HomeMy WebLinkAbout1977 PC Apps sl
CITY OF BROOKLYN CENTER
PLANNING COMMISSION ZONING APPLICATTON
Application No, 77040
Please Print Clearly or Type
Street Location of Property North of 69th Avenue at Unity
Legal Description of Property see attached notice
Owner Meadow Corporation
Address 7400 Candlewood Drive Phone No. 425-8222
Applicant Meadow Corporation (Duane Dietrich) yy�
Address Same Phone No.
Type of Request: Rezoning 'ubdivision Approval
Variance Site & Bldg. Plan Approval
Special Use Permit Other:
Description of Request: Replatting of Outlots B and J, The Ponds Addition to -be known as
The Ponds Plat 2.
Fee $ 75.00
Receipt No. 46435'
At &44�
Applicant s ignature
Date dw-
PLANNING COMMISSION RECOMMENDATION
Date- of P.C. Consideration:
Approved Denied this .2,! - day of 19 �, subject to the follow-
i nn cc-,d 1 o n s
C�
Chairman
- - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
r'T-r%/ f'n1)K1rT1 A I-r T Ahl
A
CITY OF BROOKLYN CENTER, MINNESOTA
6301 Shingle Creek Parkway 55430
PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL
Prior to submission of an application for plan review and approval , prospective applicants
should arrange an informational meeting with the Planning staff to discuss preliminary plans
and to become familiarized with applicable ordinance and policy provisions.
Three (3) copies of the following documents and information shall be submitted, at least 14
days prior to the date of the regular Commission meeting, concurrent with filing the application
�—required documents mist be consistent with ordinance and policy provisions before an
application may be accepted) :
1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent
existing condition, accurately dimensioned.
2.* An accurately scaled and dimensioned site plan indicating:
a) parking layouts including access provisions;
b) designations and locations of accessory buildings;
c) fences , walls or other screening, including heights and type of material ;
d) outside lighting provisions, type and location;
e) curbing.
3.* A landscape plan showing areas to be sodded or seeded; location, size and species of trees
and shrubbery,
4.* Building floor plans, elevations, sections and specifications, including materials proposed.
5.* Existing and proposed land elevations, drainage provisions, and utility provisions.
6, Additional drawings, plans or information deemed necessary by the Secretary.
*Must be prepared by a registered architect or person registered with the State Board of
Registration for Architects, Engineers and Land Surveyors, and said drawings/plans shall be so
certified.
NOTE: Upon approval of plans by the Council and prior to issuance of permits , a Performance
Agreement as to approved site improvements and a supporting financial guarantee, in an amount
to be determined by the City, are required. Acceptable financial instruments include cash
escrow; certificate of deposit; and performance bond.
Copies of the Zoning Ordinance may be obtained from the Administrative Office.
Questions should be directed to the Department of Planning and Inspection.
P/I Form No. 19
Planning Commission Information Sheet
Application No. 77040
Applicant: Meadow Corporation
Location: North of 69th Avenue North at Unity Avenue North
Request: Preliminary Plat Approval
The applicant is seeking approval of a Preliminary Plat of that portion of "The Ponds"
project which comprises Phase II. Preliminary Plat approval has been granted for
the overall plat of the entire project, but final plat approval has not been granted.
Disposition of this application would be contingent upon approval of the Site and
Building Plan Special Use Amendment for Phase II. It is recommended that the Prelimi-
nary Plat for Phase II not be approved until such time that the Special Use Amendment
has been approved.
We will be prepared to discuss the proposed plat in further detail .
Approval would be subject to the following conditions:
1 . Final plat is subject to approval by the City Engineer.
2. Final plat is subject to the requirements of Chapter 15 of the
City Ordinances.
i
8-25-77
CITY OF BROOKLYN CENTER
PLANNING COMMISSION ZONING APPLICATION
Application No. 72011
Please Print Clearly or Type
Street Location of Property 1300 Block on 69th Avenue North
Legal Description of Property Lot 2, Block 1, Hi Crest SguEjre
Owner Kenneth Bergstrom
Address 8101 Xerxes AVe. North yycf Phone No. 561-7491
Applicant Same
Address Phone No.
