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HomeMy WebLinkAbout2012 01-26 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 JANUARY 26, 2012 CALL TO ORDER The Planning Commission meeting was called to order by Chair Pro Tem Kuykendall at 7:22 p.m. ROLL CALL Acting Chair Pro Tem Kuykendall, 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 & Development Gary Eitel, and Planning Commission Recording Secretary Rebecca Crass. Chair Sean Rahn was absent and excused and Commissioner Stan Leino were absent and unexcused. Commissioner Morgan arrived at 7:22 p.m. APPROVAL OF MINUTES — January 12 2012 There was a motion by Commissioner Parks, seconded by Commissioner Schonning, to approve the minutes of the January 12, 2012 meeting as submitted. The motion passed. Commissioner Morgan abstained as he was not present at the meeting. ADMINISTER OATH OF OFFICE Mr. Benetti administered Oath of Office to Carlos Morgan. ELECTION OF 2012 CHAIR AND CHAIR PRO TEM Since the full Commission was not in attendance, it was the consensus of the Commission to postpone election of the Chair and Chair Pro Tem to delay the nominations until the next Planning Commission meeting. CHAIR'S EXPLANATION Acting Chair Pro Tem Kuykendall 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. APPLICATION NO. 2012 -001- CITY OF BROOKLYN CENTER Acting Chair Kuykendall introduced Application No. 2012 -001, a request for approval of a proposed amendment the City of Brooklyn Center's 2030 Comprehensive Plan Update by changing an "OS- Office /Service Business" land use designation to "Mixed Use — OS /I (Office - Service Business /Industrial) for the property located at 4001 Lakebreeze Avenue North (and generally located and bound by Azelia Avenue to the west, Lakebreeze Avenue to the north, and HWY 100 to the east and south). 1 -26 -12 Page 1 Mr. Benetti presented the staff reporting describing the location of the property and the details of the proposal including the previous use of the site. He explained that this specific amendment would consider revising the current underlying land use of "OS- Office Service Business" to include an "industrial" element, which would allow a "Mixed -Use Office- Service /Industrial" land use designation. He added that if approved by the City Council, Staff will request authorization to submit an official application to the Metropolitan Council (as required by the Metropolitan Land Planning Act). Mr. Benetti explained that the subject area consists of two separate parcels with a total combined area of 8.67 acres. Real Estate Recycling is proposing to redevelop these two parcels with a new 123,759 sq. ft. office /manufacturing /warehouse facility, which requires rezoning of the property from C -2 (Commerce) to an Industrial Zoning. He added that prior to rezoning the properties, a land use amendment must also be considered. Mr. Benetti further explained that through review of city records, it appears that the property has undergone a number of changes over the past 40 years. At one time it contained a small farmhouse and the Joslyn Pole Yard Company and later was identified for multiple uses including future single family, industrial and multi - family. He added that in 2010, the City adopted its 2030 Comprehensive Plan update, which indicated a change to the subject site from "Retail- Business" to a new "OS- Office /Service Business" category. Mr. Benetti stated that for purposes of determining if the proposed land use change meets city code requirements, the City's "Rezoning Evaluation Policy and Review Guidelines" contained in Section 35 -208 was utilized. He reviewed the requirements and how the proposed land use change meets those criteria. Commissioner Morgan asked about the progress of the clean -up on this Super Fund Site. Mr. Benetti responded that the City received a $50,000 grant through DEED and Mr. Hyde is driving the clean up on the site. He added that a potential plume was discovered and is being addressed. Mr. Benetti further clarified that this is not a Super Fund site so the clean-up and impact will be minimal. Commissioner Schonning asked for a definition of Condition No. 3 in the Recommendations of Approval. 3. "The proposed land use amendment will reduce the geographic over - concentration of particular types of land development when that pattern has become a negative influence on the community." Mr. Benetti responded that by adding a mixed use, you still want to maintain an office /service element in conjunction with an industrial element in order to allow for office use and not create a wide industrial use that could negatively impact the neighborhood. Commissioner Parks asked if once approved by the Met Council, is the City approving a PUD where a recommendation can be made to the buffer area between the properties. Mr. Benetti 1 -26 -12 Page 2 stated that the PUD allows for flexibility but you must maintain the use to comply with the underlying zoning districts. He added that the buffers proposed by the applicant will remain in place to protect the integrity and stability of the adjacent residential neighborhood. Commissioner Parks asked for an explanation of spot zoning. Mr. Benetti explained that spot zoning would be a request to rezone a property that did not belong or fit the surrounding properties. The zoning must comply with the approved, underlying land use of the property. If one wishes to change or rezone a property, the current land use must be consistent, or changed separately to make the zoning legal and compliant. Benetti added that in this case, allowing the land use change to take place would allow or provide an opportunity to consider a new mixed - use or planned unit development (PUD) zoning of