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Home My WebLink About2000 03-30 PCP i PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MARCH 30, 2000 STUDYSESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - March 16, 2000 4. Chairperson's Explanation an advisory body. One of the Commissions functions is The Planning Commission i s ry y to hol& 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. • 5. Discussion Item a. Commercial Zoning Reorganization 6. Other Business 7. Adjournment • MEMORANDUM TO: Planning Commission Members FROM: Ronald A. Warren, Planning Commission Secrd . DATE: March 27, 2000 SUBJECT: Commercial Zoning Reorganization We have been requested to provide the City Council with a status report on the Planning Commission's requested consideration of a commercial zoning reorganization. The Commission has been reviewing this matter over the course of the last six months. The status report will be given to the City Council at their April 10, 2000, meeting and it is anticipated that the matter will be discussed at an upcoming Planning Commission/City Council meeting. Attached for the Commission's review is a revised listing of four proposed commercial zoning • districts and uses based on a suggested reorganization. It was the consensus of the Commission that the four districts proposed in a report be reshuffled so that they represent a progression from the least intense district to the most intense district as follows: C -1 Neighborhood Commercial District C -2 Brooklyn Boulevard Commercial District C -3 Central Business District C -4 Highway Commercial District It was recommended that "tobacco sales" be added to the Neighborhood Commercial District (C -1) and that more office uses, such as a real estate office, be added to this district as well. "Park and Ride" and "Transit Hub" uses were to be added to the appropriate districts. These modifications have been made to the attached reorganization handout. Other recommendations and comments related to this proposal include: 1. Eliminate the word "industrial" from the C -4 district so that it reads "highway commercial district ". • 3 -30 -2000 Page 1 e 2. Further evaluate whether automobile sales and service should be included in the C -2 • (Brooklyn Boulevard Commercial District) or should the area where car dealers are located be zoned C -4 (Highway Commercial District). 3. Need to continue special requirements in the commercial zones such as buffer and setback requirements. Further review of specific regulations and requirements is also in order. 4. No consensus has been reached on the best way to distinguish uses in the neighborhood commercial district (C -1) from the other districts. It had been suggested that reduced square footage of buildings or lot sizes might be appropriate, however, such limitations are believed to cause development problems in the future. 5. All existing Planned Unit Development (PUD) districts should remain as they are. There may, however, be a need to modify the underlying designations to appropriately reflect the reorganized commercial zones. 6. Recommended zoning districts would be: C -1 69th/Humboldt Commercial Area 57th/Logan Commercial Area Area by Spiritual Life Church • 50th and Drew 53rd & Dupont (Christy's) ? C -2 All Brooklyn Boulevard Commercial Areas (May be possible conflicts with C -3 and C -4) C -3 Central Commercial Area Including Brookdale Perimeter Businesses; Shingle Creek Parkway area (From Shingle Creek to T.H. 100); and areas south of Freeway Boulevard between Shingle Creek and Humboldt Avenue. C -4 Brooklyn Boulevard and I -94; 66th and 252 except for Areas Zoned PUD 7. There is need to further review potential zoning designations for the Racquet and Swim Club at France and Highway 100 and also the city owned property located between 65th and 66th/T.H. 252 and Willow Lane. (This property currently has a Service /Office zoning designation. 8. Further detailed review is in order for setback and other district requirements. One Commissioner has suggested creating a system of building setbacks from right of way 3 -30 -2000 Page 2 • that would have reduced setbacks for lower buildings and greater setbacks for taller buildings. 