Loading...
HomeMy WebLinkAbout1998 06-11 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 JUNE 11, 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 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 and Planning Commission Recording Secretary Arlene Bergfalk. Attending a portion of the meeting were Assistant City Manager Jane Chambers and Police Chief Joel Downer. Commissioner Graydon Boeck was excused. APPROVAL OF MINUTES - MAY 28, 1998 There was a motion by Commissioner Reem, seconded by Commissioner Nelson, to approve the minutes of the May 28, 1998 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. EVANGELICAL LUTHERAN CHURCH OF THE MASTER - APPLICATION NOS. 98012 AND 98013 Chair Willson introduced Application No. 98012, a request to amend the Master PUD, and Application No. 98013, a request for preliminary plat approval to combine 4 parcels of land into a single lot, both submitted by the Evangelical Lutheran Church of the Master, whose complex is located in the northwest quadrant of Dupont and 69th Avenues North. These applications were filed on 05 -21 -98 and City Council action should be taken by 07 -13 -98 (60 days). The Commissioners agreed to consider these applications concurrently and to conduct one public hearing for the two applications. APPLICATION NO, 98012 Mr. Warren presented the staff report and used overhead transparencies to show the location of the properties and the site and building plans for Phase II and Phase III of the PUD. (See attached Planning Commission Application Information Sheet dated 06- 11 -98). 6 -11 -98 1 Mr. Warren reviewed the Church's original application for PUD rezoning of several adjacent properties/buildings acquired by the Church, which was approved by the Council on 11- 14 -94, and the subsequent development agreement between the church and the City. Phase I, connecting the church and the building at 1107 Emerson Lane, was completed. The applicant now plans to complete Phase II to connect the building at 6907 Dupont Avenue North to the Phase I buildings. The 6907 Dupont building will facilitate church - related group meetings of about 100 people. Mr. Warren reviewed the applicant's parking and landscaping plans for Phase II and stated that both plans more than adequately meet City Ordinances. The connecting link between the Phase I buildings and the Phase II property provides for handicap access to the Phase II building and an elevator will be installed in the Phase II building. The exterior of the link structure will match that of the other buildings. A modification to the parking area between the Phase I and Phase II buildings to accommodate the connection of the two buildings reduces impervious surface and does not affect grading, drainage or utilities. Phase III involves use of the building at 1100 -69th Avenue North to house missionaries who are on leave from service. No physical alterations will be made to that building. This is a change from the applicant's original plan for that building which involved conversion of some apartment space to office /teaching/counseling use. The plans submitted by the applicant for Phases II and III appear to be in order, therefore, Mr. Warren recommended approval of Application No. 98012, subject to 4 conditions outlined in the staff report. A public hearing, as required under Section 35 -355, properly noticed, is scheduled for this meeting. Mr. Warren noted the original proposal was considered by the neighborhood advisory group, which supported the plans for phased utilization of the church's properties, therefore, that formality could be waived. Chair Willson called for questions from the Commissioners. Apartment and meeting facility usage was discussed. Apartments will be used for missionaries on leave only and meeting rooms will be used only by the church's groups. Neither the apartments or the various meeting rooms will be available for rental to the public and the City Attorney must approve the modified development agreement describing utilization of the buildings. Construction of the link between the Phase I and Phase II buildings is expected to begin as soon as possible in order to make full use of the Phase II building. APPLICATION NO. 98013 Mr. Warren explained that this application involves approval of a preliminary plat that combines into a single lot four parcels of land that currently constitute the Lutheran Church of the Master complex. The combined 5.92 acre site will consist of the parcel containing the church proper and three adjacent properties containing apartment buildings for church use. This combination is pursuant to condition No. 4 of the original approval Resolution No. 94 -244 dated November 14, 1994. The new legal description of the single property will be Lot 1, Block 1, Evangelical Lutheran Church of the Master 3rd Addition. 