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HomeMy WebLinkAbout1999 05-27 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 27, 1999 CALL TO ORDER The Planning Commission study session was called to order by Chair Willson at 7:30 p.m. ROLL CALL Chair Willson, Commissioners Graydon Boeck, 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, and Planning Commission Recording Secretary Arlene Bergfalk. APPROVAL OF MINUTES - MAY 13.1999 There was a motion by Commissioner Boeck, seconded by Commissioner Whitehead, to approve the minutes of the May 13, 1999 meeting as submitted. The motion passed unanimously, with Chair Willson 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. DISCUSSION ITEM LAND WEST OF EXTENDED STAY AMERICA SITE Chair Willson introduced the discussion item regarding a possible use of vacant property adjacent to the Extended Stay America business. Mr. Warren stated that Mr. Ellis Gottlieb of Nationwide Group requested an opportunity to address the Planning Commission to seek direction on use of the site adjacent to the hotel as a self - storage operation. Mr. Warren presented the staff report and used a transparency to describe the location of the 4.6 acre property (two lots) west of the hotel site. (Refer to Mr. Warren's 05 -24 -99 memorandum and attachments: Discussion Item -Land West of Extended Stay America Site.) This property was zoned PUD /I -1 in connection with approval of the Planned Unit Development (PUD) for the Extended Stay America development in March 1998. The Industrial Park zoning allows warehousing and storage as special uses only under certain conditions that primarily support the City's desire to encourage employment based businesses in the industrial park and to protect the 05 -27 -99 1 interests and concerns of the City. Mr. Warren reviewed the background to the City's property rezoning and ordinance amendment in the early 1990s to eliminate intense commercial uses from the industrial park zoning district of land in the Shingle Creek Parkway and Freeway Boulevard areas and also established the PUD process for dealing with more intense uses that would be appropriate along the freeway portion of the industrial park. Mr. Warren explained the staff s opposition to use of the subject property as a warehouse /storage operation on the basis that it does not meet the standards, guidelines and policies prescribed in City Ordinances Sections 35 -208 and 35 -355; specifically it is not compatible with, complimentary to, or of comparable intensity with surrounding PUD /I -1 uses. Mr. Warren indicated this agenda item is for discussion only and does not require any action by the Commission. Chair Willson called for questions from the Commissioners. The Chair invited Mr. Gottlieb to the podium. Mr. Ellis Gottlieb, representing Nationwide Group, stated the Golden Valley company has been in business for 25 years. He reviewed the recent aesthetic improvement in construction of self storage buildings and referred to and circulated photographs of newly built facilities which look more like an office building on the exterior. He indicated the owner of the subject property has been unsuccessful in selling the 4.6 acres and consequently has lowered the purchase price. Mr. Gottlieb stated the 2 -story storage facility would look like an office building and he is willing to eliminate doors on two sides; the use is compatible with the I -1 zoning; would add to the City's tax base; would generate very little extra traffic in the area, and would close at 10 p.m. He believes these factors support construction of a storage facility at this location. Mr. Gottlieb responded to questions from the Commissioners. He stated there would be a lock box for emergency use. The second floor is used for storage accessed by an elevator and the building would be heated and cooled. Examples of existing buildings are located in Maple Grove, Maplewood and Inver Grove Heights and other suburbs. The building footprint would be 35,000 square feet. It was noted the 4.6 acres is approximately 200,000 square feet. There would be no office space nor outside storage. Storage leases generally are monthly; however, seasonal rental for summer recreational equipment, holiday decorations, etc. is also available. Storage units vary in size from 10'x 20 to 12'x 50 Access doors would be 1 P high. Mr. Warren indicated the tax base of a hotel is considerably higher than a storage facility, however Mr. Gottlieb stated it would be closer to a office - warehouse tax base. The cost to build is $30 /sq.ft. according to Mr. Gottlieb. It was acknowledged that the preferred uses of the site such as hotel, restaurant, office, or office industrial would generate more traffic than a storage facility. Currently the City does not have a self - storage facility such as contemplated by Nationwide Group. Mr. Gottlieb explained that customers are generated through signage /visibility, the Yellow Pages, and other marketing sources. 05 -27 -99 2 During further discussion among the Commissioners, several points were articulated. The City went to extraordinary lengths to create the PUD for the hotel and adjacent property with the aim toward employment and extension of the hotel /food industry adjacent to the freeway. It was pointed out that the adjacent areas may be considered as a mixed use with the music store and Salvation Army facility already in place. The existing PUD would require amending to accommodate a storage operation and would be subject to applicable regulations and guidelines in the ordinances. It was noted that such a facility could be considered as an additional buffer for existing traffic and lighting in the area. Because the city is fully developed with few parcels open for development, there was support for a more preferable use for this site with a view toward encouraging employment. It was noted that the storage facility would use than one acre of the 4.2 acre parcel. It was preferred that an acceptable use of the acreage, that meets the PUD guidelines, be solicited. Other possible locations for the storage facility in Brooklyn Center were considered. Mr. Warren reviewed the purpose of a PUD district and the related regulations, guidelines and standards. He reiterated the staff s opposition to construction of a storage operation on the site adjacent to the Extended Stay America hotel in that such a use does not meet the compatibility, comparability, and complimentary requirements of the PUD ordinance. The Commissioners noted they highly respect a staff recommendation with its related research and study. Chair Willson said the Commission need not take any action on this discussion item. 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, June 17, 1999. ADJOURNMENT There was a motion by Commissioner Boeck, seconded by Commissioner Newman, to adjourn the Planning Commission meeting. The motion passed unanimously. The study session adjourned at 8:20 p.m. Chair f Recorded and transcribed by: Arlene Bergfalk Timesaver Off Site Secretarial, Inc. 05 -27 -99 3