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HomeMy WebLinkAbout1999 05-13 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 MAY 13, 1999 CALL TO ORDER The regular meeting of the Planning Commission was called to order by Chair pro tem Graydon Boeck at 7:40 p.m. ROLL CALL Chair pro tern Graydon Boeck, Commissioners Stephen Erdmann, Rex Newman, Sean Rahn, Dianne Reem, and John Whitehead were present. Also present were Secretary to the Planning Commission/Planning and Zoning Specialist Ronald Warren, Planning Commission Recording Secretary Arlene Bergfalk. Chair /Commissioner Tim Willson was excused. APPROVAL OF MINUTES - APRIL 15, 1999 There was a motion by Commissioner Newman, seconded by Commissioner Reem, to approve the minutes of the April 15, 1999 meeting as submitted. The motion passed unanimously with Commissioner Rahn abstaining. 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. 99005 - RYAN COMPANIES US. INC. Chair pro tem Boeck introduced Application No. 99005, a request for site and building plan approval for the first phase of redevelopment on a 12.24 acre portion of the approximately 30 acre Joslyn site at 4837 France Avenue North. This application was filed on 04 -29 -99 requiring City Council action by 06 -28 -99 (60 days). Mr. Warren presented the staff report and used transparencies to describe the location of the property, and the site, landscape, and parking plans. This initial redevelopment project is located on property commonly known as the Joslyn Pole Yard in the I -2 (general industry) zone. The property has undergone extensive cleanup to an industrial standard supervised by the Minnesota Pollution Control Agency. The applicant has acquired a 99 year ground lease on the Joslyn property and has purchased the adjoining Davies Water Company property and the off site racquet and swim club parking lot for future redevelopment. The city established a Soils Tax Increment Financing District to assist in the redevelopment of this property and worked with the developer culminating 05 -13 -99 1 in a development agreement. Future replatting of the entire property will create three building sites. (See attached Planning Commission Information Sheet, Application No. 99005 dated 05- 13 -99.) Ryan Companies US, Inc. on behalf of Twin Lakes Business Park, LLC (Paul Hyde) proposes to construct a 203,040 sq. ft. furniture distribution center (Wickes) on the westerly part of the site. Mr. Warren discussed issues related to access to the site. He reviewed the MnD ®T plans for upgrading of T.H. 100 as it affects this particular area. Plans include an interchange at France Avenue and raising the railroad bridge over the highway. Due to this, France Avenue will not be a through route. MnDot therefore intends to extend Azelia to tie in with 50th Avenue for access into this area. The developer intends to access the site on Azelia Avenue by extending Azelia from where it ends at the south Joslyn property line into the southeast portion of the site leading to a 100 car parking lot and two loading dock areas. Mr. Warren explained that while the Azelia access created by the developer anticipates further extension of the roadway site access extension of Azelia and a turnaround are required and provided for under this application. It is recommended that easement agreements provide for extension of the Azelia and for an area sufficient for installation of a cul -de- sac if roadway and redevelopment plans change. The costs associated with the site access roadway will be borne by the developer /applicant as well as costs associated with the need to upgrade Azelia Avenue. Mr. Warren commented on the parking plan which requires execution of a proof of parking agreement to meet the city's requirement of 287 spaces based on combined office and industrial parking formulas. He noted, however, that the 100 actual spaces to be installed provide adequate employee and customer parking associated with the distribution center. The east and south loading dock areas will be separated from the parking area by a retaining wall. Mr. Warren described the fire access road to be constructed to create a circular drive around the building. This road has been approved by the fire chief. Plans submitted for grading, storm water and erosion control and utilities were described and are detailed in the staff report. These plans are under review by the City Engineer (see Scott Brink's memorandum dated 05 -07 -99 re: Wickes Distribution Center Plan Review). Considerations involve the flood plain and wetlands, ponding areas /catch basins, detention pond, the drainage swale, and general roof and paved area runoff. The Shingle Creek Watershed Management District reviewed and approved the stormwater plan on this date (05- 13 -99). The landscape plan covers 750 points that include shade, coniferous, and decorative trees and shrubs. The wetlands /flood plain area of the site also provides an abundance of