6 -11 -98 2 Mr. Warren indicated that the City Engineer is reviewing the plat for possible vacation of some drainage and utility easements that are no longer required. Watershed Commission review of the plat or PUD plan is not necessary based on direction given by the Watershed Commission. Subject to two conditions outlined in the staff report, Mr. Warren recommended approval of the proposed combination comprehended under Application No. 98013. Notice of the public hearing scheduled was published in the Brooklyn Center Sun/Post Chair Willson called for questions from the Commissioners. There were none at this time. PUBLIC HEARING - APPLICATION NOS 98012 AND 98013 - LUTHERAN CHURCH OF THE MASTER There was a motion by Commissioner Nelson, seconded by Commissioner Newman, to open the public hearing on Application Nos. 98012 and 90813 at 8:00 p.m. The motion passed unanimously. Chair Willson called for comments from the public. An unidentified person residing at 6927 Dupont Avenue North, stated she supports the church's Phase II and III plans and combination of the church's properties into a single lot. Senior Pastor Bob Cottingham stated that the contract for deed referred to in the 1994 development agreement for purchase of the Chazin property by the church has been satisfied. He noted that with a 3,500 member congregation, meeting and living facilities are used exclusively for church purposes, therefore, public rental of facilities is not available. Mr. Mark Hayes, architect for the project, explained that the connecting structure provides a ramp and remodeling in the Phase II building includes installation of an elevator to make that building fully handicapped accessible. In response to Chair Willson's question regarding the need for the 6 parking spaces between the two buildings, Mr. Hayes stated there is an existing curb cut and those spaces are currently being used. 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 Nos. 98012 and 98013. CLOSE PUBLIC HEARING - APPLICATION NOS. 98012 AND 98013 There was a motion by Commissioner Reem, seconded by Commissioner Newman, to close the public hearing at 8:05 p.m. The motion passed unanimously. The Commissioners interposed no objections to Application No. 98012, a planned unit development amendment, or to Application No. 98013, combination of 4 parcels into a single lot, as requested by the Evangelical Lutheran Church of the Master. 6 -11 -98 3 ACTION TO RECOMMEND APPROVAL OF APPLICATION NO 98013 - EVANGELICAL LUTHERAN CHURCH OF THE MASTER There was a motion by Commissioner Newman, seconded by Commissioner Nelson, to recommend to the Council that it approve Application No. 98013, a request submitted by the Evangelical Lutheran Church of the Master to combine into a single lot four parcels of land that currently make up the Lutheran Church of the Master complex, to be described as Lot 1, Block 1, Evangelical Lutheran Church of the Master 3rd Addition, subject to the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. Voting in favor: Chair Willson, Commissioners Erdmann, Nelson, Newman, and Reem. The motion passed unanimously. ACTION TO RECOMMEND APPROVAL OF APPLICATION NO. 98012 - EVANGELICAL LUTHERAN CHURCH OF THE MASTER There was a motion by Commissioner Nelson, seconded by Commissioner Erdmann, to recommend to the Council that it approve Application No. 98012, an amendment requested by the Evangelical Lutheran Church of the Master for approval for Phase II and Phase III of the Master Planned Unit Development (PUD), subject to the following conditions: 1. Approval of this planned unit development amendment acknowledges City Council Resolution No. 94 -224 in terms of the findings made at that time and notes that the Phase II and Phase III plans are consistent with those findings. 2. The building plans for building additions and modifications are subject to the approval of the Building Official with respect to applicable codes prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee shall be submitted to assure the completion of approved site improvements. 4. The church shall enter into a modified development agreement with the City, to be reviewed and approved by the City Attorney, prior to the issuance of building permits for the Phase II and Phase III utilization of the buildings. Said agreement shall be modified to reflect the final phasing plan as submitted by the church. Voting in favor: Chair Willson, Commissioners Erdmann, Nelson, Newman, and Reem. The motion passed unanimously. The Council will consider these recommendations at its Monday, June 22, 1998 meeting. The applicant(s) 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. 