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HomeMy WebLinkAbout1998 05-14 PCM Amended 6 -2 -98 Amended 6 -8 -98 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 MAY 14, 1998 CALL TO ORDER The Planning Commission met in a regular session called to order by Chair Willson at 7:30 p.m. ROLL CALL Chair Tim Willson, Commissioners Graydon Boeck, Stephen Erdmann, Edward Nelson, Rex Newman, and Dianne Reem were present. Also present were Secretary to the Planning Commission/Planning and Zoning Specialist Ronald Warren, Assistant City Manager Jane Chambers, Community Development Specialist Tom Bublitz, Councilmember Debra Hilstrom and Planning Commission Recording Secretary Arlene Bergfalk. APPROVAL OF MINUTES - APRIL 30, 1998 There was a motion by Commissioner Nelson, seconded by Commissioner Boeck, to approve the minutes of the April 30, 1998 meeting as submitted. The motion passed unanimously. Commissioner Newman abstained. 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. ECONOMIC DEVELOPMENT AUTHORITY - APPLICATION NO. 98008 Chair Willson introduced Application No. 98008, submitted by the Economic Development Authority (EDA) of the City of Brooklyn Center, requesting preliminary plat approval to create 16 new single family residential lots and two outlots out of property located between 4th Street North and Bryant Avenue North, north of 53rd Avenue. The application was filed on 04 -23 -98 and City Council action should be taken by 06 -22 -98 (60 days). Mr. Warren presented the staff report and used overhead transparencies to show the location of the 6.48 acre property and the preliminary plat to be known as Bellvue Lane Addition. (See attached Planning Commission Application Information Sheet dated 05- 14 -98.) Except for 25,000 sq. ft. of land zoned R -4, the property is zoned R -2. A separate application to rezone the R -4 portion to R -2 will come before the Commission at its meeting on June 11, 1998. This plan, a result of EDA property acquisition along with neighborhood meetings, provides for a greenstrip amenity along 53rd Avenue North and new housing in the area. Mr. Warren described 5 -14 -98 1 the various lot sizes and the plans for construction of the new roadway ( Bellvue Lane), new drainage and utility installations, and other street improvements in the area. The 50 ft. wide greenstrip, developed on Outlots A and B, separate the new lots from 53rd Avenue North. Notice of a public hearing on the Application scheduled at this meeting was published in the Sun/Post Mr. Warren stated the proposed preliminary plat appears to be in order and recommended approval of the application subject to 3 conditions outlined in the staff report. Mr. Warren indicated that Community Development Specialist Tom Bublitz is present to review the project plan for the greenstrip and the plans and timing for construction of new homes in this area. At Chair Willson's request, Mr. Bublitz provided additional background information about the EDA's work on this project, reviewed the proposed timeline and tasks for completion, methods for marketing and development, design and construction of the project. He showed examples of house designs and floor plans expected to be built. It is anticipated that construction of 3 model homes will be completed by late summer or early fall 1998. The homes will sell in the $140,000 - 150,000 range; however, input on the selling prices from the assessor and real estate professionals is expected. Commissioners had questions concerning the purpose of the project and City costs of the project (including property purchase, relocation, demolition, streets, utilities, marketing and management). Commissioners expressed concerns on various matters such as: management of the project, taking of park property, the "break -even point" of the project, maintenance of the greenstrip, connections to the Mississippi River, regional parks and trails, orientation of homes on lots, fencing, buffering of traffic, security of residents, involvement and discussion (if any) with the City of Minneapolis, impact on the "critical area," and the sizes of some lots. Messrs. Bublitz and Warren responded to Commissioners' questions and concerns based on current information available to them. The Planning Commission generally viewed the Bellvue Lane Addition preliminary plat presented at this time as incomplete and premature since many questions and concerns have been raised. A major concern at this time is the need for input from the City of Minneapolis and County Commissioner Opat with respect to adjacent project(s) and to determine whether coordination/relationship may be beneficial. It was noted that a meeting of County and Minneapolis officials with Mayor Kragness is apparently scheduled for the near future to discuss mutual interests in the subject area. PUBLIC HEARING - APPLICATION NO. 98008 - ECONOMIC DEVELOPMENT AUTHORITY There was a motion by Commissioner Nelson, seconded by Commissioner Newman, to open the public hearing on Application No. 98008 at 8:45 p.m. The motion passed unanimously. Chair Willson called for comments from the public. Ms. Nancy Carlson, 6024 Aldrich Avenue North, expressed pleasant surprise at the depth of the Commissioners' questioning and discussion on the project. She explained her interest as a neighborhood/political