9. The proposed Brooklyn Boulevard Commercial District (C -2) should be consistent with the Brooklyn Boulevard Redevelopment Study. Attached for the Commission's review are a revised listing of proposed zoning districts and uses; a summary of existing commercial zoning districts and uses; the table of minimum district requirements and special requirements in the C -1, C -lA and C -2 zones from the zoning ordinance; a map of Brooklyn Center zoning districts and recommendations from the Brooklyn Boulevard Redevelopment Study. The Planning Commission should review the above information, recommendations and comments to see if it adequately reflects the status of our review of the commercial zoning reorganization to date. If so, this status report and update will be presented to the City Council for further direction and review. • • 3 -30 -2000 Page 3 zm • : Central Busilm= Dbbict ADM sad t;m wi&mt t�ictians on size; bcr Wi IF y =Ltpvfi& hadmwingbalfer. setbaclo< sboald ba ' revised S m ctitiraut codeg and: _ • eating esbblish nmU g t m o & ft live . Pam • •message liquor Stu= ' • cm'aadboataaks - Neighborhood Business District Would permit $e followingvsa, wig sonic micas on sqmm baba x unfit and activity kvels must be carupatr'bk with neighborhood: retail salt affood • aervicxatatioas C2�.•M O...o•Tier►.a.a��Te•wa.c IZ�.r.►�� • P. tea, sandwich diaM otber small eating es:tabiishmeb not amdog live eatmtai mmt auto runic • tstiom dap cave oentars • health cliaiWdeatai a m • hardwam ( retal sale aeheating & plumbing p" glass; • vetainwi n c li n i cs hes alt brag snpphes) . bok=y . video reaw • sn� studios op�at oS�ES —sj ; barbae "'" ICSS ' charcbm • • mrsing homes • funeral and cremutaq 54"mes • religious, wdhm and charitable, h'braries do art patties adverfift �� t SST ?E /� • k'>Froa el • VPwd repair. a1aaticn. cleaning pickup & shoe repair • aoosumc sad a credit reportang, ad Sbnent alt collection 2mvice aFFieei duplic+ti& nwiling and sti wVVhic ser vice • detective d: p mopof a ageacy • couftimlar (nocu f s id g , durep) c" • govpnnimd o F'Fi c 6 S ' t AC 42e n& • y ernes (L p � u ft up diggq. outside display of We • marcbandse with perm • aq �e 04 r RO r e lip pop g Summary of Brooklyn Center Commercial Zoning Codes ZONE PERMITTED USES CONDITIONALLY PERMITTED SPECIAL REQUIREMENTS USES Cl: Service/Office District Permits the following, provided that the height of • accessory off -site parking not located on the • all storage, display, service, repair & each establishment/building not exceed three same property processing must be conducted within an des: • group day care facilities (must be compatible enclosed building • nursing homes with and complementary to existing adjacent • incineration of waste material must be • finance, insurance, real estate and investment land uses; must be of comparable intensity to conducted in approved equipment inside office Cl uses w/ respect to activity levels; must the building • medical, dental, osteopathic, chiropractic, & generate traffic compatible w/ neighborhood • where a Cl or CIA development abuts an optometric and within capacity) RI, R2 or R3 district other than at a public • legal, engineering, architsctural,'educational, instructional uses for art, music, street line, a buffer provision must be scientific research, accounting, auditing, photography, decorating, dancing, etc. established (see specific buffer bookkeeping, & urban planning requirements) • religious, welfare and charitable, libraries, & • parking layout must be approved prior to a art galleries building permit being issued • beauty & barber • site layouts must include an underground • funeral & crematory lawn sprinkler system • photographic • a registered civil engineer must design and • apparel repair, alteration, cleaning pickup, & supervise installation of water and sewer shoe repair mains when required, the land owner or • advertising developer must enter into an agreement • consumer & mercantile credit reporting, with the city to accomplish maintenance, adjustment & collection service inspection or repairs • duplicating, mailing & stenographic service • outside recreational facilities at group day care facilities must be separated from business &management consultant parking • business meat and driving areas (see specific • b • detective &protective agency buffer requirements) • contractor . nursing care homes must provide one tree • governmental per 14'beds • business association, professional membership organizations, labor unions, civic, social & fraternal associations • financial institutions • licensed drop -in child care centers • leasing offices • other uses in nature as determined by City Council CIA: Service/Office Permits all Cl uses without building height Same as Cl conditionally permitted uses. Same as Cl special requirements. District restriction. AF/miWazom 