6 -11 -98 4 APPLICATION NO. 98011 - ECONOMIC DEVELOPMENT AUTHORITY (EDA) Chair Willson introduced Application No. 98011, a request submitted by the EDA to rezone from R -4 (multiple family residence) to R -2 (1 and 2 family residence) two parcels of land formerly addressed as 610 and 620 -53rd Avenue North. This application was filed on 05 -14 -98 and Council action should be taken by 07 -13 -98 (60 days). Mr. Warren presented the staff report using overhead transparencies to show the location of the two parcels and the Bellvue Lane Addition. (See attached Planning Commission Application Information Sheet dated 06- 11 -98.) Mr. Warren explained that the lots under consideration are part of the redevelopment proposal included in property to be known as the Bellvue Lane Addition which is an EDA redevelopment plan to provide new housing and a greenstrip along 53rd Avenue. The background of previous and current zoning of the two lots which had each contained a four -plex was reviewed. To be in compliance with the zoning of the newly replatted Bellvue Lane Addition the two parcels must be rezoned to R -2 (1 and 2 family residence) and must also be consistent with the Bellvue Lane development and compatible with surrounding land uses (R -2). Each rezoning proposal is to be considered on its merits and measured against guidelines contained in Section 35 -208 of the city's zoning ordinance as well as the Comprehensive Plan. Mr. Warren presented each guideline and described how the rezoning proposal meets the criteria of the evaluation policy /guidelines that reflect the best interests of the City. Mr. Warren recommended adoption of Planning Commission Resolution No. 94 -02 recommending approval of the proposed rezoning, subject to four considerations contained in the Resolution. Mr. Warren stated that considerable neighborhood review /comment has been received during the 1- 1/2 years of EDA/City work on the Bellvue Lane redevelopment plan, therefore, referral of this rezoning request to the neighborhood advisory group can be waived. Proper notice of the public hearing has been made. Chair Willson called for questions from the Commissioners. Commissioner Newman noted that part of Outlot B is included in the rezoning and inquired about maintenance of the outlots. Mr. Warren stated the outlots (greenway) will be maintained by the City. Newman also noted that there are several other R -4 zoned areas in the southeast portion of the City and inquired whether this rezoning may affect the other R -4 parcels. Mr. Warren explained that those scattered R -4 parcels will remain as zoned and since 1989 have been conforming uses under the Comprehensive Plan and Zoning Ordinance. PUBLIC HEARING - APPLICATION NO. 98011 There was a motion by Commissioner Erdmann, seconded by Commissioner Newman, to open the public hearing on Application No. 98011, at 8:30 p.m. The motion passed unanimously. Chair Willson called for comments from the public. 6 -11 -98 5 Mr. Mike Nelson, a new resident at 5319 Camden Avenue, stated his support for the proposed rezoning because the neighborhood consists of only single family homes, therefore it doesn't make sense to have R -4 zoning. Chair Willson noted that the neighborhood has been supportive throughout the Bellvue Lane redevelopment process. 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. 98011. CLOSE PUBLIC HEARING - APPLICATION NO. 98011 There was a motion by Commissioner Newman, seconded by Commissioner Nelson, to close the public hearing at 8:35 p.m. The motion passed unanimously. The Commissioners interposed no objections to Application No. 98011, a request for rezoning of two parcels - 610 and 620 -53rd Avenue North, from R -4 to R -2. ACTION TO RECOMMEND APPROVAL OF APPLICATION NO. 98011 - ECONOMIC DEVELOPMENT AUTHORITY Commissioner Diane Reem introduced the following resolution and moved its adoption: Planning Commission Resolution No. 94 -02: "Resolution regarding Recommended Disposition of Planning Commission Application No. 98011 submitted by the Economic Development Authority of the City of Brooklyn Center." The motion for the adoption of the foregoing resolution was duly seconded by Commissioner Edward Nelson and upon vote being taken thereon, the following voted in favor thereof Chair Willson, Commissioners Erdmann, Nelson, Newman, and Reem; and the following voted against the same: None; whereupon said resolution was declared duly passed and adopted. (The complete Resolution No. 94 -02 is made a part of these minutes as an attachment.) The Council will consider the resolution at its Monday, June 22, 1998 meeting. The applicant must be present. Major changes to the