trees on the property. Staff recommends adding 10 -12 plantings in sensitive areas adjacent to the homes to the south and to the apartment building to the east to provide effective and adequate screening. The exterior of the building will be precast wall panel with a rake finish in an earth tone color. The customer service and offices will be located at the southeast corner of the building with the 05 -13 -99 2 remainder being used for warehouse /distribution activities. The lighting plan appears acceptable and complies with city ordinances. Mr. Warren pointed out that the site plan does not provide for outside storage of trailers. He emphasized that such storage is prohibited under approval of this application. According to the applicant, the only trailers on site will be those being loaded or unloaded at docks as part of the distribution center operation. Mr. Warren stated that the plans submitted with this application appear in order with some modifications, and recommended approval of Application No. 99005, subject to conditions outlined in the written and oral staff report. Mr. Warren indicated that according to the zoning ordinance, this application does not require a public hearing, however, the Commission may wish to take comments from interested parties in attendance. Informational notices were sent to persons in the area that had been invited to an open house relating to the development of the property. Chair pro tern Boeck noted that approval of this application includes 18 recommended conditions and expressed concern regarding unresolved issues including the ramifications of the T.H.100 upgrading on this particular area, the traffic in residential areas, continued cleanup and monitoring of the site, and the drainage plan for the site. Chair pro tem Boeck called for questions from the Commissioners. Mr. Warren responded to Commissioner Erdmann's inquiries about the 99 year ground lease, and the city's interest/plans for trails, open space, etc. on the west side of the site. Commissioners had questions regarding the MnDot plans for redevelopment of T.H. 100 in the area. Mr. Warren described the plans as comprehended at this time, acknowledging that MnDot's plans have not yet been finalized. Chair pro tem Boeck invited comments from the residents in attendance at the meeting. Ms. Penny Brown stated she owns the apartment building at 4819 Azelia. She expressed concern regarding the additional noise created in the neighborhood by traffic and the distribution center's operations. She suggested alternative routing and building options be considered. Ms. Nancy Nichols, 4816 Lakeview, suggested re- configuration of the building so that the parking and loading docks would not face the residential area, by having them face the railroad tracks instead. She also expressed concern regarding the noise created by trucks coming into the residential area. Ms. Marian Cornell, 4801 Twin Lake Avenue, expressed concern regarding the noise and pollution from increased traffic of all types in the residential and the lake areas, that will be compounded by re- development of the other parcels. Mr. Erickson, 4809 Twin Lake Avenue, reiterated concern regarding additional traffic. He inquired about construction adjacent to the wetlands and the lake area, and the adequacy of detention ponds 05 -13 -99 3 and the drainage plan in general. Mr. Warren responded by explaining the wetland and shoreland requirements that protect such areas. Mr. Mark Austin, 4801 Twin Lake Avenue, also had questions regarding the runoff from the building and the entire site. Mr. Warren provided additional information and noted that the Shingle Creek Watershed Management Commission has approved the developer's plans with respect to drainage. Mr. Alston inquired about the amount of parking required on the property. Mr. Warren explained the city's parking ordinance. There was discussion regarding the number of trucks coming in and out of the site and changing the configuration of the building. Chair pro tem Boeck invited comments from the developer. Mr. Paul Hyde stated he is the developer of the site. He reviewed the history of the Joslyn pole yard where wooden poles were treated with creosote which caused massive contamination of the property. This site is the first in the nation to be re- developed after remediation under the Superfund program. The PCA has approved capping the soil on the site with buildings and a parking area to make it safe. Mr. Hyde explained the drainage system prescribed for the site to meet requirements to maintain and stabilize the site. He indicated willingness to continue to work with the area residents with respect to access and the Hwy. 100 redevelopment plans. Mr. Hyde explained that the building, parking and dock areas have been designed to accommodate year -round operations of the distribution center. Mr. Hyde acknowledged that the area will be impacted by additional traffic, but noted