1,6/22/99 ZONE PERMITTED USES CONDPTIONALLY PERMITTED USES SPECIAL REOUIREMENTS C2: Commerce District • retail sale of food • gasoline service stations Same as Cl and C1A special requirements • eating establishments (without live • sale or vending at gasoline stations of items, with variances in buffer provisions, and: entertainment, drive -in eating, or other than fuels, lubricants or automotive access from a local residential street must convenience -food) parts & accessories be assessed for compatibility with • retail sale of heating & plumbing equipment, • drive =-m eating establishments neighborhood and approved by Council paint, glass, wallpaper, electrical supplies & • eating establishments offering live building supplies entertainment; recreation or amusement • retail sale of tires, batteries, automobile places such as theaters sports arenas, accessories & marine craft accessories bowling alleys, skating rinks and • retail sale of furniture, home furnishings & gymnasiums related equipment • retail sale of motor vehicles • retail sale of miscellaneous items such as • out -of -door display and sale of marine craft drugs, liquors, antiques & secondhand at retail merchandise, books & stationery, garden • transient lodging supplies, jewelry, flowers & floral accessories, • animal hospitals cigars & cigarettes, newspapers & magazines, • public transportation terminals (excluding cameras & photographic supplies, gifts, truck terminals) novelties & souvenirs, pets, optical goods, clubrooms & lodges sporting goods & bicycles • accessory off -site parking not located on the • Cl service/office uses except nursing homes same property with the principal use and drop -in child care centers sauna establishments & massage • repair /service uses including electrical, establishments household appliances, electrical supplies, school bus garage facilities heating & plumbing equipment, radio & amusement centers television, watch, clock & jewelry, • automobile & truck rental & leasing reupholstery and furniture, laundering, dry • tennis clubs, racket & swim clubs, health cleaning and dyeing, equipment and rental spas & suntan studios • medical and health uses including hospitals • group day care facilities (must be compatible (not including animal hospitals), medical with and complementary to existing adjacent laboratories, dental laboratories, nursing care land uses; must be of comparable intensity to homes (not to exceed 15 bedstacre) Cl uses w/ respect to activity levels; must • contract/construction uses including offices generate traffic compatible w/ neighborhood for building construction contractors, and within capacity) plumbing, heating & air conditioning contractors, painting. paper aging & decorating contractors, masonry, stone work, tile setting and plastering contractors, carpentering and wood flooring contractors, roofing and sheet metal contractors, concrete contractors, and water well drilling contractors • educational uses • accessory uses (i.e. parking, sign display, outside display of sale merchandise with Pmt) • licensed drop -in child care centers AFI *one 2, J99_ . 35 -400. TABLE OF MINIMUM DIS'I'lUcT RLCIUIR 'TS. Every' use of land within the City of Brooklyn Cen 1 conform to the 1011!! .ag minimum requirements which are applicable to the La,-..,; District in which such use is contemplated. (Note: Refer to applicable footnotes) (1) Yard Setbacks (10) (12) Land (3) (5) (2) Area Width (2) (5) Side Side District (Sq. Ft. Feet E= Rear (6) Interio Corner Rl One Family Dwelling (Interior Lot) 9,500 /unit 75 35 25 (9) 10 25 One Family Dwelling (Corner Lot) 10,500/unit 90 35 --(5) 10 25 R2 One Family Dwelling (Interior Lot) 7,600 /unit 60 35 25 (9) 10 25 One Family Dwelling (Corner Lot) 8,750/unit 75 35 -- ( 5 ) 10 25 Two Family Dwelling (Interior Lot) 6,200 /unit 75 35 40 10 25 Two Family Dwelling (Corner Lot) 6,200 /unit 90 35 --(5.) 10 25 R3 (See Sec. 35 -410) 5,400 /unit --(7) 35 40 --(7) 25 R4 (See Sec. 35 -410) 3,600 /unit 100 35 40 1.0 25 R5 (See Sec. 35 -410) 2,700 /unit 100 35 (4) 40 (4) 15 (4) 25 (4) R6 (See Sec. 35 -410) 2,200hinit 100 50 (4) 40 (4) 20 (4) 50 (4) R7 (See Sec. 35 -410) 1,400 /unit -- 50 (4) 40 (4) ' 20 (4) 50 (4) Cl (See Sec. 35 -411) -- (11) 150 35 40 10 25 CIA (See Sec. 35 -411) -- (11) 150 35(4) 40 (4) 10 (4) , 25 (4) C2 (See Sec. 35 -412) -- 100 35 (4) 40 (4) 10 (4) 25 (4) I -1 (See Sec. 35 -413) -- 100 50 25 10 50 I -2 (See Sec. 35 -413) -- 100 35 25 10 25 35 -50 Section 35 -411. SPECIAL REQUIREMENTS IN C1 AND CIA DISTRICTS. 