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HomeMy WebLinkAbout1993 10-28 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER October 28, 1993 STUDY SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - October 14, 1993 4 . Chairperson's Explanation The Planning Commission is 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. 5. BROOKDALE CHRYSLER PLYMOUTH 93014 Request for preliminary plat approval to combine the Brookdale Chrysler Plymouth dealership property at 6121 Brooklyn Boulevard with the property immediately to the south at 6107 Brooklyn Boulevard into a single parcel. 6. BROOKDALE CHRYSLER PLYMOUTH 93011 Request to rezone the Brookdale Chrysler Plymouth property at 6121 Brooklyn Boulevard and the property immediately to the south at 6107 Brooklyn Boulevard to PUD/C2 and to approve a planned unit development proposal for an expansion of the car dealership. (This item was considered and tabled by the Commission on August 26, 1993, and referred to the West Central Neighborhood Advisory Group for review and comment. ) 7 . Other Business 8. Adjournment w • PLANNING COAEVIISSION INFORMATION SHEET Application No: 93014 Applicant: Brookdale Chrysler Plymouth Location: 6121 and 6107 Brooklyn Boulevard Request: Preliminary Plat The applicant is requesting preliminary plat approval to combine the Brookdale Chrysler Plymouth property located at 6121 Brooklyn Boulevard with the property immediately to the south at 6107 Brooklyn Boulevard to create a larger single parcel for the purpose of accommodating an expansion of the automobile dealership. An application requesting rezoning of the combined parcels to PUD/C2 and the approval of site and building plans for the expansion as a planned unit development is currently being considered under Planning Commission Application No. 93011. This application should be considered a companion application to Application No. 93011 and must be approved in order for the planned unit development proposal to proceed. Conversely, the approval of the planned unit development must also be accomplished in order for the combination proposed by this application to proceed to final plat approval and filing with Hennepin County. The proposed plat, which we assume will be known as Chrysler Motors Corporation Third Addition, will contain one lot which will be 5.13 acres in area. The existing Brookdale Chrysler Plymouth property at 6121 Brooklyn Boulevard is 4.47 acres while the property at 6107 10 Brooklyn Boulevard which currently contains a single family home, is .66 acres. Five foot drainage and utility easements will continue along the south property lines of the new plat. An existing utility easement which runs along the old north property line of 6107 Brooklyn Boulevard will need to be vacated. This easement is in a location which would mean the addition to be built would encroach on this easement, if it were not vacated. There are no utilities existing within this easement. A ten foot sidewalk easement along the Brooklyn Boulevard side of the Chrysler Plymouth dealership, as well as a five foot sidewalk easement on the Brooklyn Boulevard side of 6107 Brooklyn Boulevard will continue with the new plat. The primary concern of the Engineering Department is the manner in which existing utility lines are disconnected and/or abandoned and new utility lines for the proposed building would be installed. Because the plat is over 5 acres in area, it must be reviewed by the Shingle Creek Watershed Management Commission and is subject to compliance with its regulations. Watershed review and approval should be accomplished prior to final plat approval by the City Council. A public hearing has been scheduled and notices of the Planning Commissions consideration appeared in the Brooklyn Center Sun/Post. 10-28-93 -1- Application No. 93014 continued The preliminary plat appears to be in order and approval is recommended subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City ordinances which may include the need for subdivision agreement regarding additional costs for utility service lines and hook ups. 3. The applicant shall apply for and receive the necessary approvals from the Shingle Creek Watershed Management Commission prior to final plat approval by the City Council. 4. The applicant shall receive approval of Planning Commission Application No. 93011 and shall have entered into any necessary development agreements prior to final plat approval and the filing of this plat with Hennepin County. 10-28-93 -2- v I cc a ou -1.1 If III,, 1 0 > i x. vz Fs q MI-1 ii�s sais ',r3�e; �E j3 i X3.1 s����Fa•sD�'° �:� CL LU uj 3s ss"E? r 'ti Olt1 / r•P �i a •�� r �;� .;1 cc Fi .Z 1 t 1��i I I AI.P. 3 ! its , , iij cV 2 1 iI f i f �_ --wax ••.r.�a,.�. E v N t s. i F as s s. ij ; :;stirs : iii€ !Yi? i uj s Fi : H ! $s sa;llas-a'a� e!; i• i��4l�i-;��" -- 3 ae - J - a . W x • N a s U $+ i �o h 1! I J �• I J it ; t ' ^N /( a e IN I i i I > C Q f t s , 3 f s • • Ii ♦ ,r �� Ion �� S1 IN - IVA IVA.�1► X11owl I� IN lip IN Sol rM -X"� Ll memo . •, � � ■1� I�j � III ���� � � � • ,�„�► 1111111 r����� /111 �� 11� �111l1 �1 � • � ie �s �r � �� ■ � � 111 ��_ � �� •� � ! NEW ' � n •� �► �, ..