application as reviewed by the Commissioners will require that the application be returned to the Commission for reconsideration. APPLICATION NO. 98014 - CITY OF BROOKLYN CENTER Chair Willson introduced Application No. 98014, a request submitted by the City of Brooklyn Center for a site and building approval and a special use permit to construct a new police department on property to be addressed as 6645 Humboldt Avenue North. This application was filed on 05 -29 -98 and Council action should be taken by 07 -27 -98 (60 days). Mr. Warren presented the staff report and used overhead transparencies to show the 2.26 acre location and the site and building plans. (See attached Planning Commission Information Sheet dated 06- 11 -98). The 5 parcels of land acquired by the city are zoned R -5 and the police station is a special use (government offices) allowed in that zone by a special use permit granted by the Council. The parcels will be combined and platted into a single lot within the next month. 6 -11 -98 6 Mr. Warren described the site, access and parking plans as detailed in the staff report. 142 parking spaces are required under C -1 (office /service) requirements; however, a total of 104 spaces are planned. Provision of additional spaces could reach a total of 134 spaces; however lacking the required 142 could make the building difficult to market for office use should the police station be relocated in the future. The Council is authorized to make a determination on the appropriate amount of parking. Given the unique nature of the police department's functions and staff configuration, 104 parking stalls should be adequate. Mr. Warren requested the Commissioners to consider whether the landscape plan, detailed in the staff report, for screening in areas where the C -1 use (parking lots) abuts R -1 (residential) property provides sufficient screening to meet the requirements. Overall, however, the landscape plan prepared in response to the point system used to evaluate such plans, well exceeds the minimum requirements and appears to be appropriate. The City Engineer continues to review the drainage, grading and utility plans to include catch basins and on -site storm sewer system. The Engineer will have final approval of these plans prior to issuance of any permits. Watershed Commission review of this site is not required. The exterior of the building will be of sandstone colored pre -cast concrete with bronze window and door frames. The trash area will be enclosed on the back (west side) of the building and 9 perimeter light poles with fixtures to direct lighting down on the property. Mr. Warren outlined how the proposed police station use meets the five standards for special use permits under Section 35 -220 of the City's ordinances. Based on the review detailed in the staff report, Mr. Warren recommended that a determination be made that the standards for special use permit and the additional standards of the use being compatible and complimentary to existing adjacent land uses and of comparable intensity are met. A public hearing appropriately noticed has been scheduled for this special use permit application. Overall, the plans and special use permit are in order, therefore, Mr. Warren recommended approval subject to 9 conditions outlined in the staff report. He noted that Assistant City Manager Jane Chambers and Chief of Police Joel Downer are available to answer questions. Chair Willson called for questions from the Commissioners. In response to Commissioner Newman's request for clarification on the drainage issues, Mr. Warren reported on his discussion with the City Engineer. Apparently the storm sewer is shallow and the plans submitted allow for sheet drainage, which is not permitted by the City. Therefore, additional study of acceptable drainage options on the site is being conducted by the City Engineer. Commissioner Reem inquired about the setback distance of the building. Mr. Warren explained that the building is set back a total of 110 feet from Humboldt Avenue which provides for two accesses and a large landscaped area in front facing Humboldt. Commissioner Erdmann expressed concern with respect to the parking plan proposed which leaves the property short of the required number of spaces in the event its use is converted to office space 6 -11 -98 7 in the future. He recommended several options for the building placement on the site that would provide additional parking. Mr. Warren acknowledged that the proposed building and use of the site is specifically designed for a police station, but suggested that future modification of the building if necessary could provide for some indoor parking space. It was also noted that the City is committed