1. All storage, display, service, repair or processing shall be conducted wholly within an enclosed building. Semi - trailers may not be used for the out of door storage of materials, equipment, merchandise, inventory, etc. 2. Incineration of waste material shall be conducted in approved equipment located within the building wherein the permitted use is conducted. Equipment shall be considered "approved" when approved by the zoning official and sanitarian. 3. Where a C 1 or CIA development abuts an RI, R2 or R3 district other than at a public street line, buffer provisions shall be established. There shall be provided a protective strip not less than 15 feet wide with an opaque fence or wall or a Council approved substitute. The protective strip shall not be used for parking, driveways, off - street loading or storage and shall be landscaped. The screening device design must be approved by the City Council as being in harmony with the residential neighborhood and providing sufficient screening of the C1 or CIA area. A proposed fence or wall shall be no less than four feet in height and shall not extend within 10 feet of any street right -of -way. 4. No building permit shall be issued until a site and parking layout has been approved as provided in Section 35 -230. No .parking shall be permitted within 35 feet of any .major thoroughfare right -of -way or within 15 feet of any other right -of -way and the 35 foot or 15 foot area shall be maintained as a green strip. The site layout shall include an underground lawn sprinkler system to facilitate maintenance of site landscaping and green areas. 5.. On developments of sufficient magnitude so as to require on -site water main or sewer main construction, plans for such facilities shall be designed by and installed under the supervision of a civil engineer registered in the State of Minnesota and shall be submitted to and approved by the City Engineer. In cases where on -site water or sewer main construction is required, the land owner or developer shall enter into a water and sewer main and fire hydrant maintenance and inspection agreement with the City, which agreement shall grant the City the right to enter the development to accomplish maintenance, inspection or repairs that are in the public interest. 35 -58 6. In the case of group day care facilities, outside recreational facilities shall be appropriately separated from the parking and driving areas by a wood fence not less than four feet in height; or a Council approved substitute; shall be located contiguous to the day care facility; shall not be located in any yard abutting a major thoroughfare unless buffered by a device set forth in Section 35 -400, Footnote 10; shall not have an impervious surface for more than half the playground area; and shall extend at least 60 feet from the wall of the building or to an adjacent property line, whichever is less, or shall be bounded on not more than two sides by parking and driving areas. 7. Nursing care homes shall provide one six inch diameter tree per 14 beds. Tree species shall be long -lived hardwood. Six inch and larger trees_ existing on the site may be credited toward this requirement. Section 35-412 SPECIAL REQUIREMENTS IN C2 DISTRICTS. 1. All storage, display, service, repair or processing shall be conducted wholly within an enclosed building or behind an opaque fence or wall not less than six feet high, or high enough to completely screen the storage or other activity from view of the abutting property at ground level. Semi - trailers may not be used for the out of door storage of materials, equipment, merchandise, inventory, etc. The outdoor storage of merchandise during business hours on a private pedestrian walkway located contiguous to the primary building • is not prohibited by this section. This requirement shall not apply to the out of door storage and display of new and used motor vehicles or marine craft for which a special use permit has been issued. Neither shall the requirement apply to the out of door retail sale of food at drive -in eating establishments for which a special use permit has been issued. Temporary outdoor storage and display of merchandise may be allowed by permit pursuant to Section 35 -800 of this ordinance. 2: Incineration of waste matter shall be conducted in approved equipment located within the building wherein the permitted use is conducted. Equipment shall be considered "approved" when approved by the zoning official and sanitarian. 