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HomeMy WebLinkAbout1998 08-13 PCM Amended 8 -13 -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 MEETING AUGUST 13, 1998 CALL TO ORDER The Planning Commission's regular meeting was called to order by Commissioner Boeck at 7:30 p.m. ROLL CALL Commissioners Graydon Boeck, Stephen Erdmann, Edward Nelson, Rex Newman, and Sean Rahn were present. Also present were Secretary to the Planning Commission/Planning and Zoning Specialist Ronald Warren and Planning Commission Recording Secretary Rebecca Crass. Chair Tim Willson and Commissioner Dianne Reem were absent and excused. APPROVAL OF MINUTES - JULY 16, 1998 There was a motion by Commissioner Ed Nelson, seconded by Commissioner Erdmann, to approve the minutes of the July 16, 1998 meeting. The motion passed unanimously. OATH OF OFFICE Mr. Warren administered oath of office to Sean Rahn, newly appointed to the Planning Commission for a two -year term on the Planning Commission to replace Brian Walker who resigned from the Commission. CHAIR'S EXPLANATION Commissioner Boeck 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. DAVE PHILLIPS PHILLIPS ARCHITECTS - APPLICATION NO. 98017 Commissioner Boeck introduced Application No. 98017 submitted by Dave Phillips, Phillips Architects, a request for rezoning and site and building plan approval through the Planned Unit Development (PUD) process for an expansion of the Brookdale Chrysler Plymouth dealership at 6121 Brooklyn Boulevard and the interim use of 6107 Brooklyn Boulevard for storage and display of new and used car inventory. Application No. 98017 was filed on 7 -16 -98 and City Council action must be taken by 9 -14 -98 (60 days). Mr. Warren presented the staff report to 8 -13 -98 1 show the location of the development and site and building plans for a 8,500 sq. ft. building addition for automobile service repair and a 1,100 sq. ft. car wash plus an approximate 100 ft. by 180 ft. parking lot addition on the adjacent lot to the south, 6107 Brooklyn Boulevard. (See Planning Commission Information Sheet for Application No. 98017 dated 8 -13 -98 attached.) The Brookdale Chrysler dealership is owned by Mr. William Bartram who leases the facility from Chrysler Realty Corporation, owner of the land and building at 6121 Brooklyn Boulevard. Mr. Bartram owns the property at 6107 Brooklyn Boulevard, which was formerly the location of a single family home that was recently demolished. The property at 6121 Brooklyn Boulevard is currently zoned C -2 (Commerce) and the property at 6107 Brooklyn Boulevard is currently zoned C -1 (Service /Office). Mr. Bartram pursued a PUD /C -2 rezoning of the same parcels in 1993 under Planning Commission Application No. 93011 to pursue an expansion of the dealership. After the 1993 approval, the development proposal was not pursued and the PUD /C -2 designation was not attached to the property at that time. Mr. Warren explained the rezoning and PUD process and noted one of the purposes of the PUD district is to give the City Council the needed flexibility in addressing redevelopment problems. Further, regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. A letter submitted by Mr. Dave Phillips of Phillips Architects, on behalf of the owners was reviewed. The letter comments on how the applicant believes their development proposal meets the guidelines in the zoning ordinance and how they believe it offers the city benefits. The letter indicates the need for additional space at Brookdale Chrysler Plymouth to accommodate the needs of their customers and to meet ADA requirements. The letter further describes the proposed addition to the service garage and a 1,100 sq. ft. car wash and the remodeling of the former body shop into a parts area. Mr. Warren's review of the application continued with a review of the guidelines contained in Section 35 -208 of the City's zoning ordinance relating to the rezoning evaluation policy and review guidelines. Commissioner Boeck questioned the grandfathering of existing zoning uses to utilize a parcel zoned C -1 of less than one acre in area or a parcel containing less than 150 feet of frontage . Mr. Warren explained how some residential single family homes are legal non - conforming uses in a C -1 zone and have been since the 1960's. It was further explained how it was encouraged that properties containing single family homes be changed over to commercial properties and the zoning of these properties was changed in the 1960's. He summarized studies done by outside sources regarding land use studies, highlighting the virtual elimination of non - viable single family homes along Brooklyn Boulevard. Future uses and zoning of the remaining single family properties surrounding the proposed development were discussed. 8 -13 -98 2 Commissioner Boeck inquired about this proposal complying with the City's Comprehensive Plan. Commissioner Erdmann raised a concern with all property on Brooklyn Boulevard becoming dense commercial property and expressed his feelings that the area does not have the residential population to support a commercial base of that intensity. He pointed out existing vacant commercial and store front properties. He stated there is more commercial base in the city than the residential population can support. Commissioner Erdmann quoted a DSU study that says the City should consider a more dense residential use to stabilize the area along Brooklyn Boulevard rather than more commercial uses. Mr. Warren responded by explaining that the report Commission Erdmann was referring to had since been replace with another that does not support dense residential property along Brooklyn Boulevard. He confirmed there are some commercially zoned properties that are vacant but it does not indicate the lack of viability in the community. He continued by explaining various situations regarding vacant commercial property on Brooklyn Boulevard. Commissioner Boeck responded to the issue at hand and stated that the Commission members should address the application presented and not look at the entire city as it relates