings on the site and the construction of four new buildings totaling 96,725 square feet. Two existing buildings, Hirshfield's (12,170 square feet) and an office retail building (7,715 square feet) containing a credit union will remain. Cub Foods Store will be the largest of the four new buildings at 68,850 square feet. The other three buildings are only in the concept stage, but on the site plan, "retail A" will be 14,550 square feet, "retail B" will be 10,500 square feet, and a 3, 325 square foot building labeled "fast food." When the details for these additional three buildings are prepared, the plans will be brought back to the Planning Commission and the City Council for approval. The layout of the Cub Foods Store proposes a 40 -foot building setback from Brooklyn Boulevard right -of -way and the layout of "retail B" proposes a 35 -foot setback from County Road 10 and Xerxes right -of -ways. Current ordinances require a 50 -foot setback from "major thoroughfares" which these three roads are considered. This issue is the subject of Application No. 99003. Access to this location will be in four locations, one from each of the roads along the boundaries of this site. The applicant has received approval from Hennepin County for changes made to turn lanes on County Road 10. The resulting relocation of an existing six -foot sidewalk is included in this plan. Sufficient parking spaces are designed in this plan. Service and delivery vehicles will primarily access the site from Brooklyn Boulevard. Loading docks are located on the south side of the building and in one location on the west side. The City believes it is important to provide screening of the dock locations and the trash compactor areas. The City Engineer has reviewed this plan and stated that the "basic layout of the grading plan and utility plan appear to work." A new storm sewer will need to be constructed in the parking lot north of the Cub Foods Store as well as in the parking lot between buildings A, B and the fast food site as well as along the south portion of Cub Foods in the loading area. These sewer additions will tie into an existing storm sewer located between the existing Hirshfield's and the other retail building located on Xerxes Avenue. This site plan will have to be reviewed and approved by the Shingle Creek Watershed Management Commission for details relating to storm sewer management. Mr. Warren pointed out that additional landscaping for more dense screening has been discussed and agreed to than is shown on the maps. Types of plantings and irrigation are discussed in the Planning Commission Information Sheet for this application. Chair Pro Tem Boeck called for questions from the Commissioners. Chair Pro Tem Boeck stated that everything possible needed to be done to discourage and eliminate customer traffic on the southeast corner of this site by the loading and delivery areas. Mr. Warren stated that the entrance /access area to the bank needs to remain open to customer traffic and most likely cars will use this area when going between the two buildings. 3 -11 -99 2 Commissioner Rahn asked why the front of the store emphasized County Road 10 and Xerxes and not Brooklyn Boulevard. Mr. Johannson stated that this arrangement facilitates the traffic flow through the site better. The preference is not to have any access from Brooklyn Boulevard, however, the existing one will make for somewhat easy access. Chair Pro Tern Boeck asked if an attempt to acquire the access from the bank has been made. Mr. Warren stated that since it was a private road, this issue was not discussed. Commissioner Rahn asked if there were any other areas along Brooklyn Boulevard that needed screening, such as with the proposed retaining walla Mr. Warren said no. Chair Pro Tern Boeck asked if handicapped curb would be used in response to condition #8 of the Staff recommendation. The applicant indicated that will be provided. Additionally, he asked how the six -foot space between the sidewalk and County Road 10 could accommodate landscaping. His concern is that the walkway may not be clear to walk on. Commissioner Rahn wanted to know which way the Fire Station faces that sits along Brooklyn Boulevard. Mr. Warren stated it faces 63`d Avenue North. He raised this question in response to the "streetscapes" study. Commissioner Erdmann indicated, however, that there was an entrance and window of this Fire Station facing Brooklyn Boulevard. PUBLIC HEARING - APPLICATION NO. 99002 and 99003 There was a motion by Commissioner Rahn, seconded by Commissioner Newman, to open the public hearing at 8:50 p.m. The motion passed unanimously. Chair Pro Tem Boeck called for comments from the applicant. Mr. John Johannson from the Welsh Companies, the applicant along with Mr. Bob Shadduck from Jerry's Enterprises, Mr. Lloyd Johnson from Super Value Stores, Inc., Mr. Craig Mevissen from Design Services Group, and Mr. Greg Kopischke from Westwood Professional Services were present to address questions and comments. Mr. Johannson presented the history of working on this project. This site has been difficult to develop. As a result, a bankruptcy took place and Welsh Companies obtained the properties. The number one issue for development is the access to the site. He has spent considerable time coming up with a compromise solution that will improve not only this site, but also, the Brookdale area as a whole. He has studied and looked at least 30 different scenarios with this developer. There is no really good side for the "back door." This direction has been chosen because of the natural grade of the land and the existing buildings that will remain. He briefly responded to Mr. Warren's comments to the site plan. There are three dock locations, one for dry foods (three docks), and one for fresh/frozen produce and one for meat. They have a fairly large "stacking" area for trucks waiting. 3 -11 -99 3 Chair Pro Tem Boeck commented about the concrete dividers for the loading areas. He also asked about placing signage regarding customer traffic in the back where the service entrance will be for trucks. The County has given the access to the bank per an easement from road management earlier. This company cannot remove that easement nor put up signs to discourage or not allow customer traffic. The access belongs to the bank. Mr. Johannson spoke of plans to possibly acquire more land along this area, the old car wash converted to an office building at the corner of County Road 10 and Brooklyn Boulevard in particular. If this is obtained, the additional entrance will be closed off. He feels the trucks will get on and off the site in the most direct, shortest way possible. They have looked at screening extensively, and if the screening along the fresh/frozen dock is lengthened, then the retaining wall will be eliminated since they feel it won't be necessary. They have added screening to the compactor site. Screening along the other areas of loading docks will limit the turning radius for the trucks. The lighting has been upgraded from required and there is a custom floor plan to accommodate this site. They