3. Where a proposed C2 development abuts an Rl, R2, or R3 district other than at a public street line, buffer provisions shall be established. There shall be provided a protective strip of not less than 35 feet in width. The protective strip shall not be used for parking, driveways, off -street loading or storage and shall be landscaped. The landscape treatment .shall contain an opaque fence or wall which shall not extend within 10 feet of any street right -of -way. The fence or wall design must be approved by the City Council as being in harmony with the residential neighborhood and providing sufficient screening of the commercial area. The fence or wall shall be eight feet in height. The protective strip shall contain no structures other than the approved fence or wall.; 35 -59 e - 4. No building permit shall be issued until a site and parking layout has been approved as 0 provided in Section 35 -230. No parking shall be permitted within 15 feet of the street right- of -way and this 15 foot area shall be maintained as a green strip. The site layout shall include an underground lawn sprinkler system to facilitate maintenance of site landscaping and green areas. 5. On developments of sufficient magnitude so as to require on -site water main or sewer main construction, plans for such facilities shall be designed by and installed under the supervision of a civil engineer registered in the State of Minnesota and shall be submitted to and approved by the City Engineer. In cases where on -site water or sewer main construction is required, the land owner or developer shall enter into a water and sewer main and fire hydrant maintenance and inspection agreement with the City, which agreement shall grant the City the right to enter the development to accomplish maintenance, inspections or repairs that are in the public interest. 6. Access from a local street intended primarily to serve residential development may only be allowed upon a finding by the City Council that such access will not negatively affect the residential character of that neighborhood. 7. In the case of group day care facilities, outside recreational facilities shall be appropriately separated from the parking and driving areas by a wood fence not less than four feet in • height; or Council approved substitute; shall be located contiguous to the day care facility; shall not be located in any yard abutting a major thoroughfare unless buffered by a device set forth in Section 35 -400, Footnote 10; shall not have an impervious surface for more than half the playground area; and shall extend at least 60 feet from the wall of the building or to an adjacent property line, whichever is less, or shall be bounded on not more than two sides by parking and driving areas. 35 -60- J 'r Page SO Recommendations 1. The City should focus Economic Development resources on larger parcel (three acres or larger) planned unit developments. *+ 2. The City should require smaller parcel development to meet the following performance standards.' a.. Setback requirement Non-residential development along the Boulevard should be built to a specified line to provide enclosure and a continuous public facade. b. Front or side door access to R. O. W. �. improvements All entrances shall be located such that they can be seen from the right -of -way. ' n. An easement • C. Easement'Dedicat�o should be required to permit � P access to ROW improvements. d. Connect parking circulation to adjoining parcels. Parking should be accessible from each parcel, internally, on the site through cross easements. e. Display windows on Brooklyn Boulevard - no blank walls. All new commercial • developments shall have windows facing the Boulevard. L J : f. Landscaping. One tree per 30 feet of site perimeter, including t- one tree per e ar ' • Spam. . parking lots and �P � a P P g P g. Screening. Parking and storage facing adjoining neighborhood shall be screened with masonry walls or approved equal and- landscaping. h. Building Materials. Building materials shall be of high quality (Brick or Stone Masonry) and approved by the City. i. Awnings. Awnings should be encourage, but not illuminated, and extend a minimum of four feet over sidewalk. j. Neighborhood Access. Where appropriate for pedestrian use of commercial or institution facility, apedestrianpathway connecting the commercial development with the adjacent residential neighborhood shall be provided eg. sidewalks. 