� X11... .... r • • PLANNING COMMISSION INFORMATION SHEET Application No: 93011 Applicant: Bill Bartram on behalf of Brookdale Chrysler Plymouth Location: 6121 Brooklyn Boulevard and 6107 Brooklyn Boulevard Request: Rezoning/Site and Building Plan - PUD/C2 The applicant is requesting rezoning and site and building plan approval for a commerce planned unit development proposal on two parcels of land, one containing the Brookdale Chrysler Plymouth dealership addressed as 6121 Brooklyn Boulevard and the other property immediately to the south that currently has a single family home located on it and is addressed as 6107 Brooklyn Boulevard. The purpose of the proposed action is to combine the two parcels of land, demolish the existing single family home and expand the Brookdale Chrysler dealership. The expansion would consist of a two story building addition attached to the south side of the current Chrysler Plymouth building to provide for customer repair write up space, car preparation or oil change stalls, customer lounge, rest rooms, general office space and records and parts storage. The Brookdale Chrysler Plymouth dealership at 6121 Brooklyn Boulevard is currently zoned C2 (commerce). The property to the south at 6107 Brooklyn Boulevard is currently zoned C1 (service/office) and contains a legal, nonconforming single family home and accessory building. The rezoning of these two properties would be to PUD/C2. The land in question is located on the westerly side of Brooklyn Boulevard, south of 62nd Avenue North. It is surrounded on the north by 62nd Avenue; and the east by Brooklyn Boulevard; on the south by property at 6101 Brooklyn Boulevard, which is zoned C1 (service/office) and also contains a legal, nonconforming single family home; also on the south are two single family homes facing 61st Avenue North which are located in an Rl (single family residence) zoning district; on the southwest by Wangstad Park; and on the west by the Ewing Square Townhomes, double bungalows and single family homes. A planned unit development proposal involves the rezoning of land to the PUD designation followed by an alpha numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses and structures within the planned unit development. The rules and regulations governing that district (in this case C2) would apply to the development proposal. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing redevelopment problems and the regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. This application was originally considered by the Planning Commission at its meeting on August 26, 1993, at which time the applicant's request, his written proposal relating to the City's rezoning evaluation policy and review guidelines, and his preliminary plans were all considered. The Commission opened the public hearing and took comments from persons in attendance at 10-28-93 -1- Application No. 93011continued that meeting. After reviewing that matter further, the Commission took action to continue the public hearing, table further consideration of the matter and referred it to the West Central Neighborhood Advisory Group for review and comment. The West Central Neighborhood Advisory Group met to consider this matter at the Brooklyn Center City Hall on September 30, 1993. Attached for the Commission's review is a copy of the Neighborhood Advisory Group minutes from that meeting. After review, discussion and input from persons in attendance, the advisory group unanimously recommended approval of the proposal to the Planning Commission. There had been discussion about possible light glare and noise from the proposed expansion and concern that there be appropriate screening along the south property line of the expanded site where it currently abuts with a nonconforming single family home which is being utilized for single family purposes. The applicant indicated he would provide screening in this area. Attached for the Commission's review is a copy of the information sheet for Planning Commission Application No. 93011 which was presented on August 26, 1993, and an excerpt from the August 26, 1993, Planning Commission minutes relating to this application. The applicant has submitted a revised landscape plan indicating how they propose to screen the area where the property abuts with existing R1 zoned and used property. A driveway leading from the service write up area of the proposed new addition to the general vehicle service area in the existing building encroaches into an area which had been part of a buffer area and is located to the southwest of the existing Brookdale Chrysler Plymouth dealership. This driveway would be 15' wide at its narrowest point and should be used only for moving vehicles on the site between the write up area and the service bays. To assure this, we would recommend that a gate be installed in the driveway west of the proposed addition, next to the row of parking to prevent customer traffic from wandering into this area. It should also be noted that