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HomeMy WebLinkAbout1996 11-14 PCM Amended 12-19-96 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 NOVEMBER 14, 1996 CALL TO ORDER The Planning Commission met in a regular session called to order by Chair Willson at 7:30 p.m. ROLL CALL Chair Tim Willson, Commissioners Graydon Boeck, Donald Booth, Mark Holmes, Rex Newman, and Brian Walker were present. Also present were Secretary to the Planning Commission/Planning and Zoning Specialist Ronald Warren and Planning Commission Recording Secretary Arlene Bergfalk. Commissioner Dianne Reem entered the meeting at 8:05 p.m. APPROVAL OF MINUTES - OCTOBER 17 AND OCTOBER 30, 1996 There was a motion by Commissioner Newman, seconded by Commissioner Walker,to approve the minutes of the October 17, 1996 meeting as submitted. The motion passed unanimously. Commissioners Boeck and Holmes abstained. There was a motion by Commissioner Boeck, seconded by Commissioner Holmes,to acknowledge the minutes of the Joint Planning/Council meeting held October 30, 1996 which have been approved by the City Council and to include them in the Planning Commission record as well. The motion passed unanimously. Commissioner Booth and Chair Willson abstained. CHAIR'S EXPLANATION Chair Willson 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 96020 (DAKOTA HOSPITALITY COMEANYI Chair Willson introduced Application No. 96020, a request from Dakota Hospitality Company, Fargo,ND,to amend a Planned Unit Development to construct an Americlnn Motel and Suites on the property located at the northwest corner of Freeway Boulevard and Shingle Creek Parkway. (The applicant presented extensive preliminary information at the Commission's October 17 meeting, including drawings, a model of the proposed motel building, and data on the Dakota Hospitality development and management company.) 11-14-96 1 The Secretary presented the staff report using overhead transparencies to show the location and site and building plans for the proposed motel. (See Planning Commission Information Sheet for Application No. 96020 dated 11-14-96 attached.) This 4.12 acre parcel of land was approved by the Council for a restaurant development in 1994 and in 1995 the site and PUD were included in a City initiated PUD I-1 rezoning of a larger area of property. The current applicant submitted a new plan for development of a 4-story 80 unit motel on the westerly 1.65 acres of this site with parking on the east and north of the building. Mr. Warren requested the applicant to clarify the number of units to be built since their plans show discrepancies in that number. The staff analysis was conducted utilizing an 88 unit motel complex. Mr. Warren explained that the remaining 2.47 acres on the easterly portion of the property are proposed for future development,possibly a restaurant. This portion contains a ponding area that services this site and surrounding sites for storm water retention and water quality purposes. The Watershed Commission reviewed the previous PUD, therefore no further Watershed review is necessary. Mr. Warren reviewed locations of two accesses to the property. A corrected site plan(dated 11-12- 96) includes access modifications to conform to the zoning ordinance. The parking plan exceeds requirements for an 88 unit motel building. A concrete parking delineator at the north end of parking closest to the building should be provided. The landscape plan exceeds the evaluation point system for a 1.65 acre site. Mr. Warren recommended that curb and gutter and landscaping installation for the 2.47 acre parcel designated for future development be deferred for a specific period of time pending development of that parcel. If development does not occur within that period,the applicant must install the required curbs, gutters,underground irrigation and landscaping. In the interim,the area identified for future development must be seeded to facilitate appropriate maintenance. Acceptable plans for drainage, grading and utilities were reviewed. Mr. Warren responded to Commissioners' questions regarding the drainage plan and indicated the City Engineer's review of the plans has not yet been received. Commissioner Boeck suggested that utility easements be provided. The motel building,the floor plans, and lighting scheme were described. Mr. Warren indicated additional information is required regarding the trash enclosure. It was pointed out that if the applicant chooses to replat the property into two lots, a separate application must be submitted and any future building development on the property would be subject to the PUD amendment process. Mr. Warren reviewed the PUD procedures and stated the plans submitted by Dakota Hospitality Company as a whole, with some modifications and adjustments, appear to be in order and recommended