Type of Request: X Rezoning Subdivision Approval
Variance Site & Bldg. Plan Approval
Special Use Permit Other:
Description of Req uest,:-Re zoning of property located at the 1300 block South
of 69th Avenue North (East of Humboldt Square Shopping
Center from C-2 to R-1.
Fee $75. 00
Receipt No. 45341
A-p p'Ti cant's-7i Fgn a t u r e
p.-
Date
PLANNING COMMISSION RECOMMENDATION
Date- of P.C. Consideration:
Taw —
Appn,,,ved 9--,94 e 4- this le, day of
19 subject to the follow
ing cond-, Ljons:
Chairman
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - -
I'T'r%/ r1rNlIkli-TO A� Tn�,
CITY OF BROOKLYN CENTER, MINNESOTA
6301 Shingle Creek Parkway 55430
PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL
Prior to submission of an application for plan review and approval , prospective applicants
should arrange an informational meeting with the Planning staff to discuss preliminary plans
and to become familiarized with applicable ordinance and policy provisions.
Three (3) copies of the following documents and information shall be submitted, at least 14
days prior to the date of the regular Commission meeting, concurrent with filing the-appl'ication
required documents must be consistent with ordinance and policy provisions before an
application may be accepted) :
1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent
existing condition, accurately dimensioned.
2.* An accurately scaled and dimensioned site plan indicating:
a) parking layouts including access provisions;
b) designations and locations of accessory buildings;
c) fences , walls or other screening, including heights and type of material ;
d) outside lighting provisions, type and location;
e) curbing.
3.* A landscape plan showing areas to be sodded or seeded; location, size and species of trees
and shrubbery.
4.* Building floor plans, elevations, sections and specifications, including materials proposed.
5.* Existing and proposed land elevations, drainage provisions, and utility provisions.
6. Additional drawings, plans or information deemed necessary by the Secretary.
*Must be prepared by a registered architect or person registered with the State Board of
Registration for Architects, Engineers and Land Surveyors, and said drawings/plans shall be so
certified.
NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance
Agreement as to approved site improvements and a supporting financial guarantee, in an amount
to be determined by the City, are required. Acceptable financial instruments include cash
escrow; certificate of deposit; and performance bond.
Copies of the Zoning Ordinance may be obtained from the Administrative Office.
Questions should be directed to the Department of Planning and Inspection.
P/1 Form No. 19
Planning Commission Information Sheet
Application No. 77011
Applicant: Kenneth Bergstrom
Location: 1300 Block south of 69th Avenue North
Request: Rezoning
The applicant proposes rezoning from C-2 to R-1 of the approximate 8 acre tract
located immediately east of the Humboldt Square Shopping Center. The item was
considered at public hearing on March 10, 1977 and was tabled so that it could be
referred for further review and comment by the Northeast Neighborhood Advisory
Group.
The group has submitted the minutes of its meeting on March 22, 1977 and indicates
that all members present were in favor of the rezoning. A copy of the minutes is
attached.
Should the Commission determine that there is merit in the rezoning request, which
represents a radical zoning change, it is mandatory that the Comprehensive Plan
which speaks to this area specifically, be amended. The Comprehensive Plan calls
for this area to be retained as Commercial for purposes of ultimate development as
a neighborhood business center.
The Commission must find that this designation is not necessarily the best planned
use of the area, citing specific reasons. It must also be stated as part of the
Comprehensive Plan amendment, that the proposed zoning, if deemed appropriate,
represents the current policy determination regarding the highest and best land use
of this area.
We will be prepared to discuss the Comprehensive Plan in detail and at the direction
of the Chairman, we will have a Draft Resolution which would speak to a Comprehensive
Plan Amendment.
The Zoning Ordinance at Section 35-202 provides specific procedures which must be
followed before a recommended amendment to the Comprehensive Plan can be forwarded
to the City Council . Among other things, the Commission must conduct a public
hearing and notice of said hearing must be published 10 days before the date of the
hearing.
The disposition of this specific rezoning application should be accomplished by
Resolution, and if the Commission determines that the proposal is in order, then it
should be tabled at this time pending the public hearing on the amendment of the
Comprehensive Plan.
We will be prepared to discuss this matter in further detail .