hope to move the truck traffic at Hirshfield's to between the two buildings so it won't be seen. They view the site in its entirety. Jerry's Foods is relocating their store and their employees to this new site. Their desire is to be the "Star." They have designed this building and site to higher than normal standards and exceeded minimums. They want to excel and be a "bright new friend," stated Mr. Johannson. Commissioner Erdmann asked if they were planning to plant some vines or such to soften the eight to ten foot retaining wall. Additional discussion took place regarding extending the produce loading dock wall and eliminating this wall or staying with a ' / 2 length retaining wall along the produce dock. Staff indicated a one -half length retaining wall along the produce dock would be fine, but recommended a ten -foot retaining wall along Brooklyn Boulevard for best screening. Commissioner Newman asked where the signs would be that said Cub Foods. Mr. Johannson stated they would be on the angled wall of Cub along Brooklyn Boulevard. Mr. Warren asked Mr. Johannson if there were any plans to do anything about the exteriors of the two buildings that would remain at this site. Mr. Johannson indicated that they are considering redoing the exterior of Hirshfield's if they get a long -term lease and can afford to do so. Attempts will be made to make the other new buildings complimentary, but it was tough with only a conceptual plan and no particulars as to what is moving in. He cited the York Avenue area around Southdale as one his company did and re -sided the mall to match the Cub they put in there. They have the same intent here. Mr. Warren commented that this had been a good team of people to be working with. He feels given the constraints they have done a good job laying out a proposed site plan. They have made the access to County Road 10 better. He feels the remaining outstanding issues are minor. He asked Mr. Johannson to come back to the Planning Commission when the new buildings are being planned. 3 -11 -99 4 CLOSE PUBLIC HEARING Since there were no more questions or comments, Commissioner Newman made a motion to close the Public Hearing at 9:35 p.m. This motion was seconded by Commissioner Erdmann. The motion was passed unanimously. DISCUSSION The Commission was satisfied with the conditions recommended by Staff and the additional ones discussed during this meeting. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 99002 - JOHN JOHANNSON BROOKDALE CORNER LLC - SITE AND BUILDING PLAN APPROVAL There was a motion by Commissioner Erdmann, and seconded by Commissioner Newman to recommend to the Council that it approve Application No. 99002, a request for approval of the site and building plan for Brookdale Corner, LLC subject to the following conditions: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to issuance of permits. 2. Grading, drainage and utility 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 based on cost estimates shall be submitted prior to the issuance of permits to assure the completion of the project. 4. Any outside trash disposal facilities and rooftop or on- ground 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 exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 8. B -612 curb and gutter shall be provided around all parking and driving areas with the exception of the front entrance area where this may be waived to assist grocery cart maneuverability and handicap accessibility. 9. The applicant shall submit an as -built survey of the property, improvements, and utility service lines prior to the release of the performance guarantee. 10. The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits. 3 -11 -99 5 11. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department. 12. The storm water drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to issuance of permits. 13. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 14. The final plat approved by the City Council combining this site into a single lot shall be filed with Hennepin County prior to issuance of building permits. 15. Construction and relocation of driveways along County Road 10 and Brooklyn Boulevard are subject to issuance of driveway permits from Hennepin County. 16. The cost for roadway improvements including median breaks, relocated driveways and turn lanes shall be born by the applicant. 17. Approval of this application is contingent upon the granting of variances from the 50 foot major thoroughfare setback comprehended by Planning Commission Application No. 99003 allowing a 40 foot setback from the southwest corner of the building and the Brooklyn Boulevard right -of -way and a 35 foot setback from "retail building B" and the rights -of -way on Xerxes Avenue North and County Road 10. 18. Plans shall be modified to show: a. Masonry screen walls at the truck dock and trash areas. b. Vines to be planted along the retaining wall screening the site from Brooklyn Boulevard. Voting in favor: all. The motion passed unanimously. This recommendation of this application will come before the City Council for consideration at their March 22, 1999 regularly scheduled meeting. The applicant must be present. Major changes to the application as reviewed by the Commissioners will require that the application be returned to the Commission for reconsideration. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 99003 - JOHN JOHANNSON. BROOKDALE CORNER. LLC — VARIANCE REQUEST APPROVAL There was a motion by Commissioner Newman, seconded by Commissioner Erdmann, recommend to the City Council that they approve Application No. 99003, request for a variance from Section 35 -400 to allow a 40 ft. building setback along Brooklyn Boulevard for the Cub Foods building and a 35 ft. building setback for a retail building located at the corner of Xerxes and County Road 10 on the basis of the following: 1. The variance is consistent with the recommendations of the Brooklyn Boulevard Studies that recommend non - residential buildings be allowed to be built closer to the street right -of -way along Brooklyn Boulevard. 3 -11 -99 6 2. The above precedent can be established for other major thoroughfares. 3. The standards for variance particularly with respect to hardship and not being detrimental to the public welfare or injurious to other land or improvements in the neighborhood are met. The motion passed unanimously. This recommendation of this application will come before the City Council for consideration at their March 22, 1999 regularly scheduled meeting. The applicant must be present. Major changes to the application as reviewed by the Commissioners will require that the application be returned to the Commission for reconsideration. Chair Pro Tern Boeck suggested that the applicant come prepared with diagrams and exhibits to the City Council. OTHER BUSINESS /DISCUSSION ITEMS - None ADJOURNMENT There was a motion by Commissioner Erdmann, seconded by Commissioner Whitehead, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:45 p.m. Chair Recorded and transcribed by: Deb Hawkinson TimeSaver Off Site Secretarial, Inc. 3 -11 -99 7