to this location for the police station and the life expectancy of the building is 25 -30 years. PUBLIC HEARING - APPLICATION NO. 98014 - CITY OF BROOKLYN CENTER There was a motion by Commissioner Newman, seconded by Commissioner Reem, to open the public hearing on Application No. 98014 at 9:10 p.m. The motion passed unanimously. Chair Willson called for comments from the public. Police Chief Joel Downer responded to Commissioner Newman's question regarding noise in the area created by police department shift work schedules. Downer explained that the experience gained from the current location of the police station adjacent to the 12 -story residential building created a "good neighbor" attitude and prudent use of sirens and flashing red lights will continue in the new location. Assistant City Manager Jane Chambers reported that the 10 -month construction period is expected to begin in September 1998, although a recent strike at the company that builds the pre -cast concrete panels used may minimally affect the schedule. It is anticipated, however, that the building will be enclosed in time for inside construction during the winter months. CLOSE PUBLIC HEARING - APPLICATION NO, 98014 There was a motion by Commissioner Nelson, seconded by Commissioner Newman, to close the public hearing at 9:15 p.m. The motion passed unanimously. Chair Willson called for additional questions from the Commissioners. Following discussion, the Commissioners determined that the landscape plan provides sufficient screening to meet the requirements of the ordinance where parking lots abut residential uses on the north and south sides of the site. In addition, the Commissioners agreed to revise condition 2 listed on page 5 of the staff report to clarify that dependence on sheet drainage on the site is not acceptable. ACTION TO RECOMMEND APPROVAL OF APPLICATION NO. 98014 - CITY OF BROOKLYN CENTER There was a motion by Commissioner Nelson, seconded by Commissioner Newman, to recommend to the Council that it approve Application No. 98014, submitted by the City, for site and building approval and a special use permit to construct a new police department at 6645 Humboldt Avenue North, subject to the following conditions: 1. The building plans are subject to review by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Drainage plans not dependent on sheet drainage, and grading and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits. 6 -11 -98 8 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 on 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 around 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 the application is deemed to be appropriate screening meeting the intent of the city ordinance for screening between a service /office type use and residentially zoned property. Voting in favor: Chair Willson, Commissioners Erdmann, Nelson, Newman, and Reem. The motion passed unanimously. The Council will consider the recommendation at its June 22, 1998 meeting. The applicant must be present. Major changes to the application as reviewed by the Commissioners will require that the application be returned to the Commission for re- consideration. OTHER BUSINESS Mr. Warren commented on the June 6, 1998 letter distributed to the Commissioners from homeowners explaining their opposition to the joining of June and Indiana Avenues in conjunction with subdivision of property at 5621 Indiana Avenue North (Application No. 98007, submitted by Doug Peterson, Accessible Homes, Inc. recommended for approval on 04- 30 -98). The Council subsequently approved the Application. Mr. Warren indicated that while the City may be sympathetic to perceived traffic issues related to this subdivision, if an application meets requirements, there may be no basis for denial. Modifications, if any, to the approved application will require re- consideration by the Planning Commission. Mr. Warren explained that Budget Car and Truck Rental was allowed 60 days to remove prohibited vehicles from the Sear's Brookdale location and the deadline expires on June 26. Commissioner Reem again complained about improper use of the trash containers and enclosure at 63rd and Brooklyn Blvd. It was noted that models of the proposed Brookdale development will be on display at Brookdale this fall. 6 -11 -98 9 FUTURE MEETING DATE The next meeting of the Planning Commission is scheduled for Thursday, June 25, 1998. Mr. Warren briefly reviewed the agenda items for that meeting. ADJOURNMENT There was a motion by Commissioner Reem, seconded by Commissioner Erdmann, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:45 p.m. Chair Recorded and transcribed by: Arlene Bergfalk TimeSaver Off Site Secretarial, Inc. 6 -11 -98 10