Planning Commission Information Sheet
Application No. 77011
Applicant: Kenneth Bergstrom
Location: South of 69th Avenue North, 1300 Block
Request: Rezoning
The applicant proposes to rezone, from C-2 (General Commerce) to R-1 (Single
Family Residential ) , the approximate 80 acre vacant parcel immediately east
of the Humboldt Square Shopping Center. This land and the shopping center site
have been planned, since a 1961 Northeast Neighborhood Study, as the central
location for a neighborhood center. The 1966 Comprehensive Plan and subsequent
consequent zoning ordinance reflect this via the C-2 designation.
The Comprehensive Plan (p. 49) recommends that a site at the center of the
neighborhood be designated for the shopping center, and states the subject
property and the Humboldt Square land "appear to -be the most appropriate
location for such a facility." The same recommendation states also, "it is
important that the development of the shopping center be designed as an
integrated unit rather than permitting individual stores to be built in
piecemeal , unrelated fashion."
There have been numerous speculative proposals over the years to develop all
or parts of this property; and most of the speculative proposals have ad-
vocated the piecemeal type development admonished by the Comprehensive Plan.
The net result over the years obviously is the Humboldt Square Shopping Center
which, since its construction approximately four years ago, has yet to realize
a full occupancy.
The concept of designating an area such as this for future commercial develop-
ment is related to one of the goals of commercial development sited by the
plan (p. 31 ) : "to provide a neighborhood shopping center for each of the six
residential neighborhoods unless the residents are adequately served by
community or regional shopping centers located nearby" emphasis added.
One point of consideration in this matter, therefore, would seem to be not so
much whether the property is a proper location for a neighborhood commercial
shopping center, but whether in fact, such a commercial center is even feasible
or desired. Minutes of a 1969 Northeast Neighborhood Advisory Group Study
Meeting indicates that consideration was given to the possibility of rezoning
all or part of this southeast quadrant at 69th and Humboldt Avenue to a high
density residential (R-5) .
Another consideration therefore, is whether the proposed R-1 zoning repre-
sents the highest and best use for the land if, in fact, it is determined
the C-2 is not. A review of the zoning of the area indicates a concentration
of R-5 22 three story apartments to the north and immediately to the south.
To the east is single family residential and the Humboldt Square Center is on
the west.
Application No. 77011
Page 2
Another goal sited in the 1966 Comprehensive Plan is .48 "make single
9 p (P ) 9
family detached housing the predominate character of the Northeast Neighbor-
hood." A March 1976 land use inventory of the City indicates single family
detached dwellings comprised 48.5% of the total number of dwellings of the
Northeast Neighborhood. Townhouses and Multi-Family Apartments together
comprise 51 .4% of the total number of dwelling in the Northeast Neighborhood.
(Incidentally, the Northeast Neighborhood contains over 41% of the total
townhouse and multi-residential apartments in the City) .
The subject parcel , if rezoned R-1 , could be sub-divided to approximately
22 single family dwelling units, thus increasing the number of single family
detached homes by about 1%.
The request should be evaluated in terms of the Comprehensive Plan and it
would be in order that the Comprehensive Plan goals for this area also be
re-evaluated. The key issue in the rezoning, of course, is whether the
proposed zoning represents the highest and best use for the property, taking
into account the variety of factors, not the least of which is whether the
proposal represents in the final analysis a "spot zoning. "
A public hearing has been scheduled (including notices to members of the
Northeast Neighborhood Advisory Group) .
It is established Commission policy to refer rezoning to the Neighborhood
Advisory Group for review and comment.
40�7
• ���c(. Z�.F'-�1.. � �rLvr',.�!!�C�G,ct�� �'LGs- - �� GZc�' cx2ece,
I L I 721V
MK"
• lea_ �I((,�4`� �4. � .^y,.
r
CITY OF BROOKLYN CENTER
PLANNING COMMISSION ZONING APPLICATION
Application No.
Please Print Clearly or 'Type
Street Location of Property 13 t2,E rL S C� 4.