approval of Application No. 96020, subject to the considerations and conditions outlined in the staff report and discussed with the Applicant. A public hearing is scheduled. A letter dated November 12, 1996,including market data regarding the City's lodging industry prepared by The Wold Company, was distributed to the Commission members at this meeting. Chair Willson called for questions from the Commissioners. Issues considered included the sidewalk around the pond area on the east parcel, landscaping materials, conformance to the 11-14-96 2 Comprehensive Plan for this property, curb and gutter installation, and maintenance of the undeveloped parcel. The Secretary responded to questions and provided clarification of the plans. PUBLIC HEARING(APPLICATION NO. 96020) There was a motion by Commissioner Boeck,seconded by Commissioner Walker,to open the public hearing on Application No. 96020 at 8:24 p.m. The motion passed unanimously. Mr. Terry Stroh, T.L. Stroh Architects (and construction management)representing the applicant, stated that all the conditions are acceptable and modifications will be completed within the next 2 weeks. Dakota Hospitality Company and the Wold Company are actively pursuing development of the property east of the motel site, including possible construction of a restaurant. Decorative rock will be used in conjunction with landscaping, the trash enclosure will meet specifications, appropriate access radii and parking delineators will be provided, and all utility easements will be reviewed with the City Engineer. Mr. Stroh stated the motel will contain 84 units, and is a high- quality,limited-service facility designed to fill a niche in the market with a wide variety of amenities for guests. The motel will not have a restaurant or bar on site. Mr. John Seibert, Vice President and Director of Real Estate Operations, The Wold Company, responded to Commissioner Holmes' concern regarding market demand for additional hotel rooms in Brooklyn Center. He explained that research supports the City's strong lodging industry and the additional rooms will not decrease shares to the existing properties,but increase to the overall market demand. According to Mr. Seibert, corporate, governmental, and tourism needs, as well as entertainment, shopping and visibility from the freeway, are strong factors in the Brooklyn Center area. Following discussion,the Commissioners did not interpose any objections to the location and site and building plans submitted under Application No. 96020. CLOSE PUBLIC HEARING(APPLICATION NO. 96020) There was a motion by Commissioner Holmes, seconded by Commissioner Booth, to close the public hearing at 8:35 p.m. The motion passed unanimously. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 96020 There was a motion by Commissioner Boeck, seconded by Commissioner Newman,to recommend to the Council that it approve Application No. 96020, a Planned Unit Development Amendment submitted by Dakota Hospitality Company, in light of the following considerations: 1. The development plans are compatible with the standards,purposes and intent of the Planned Unit Development section of the City's Zoning Ordinance. 2. The development plans will allow for the utilization of the land in question in a manner which is consistent with, complimentary to and of comparable intensity to adjacent land uses as well as those uses permitted on surrounding land. 11-14-96 3 3. The utilization of the property as proposed under the development plan will conform with City ordinance standards and is considered to be a reasonable use of the property. 4. The development plans are considered compatible with recommendations in the City's Comprehensive Plan for this area of the City. 5. The development plan appears to be a good, long range use of the existing land and can be considered to be consistent with other motel developments in the area and is in the best interest of the community. It is further recommended that approval of Application No. 96020 be subject to the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage and utility plans including appropriate easements are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop or on-ground mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of signery which is subject to Chapter 34 of the City Ordinances. 8. B-612 curb and gutter shall be provided around all parking and driving areas with the exception of the east side of the parking lot as referenced in condition 14. 9. The applicant shall submit an as-built survey of the property, improvements and utility service lines prior to the release of the performance guarantee. 11-14-96 4 10. The property owner shall enter into an easement and agreement for maintenance and inspection of utility storm drainage systems prior to issuance of permits. 