the site, which could allow a mixed -use style of development to take place on the subject site, and optimize the property and create more opportunities. PUBLIC HEARING — APPLICATION NO. 2012 -001 There was a motion by Commissioner Parks, seconded by Commissioner Schonning, to open the public hearing on Application No. 2012 -001, at 8:1Op.m. The motion passed unanimously. Acting Chair Pro Tern Kuykendall called for comments from the public. Mr. Paul Hyde, thanked the Commission for considering the application. He responded that they will begin testing the soils next week to find out how deep and wide the pollution is. Following the investigation, they will begin clean up. He added that they propose a maximum buffer on the west side of the property and will keep the mature trees on the site. He also stated that they are thrilled with the quality and caliber of the businesses that they anticipate will be relocating to this site. Commissioner Morgan asked for a general idea of what kinds of jobs may be available. Mr. Hyde stated that they anticipate that there will be over 200 jobs on the site with high caliber, high paying jobs in the medical industry. He added that they have not built such a facility in over four years. Penny Brown, 4819 Azelia Ave N, stated that the Caribou site is really full with cars and she wonders if the city has given the developer the old Denny's site to use. Mr. Benetti responded that the Denny's parcel will be acquired by the city through MnDOT and the intent is that they would allow Mr. Hyde to combine that site with his parcel. Caribou would not be allowed to park on this site unless an off -site parking agreement is executed and excess parking is established on the site. Ms. Brown responded that 200 employees creates a lot of traffic and cars. Mr. Benetti explained that will be looked at during a traffic analysis to discern what is appropriate for the roadways and traffic flow. He added that such issues will be established at the formal review of the application at a later date. Commissioner Morgan stated that he noticed that traffic has tripled at the Caribou site. 1 -26 -12 Page 3 Mr. Hyde responded that times were tough for Caribou a few years ago and their management has aggressively turned things around. He added that the alternate to a busy, full parking lot is a dead business. He added that the proposed use will be a positive addition to the area and adds to the city's tax base. No other persons from the public appeared before the Commission during the public hearing on Application No. 2012 -001. CLOSE PUBLIC HEARING There was a motion by Commissioner Parks , seconded by Commissioner Schonning, to close the public hearing on Application No. 2012 -001, at 8:10 p.m. The motion passed unanimously. The Acting Chair Pro Tern called for further discussion or questions from the Commissioners. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION APPLICATION NO. 2012 -001 There was a motion by Commissioner Parks , seconded by Commissioner Schonning, to recommend approval of Planning Commission Application No. 2012 -001, subject to the following conditions: The Metropolitan Council approval of the land use amendment change of this site from its current OS- Office /Service Business to the proposed "Mixed Use — OS /I (Office - Service /Industrial)" designation. Furthermore, Staff believes this recommendation and requested amendment can be supported based on the following objectives and goals listed in the 2030 Comprehensive Plan (which are also memorialized in the attached Planning Commission Resolution No. 2012 -01: 1. The proposed land use amendment will improve the appearance of the city and enhance the quality of life, property values and civic pride in this Southwest neighborhood area; 2. The proposed land use amendment may help reduce and eliminate incompatible relationships among land uses (such as industry vs. housing). 3. The proposed land use amendment will reduce the geographic over - concentration of particular types of land development when that pattern has become a negative influence on the community. 4. The proposed land use amendment will provide an opportunity to provide an ideal redevelopment of a targeted area for the community's commercial and industrial sectors; eliminates an obsolescent or deteriorating land use; and stimulates new investment in the neighborhood and community. 1 -26 -12 Page 4 5. The proposed land use amendment will enhance and strengthen City Center's economic viability and status in the regional market place by the following supporting statements: i. helps to increase employment opportunities, possible retail sales, rental occupancy and tax base; ii. provides for the redevelopment of an obsolete, underutilized and vacant sites into a possible use(s) that address needs in the marketplace, and provides a more pedestrian - friendly atmosphere by including a regional trail connection as part of any future development plan; and iii. the new site will use shared parking as a means of potentially increasing density and diversity of uses. 6. The proposed land use amendment will provide an opportunity to create a new zoning district provides for a more flexible mix of land uses and to encourage good design. Voting in favor: Acting Chair Pro Tern Kuykendall, Commissioners, Morgan, Parks, and Schonning. And the following voted against the same: None The motion passed unanimously. OTHER BUSINESS There was no other business. ADJOURNMENT There was a motion by Commissioner Parks, seconded by Commissioner Schonning, to adjourn the Planning Commission nting. The motion passed unanimously. The meeting adjourned at 8:13 p.m.'` Chair Recorded and transcribed by: Rebecca Crass 1 -26 -12 Page 5