that the MnDOT plans will re- direct traffic there from other businesses in the area. Commissioner Newman indicated that maximum screening should be provided to alleviate noise from open delivery doors especially during the summer. He also inquired when replatting of the property will be done. Mr. Hyde expects to submit that application within a month or so. Mr. Chris Thompson, Geomatrix Consultants, principal engineer for the site stated the drainage plan generally follows existing patterns of runoff, with enhancements of the detention pond, the swale, catch basins and pipelines. He explained how the site would drain overland and through planned storm sewers. Commissioner Erdmann inquired about the easements required for the extension of Azelia and the cul -de -sac. Mr. Warren indicated the easements are required now but the actual roadway dedication would be included with the replatting application. Following discussion of additional conditions to be attached to the approval of the application, the commissioners agreed to add condition number 19 as stated in the approval motion with regard to the developer's extension of Azelia Avenue. In addition, the commissioners requested the record to show that the Commission, on behalf of the City, retains the right to require easements for any future recreational uses the City deems necessary in the area. 05 -13 -99 4 ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 99005 - RYAN COMPANIES US INC. There was a motion by Commissioner Newman, seconded by Commissioner Erdmann, to recommend to the City Council that it approve Application No. 99005, submitted by Ryan Companies France Avenue North, US, Inc., for site and building plans, for redevelopment at , 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 the 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 building permits to assure the completion of site improvements. 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 signage 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 where surmountable curb is allowed as access to the fire access road. 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. 11. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department. 12. Storm water drainage systems shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. 05 -13 -99 5 13. Al 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 applicant shall execute an appropriate easement agreement for the extension of Azelia Avenue and a 120 foot diameter cul -de -sac in a manner approved by the City Engineer with the form and content of the easement agreement being approved by the City Attorney. 15. The plans shall be modified prior to the issuance of permits to provide ten additional coniferous trees along the south green strip /drainage swale to provide appropriate screening from the residential property to the south. 16. The applicant shall enter into a proof of parking agreement acknowledging a parking requirement of 287 parking spaces and that they will install up to 187 additional parking spaces on the site upon a determination by the City that any or all of these parking spaces are required. Said proof of parking agreement shall be executed and filed with the title to the property prior to the issuance of building permits. 17. There shall be no dead storage of trailers on the site. Said vehicles are to be parked or stored at loading dock areas only. 18. The City shall receive assurance that the proposed plans for development meet the Minnesota Pollution Control Agency's requirements and standards for re- development prior to the issuance of building permits for this project. 19. The applicant is responsible for the cost and construction of roadway improvements to Azelia and Lakebreeze Avenues necessitated due to this development. The necessary improvements shall be determined by the City Engineer. Voting in favor: Commissioners Boeck, Erdmann, Newman, Rahn, Reem, and Whitehead. The motion passed unanimously. The Council will consider the recommendation at its May 24, 1999 meeting. The applicant must be present. Major changes to the application as reviewed by the Commission requires that the application be returned to the Commission for reconsideration. Chair pro tem Boeck thanked the residents for their thoughtful input to the discussion and requested the applicant and its representatives to answer additional questions from the residents outside of council chambers. OTHER BUSINESS FUTURE MEETING DATES There was no additional business to bring before the Commission. The next meeting of the Planning Commission is scheduled for Thursday, May 27, 1999. Mr. Warren commented briefly on the agenda item for that meeting. 05 -13 -99 6 ADJOURNMENT There was a motion by Commissioner Newman, seconded by Commissioner Reem, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 10:20 p.m. Chair Recorded and transcribed by: Arlene Bergfalk TimeSaver Off Site Secretarial, Inc. 05 -13 -99 7