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HomeMy WebLinkAbout2012 08-02 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 STUDY SESSION AUGUST 2, 2012 CALL TO ORDER The Planning Commission meeting was called to order by Chair Rahn at 7:00 p.m. ROLL CALL Chair Sean Rahn, Commissioners Kara Kuykendall, Stan Leino, 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. Scott Burfeind was absent and excused. APPROVAL OF MINUTES—JUNE 28, 2012 There was a motion by Commissioner Kuykendall, seconded by Commissioner Schonning, to approve the minutes of the June 28, 2012 meeting as submitted. The motion passed unanimously. Commissioner Kuykendall abstained as she was not at the meeting. 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. APPLICATION NO. 2012-010 LOREN VAN DER SLIK(GATLIN DEVELOPMENT) Chair Rahn introduced Application No. 2012-010, consideration of a proposed Planned Unit Development Amendment (No. 2) to amend the previously approved 2011 Planned Unit Development for Shingle Creek Crossing project (September 12, 2011). (See Planning Commission Information Sheet dated 8-2-12 for Application No. 2012-010.) Mr. Benetti explained that this application is to consider the following two amendments: • Revise Building B (Lot 8, Block 1, SCC) from an original proposed bank/financial use to a new convenience food restaurant with drive-thru service use, as new labeled Building C; and • Reconfiguration of original labeled Building C (Lot 11, Block 1, SCC) from a retail use to a new mixed-use of convenience food with drive thru service and retail use, as new labeled Building G. He further explained the amendment requests a significant reduction of New Building C from 9,100 sf. retail/service use to a 2,488 sf. restaurant, along with a continuation of the drive-thru Page 1 8-2-12 service lane. The lot size is also being reduced from 1.21 acres down to 0.85 acres. The restaurant site is also changing from its originally designed 41 spaces (ratio of 4.51 spaces per 1,000 sf. GFA) to only 27 spaces (ratio of 10.85 spaces per 1,000 GFA). Under the Shingle Creek Crossing PUD Agreement, buildings are allowed to be reduced (from their original approved size indications) and all restaurants or eating establishments must attain or exceed 10 spaces per 1,000 sf. of GFA. The restaurant pad is also proposed to have a small outdoor patio area for its patrons. He added that the proposed PUD amendment requests the New Building G to be reduced to 8,420 sf. of mixed restaurant/retail service use, with 63 parking spaces (7.48 ratio), while slightly increasing the lot to 1.45 acres. The amendment also requests the allowance of a new drive-thru service lane to the end-cap restaurant user. Staff has knowledge of this proposed restaurant user and has deemed this use to be a convenience food type restaurant use as well. Mr. Benetti pointed out that when determining the appropriateness of a convenience food restaurant under an existing or established PUD, the City may elect to allow or permit such uses under a typical PUD Amendment process, and the same standards used for determining or granting special use permits may be considered. Mr. Benetti further stated that changes to these two building pad sites, will include modifications to the original platted property lines which will be considered under a future re-plat application. Commissioner Parks asked about the possibility of an outdoor patio dining area on the fast food restaurant sites and the location and safety of pedestrian traffic on these sites. Mr. Benetti confirmed that safety issues for pedestrians have been adequately addressed on the site. He further explained that the various sites have been laid out to provide adequate parking and proper flow of pedestrian traffic. He added there are no plans on this site for outdoor patio areas. It was further explained by staff that there is a fence planned around the perimeter of the site to discourage pedestrian traffic from jaywalking across Bass Lake Road and to control access on the site. Further, walkways on the site do not continue out to the controlled intersection on Bass Lake Road due to the location of the fence. Commissioner Carlos Morgan arrived at 7:12 p.m. Chair Rahn stated that taking a look at the proposed changes indicates that with the trends in the market, we are shrinking the box stores and eliminating some of the proposed retail for more fast food. He feels that it may eliminate adding desired retail later on. He is concerned that the site is building boxes based on the market rather than waiting for what was initially planned. Mr. Benetti stated that those issues have been a concern for staff as well and they have had discussions with the developer regarding the direction the development is taking. It is anticipated that some retail as well