Legal Description of Property
Owner L F_
Address 1� Oi w C,C (-Z E F_ Phone No, S3 6-6
Applicant S A rf LL
Address Phone No®
Type of Request: Rezoning Subdivision Approval
Variance -- Site & Bldg, Plan Approval
Special Use Permit Other:
Description of Request:
q 1- 4 A, 6 h CF I= -' 0 1, A
Fee
J o
Receipt No. k`(�_ �
_p
, p icahtt s Signature
Date
PLANNING COMMISSION RECOMMENDATION
Dates of P.C. Consideration:
Approved ' Denied this day of 19 subject to the follow-
ing cond-2tions.,
5airman
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
I CITY COUNCIL ACTION
CITY OF BROOKLYN CENTER, MINNESOTA
6301 Shingle Creek Parkway 55430
PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL
Prior to submission of an application for plan review and approval , prospective applicants
should arrange an informational meeting with the Planning staff to discuss preliminary plans
and to become familiarized with applicable ordinance and policy provisions.
Three (3) copies of the following documents and information shall be submitted, at least 14
days prior to the date of the regular Commission meeting, concurrent with filing the—appl'ication
required documents must be consistent with ordinance and policy provisions before an
application may be accepted) :
1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent
existing condition, accurately dimensioned.
2.* An accurately scaled and dimensioned site plan indicating:
a) parking layouts including access provisions;
b) designations and locations of accessory buildings;
c) fences, walls or other screening, including heights and type of material ;
d) outside lighting provisions, type and location;
e) curbing.
3.* A landscape plan showing areas to be sodded or seeded; location, size and species of trees
and shrubbery.
4.* Building floor plans, elevations, sections and specifications, including materials proposed.
5a* Existing and proposed land elevations, drainage provisions, and utility provisions,
6. Additional drawings, plans or information deemed necessary by the Secretary.
*Must be prepared by a registered architect or person registered with the State Board of
Registration for Architects, Engineers and Land Surveyors, and said drawings/plans shall be so
certified.
NOTE: Upon approval of plans by the Council and prior to issuance of permits , a Performance
Agreement as to approved site improvements and a supporting financial guarantee, in an amount
to be determined by the City, are required. Acceptable financial instruments include cash
escrow; certificate of deposit; and performance bond.
Copies of the Zoning Ordinance may be obtained from the Administrative Office.
Questions should be directed to the Department of Planning and Inspection,
P/I Form No, 19
-
Planning Commission Information Sheet
Application No. 77003
• Applicant: W. J. Dale
Location: South of Lakebreeze Avenue and West of T.H. 100
Request: Preliminary Plat Approval
This is a proposed revision to the plat approved under Application No. 76052 .
It essentially comprehends adjusting the location of the internal roadway to
the west.
The- original approved plat was not filed so this is a replat of the existing
Lakebreeze Addition land.
We are awaiting final drawings, and we will provide detail comments prior
to and at the meeting. The location of the roadway is crucial and we are not
prepared to make a recommendation at this time.
•
•
oP.
` 01 ol
51 STAVE N.
�� -- HAPPY H
PARI
1-2 0 0
z
•I W _ p
--
WARE KcusE p w
T A
-All -
��
o
-70,f:.f L yN _ —
MFG, -� �__ • < ---
T N
TWIN ' DfILE Aaw Mika
< E FED
a_jow
t Y LAXE9REEZE+���AV '
t 1 LAKE � W - � --- Aw
A 41
3 OK re�
I Y\�y
LAKESIDE AVE �� C21 ji
T C3�P 47 TH AVE N
PARK
! 0 ROBBINSDALE '�a y RY
s - y
v � -
i
4
U W > �
Z
4aT AVE N
3 y
CITY OF BROOKLYN CENTER
PLANNING COMMISSION ZONING APPLICATION
Application No. 77044
Please Print Clearly or Type
Street Location of Property XERxE 5 Ai 69 4 — Northwest Qu ad rant
Legal Description of Property Q UTLOT E -Tw)N CrTiE5 TNTERC}}AA1 GE
PAPK
Owner 71 E5 u s PEoPLE CtitA g
Address Za tti Mcollet _ Phone No. 674- I55
Applicant Same as Above
Address Phone No.
