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HomeMy WebLinkAbout1999 10-14 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 SESSION OCTOBER 14, 1999 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 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. Commissions Graydon Boeck, Stephen Erdmann and Sean Rahn were absent and excused. APPROVAL OF MINUTES - AUGUST 12. 1999 There was a motion by Commissioner Newman, seconded by Commissioner Whitehead, to approve the minutes of the August 12, 1999 meeting as submitted. The motion passed unanimously. 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. 99009 - PROGRESSIVE CONSULTING ENGINEERS. INC. Chair Willson introduced Application No. 99009, a request submitted by Progressive Consulting Engineers, Inc. (on behalf of Motel 6 Operating LP) for an amendment to the Planned Unit Development approved in conjunction with the Extended Stay America proposal in order to construct a 120 unit, three story Motel 6 complex on a 2.62 acre site. The building will be L shaped with the main entrance in the northeast corner of the building. This application was filed on 9- 12 -99, requiring City Council action by 11 -20 -99 (60 days). Mr. Warren presented the staff report explaining that a Planned Unit Development rezoning of this property was approved by the City Council under Resolution No. 98 -47 on March 23, 1998. At that time, the first phase site and building plan approval for the Extended Stay America was approved. It was noted at the time of this approval that other developments for Lots 1 and 2 would be subject to review and approval. Motel 6 Operating LP has acquired the land and wishes to pursue the development of Lot 2. Mr. Warren directed the Commission to a letter from Mr. Randy Lee of Motel 6 where he 10 -14 -99 Page 1 explains how they believe the Motel 6 use will be compatible with existing land uses around the site. Further, their market analysis indicates such uses are not over built in the area and notes that a new Motel 6 will enhance the opportunity to provide accommodations for an increasing number of clients coming into this area. A letter from Mr. Naeem Qureshi of Progressive Consulting Engineers, Inc. was reviewed which addresses the city's rezoning evaluation policy and review guidelines for such a proposal. Staff concurs that this is the anticipated type of development expected for the remaining parcels of land in this area and is compatible with surrounding land uses such as the Extended Stay America and the Country Inn and Suites. A public hearing on this Application, properly noticed, is scheduled at this meeting. Notices were sent to surrounding property owners and notice was published in the Brooklyn Center Sun Post. A draft Planning Commission Resolution was offered for the Commission's consideration which sites recommended considerations and conditions for approval. Chair Willson asked for clarification on where the shared access /drive lane between Lots 1 and 2 will actually be located. Mr. Warren explained that the shared access lies on an easement which actually shifts further to the east than what is shown on the plan. Chair Willson called for questions /discussion from the Commissioners. Commissioner Reem inquired about the adequate space left on Lot 1 for future development and inquired about signage for the site. Mr. Warren answered that the remaining lot is approximately 2 acres and the drive lane would be used by Lots 1 and 2. He explained that directional signs would be allowed for both sites as well as one freestanding identification sign. He further explained sign limitations for commercial sites and explained the distinction between identification and directional signs. Chair Willson inquired about there being adequate parking in the area around the dumpster /trash enclosure. Commissioner Reem asked if the gate enclosures could be constructed with spring loaded gates so they will stay closed. This issue was briefly discussed. PUBLIC HEARING - APPLICATION NO. 99009 Chair Willson opened the public hearing for comments on Application No. 99009, at 8:28 p.m. Commissioner Reem inquired about the responsibility for maintenance of the ponding area on the site. Mr. Warren responded that both Extended Stay and Motel 6 share the responsibility for maintenance of the ponding area and it is included in the conditions of approval and various deed restrictions placed on the property. Chair Willson called for comments from the public. Mr. Randy Lee, from Motel 6, described the sign that Motel 6 displays for identification on the site, to include colors and brightness of lighting. He also clarified parking requirements and the formula used based on 7 employees on the site. He added that if the motel were at full capacity 10 -14 -99 Page 2 with guests, there is the possibility of up to 10 employees being on site. Chair Willson stated that if the potential for more than 7 employees exists, the parking must be re- evaluated. Mr. Warren indicated that could be done by increasing the number of parking spaces by three or eliminate rooms from the motel. Mr. Warren identified several locations on the site where additional spaces for parking could be achieved with minor modifications to the plans. With the potential for up to 10 employees during the motel's full capacity, the applicant will submit revised plans showing 132 parking spaces. Mr. Steven Davis, Earle Brown Farm Estates, stated his concerns with the motel being located so close to Xerxes Avenue and potential problems with water runoff and drainage. Chair Willson explained that both sites drain underground away from Xerxes Avenue towards the ponding area to the east of the Extended Stay. Mr. Warren added that the ponding area on