to the current commercial situation. The application should be considered individually as presented. Commissioner Erdmann questioned why a PUD rezoning is necessary for this development for use as accessory parking at 6107 Brooklyn Boulevard. Mr. Warren noted that the PUD process would allow the interim use of 6107 Brooklyn Boulevard as a parking lot and would also allow the expansion of the service garage that could not otherwise be expanded without a PUD. This development proposal does not preclude looking at areas along Brooklyn Boulevard for high density development. Under the PUD process, the City has the ability to deal with these situations on an individual basis. He added that the Comprehensive Plan shows this application should be allowed. Commission Nelson inquired about additional studies regarding land uses on Brooklyn Boulevard. Mr. Warren explained changes to the Comprehensive Plan currently submitted to the Met Council. The Commission was reminded that this application is not for a combining of the two lots, but rather a rezoning of the existing lots for a compatible use. PUBLIC HEARING - APPLICATION NO. 98017 - DAVE PHILLIPS PHILLIPS ARCHITECTS There was a motion by Commission Nelson, seconded by Commission Rahn, to open the public hearing. The motion passed unanimously. Brooklyn Center resident, Jim Bucsko, 3600 61 st Avenue North, inquired about the future of his lot which would be left isolated from other residential properties. Boeck explains that the Planning Commission has no authority to determine at this point the future of single family homes in the area. Mr. Warren responded by explaining the situation that exists between the single family homes that remain whether zoned C -2 or R -1. 8 -13 -98 3 Mr. Dave Phillips, representing the owner, gave a brief history of the property at 6107 Brooklyn Boulevard and described the owner's desire to rezone it for commercial use. He explained how they arrived at a request for an interim use of the property without combining the two lots and how making significant improvements to the property will allow Brookdale Chrysler Plymouth to continue as a viable business. Discussion continued between the Commission members and Mr. Phillips. Mr. Phillips emphasized the applicant's desire for a decision from the Planning Commission be made expeditiously to allow construction to begin in 1998 since funding from Chrysler Corporation is available only through 1998. Mr. Warren explained to the applicant the time schedule involved for applications to be processed. He stated that the Planning Commission should refer the application to the West Central Neighborhood Advisory Group for comment and review and to table the Planning Commission's consideration of the application until September 10, 1998. He also reminded the Commission that the City Council must take action by September 14, 1998, and therefore, suggested to the applicant that they agree to waive the 60 day requirement from date of application for City Council action. Mr. Phillips stated that the applicant agrees to waive the 60 day requirement for City Council action to allow time for a thorough review by the West Central Neighborhood, the Planning Commission and the City Council. Mr. Phillips responded to several questions from the Planning Commission regarding setbacks, screening, possible combining of the two lots and future development in the area. Commissioner Newman asked about the reason for convening the Neighborhood Advisory Group (NAG) for this application. Mr. Warren stated that the NAG reviewed Application No. 93011 in 1993 and the neighborhood input that was given was valuable. It is not mandated by city ordinances that an application be reviewed by the NAG, but the Planning Commission has the option to request their review and consideration. The Planning Commission could make a recommendation to the City Council without a referral to the NAG. Mr. Bill Bartram, owner of 6107 and 6121 Brooklyn Boulevard, was introduced and spoke briefly about the application and their investment in the City. He stated he will submit in writing a request for an extension on the requirement for City Council action within 60 days of an application being submitted. Commissioner Boeck called for additional comments from the Commissioners. ACTION ON APPLICATION NO. 98017 - DAVE PHILLIPS. PHILLIPS ARCHITECTS There was a motion by Commission Nelson, seconded by Commissioner Newman, to continue the public hearing and refer Planning Commission Application No. 98017 to the West Central Neighborhood Advisory Group for consideration on Wednesday, September 2, 1998, and to table until September 10, 1998 consideration of Application No. 98017 by the Planning Commission. The motion passed unanimously. 8 -13 -98 4 OTHER BUSINESS Mr. Warren distributed maps to the Commission members and gave a history of the Earle Brown Farm and surrounding properties. He further explained that the City is planning to rebuild the `G' Barn for use as meeting facilities as well as some improvements to existing buildings such as constructing walkways /external connections between facilities on the site. The location of the `G' Barn was approved when the original plan was considered. It has been determined that now is the appropriate time to construct it. The City has acquired a vacant lot across the street from the Earle Brown Heritage Center and has plans to convert it into a parking facility for the Heritage Center. Mr. Warren gave details regarding the parking plan for the Commission's review. He explained that this parking facility will relieve the City from providing ramp parking over the existing parking lot on the Farm. The project should begin in the Fall of 1998. FUTURE MEETING DATE The Commissioners agreed to cancel the August 27, 1998 meeting. The next meeting of the Planning Commission will be on Thursday, September 10, 1998. ADJOURNMENT There was a motion by Commission Erdmann, seconded by Commission Nelson, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:55 p.m. ����Chair Recorded and transcribed by: Rebecca Crass 8 -13 -98 5