as some sit down restaurants and a financial institution will be back on the plans in the future. Page 2 8-2-12 Commissioner Kuykendall stated that this amendment does not complete the Commission's vision for what they hoped to see on this site. She is very disappointed and fearful regarding how much has changed from the original plan and if they approve this amendment, all that will be on this site will be fast food with drive thru windows. She added that approving this plan opens the gateway for fast foods that was not the intent of the original plan. Commissioner Parks stated that if you reduce the size of the buildings and add drive thrus, it does not create an atmosphere where people will stick around for a very long period of time and limits opportunities for businesses to be successful. Commissioner Kuykendall responded that this plan encourages people to get in and get out without ever leaving their car and kind of fits what is expected. She added a Wal-Mart was approved and now we will put in more fast food that will draw a certain type of clientele. This is not what she expected for this development. Commissioner Leino suggested that they could get some numbers from a business to analyze how much of the business is from drive thru and how much is sit down. Then it could be determined if there will be more pedestrian traffic versus vehicles. He added that he has a concern with the vision and how that has been affected by market trends which changed what was originally planned and approved. Commissioner Schonning stated that Caribou does not build a store without a drive thru anymore. He added he is also concerned that the overall tone of the site stays with the original plan with more sit down restaurants. He also hopes that the sit down restaurants will be located along the creek to enhance the new day-lighting. Mr. Eitel stated when the applicant laid out the original site, they laid out the biggest box size possible so they would not have to go back to get approvals to increase any buildings. He added that they are merely reducing the footprint of some of the buildings proposed and there will be as much seating as the owner wants and will meet the parking requirements. He further stated that there will be full sit down restaurants along the creek but with current market trends, larger chains are not expanding, however, they are still looking for potential restaurants. Mr. Eitel added that he doesn't feel the original intent on the site has changed. Commissioner Kuykendall added that she feels this area is shaping up to look like a less desirable site than what she expected. PUBLIC HEARING—APPLICATION NO. 2012-010 There was a motion by Commissioner Leino, seconded by Commissioner Parks, to open the public hearing on Application No. 2012-010, at 7:53 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. Mr. Luke Payne, consultant engineer with Kimley-Horn Associates and representing Gatlin Development, stated that development standards will be high and whatever goes in will be high quality. He added with the PUD amendment they trying to create some flexibility to enhance the Page 3 8-2-12 ability to bring in quality tenants. Further, by adding drive thrus to the site gives them flexibility with future tenants. He added they will continue to provide good shopping experiences to add to Kohl's, Sear's and Wal-Mart. Mr. Payne explained they have a number of letters of intent from other retailers which they hope to finalize soon. He encouraged the Commission to keep in mind, by bringing in quality tenants it helps to secure other tenants in the development. Chair Rahn asked if there will be significant changes between Phase 2 and 3. Mr. Payne explained that the biggest changes will be to Buildings H, K and L, however, they don't have strong letters of intent yet. He added they usually don't develop on a site without letters of intent. Commissioner Parks asked what is the driving force to put in less parking and provide more green space or is it determined by the City. Mr. Payne stated that a PUD identifies certain requirements that must be maintained on the site. He added that the strong connectivity between walkways was intended. They are not strained by parking requirements but are meeting the needs of their tenants and have reached a nice balance between parking and landscaping. CLOSE PUBLIC HEARING There was a motion by Commissioner Kuykendall, seconded by Commissioner Morgan, to close the public hearing on Application No. 2012-010. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-16 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-010, SUBMITTED BY LOREN VAN DER SLIK (FOR GATLIN DEVELOPMENT COMPANY) FOR A PLANNED UNIT DEVELOPMENT (PUD)AMENDMENT TO THE 2011 SHINGLE CREEK CROSSING PUD There was a motion by Commissioner Leino, seconded by Commissioner Schonning, to approve Planning Commission Resolution No. 2012-16. Voting in favor: Chair Rahn, Commissioners, Leino, Morgan, Parks and Schonning And the following voted against the same: Kuykendall The motion passed. The Council will consider the application at its August 13, 2012 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. APPLICATION NO. 2012-012 LOREN VAN DER SLIK(GATLIN DEVELOPMENT) Chair Rahn introduced Application No. 2012-012, consideration of a proposed Site and Building plan approval related to the proposed "Building G" as illustrated and planned for under the 2011 Page 4 8-2-12 Shingle Creek Crossing PUD Master Development Plan, located at 1180 Shingle Creek Crossing. Mr. Benetti explained the proposed Building G was originally identified under the May/September 2011 PUD plans as Building C, which was intended to be a 12,225 sf. retail building on a 1.44 acre pad site. The new Bldg. G is planned to be a smaller multi-tenant, mixed use building of 8,420 sf. with virtually same size lot of 1.45 acres. Benetti added that the original pad layout (Bldg. C) was designed to accommodate 55 spaces with a 4.5 parking ratio and the new parking area had to be adjusted to accommodate the added need for the convenience food space Mr. Benetti further explained that access to the site is limited to the main access point off the east/west access road and traffic is limited to one-way along the back (north) and west sides of this site due to the limitations created by the inclusion of the drive-thru lane for the westerly end- cap user. He added that City Engineers have indicated some concerns of this in their review and have asked for better channelization and delineation of traffic in the southwest portion of this site. Mr. Benetti pointed out Building G is planned to be stone veneers, EIFS, concrete brick veneers, integrally colored rock face block, spandrel glass and other materials. These proposed architectural materials are consistent with the previously approved Architectural Standards (including materials)the City called for under the original PUD Agreement. Chair Rahn invited the applicant to come forward for questions. Mr. Luke Payne, consultant engineer with Kimley-Horn Associates and representing Gatlin Development again presented himself for questions. Commissioner Kuykendall asked for clarification on the location of the trash enclosures. Mr. Payne explained that with one way circulation, it was the best way to position them on the site. Commissioner Kuykendall stated that they appear to be skewed and look really awkward. She asked the applicant if he could take a look at them and find a better location on the site for the trash enclosures to keep them out of view. Commissioner Parks asked about the layout and direction of the building. Mr. Payne explained that the building is four sided architecture and while the customer side will face into the development site, all four sides look the same. Commissioner Parks feels the tenants will be more successful if the false building facades have lights in them. He added that he agrees the trash enclosures should be out of view and away from the building or indoors. The Chair called for further discussion or questions from the Commissioners. The Commissioners interposed no objections to approval of the Application. Page 5 8-2-12 ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-17 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-012, SUBMITTED BY LOREN VAN DER SLIK (GATLIN DEVELOPMENT COMPANY) APPROVING NEW SITE AND BUILDING PLAN FOR PROPOSED BUILDING G (LOCATED ON LOT 11, BLOCK 1, SHINGLE CREEK CROSSING ADDITION— 1180 SHINGLE CREEK CROSSING There was a motion by Commissioner Kuykendall, seconded by Commissioner Leino, to approve Planning Commission Resolution No. 2012-17. Voting in favor: Chair Rahn, Commissioners, Kuykendall, Leino, Morgan, Parks and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its August 13, 2012 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. DISCUSSION ITEM There were no discussion items. OTHER BUSINESS Chair Rahn shared highlights from the Shingle Creek/West Mississippi Watershed meeting which he and Commissioners Burfeind and Schonning attended. Commissioner Schonning also shared highlights from the meeting. There was further discussion by the Commission regarding watershed issues, rain gardens and other issues related to water flow and infiltration. Commissioner Kuykendall stated she would like to address concerns with vacant commercial properties and how they are maintained at a future meeting. There was no other business. ADJOURNMENT There was a motion by Commissioner Leino, seconded by Commissioner Kuykendall, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:10 P.M. Chair Recorded and transcribed by: Rebecca Crass Page 6 8-2-12