11. The plan shall be modified in the following manner: A. To meet the 50 ft.building setback requirement from the Freeway Boulevard right-of-way line. B. To clarify the total number of units proposed for the development. C. Modification to the driveway access on Freeway Boulevard to be consistent with City Ordinance requirements and to provide proper radii for the two northerly accesses on Parkway Circle. D. To provide a concrete parking delineator/protector at the north end of the row of parking closest to the building. E. To provide details of the trash enclosure area showing material to be used to provide proper screening. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 13. The applicant shall enter into a development agreement with the City of Brooklyn Center to be reviewed and approved by the City Attorney prior to the issuance of building permits. 14. The area identified on the site plan as "future development" shall be seeded in a manner to allow appropriate maintenance. If, after three years from the date of issuance of the building permits for this project, this area is not developed or improved, additional landscaping,underground irrigation and B-612 curb and gutter shall be installed in accordance with City Ordinances. The performance guarantee for this project shall not be released in its entirety until this area is developed or said required improvements have been completed. 15. Further development of the area identified as "future development" is subject to amendment to this Planned Unit Development. The City will not allow this area to be developed as a fast food/convenience food restaurant or a gasoline service station. The development agreement mentioned in condition 13 will acknowledge this restriction or limitation. Voting in favor: Chair Willson, Commissioners Boeck, Booth, Holmes, Newman, Reem, and Walker. The motion passed unanimously. I1-14-96 5 The Council will consider the recommendation at its Monday,November 25, 1996 meeting. The applicant must be present. Major changes to the application as reviewed by the Commissioners will require that the application be returned to the Commission for re-consideration. Chair Willson recessed the meeting at 8:45 p.m. and reconvened at 8:50 p.m. DISCUSSION ITEM-MODIFICATION TO TAX INCREMENT FINANCING(TIF)DISTRICT NO.3 Mr. Warren referred to Community Development Director Brad Hoffman's November 12 memorandum regarding Tax Increment District No. 3, and attached materials dated November 6, 1996, from Mark Winkelhake, Springsted, Inc., Public Financial Advisors, St, Paul, regarding TIF Plan Modifications. It was noted that by law the Planning Commission is given the opportunity to review the proposal and offer comments. Mr. Warren reviewed the background to TIF District No. 3 established in 1994 designed to finance certain redevelopment projects,the subsequent drop in market value of 6 parcels in the District for tax purposes caused primarily by tax court decisions favoring certain property owners, and the purpose and rationale for the modifications. Modification No. 1 removes the 6 de-valued parcels from the District. Modification No.2 returns the 6 parcels to the TIF District at their current reduced market values. Mr. Warren introduced Mr. Winkelhake representing Springsted, Inc. The Commissioners participated in a lengthy discussion regarding the tax increment financing theory,the current status and future outlook for all the parcels in TIF District No. 3, and use of revenue generated by this District. Messrs. Warren and Winkelhake responded to Commissioners' questions. Following its discussion,the Commission agreed that the proposed modifications to the District 3 TIF Plan conform with the City's Comprehensive Plan. ACTION REGARDING MODIFICATIONS TO TAX INCREMENT FINANCING PLAN FOR TIF DISTRICT NO. 3 There was a motion by Commissioner Holmes, seconded by Commissioner Booth, to affirm that Modification Nos. 1 and 2 to the TIF Plan for Tax Increment Financing District No. 3 are consistent with the Comprehensive Plan of the City of Brooklyn Center. Voting in favor: Chair Willson, Commissioners Boeck, Booth, Holmes, Newman, Reem and Walker. The motion passed unanimously.. OTHER BUSINESS Mr. Warren announced a joint meeting with the City Council is scheduled for 7 p.m., Monday, December 9,to consider the adult use policy/ordinance. The Commission's next regular meeting will be on December 12, 1996. A second meeting of the Northwest Neighborhood Advisory Group is tentatively scheduled for Tuesday,November 26, 1996,to review Application No. 96017 submitted by Brookdale Mitsubishi. I1-14-96 6 ADJOURNMENT There was a motion by Commissioner Boeck, seconded by Commissioner Holmes, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:35 p.m. Chair Recorded and transcribed by: Arlene Bergfalk TimeSaver Off Site Secretarial 11-14-96 7 1 1