the Extended Stay site provides adequate drainage via storm sewer from all three sites into the ponding area and then towards the highway right -of -way. Mr. Davis asked about traffic control on the corner of Xerxes Avenue and Freeway Boulevard and how the redevelopment of Brookdale will affect traffic at this same location. Mr. Warren explained that extensive traffic analysis has been done in the past on major intersections in Brooklyn Center. There will be a larger impact on traffic along Brooklyn Boulevard and County Road 10 but not much traffic change is expected on Xerxes Avenue related to the Brookdale redevelopment. The most intensive bulk of traffic would be affected during peak traffic hours and intersections were developed in such a way as to address this traffic. The Xerxes and Freeway Boulevard intersection was not affected adversely based on the studies. He added that if the need for a signal becomes evident, through traffic warrants, one will be installed. Mr. Davis asked that consideration be given to lighting on the site and assurances that all lighting be directed downward so as not to create glare. Mr. Warren explained that any glare from any lighting will be directed down or towards the building. Mr. Randy Lee offered further explanation on outdoor lighting and well as lighting of signage. CLOSE PUBLIC HEARING There was a motion by Commission Reem, seconded by Commissioner Newman, to close the public hearing on Application 99009 at 9:03 p.m. The motion passed unanimously. ACTION TO RECOMMEND APPROVAL OF APPLICATION NO. 99009 - PLANNED UNIT DEVELOPMENT AMENDMENT A discussion ensued regarding the application and a draft resolution presented. It was the consensus of the Commission to add a condition to the resolution requiring a plan modification to provide 132 parking spaces which reflects the proper room and employee count for the proposal. Following the discussion, there was a motion by Commissioner Newman, seconded by Commissioner Whitehead, to approve Resolution No. 99 -03 regarding disposition of Planning Commission Application 99009 submitted by Progressive Consulting Engineers, Inc. The motion passed unanimously. 10 -14 -99 Page 3 Mr. Warren stated that the application will be forwarded to the City Council for consideration at their October 25, 1999 regular meeting. He added notices will be sent to surrounding property owners and the applicant's presence is required at the City Council meeting. DISCUSSION ITEMS COMMERCIAL ZONING REORGANIZATION Mr. Warren directed the Commissioners attention to his memorandum dated October 11, 1999. He briefly described the areas that would be potentially affected by a zoning reorganization and the effect on those areas. He explained the impact on the zoning changes in certain areas with various uses. Chair Willson asked about the need to make changes to the Comprehensive Plan with a zoning reorganization. Mr. Warren replied that he did not believe it would be necessary at this time but that would need to be verified. Mr. Warren talked about changes that could occur to the zoning designations and pointed out that consideration must be given to "special uses" currently in commercial zones and how they will be handled in the future. He gave examples of some of the adverse affects on some neighborhood areas of the city based on current zoning issues. Mr. Warren asked the Commission to keep the zoning issues in mind and take a look at potential conflicts that may arise by making changes. Commissioner Newman expressed concern with the C -3 (Highway/Industrial /Business) designation. Commission Reem mentioned the Brooklyn Boulevard Task Force study and how those findings relate to the zoning changes. Further discussion continued relating to zoning and uses along Brooklyn Boulevard and the ability of the City to replace "housing" along Brooklyn Boulevard with commercial property. Mr. Warren suggested that this be discussed further when a full commission is in attendance. A joint meeting with the Planning Commission and City Council will take place after the first of the year to review this zoning reorganization. OTHER BUSINESS Commission Reem shared with the Commission her concerns regarding the construction site for the West Fire Station on 63rd and Brooklyn Boulevard. She explained that there have been a number of issues which have affected the neighborhood during the construction such as debris from the project and the placement of a construction trailer and satellite on the site. The most recent concern was the placement of a large piece of mechanical equipment on the roof at the east end of the building. She noted this was never shown on the plans presented to the Planning Commission for review. She felt this equipment could be moved to a less conspicuous place on the roof or on the ground which would have less visual impact on the neighborhood. She said she has been told only that it will be screened. Mr. Warren stated that details of all mechanical equipment are not normally what is presented to the Planning Commission for review. These details generally come about as the location is determined. He explained that they are dealt with through a general condition that all roof top or on ground mechanical equipment be appropriately screened. Usually a parapet wall will provide the necessary screening; if not, additional 10 -14 -99 Page 4 screening will be required. He further explained that from a zoning standpoint, mechanical equipment can be on the roof or on ground as long as it is properly screened from view and what is being done at the fire station is within this parameter. 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 9:58 p.m. Chair Recorded and transcribed by: Rebecca Crass 10 -14 -99 Page 5