lighting for this driveway and the corner of the building will be located on the inside side of the walls facing towards the building so as not to cause light glare in adjacent properties. One light would be located on the existing 8' high wall west of the existing building while two others, in the area where the driveway is the narrowest, would also be mounted on an 8' high screen wall and also be facing inside. Lighting on the south side would be on poles and would be a type that would have a high cut off and not create glare or light beyond the south property line. The site plan has also been modified to indicate a 15' greenstrip along Brooklyn Boulevard rather than the 10' greenstrip referred to in the original report. No new landscaping has been indicated along Brooklyn Boulevard. Like with the consideration of the Ryan Olds addition, we would recommend that a landscape plan for this area be deferred 10-28-93 -2- is Application No. 93011continued for up to one year until the Brooklyn Boulevard Enhancements Task Force has had an opportunity to make recommendations- that may lead to adopted standards along Brooklyn Boulevard. It is expected that a landscape plan will be submitted for approval by the City consistent with those guidelines. Such a condition should be a part of the approval. COMPREHENSIVE PLAN A public hearing has been scheduled for the Planning Commission the consider a Comprehensive Plan amendment. The City's rezoning evaluation policy and review guidelines require all rezonings to be consistent with the City's Comprehensive Plan. Table 14 and figure 15 of the City's Comprehensive Plan relating to land use revisions, recommend that the area of the Brookdale Chrysler Plymouth dealership and the two lots to the south of it (6107 and 6101 Brooklyn Boulevard) be either a service/office or a mid density residential zoning designation. The proposed PUD with a C2 (commerce) underlying zoning designation is not consistent with that recommendation. Therefore, a Comprehensive Plan amendment must be accomplished in order for the City to allow the proposed rezoning. It is recommended that the land use designation for this area be changed to commercial retail which would allow the proposal to proceed. This recommendation also includes carrying that recommended designation to the property located at 6101 Brooklyn Boulevard as well. This property is currently zoned Cl but it might be more appropriate to allow it to be developed C2 in the future if necessary. The designation of commercial retail in the Comprehensive Plan would not adversely affect this property as the current Cl zoning designation allows serviceloffice uses as permited in the general commerce zoning district as well. It should be noted that the principle justification for amending the Comprehensive Plan lies with two studies which have been accomplished over the past few years involving Brooklyn Boulevard. The most recent study was one entitled the Brooklyn Boulevard Redevelopment Study which was conducted by Dahlgren, Shardlow and Uban, Inc. (BSU) and was completed and accepted in March of 1993. This study does encourage the expansion of Brookdale Chrysler Plymouth and to provide for the expansion needs of individual businesses. The Maxfield Commercial.and Industrial Study which was prepared in June of 1991 acknowledges the viability of the Brooklyn Boulevard car dealerships and recommends that expansion be allowed. This study also points out the over saturation of office space in this area and the fact that there will not be a demand for office development in this area. This lessens the likelihood of seeing the area of the Brookdale Chrysler Plymouth and neighboring properties being developed into a large office complex. These studies become a good planning basis for allowing an amendment to the Comprehensive Plan to acknowledge general commerce land use generally in the area and a specific expansion of the Brookdale Chrysler Plymouth specifically under a planned unit development process. PUBLIC HEARINGS The public hearing for the PUD/C2 rezoning and site and building plan has been continued until Thursday evening, October 28, 1993. A Comprehensive Plan amendment public hearing is also 10-28-93 -3- Application No. 93011continued scheduled for the same evening as well as a public hearing relating to the preliminary plat considered under Planning Commission Application No. 93014. All of these hearings should be specifically held with separate actions to consider and close each hearing. Attached for the Commission's review is a draft resolution amending the City's Comprehensive Plan. Also attached is a draft resolution regarding the disposition of Planning Commission Application No. 93011 which would recommend approval of the PUD rezoning and a list of conditions relating to the approval of the development plans. Recommendations regarding the preliminary plat under Application No. 93014 can be found with the report for that application. 