3. Land use transitions BrOO" Boulevard Redevelopment &mV E I Page 51 I a. C2 special use such as gas stations, convenience stores, and fast food restaurants may abut R-1, R 2, R-3, R-4 and across street R.O.W. provided: ■ no vehicular traffic access ■ pedestrian access if appropriate ■ 8' brick wall with landscaping and lighting on 10' ' easement - trees 20' o.c. or equivalent - pedestrian (12 - 14 ft) - lighting 30" o.c. b. C2 special uses such as gas stations, convenience stores, and fast food restaurants may abut adjacent R 1, R-2 , R-3. and R-4 provided: ■ 8' brick wall with landscaping on 10' easement - trees at 20' o.c. or equivalent - continuous shrubbery c . 4y I Brooklyn Boulevard ltederelopment study Page 52 v. IMPLEMENTATION The Brooklyn Boulevard Study establishes a basic fiamework for the future growth and revitalization of the Brooklyn Boulevard corridor. The study identifies two disfmct arenas in which change to the corridor will come about. The first, being the public right -of -way and the role of Brooklyn Boulevard as a regional traffic arterial. The second being the changing pattern of contemporary land use development and its impact on both the Boulevard and the adjoining residential neighborhoods.. The key to revitalization the Boulevard is for the City to move forward on both fronts: working to make their desires known to the Brooklyn Boulevard transportation planners and being a catalyst for development along the corridor. The next steps following this study include: Adopt the Brooklyn Boulevard Study as an amendment to the Comprehensive Plan The study lays out the basic goals, principles, and policies for the corridor and should replace the existing discussion found in the plan. ■ Revise the Zoning Ordinance The zoning ordinance should be revised to reflect the principles and policies of the study, including. rk: a. Develop performance standards for Cl. and C2 abutment to residential areas. b. Prepare landscape requirements and guidelines. c. Create an overlay sign ordinance for' Brooklyn Boulevard Corridor. d. Review minimum lot size for Cl and C2 development. e. Rezone Brookdale Chrysler Plymouth as a conforming use: however, underlay neighborhood commercial as the future use for the site. f. Rezone existing uses in the designated redevelop areas as nonconforming uses. g. Review Boulevard parking requirements. t Brooldya BM&- and Redwdopmet study yR Page 53 ■ Continue Communication with Hennepin County Brooklyn Center should present its expectation for the future appearance and function of Brooklyn Boulevard to Hennepin County. The City's objective should be to receive a commitment from Hennepin County to incorporate the recommendations of this study in the County's Brooklyn Boulevard Capital Improvement Plan including: median. and parking development, landscaping, lighting, gateway development, and access provisions. ■ Initiate Communication with Brookdale Just as with Hennepin County, the City should initiate discussions with Brookdale regarding future plans for upgrading the Center and share with them the City's expectations of both the entire Boulevard and the Center itself as reflected in the Plan. Continue Communication with the Metropolitan Transit Commission (MTV The City should present its expectations for Brooklyn Boulevard to the t MTC. Specifically, in terms of the location, design, and character of; bus stops along the Boulevard; b) the park and ride facility south-of 6944 and c) the future incorporation of transit at Brookdale Center. ■ Proceed with Boulevard Development Projects. The City should proceed with detailed pro forma analysis of the recommended development sites to determine their ultimate configuration and phasing. More detailed urban design criteria should be prepared based on the principles established in this study as a prioritized development program is finalized. ■ Establish an Oversight Process The Brooklyn Boulevard Study Task Force's work concludes with this report. A mechanism to monitor the application and implementation of the principles and the framework plan should be established. Options include City Staff, the Planning Commission or City Council. Brooklyn Boulevard Rahv&pme d Study Page 54 ■ Promote the Vision for Brooklyn Boulevard Brooklyn Center has taken a proactive approach to the future of this corridor. If implemented it will be a model of what communities can do to evolve and remain vital. The expectations and vision of this plan should be communicated through print and video to whomever might be interested in visiting, living and/or doing business in Brooklyn Center. s t•, A +4 Y (S. Broduyn Boulmard Redmelopmwt Stedy