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HomeMy WebLinkAbout2011 12-15 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 DECEMBER 15, 2011 CALL TO ORDER The Planning Commission meeting was called to order by Chair Sean Rahn at 7:03 p.m. ROLL CALL Chair Rahn, Commissioners Kara Kuykendall, Rachel Morey, Carlos Morgan, 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 was absent. APPROVAL OF MINUTES —November 17, 2011 There was a motion by Commissioner Kuykendall, seconded by Commissioner Parks, to approve the minutes of the November 17, 2011 meeting as submitted. The motion passed. 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. Commissioner Morgan arrived at 7:10 p.m. APPLICATION NO. 2011 -021 — PAUL HYDE (REAL ESTATE RECYCLING) Chair Rahn introduced Application No. 2011 -021 a request for Rezoning approval the property located at 4001 Lakebreeze Avenue North, from C -2 (Commerce) to I -1 (Industrial Park), along with a proposed land use amendment to the City's 2010 Comprehensive Land Use Plan to change the current land use designation on the subject site from "Office /Service Business" to "Industrial ". Mr. Benetti presented the staff report describing the location of the property and the proposal. He explained that to enable the rezoning, the City must amend the current land use designation for the site which is identified in the City's 2010 Comprehensive Plan as Office /Service Business to a new designation of Industrial. He added that the land use amendment and rezoning approval will facilitate redevelopment of the site. Mr. Benetti further explained that the applicant plans to acquire and develop the 7.4 acre site as well as the MnDOT owned 1.27 acre parcel which would create an approximately 8.67 acre parcel for redevelopment. He added that Real Estate Recycling's plan is to construct a new 124,000 sq. ft. office /industrial /warehouse facility and the site and building plan and replatting of the two parcels will be considered at a future Planning Commission meeting. 12 -15 -11 Page 1 Mr. Benetti explained that this rezoning application requires an additional layer of review and consideration by the Met Council to be consistent with the adopted comprehensive plan. If approved, Staff will submit a land use amendment application to the Met Council to determine if the change is consistent with Met Council's land use planning. Mr. Benetti commented on the 60 day rule, noting the that the Metropolitan Council's review of this Land Use Plan amendment will necessitate the applicant to provide a waiver to this statutory time requirement and that the applicant is aware that the subsequent consideration of this rezoning application will include a replat of the properties and site & building plan reviews. Mr. Benetti recommended the Planning Commission only take action on the land use amendment and table any final consideration of the rezoning until a future meeting date, pending re after the City Council and Met Council have completed their own reviews and considerations once the land use amendment has been approved. Commissioner Parks asked about spot zoning and what the original zoning of the property was. Mr. Benetti and Mr. Eitel explained that the current land use plan reflects the previous use of the property by the NW Racquet Club, the Highway 100 access changes, and the existing industrial development land use to the north and on the east side of Highway 100. The current C -2 Commercial zoning for this site is because of the former Health Club use which occupied the site. Such a commercial use today is preferred to be in the Central Commerce /Opportunity Site area. PUBLIC HEARING — APPLICATION NO. 2011 -021 There was a motion by Commissioner Kuykendall, seconded by Commissioner Schonning, to open the public hearing on Application No. 2011 -021, at 7:20 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. The applicant, Paul Hyde for Real Estate Recycling, introduced himself to the Commission. Chair Rahn asked Mr. Hyde how he expects the soil remediation to take place. Mr. Hyde responded that his company has done more superfund sites than anybody in the US and he has done many in Brooklyn Center. He explained that this property is downstream from a drainage area on the Joslyn site where they found some impacts similar to what was on the Joslyn site. He added that they have applied for a grant from DEED and hope to use that money to help clean up the site. Following that, they will begin redeveloping the site. Chair Rahn asked how long it will take? Mr. Hyde responded that his hope is that it will be speedy since they have anxious tenants ready to occupy the proposed new buildings by the fourth quarter next year. He further explained that would mean remediation would need to be done by next spring and he feels that is very achievable. The grant money will help define further what is underground so the remediation process can begin and they can begin construction soon after that. 12 -15 -I1 Page 2 i Chair Rahn asked the applicant to address the surrounding R -1 zoned properties. Mr. Hyde explained that they would provide a buffer similar to that around their other building that houses Caribou and Toro. He added that there is the benefit of 6 ft. to 10 ft. grade difference between the street level and the building and hope to keep the existing trees on the site. Commissioner Morgan asked the amount of the grant that was applied for. Mr. Hyde responded that the city's EDA has applied for a $50,000 grant through Met Council or DEED. This grant will allow them to determine the scope of the work through a Phase Il investigation and analysis. He added that they will rip through the site with a backhoe to see where the contamination stops and they will then apply for additional grant money for cleanup on the site. Commissioner Parks asked why this use would be more successful with the new zoning designation. Mr. Hyde replied that the zoning is more stringent by not allowing