10-28-93 -4- PLANNING COMMISSION INFORMATION SHEET Application No: 93011 Applicant: Bill Bartram on behalf of Brookdale Chrysler Plymouth Location: 6121 Brooklyn Boulevard and 6107 Brooklyn Boulevard Request: Rezoning/Site and Building Plan - PUD/C2 The applicant is requesting rezoning and site and building plan approval for a commerce planned unit development proposal on two parcels of land,one containing the Brookdale Chrysler Plymouth dealership addressed as 6121 Brooklyn Boulevard and the other the property immediately to the south that currently has a.single family home located on it and is addressed as 6107 Brooklyn Boulevard. The purpose of the proposed action is to combine the two parcels of land, demolish the existing single family home and expand the Brookdale Chrysler dealership. The expansion would consist of a two story building addition attached to the south side of the current Chrysler Plymouth building to provide for customer repair write-up space, car preparation or oil change stalls, customer lounge, restrooms, general office space and records and parts storage. REZONING A planned unit development proposal involves a rezoning of land to the PUD designation followed by an alphanumeric designation of the underlying zoning district. This underlying zoning district which then provides the regulations governing uses and structures within the planned unit development. In this specific case the applicant is seeking C2 (commerce) as the underlying zoning designation. The rules and regulations governing that district would, therefore, apply to the development proposal. Under the planned unit development procedure, regulations governing uses and structures may be modified by conditions imposed by the City Council to the extent necessary to comply with the development plan submitted. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing redevelopment problems. The Commission's attention is directed to Section 35-355 which addresses Planned Unit Developments (attached). As mentioned the PUD process involves a rezoning of land and, therefore, is subject to the rezoning procedures outlined in Section 35-210 of the zoning ordinance as well as the Rezoning Evaluation Policy and Review Guidelines contained in Section 35-208 of the City's zoning ordinance. The policy and review guidelines are attached for the Commission's review. The current zoning of the Brookdale Chrysler Plymouth property (6121 Brooklyn Boulevard) is C2 (commerce) while the property to the south at 6107 Brooklyn Boulevard is currently zoned Cl (service/office). Automobile sales and service are special uses in the C2 zoning district but are not comprehended as acknowledged uses in the Cl zoning district thus the need for rezoning in order to accomplish the proposed expansion by Brookdale Chrysler Plymouth. The applicant, Mr. Bill Bartram, the owner of Brookdale Chrysler Plymouth and 6107 Brooklyn Boulevard has submitted a letter(attached)regarding the proposal in which he outlines the proposed expansion and addresses the Rezoning Evaluation Policy and Review Guidelines contained in Section 35-208. A review of those guidelines, the applicant's arguments and the staff response follows: PLANNING COMMISSION APPLICATION NO. 93011 a. Is there a clear and public need or benefit? Applicant: Mr. Bartram notes that their customers are entitled to quality facilities to serve them. He cites the Brooklyn Boulevard Redevelopment Study prepared for the City by Dahlgren, Shardlow and Uban (DSU)which acknowledges a need to consolidate small parcels along Brooklyn Boulevard. He notes that their plan is to close an existing driveway on the dealership site with access to the addition to be gained from a driveway on the consolidated site resulting in a reduction of curb cuts on Brooklyn Boulevard. He believes this will be a benefit to the public. He also notes that they will incorporate any streetscape recommendations that will come out of the current Brooklyn Boulevard Streetscape Amenity Study and that the improvement and expansion of a local employer, additional jobs in the community and substantial investment in upgrading the Boulevard are all further public benefits. Staff: All of the points mentioned by the applicant can be considered public benefits. Redevelopment along Brooklyn Boulevard has been acknowledged as important in a number of studies conducted by the City. The important element is that the redevelopment meet City needs and is consistent with the redevelopment policies. b. Is the proposed zoning consistent with and compatible with surrounding land use classifications? Applicant: "The zoning would be the same as the largest parcel adjacent to the subject property. If the owner of 6101 wished to change the zoning on that parcel also the entire block facing the Boulevard would be consistent. The compatibility of the C2 and the Rl parcel to the west is a question. However, an effective screening would be placed to minimize the impact on the Rl parcel. It should be noted that the Rl parcel abuts C2 property currently." Staff: C2 and Rl zoned property are allowed under the City's zoning ordinance to abut each other, however, certain buffer and set backs requirements are imposed on the commercially zoned property. The sale of motor vehicles is a special use in the C2 zone and automobile repair and service is also a special use in this zone but this aspect of the business is not allowed to abut Rl, R2 or R3 zoned property at a property line. The DSU Brooklyn Boulevard Study recommends that this aspect of the zoning ordinance be modified so Brookdale Chrysler Plymouth would have the opportunity to expand. A PUD proposal would allow such a development to be comprehended by the City. C. