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HomeMy WebLinkAbout2011 11-17 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 NOVEMBER 17, 2011 CALL TO ORDER The Planning Commission meeting was called to order by Chair Sean Rahn at 7:00 p.m. ROLL CALL Chair Rahn, Commissioners Kara Kuykendall, Rachel Morey, Michael Parks, and Stephen Schonning were present. Also present were Councilmember Carol Kleven, Secretary to the Planning Commission Tim Benetti, Director of Business and Development Gary Eitel, and Planning Commission Recording Secretary Rebecca Crass. Stan Leino and Carlos Morgan were absent and excused. APPROVAL OF MINUTES — OCTOBER 27, 2011 There was a motion by Commissioner Parks, seconded by Commissioner Schonning, to approve the minutes of the October 27, 2011 meeting as submitted. The motion passed. Chair Rahn abstained since he was absent at the meeting. CHAIR'S EXPLANATION Chair Rahn 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. 2011 -019 — THOMAS J WEBER (T J WEBER PROPERTIES) Chair Rahn introduced Application No. 2011 -019 a request for Preliminary Plat approval of Evans Nordby Addition, located at 6000 Brooklyn Boulevard, to replat three existing legal parcels into one large individual platted lot for the Evans Nordby Funeral Home property. Mr. Benetti presented the staff report describing the location of the property and the proposal. He explained that the in 2002 the owners of Evans - Nordby installed an asphalt parking lot on the two lots to the north of the funeral home, without approval from the City and proper permits being issued. He added that there was a misunderstanding as to what could be constructed on these lots after the site was used as a staging area by a separate contractor retained by the City to construct street improvements in the neighboring area. The City, at that time did not object to a base being laid for an eventual parking lot as part of restoring the site following its discontinuance as a staging area. However, it was expected that plans for drainage, grading, storm sewer, landscaping and screening would be submitted for approval before construction of the lot. Mr. Benetti further explained that in July 2003, Thomas Weber, acting on behalf of Nor -Web LLP, received approval of a Special Use Permit to construct, what was technically considered an 11 -17 -11 Page 1 off -site accessory parking lot for the Evans - Nordby Funeral Home. He added that the parking lot was (and still is) located on the two vacant parcels immediately north of the funeral home site and that one of the key requirements or conditions of approval of this special use permit approval was the owners had to replat the three parcels into one single parcel of land or platted lot. The approval and completion of this plat request shall fulfill the requirements made under the special use permit approvals. Chair Rahn asked about the recommendation by Staff to close off two of the access points along Brooklyn Boulevard. Mr. Benetti replied that it is only a recommendation at this time by the City Engineer, not a condition of approval. Benetti also pointed out the precarious location of the driveway located near the intersection of 60 Avenue and Brooklyn Boulevard and stated this driveway may need to be closed sometime in the future. Mr. Benetti further stated that in his conversations with Mr. Weber, City staff is willing to work with and assist Mr. Weber on completing the access closings; and that Mr. Weber indicated to him that this driveway is rarely used and serves primarily as a special parking area for relatives of the departed during funeral services. PUBLIC HEARING — APPLICATION NO. 2011 -019 There was a motion by Commissioner Kuykendall, seconded by Commissioner Parks, to open the public hearing on Application No. 2011 -019, at 7:12 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. The applicant, Mr. Thomas Weber, 6000 Brooklyn Boulevard, introduced himself to the Commission. Chair Rahn asked if they had plans to close any of the access points as mentioned in the staff report. Mr. Weber replied that they use the 60 Avenue entrance less than others and have considered closing or making it an exit only by posting `Do Not Enter'. He added that they use the Brooklyn Boulevard entrances to back up vehicles and would prefer to keep them open. Councilmember Carol Kleven, 5835 Zenith Avenue N, stated that she knows the whole family and asked if they have any plans to enlarge the building. Mr. Weber responded that the only plans they have at this point is to update the interior of the building. No additions to the building are planned. Ms. Pat LaBelle, 3319 61 Ave N, asked if they will close off entrances on the Boulevard, would traffic be coming out onto 60 Avenue? If so, she stated that she feels it would be a lot of traffic in the residential neighborhood. Mr. Weber replied that they have considered that and realize it would be a problem using accesses off the residential streets when there is a large crowd at the funeral home. Ms. LaBelle stated that she would like to keep traffic kept off the residential streets. No other persons from the public appeared before the Commission during the public hearing on Application No. 2011 -019. 11 -17 -11 Page 2 CLOSE PUBLIC HEARING There was a motion by Commissioner Parks seconded by Commissioner Kuykendall, to close the public hearing on Application No. 2011 -019, at 7:18 p.m. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2011-014 There was a motion by Commissioner Parks, seconded by Commissioner Morey, to approve Planning Commission Resolution No. 2011 -014. Voting in favor: Chair Rahn, Commissioners Kuykendall, Morey, Parks, and Schonning. And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its November 28, 2011 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. 2011 -020 — ISD 286 BROOKLYN CENTER PUBLIC SCHOOLS Chair Rahn introduced Application No. 2011 -020 a request for Special Use Permit and Site and Building Plan approval to allow the construction of a new youth recreation gymnasium building and future outdoor basketball court to be located on the Brooklyn Center High School campus. Mr. Benetti explained that Independent School District No. 286 (Brooklyn Center) is seeking a special use permit and site and building plan approval to construct a new 62' x 112' (6,944 sf.) recreation center /gymnasium, along with a planned (future) 50' x 84' outdoor basketball court to be installed by others. The new building would be situated on the Brooklyn Center Junior /Senior High School campus grounds, generally between the high school and the football stadium. Mr. Benetti added that the special use permit amendment is required due to schools being permitted by special use in the R -1 (One Family Residence) Districts. Although undetermined if the school ever received an original special use permit, the City has acknowledged and approved other similar site and building plan improvements on the school grounds by means of special use amendments. The site and building plan review is necessary for any institutional use (such as schools, churches, etc.) which comprehends any new building or major improvements in the R -1 District as well. PUBLIC HEARING — APPLICATION NO. 2011 -020 There was a motion by Commissioner Morey, seconded by Commissioner Kuykendall, to open the public hearing on Application No. 2011 -020, at 7:36 p.m. The motion passed unanimously. 