Type of Request: Rezoning Subdivision Approval
Variance _ Site & Bldg. Plan Approval
Special Use Permit , Other:
Description of Request:
Fee $ 50. 00
Receipt No. 46506
App nt s Signature
Date
PLANNING COMMISSION RECOMMENDATION
Dates of P.C. Consideration:
Approved Denied A_ this day of l '' A41L, 19 U, subject to the follow-
ing conditions:
Chairman
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- -- - - - - -- - -
f'Try rntIKIPTI nrrTAKI
r
Y
CITY OF BROOKLYN CENTER, MINNESOTA
6301 Shingle Creek Parkway 55430
PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL
Prior to submission of an application for plan review and approval , prospective applicants
should arrange an informational meeting with the Planning staff to discuss preliminary plans
and to become familiarized with applicable ordinance and policy provisions.
Three (3) copies of the following documents and information shall be submitted, atAlrea§t 14
days prior to the date of the regular Commission meeting, concurrent with filing thee is tion
required documents must be consistent with ordinance and policy provisions before an
application may be accepted) :
1. A certified site survey drawing by a registered engineer` or land surveyor showing pertinent
existing condition, accurately dimensioned. '
2.* An accurately scaled and dimensioned site plan indicating:
a) parking layouts including access provisions;
b) designations and locations of accessory buildings;
c) fences, walls or other screening, including heights and type of material ;
d) outside lighting provisions, type and location;
e) curbing.
3.* A landscape plan showing areas to be sodded or seeded; location, size and species of trees
and shrubbery.
4.* Building floor plans, elevations, sections and specifications, including materials proposed.
5.* Existing and proposed land elevations, drainage provisions, and utility provisions.
6. Additional drawings, plans or information deemed necessary by the Secretary.
*Must be prepared by a registered architect or person registered with the State Board of
Registration for Architects, Engineers and Land Surveyors, and said drawings/plans shall be so
certified.
NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance
Agreement as to approved site improvements and a supporting financial guarantee, in an amount
to be determined by the City, are required. Acceptable financial instruments include cash
escrow; certificate of deposit; and performance bond.
Copies of the Zoning Ordinance may be obtained from the Administrative Office.
Questions should be directed to the Department of Planning and Inspection.
P/I Form No. 19
Planning Commission Information Sheet (continued from previous meeting)
I
Application No. 77044
Applicant: Jesus People Church
Location: North of I-94, south of Shingle Creek Parkway, between old and
new Xerxes Avenues North
Request: Special Use Permit
The applicant seeks a Special Use Permit and related Site and Building Plan approval
for a proposed church on the approximate 20 acre tract which is in the R-3 zoning
district.
The proposed church development consists of a Phase I including the main church
building, parking,. and athletic field. The Second Phase comprehends a school ad-
dition attached to the church. The proposal comprehends an approximate 3,000 seat
sanctuary initially with the potential of up to 4,200 seats. The ordinance parking
ratio for churches and places of public assembly is one parking space for every 3
seats. The conceptual master plan submitted by the applicant indicates that adequate
parking can be provided including parking for office space and the proposed second
phase educational wing.
The applicant has indicated that the full ordinance required complement of parking
would not be necessary during the initial phase and proposes a deferral of a portion
of that parking. The areas not used for building or parking would be landscaped.
There are several specific considerations which must be addressed in evaluating
this major development proposal on the residentially zoned land.
1 . Special Use in R-3 zone. Churches and schools are specifically listed
as special uses in the R-1 and R-2 zoning districts. In the R-3 °
zoning district which is the zoning of the subject property, the
ordinance provides as follows: "Non-commercial uses required for
the public welfare in an R-3 district, as determined by the City
Council ."
Therefore, unlike the R-1 and R-2 zoning districts where churches are
specifically mentioned, a specific finding must be made by the Planning
Commission and City Council that the proposal represents a non-commercial
use required for the public welfare in this zoning district. Such a
finding may be based on a variety of factors, not the least of which
is the established permitted uses for this zoning district, namely, :
attached single family homes or townhouse/garden apartments. The
20 acre site could contain approximately 160 R-3 type dwelling units,
e it he r r ent al or individually owned, and that type of use has been
clearly established by the Comprehensive Plan and the Zoning
Ordinance. Another related concern would be removal of the land from
the tax rolls if it were used for a bona fide church use such as that
proposed.