activist in the affected area and reported that residents of the neighborhood are appalled at the proposed plans that include a high wall, large berm, and placement of homes on the lots. In addition, she stated there are pending discussions scheduled with Minneapolis and 5 -14 -98 2 Hennepin County officials regarding projects in the area. Ms. Carlson urged the Commission to delay any action on the project to allow for additional discussion to be completed with officials of the City of Minneapolis and Hennepin County regarding projects in the area. Chair Willson called for additional comments from the public. No other individuals from the public appeared before the Commission during the public hearing on Application No. 98008. CLOSE PUBLIC HEARING - APPLICATION NO. 98008 There was a motion by Commissioner Newman, seconded by Commissioner Boeck, to close the public hearing at 8:50 p.m. The motion passed unanimously. Chair Wilson called for additional questions /discussion from the Commissioners. It was noted that elevations do not appear on the plat and matters regarding re- zoning, variations, and landscaping, etc. remain to be considered and resolved. Based on the issues and concerns expressed by the Commissioners and the lack of input from the City of Minneapolis and Hennepin County, the Commissioners agreed to table action on Application No. 98008. ACTION TO TABLE CONSIDERATION OF APPLICATION NO. 98008 - ECONOMIC DEVELOPMENT AUTHORITY There was a motion by Commissioner Reem, seconded by Commissioner Boeck, to table Commission action on Application No. 98008, a request submitted by the EDA (City of Brooklyn Center) for preliminary plat approval to create 16 new single family residential lots and two outlots out of 6.48 acres of property located between 4th Street North and Bryant Avenue North, north of 53rd Avenue. Voting in favor: Chair Willson, Commissioners Boeck, Erdmann, Nelson, Newman, and Reem. The motion passed unanimously. CITY OF BROOKLYN CENTER -APPLICATION NO. 98009 AND APPLICATION NO. 98010 Chair Willson introduced Application No. 98009, a request submitted by the City of Brooklyn Center for site and building plan approval and a special use permit to construct a new fire station at the southeast corner of 63rd Avenue North and Brooklyn Boulevard, and Application No. 98010, submitted by the City of Brooklyn Center, requesting a variance from Section 35 -400 to allow a 35 ft. building setback rather than a 50 ft. building setback required along a major thoroughfare (related to Application No. 98009 - construction of new fire station). These applications were filed on 04 -27- 98 and City Council action should be taken by 06 -26 -98 (60 days). The Commissioners agreed to consider both applications concurrently. APPLICATION NO. 98009 Mr. Warren presented the staff report using overhead transparencies to show the location and site and building plans for construction of a new 16,800 sq. ft. fire station at 6250 Brooklyn Boulevard. (See attached Planning Commission Application Information Sheet dated 05- 14 -98.) Mr. Warren described the combined properties that comprise the site that will be platted into a single lot. Demolition of existing buildings and relocation of the liquor store will clear the site for a new 5 -14 -98 3 fire station. The property is zoned R -1 and the station, as a publicly owned structure, is considered a special use in that zone. Using overhead transparencies, Mr. Warren outlined the location of two accesses to the site, the position of the fire station building, the floor plans, parking, and landscaping. C -1 zoning requirements are imposed on the property. Mr. Warren noted that special attention be given to the adequacy of screening in specific areas of the site because of ordinance stipulations where C -1 use abuts R -1 zoned property. A new storm drain, water main, and sanitary sewer line will be constructed on the property. The City Engineer is reviewing the plans and may have additional comments. Mr. Warren pointed out that the building is proposed to be set back 35' from the Brooklyn Boulevard property line. Application No. 98010 details the variance required to allow the 35' setback rather than the 50' setback required from a major thoroughfare (Brooklyn Boulevard). Mr. Warren stated the site and building plans appear to be in order and meet the five standards under Section 35 -220 for a special use permit and recommended approval of Application No. 98009, subject to approval of Application No. 98010, and subject to 10 conditions outlined in the staff report. APPLICATION NO. 98010 Mr. Warren presented the staff report which details the need for a setback variance related to construction of a new fire station at 6250 Brooklyn Boulevard (Application No. 98009). (See attached Planning Commission Application Information Sheet dated 05- 14 -98.) The City seeks a variance from Section 35 -400 which requires a 50' building setback for structures located along a major thoroughfare. Site and building plans under Application No. 98009 provide for construction of the building at a 35' setback which is the standard front yard setback for buildings along a non -major thoroughfare. Mr. Warren explained the reasons for building at the 35' setback line. A major justification is the need to incorporate the existing city well on