11 -17 -11 Page 3 Superintendent Keith Lester, 6500 Humboldt Ave N, stated that the Brooklyn Center School District was notified a year ago that they were given a federal grant in the amount of $304,000 to be used for teen related activities. He added that this will be a Brooklyn Center recreation center and they anticipate this to be a multi - purpose use for the community and the general public geared towards youth activities. Commissioner Morey asked how the facility going to work as a community piece. Mr. Lester replied that the school district will be responsible for managing and coordinating the space but other organizations will be allowed to use the facility free of charge. Commissioner Morey stated that based on the way the grant was structured, what percentage of usage is required to be for sports related activities? Mr. Lester replied that the school district applied three times for this grant and they were told that it must be used for youth recreation as the main purpose in order to receive the grant. Commissioner Kuykendall stated that she appreciates the explanation of where the money came from. She also asked about the color chosen for the building since it doesn't seem to coordinate with other buildings. Mr. Dan Krekelberg, 6500 Humboldt Ave N, responded that the school district wanted a less intrusive color, one that does not stand out so much. Mr. Lester added that their plan was to make it look less like the bus garage. Commissioner Morey asked about the layout of the interior of the building, besides bathrooms and storage. Mr. Lester replied that it is just a big open space and the thought in planning involved creating a building more like a practice facility not a tournament facility. Mr. Jeff Joles, 6618 Dupont Ave N, asked if there were any plans for exterior lighting on the building. He stated that there is a lot of vandalism in the area particularly to the concession stand and he would like to see some lighting around the new building. Mr. Krekelberg responded that there is none on plans at this time but they would consider putting up some lighting. Chair Rahn called for comments from the public. No other persons from the public appeared before the Commission during the public hearing on Application No. 2011 -020. CLOSE PUBLIC HEARING There was a motion by Commissioner Kuykendall, seconded by Commissioner Morey, to close the public hearing on Application No. 2011 -020, at 7:55 p.m. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. 11 -17 -11 Page 4 Commissioner Parks stated that he had concerns about Condition No. 18 that stated "Any other future expansion or alterations deemed by City Planning Staff to be minor in nature or considered accessory or ancillary to the general, typical and overall operations of the Brooklyn Center Junior /Senior High School campus, shall not be subject to any future special use amendment, but may be subject to additional site and building plan application and consideration." He feels that it is dangerous to slide on the special use permit requirements since they may not do what they are supposed to do without city approval or knowledge and no input from the neighbors. Chair Rahn asked if there had been any issues in the past where a special use permit requirement was waived. He stated that agrees with Commissioner Parks. Mr. Eitel responded that with a school that has been around for over 50 years, and used almost every piece of available land, they were not able to find that the school was originally allowed under a special use permit. He explained that when you look at a special use permit as a master plan for the site, do we need to hold public hearings for minor amendments when there was no special use permit originally? Mr. Eitel stated that it in certain cases where the overall development or use of a site is consistent with its intended or previously approved use, the need for additional special use amendments or permits become unnecessary. Commissioner Parks stated that he feels it is a slippery slope since there is no guarantee that the conditions will be followed. He added that in principal it is a good idea to follow the special use process so the neighbors can be informed and considered in the process through the public hearing process. Commissioner Kuykendall pointed out that the statement in the conditions of approval was only referring to a minor amendment and anything major would require city approval. Mr. Benetti confirmed that that was correct; if any future improvement or plans called for major changes or impacts to the surrounding properties, then a special use amendment would be warranted and justified, and a public hearing called to allow neighboring property owners the ability to support or object to such improvements or changes. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2011 -015 There was a motion by Commissioner Kuykendall, seconded by Commissioner Morey, to approve Planning Commission Resolution No. 2011 -015. 11 -17 -11 Page 5 Voting in favor: Chair Rahn, Commissioners Kuykendall, Morey, Parks, and Schonning. And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its November 28, 2011 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: DEMOLITION PROCESS UPDATE Mr. Eitel and Mr. Benetti reviewed the process of the demolition taking place at Brookdale. CHANGING DECEMBER MEETING DATE Mr. Benetti explained that an application has been received for the old Lifetime Fitness site, 4001 Lakebreeze Avenue, which includes a Site and Building Plan review and a Rezoning request, which requires additional notification period for the legal publication. He further explained that deadlines for the December 1 St meeting could not be met and he would like to Commission to consider changing the date of the December meeting to the 15 It was the consensus of the Commission to meet on December 15, 2011 in lieu of the December 1, 2011 meeting. ADJOURNMENT There was a motion by Commissioner Parks, seconded by Commissioner Kuykendall, to ad' urn the Planning Commission meeting. The motion passed unanimously. he meetin djo ed at 8:10 p.m. Chair Recorded and transcribed by: Rebecca Crass Recording Secretary 11 -17 -I1 Page 6