outside storage. He added that the property was marketed as commercial and he has proven that the industrial zoning is desirable and successful in Brooklyn Center. Mr. Hyde further stated that the neighbors are happy with the proposed development rather than the empty lot. Commissioner Schonning commented on the difference in elevation of the single family homes and the site, noting that the difference in elevation and landscaping along Azelia does buffer the site from the residential area.. Paul Kiecker, 4701 Azelia Avenue N, stated that he bought his house two years ago. He added that he doesn't see how a warehouse benefits his property value and he feels that the neighbors are not happy about turning the cul -de -sac into a truck entrance. He is concerned about the property turning into industrial not knowing what will be there in two or five years from now. He further stated that he feels the residential area will be heavily impacted and he would like to see contracts that the product will be completed and some guarantees that the building will be occupied and not stand vacant like others in the city. Mr. Kiecker also stated that he was told by staff that his properties and the others along Azelia Avenue would be changed to an Industrial use. Commissioner Kuykendall encouraged Mr. Kiecker to attend the future meetings where this will be discussed further. Mr. Eitel stated that he does not see an expansion of the industrial zoning or uses moving across Azelia Avenue where the homes exist. What may occur is the buy -out of those 5 -6 home sites and redevelopment into a higher density residential such as townhomes; however, the City or developer does not have any plans developed at this time. Mr. Hyde stated that he understands Mr. Kiecker's concerns and they are valid. He added that they will not secure loans for construction without tenants secured. He further stated that the truck traffic on the site will be modest compared to the Caribou site and they are directing all passenger vehicles (personal and /or visitors) to the main entrance off Lakebreeze Avenue. No other persons from the public appeared before the Commission during the public hearing on Application No. 2011 -021. 12 -15 -11 Page 3 I CLOSE PUBLIC HEARING There was a motion by Commissioner Kuykendall, seconded by Commissioner Morey, to close the public hearing on Application No. 2011 -021, at 7:46 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 TABLING OF PLANNING COMMISSION APPLICATION NO. 2011 -021 There was a motion by Commissioner Kuykendall, seconded by Commissioner Morey, to table Planning Commission Application No. 2011 -021. Voting in favor: Chair Rahn, Commissioners Kuykendall, Morey, Morgan, Parks, and Schonning. And the following voted against the same: None The motion passed unanimously. ACTION TO RECOMMEND AMENDING THE CITY'S 2010 -2030 COMPREHENSIVE PLAN LAND USE DESIGNATION OF THE SUBJECT PROPERTIES FROM OS (OFFICE /SERVICE BUSINESS) TO I (INDUSTRIAL) There was a motion by Commissioner Schonning, seconded by Commissioner Parks, to recommend amending the City's 2010 -2030 Comprehensive Plan. Voting in favor: Chair Rahn, Commissioners Kuykendall, Morey, Morgan, Parks, and Schonning. And the following voted against the same: None The motion passed unanimously. BROOKLYN BOULEVARD CORRIDOR STUDY — CENTRAL PORTION City staff provided an update to the Brooklyn Boulevard Corridor Study. Mr. Eitel indicated that staff met with SRF Consulting to review the status of the study and potential development/land use issues within the central area of the Brooklyn Boulevard corridor. Mr. Eitel further described activity taking place along Brooklyn Boulevard regarding the city's acquisition of residential properties that will help with the visioning of the Brooklyn Boulevard corridor. He also pointed out that Evans Nordby Funeral Home made some positive changes to their site including the closing of the entrance closest to the intersection of 60 Avenue and Brooklyn Boulevard. Mr. Eitel shared with the Commission slides of the following development activities taking place: 12 -15 -11 Page 4 FBI building Luther Honda and Toyota new car dealership NW Family Service Center addition Shingle Creek Crossing and Walmart OTHER BUSINESS: REVIEW OF THE CITY'S LANDSCAPE POLICY AND CHAPTER 20 (TREE ORDINANCE) Mr. Eitel reviewed the history with the Commission, which began with an initial Planning Commission review followed by a 6 -month experimental period during which this landscape point system was used to evaluate landscape plans and planting requirements for commercial and industrial uses. This system was approved under Planning Commission Resolution No. 86 -4. Mr. Eitel indicated that there is no record that the City Council formally accepted this Policy; however, the standard has been used to review landscape plans for the last 25 years. Chair Rahn stated that he feels we could improve the city's landscape point system since many developers seem to get by on the lower end of the planting requirements. Mr. Eitel stated that if the Commission wishes to study the landscape point system further, he would direct staff to study what other cities require, identify potential issues associated with landscaping and tree preservation ordinances, and bring it back to the Commission for more discussion. Commissioner Parks stated that he feels that we should review the landscape policy so developers cannot take down mature trees on a lot that is being developed and replace them with smaller immature trees. It was the general consensus of the Commission to direct staff to further study the city's landscape policy. Commissioner Morgan left the meeting at 9:04 p.m. ADJOURNMENT There was a motion by Commissioner Morey, seconded by Commissioner Kuykendall, to adjourn the Planning Commission meeting. The motion passed unanimously. The m eting adjourned at 9:08 p.m. Chair Recorded and transcribed by: Rebecca Crass Recording Secretary 12 -15 -11 Page 5 i