2. Compliance with Special Use Standards. The Zoning Ordinance at
Section 35-220 states that a special use permit may only be granted
by the City Council after demonstration by evidence that five
standards are met.
r-
Application No. 77044 continued:
The applicant has submitted the attached letter dated July 25,
1977 which sets forth those five standards as well as the appli-
cant's "statement and/or evidence of compliance." The letter also
speaks to the first point regarding the finding that it is a non-
commercial use required for the public welfare in the R-3 district.
3. Comprehensive Plan Guideline. The Comprehensive Plan on page 84
relative to plan recommendations for the Northwest Neighborhood
states:
Promote the development of single family attached housing
(townhouses) . . . .at the east edge of the neighborhood south
of 69th Avenue and west of Xerxes Avenue. While these
tracts would also be suitable for higher density multiple
family housing, it is recommended that single family group
housing be encouraged due to the general lack of suitable
sites for such housing in the village, and also because
of the stated goal to provide a wide range of housing
choice at different price levels.
A specific finding, in the form of an amendment to the Compre-
hensive Plan, should be established to the effect that the
proposed special use is deemed to be an appropriate alternative
to the single family attached housing. This finding is con-
sistent with the one required by the Zoning Ordinance which is
described above under :Item No. 1 .
Because of the impact the proposed use would have on existing residential develop-
ment, and because of the loss of potential housing units, it would be advisable to
seek the input of the Housing Advisory Commission on the matter of permitting a
development other than the approximate 160 housing units.
Our recommendation at this point would be to seek the input from the Housing
Advisory Commission and from the Northwest Neighborhood Advisory Group due to
the magnitude of the development and the impact of the development on that
neighborhood. In conjunction with the review by the Housing Commission, it would
be advisable to review the Metropolitan Council Housing policies since the Metro-
politan Land Planning Act requires Brooklyn Center Comprehensive Planning to be
consistent with the development framework policies of the Metropolitan Council .
Notices of the scheduled public hearing were sent to all property owners within
350 ft. of the subject site as well as the Brooklyn Center School District.
8-25-77
10-13-77
Planning Commission Information Sheet
Application No. 77044
Applicant: Jesus People Church
Location: Shingle Creek Parkway and Xerxes Avenue North
Request: Special Use Permit
The item was considered at the August 25, 1977 meeting and was tabled to refer
the concerns relative to housing to the Housing Advisory Commission; to direct the
staff to analyze the applicable local and Metropolitan Council housing policies;
to refer the matter regarding amendment of the Comprehensive Plan in compliance
with special use standards to the Northwest Neighborhood Advisory Group; and to
permit time for the preparation of additional data regarding the inventory of
churches and other tax-,exempt properties in the Brooklyn Center School District,
and the preparation of a cross sectional rendering showing the site elevation
from the residential properties west of the subject site.
Attached are the original agenda information sheets; a letter from the applicant
which specifies the special use standards in the ordinance with the applicant's
responses; the written report of the Northwest Neighborhood Advisory Group which
has recommended approval of the application; and a map of the area.
You were sent, under separate cover, copies of the Housing Commission minutes
when this matter was deliberated. The Housing Commission did not take specific
action, but rather the members were polled as to their comments. It was the
general feeling of the Housing Commission that the property should be retained for
residential development.
A representative of the Metropolitan Council 's Housing Division offered a present-
ation describing the Council 's housing policies before the Housing Commission on
October 11 . The Mayor and several City Councilmen, as well as Chairman Scott and
Commissioner Jacobson were present at that session. Generally, the Metropolitan
Council development framework and the housing policies would support the Brooklyn
Center Comprehensive Plan and endorse the retention of this land for eventual
housing.
Another consideration which would be given to this request is that the amount of
R-3 zoned land in the City is limited, especially with respect to sites of 15 acres
or more which can be used for planned unit developments as well as for townhouses
only. A finding that a noncommercial use such as that proposed by the applicant was
an appropriate alternative use, rather than housing on this site, would be equally
as consistent with any of the other sites.
We will be prepared to comment in detail on the submitted plans as well as the
general proposal and depending on the disposition of the application to recommend
the conditions of approval relative to site and building plan approval .
10-13-77