the property into the building plans since relocation of a well is a costly endeavor. In addition, Brooklyn Boulevard studies done over the past few years recommend and encourage the City to allow non - residential buildings in that corridor to be constructed closer to the street than currently required to provide enclosure and a continuous public facade. This approach would also provide for less parking space adjacent to the Boulevard and more landscaping opportunities, and allow better utilization of lots lacking depth. Changes in the applicable ordinance are contemplated, therefore this variance request can be considered an interim variance until new regulations are adopted. Mr. Warren illustrated how the request meets the five standards for variances under Section 35 -400, noting that Standard A regarding hardship is met by the need for the City to avoid costly relocation of an existing well. The request is also consistent with recommendations of Brooklyn Boulevard studies which endorse ways to create a more pleasing, attractive Boulevard /streetscape. 5 -14 -98 4 The staff recommends approval of the variance request to allow a 35' building setback rather than a 50' setback along Brooklyn Boulevard for the West Fire Station building based on the reasons outlined in the staff report/information sheet. Notices on the public hearings scheduled for Application Nos. 98009 and 98010 have been mailed to surrounding property owners as required. Chair Willson called for comments from the Commissioners. Commissioner Boeck requested clarification regarding the accesses to the fire station site. A wide access to accommodate fire trucks on Brooklyn Boulevard will be located at approximately where the current driveway is at 6236 Brooklyn Blvd; there will be no turn lanes and existing driveways will be closed. Extension of the median on Brooklyn Blvd is designed to prohibit dangerous turns across traffic from driveways on the other side of the Boulevard. The access on 63rd Avenue, while offset somewhat from the Rainbow entrance, will be reduced from its current width. The Commissioners acknowledged that due to the nature of a fire station with limited in and out traffic, the recommended accesses to the site are acceptable. Parking on the site was discussed further with changes suggested to improve traffic flow on the east side of the site where the traffic lane is rather narrow and to take into consideration avoiding headlight glare into the residential areas. It was noted that although the 10' parking stalls provided are wider than the allowable 8'8" width, the site can accommodate at least 55 spaces, more than adequate to service the need and meet the ordinance requirements. Commissioner Reem had concerns regarding adequate screening between the site and the residential areas in terms of fencing, landscaping, lighting, parking, and trash disposal. Mr. Jeff Melchert, representing Melchert/Block Associates, further detailed the landscaping and screening plans adjacent to the residential areas, and responded to Reem's questions. The Commissioners considered and discussed improvements to the screening plans. The Commissioners agreed to conduct a combined public hearing on Application Nos. 98009 and 98010. PUBLIC HEARING - APPLICATION NOS. 98009 AND 98010 - CITY OF BROOKLYN CENTER There was a motion by Commissioner Newman, seconded by Commissioner Nelson, to open the public hearing on Application Nos. 98009 and 98010 at 10 p.m. The motion passed unanimously. Chair Willson called for comments from the public. Ms. Jane Chambers, Assistant City Manager, introduced Mr. Al Mojrud, Mojrud Architecture, Minneapolis. Mr. Mojrud displayed a composite photograph of the building. He stated that the offset access on 63rd will create no traffic conflict and noted that the Fire Department will be authorized to control the traffic lights at the 63rd Avenue/Brooklyn Boulevard intersection. He commented on the space for traffic flow, the fencing and landscaping on the east side of the site, 5 -14 -98 5 exterior lighting, and signage. Mr. Mojrud noted that the City staff has been outstanding to work with on this project. The cost of the new station is $2.6 million. Ms. Chambers reviewed the agreement with the residential/home business owner on the east side who requested that no fencing be constructed between the two properties to allow for continued parking for his property. Ms. Chambers reported that the bids are out for the pre -cast concrete since the material requires a lengthy lead time. A 10 month construction period is expected to begin in August/September. Ms. Chambers is coordinating design and cost efficiencies with the Bosshardt Corporation for both the new fire station and new police station. No other individuals from the public appeared before the Commission during the public hearing on Application Nos. 98009 and 98010. CLOSE PUBLIC HEARING - APPLICATION NOS. 98009 AND 98010 There was a motion by Commissioner Newman, seconded by Commissioner Reem, to close the public hearing at 10:15 p.m. The motion passed unanimously. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 98010 - CITY OF BROOKLYN CENTER There was a motion by Commissioner Boeck, seconded by Commissioner Reem, to recommend to the Council that it approve the City's Application No. 98010, to allow a 35 ft. building setback rather than the 50 ft. major thoroughfare setback along Brooklyn Boulevard, for the Brooklyn Center West Fire Station building. The Commissioners concluded that: - approval is consistent with Brooklyn Boulevard studies encouraging non - residential buildings to be located close to the street right -of -way along the Boulevard, and - the proposal meets 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. Voting in favor: Chair Willson, Commissioners Boeck, Erdmann, Nelson, Newman, and Reem. The motion passed unanimously. At Commissioner Boeck's recommendation, based on the Commission's discussion, it was agreed that Application No. 98009, be subject to an additional condition (No. 11) to provide for improved screening on the south and south east sides of the fire station site that abut residential property. Commissioner Nelson disagreed, however, and stated that the limited use of the site in terms of parking did not justify additional fencing in those areas. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 98009 - CITY OF BROOKLYN CENTER There was a motion by Commissioner Boeck, seconded by Commissioner Reem, to recommend to the Council that it approve Application No. 98009, a request submitted by the City for site and building plan approval and a special use permit for construction of a new fire station at the southeast corner of 63rd Avenue North and Brooklyn Blvd., subject to the following conditions, in addition to the variance approved under Application No. 98010: 5 -14 -98 6 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 Engineering Department prior to the issuance of permits. 3. Any outside trash disposal facilities and/or rooftop or on- ground mechanical equipment shall be appropriately screened from view. 4. The building is 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. 5. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City ordinances. 7. B -612 curb and gutter shall be provided in all driving and parking areas. 8. An as -built survey of the property, improvements and utility service lines shall be provided to the City Engineering Department. 9. The landscape screening plan submitted with this application is deemed to be appropriate screening to meet the intent of the City ordinance for screening between a service /office type use and R -1 zoned property. 10. Approval of this application is subject to the approval of the building setback variance comprehended under Application No. 98010. 11. In addition to the landscaping shown on the plan, a 4 foot high opaque fence shall be constructed along the south and south easterly sides of the site adjacent to all proposed or future parking stalls. The fence is to be located on the interior side of the 15 ft. greenstrip. Voting in favor: Chair Willson, Commissioners Boeck, Erdmann, Newman, and Reem. Voting against: Commissioner Nelson. The Council will consider these recommendations at its Tuesday, May 26, 1998 meeting. The applicant must be present. Major changes to the applications as reviewed by the Commissioners will require that the applications be returned to the Commission for reconsideration. OTHER BUSINESS The next meeting of the Planning Commission is scheduled for Thursday, May 28, 1998. 5 -14 -98 7 Mr. Warren described a request from the Highway 100 Racquet and Swim Club for permission to allow one of it's temporary covered tennis facilities to remain up throughout the year to determine whether its clientele is interested in a permanent year -round tennis facility. The Fire Chief and Building Official have no objections to the facility being up for a longer period on a test basis. He explained that if they decide to have a year round covered facility, they will have to seek site and building plan approval for a permanent addition to the building that will have a consistent exterior treatment and will include other things they need for fire sprinklers. It was the consensus of the Commission that one tennis facility be allowed to remain at that location past the permitted 6 months during 1998. Mr. Warren advised that a change in the exterior and accent coloring of the new Spiritual Life Church has been reported to the City. He indicated the change is considered an upgrade to the facility and will consist of a rock faced panel rather than a smooth precast concrete panel as originally proposed. In response to an inquiry by Commissioner Nelson, Mr. Warren explained that the City Council had accepted the Planning Commission's recommendation in its entirety with respect to the Budget Car and Truck Rental proposal. This meant that all vehicles stored at the Sears Automotive Center by Budget would have to be confined to under the canopy area on the northerly side of the automotive center. He further explained that Budget would have 60 days to relocate and remove the vehicles from the site. Commissioner Newman inquired about the permit required for automobile sales by the Credit Union located on Xerxes Avenue. Mr. Warren explained that two 10 -day administrative permits are allowed annually for such activities. ADJOURNMENT There was a motion by Commissioner Boeck, seconded by Commissioner Nelson, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 10:35 p.m. Chair Recorded and transcribed by: Arlene Bergfalk TimeSaver Off Site Secretarial, Inc. 5 -14 -98 8