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? Applicant: No comment. Staff: All of the permitted uses and proposed uses could be comprehended for development in the proposed zoning district if this PUD proposal is accepted. 8-26-93 2 PLANNING COMMISSION APPLICATION NO. 93011 d. Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? Applicant : No comment Staff. There have been no substantial physical or zoning classification changes made in this area since the Brookdale Chrysler Plymouth property was zoned C2 in the early sixties. The property at 6107 Brooklyn Boulevard was zoned C1 in 1968. The studies by DSU of the Brooklyn Boulevard area and the Maxfield commercial and industrial study in 1991 indicate considerations should be given to expanding the C2 zone in this area. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? Applicant: No comment Staff: Not applicable f. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? Applicant: No comment Staff. The subject property should bear fully the ordinance development restrictions for the PUD/C2 proposal based on findings made by the City Council and a development agreement between the City and the developer which will address any and all issues raised and acknowledge an approved site plan as part of that development agreement. g. Is the subject property generally unsuited for uses permitted in the present zoning district, with respect to size, configuration, topography or location? Ap 1p icant: "The subject property is zoned Cl. Current requirements for developing a Cl parcel require a minimum lot size of one acre. The subject property is approximately .7 acres and is not developable. unless it is combined with an adjacent parcel. The study recommends focusing on three acres 'or larger parcels for economic development (page 50). The combination of these parcels will result in a five acre parcel." Staff. The City's Zoning Ordinance does indeed require one acre sites for service/office land uses, and this site, by itself cannot be developed under its current zoning. It must be combined with other property for development purposes. The Maxfield commercial and industrial study conducted in 1991 does make note of the soft market for service/office developments over the next few years, and the likelihood of this type of development being undertaken in the immediate future is very remote. is . 8-26-93 3 PLANNING COMMISSION APPLICATION NO. 93011 h. Will the rezoning result in the expansion of a zoning district, warranted by: 1. Comprehensive planning; 2. Lack of developable land in a purposed zoning districts; 3. The best interests of the community? Ap 1D icant: "The requested rezoning would result in an expansion of the C2 zoning district which I believe is warranted by the (a) lack of developable land in the zoning district and (b) the best interest of the community. I believe the communities interest is served by development on the Boulevard, and improved "streetscape" along both parcels on the Boulevard and providing for expansion of the existing business and local employer. The study lists as one of the recommended goals (page 13) to "provide for the expansion needs of individual businesses", the community benefits when our local businesses are successful and growing. Staff: The applicants comments are correct regarding the DSU Study. The study does encourage the expansion of Brookdale Chrysler Plymouth and to provide for the expansion needs of individual businesses. However, it should be noted that the existing comprehensive plan under the land use revisions map recommends the Brookdale Chrysler Plymouth property, and the Cl property to the south be used for either service/office or mid density residential uses. The Brooklyn Boulevard Study with the comprehensive plan and the neighborhood policy plan for the west central neighborhood also notes this area to be suitable.for service/office uses. The DSU Study and the Maxfield Commercial and Industrial Study which acknowledges the viability of the Brooklyn Boulevard car dealerships, recommends that the expansion be allowed. A comprehensive plan amendment would have to be accomplished in order for the proposal to go forward. Such an amendment is in line with the recommendations of these two recent plans and is a good planning basis for such an amendment. i. Does the proposal demonstrate merit beyond the interest of an owner or owners of an individual parcel? Applicant: "I believe the rezoning will serve the community interest as well as those of our business as discussed above". Staff: The proposal appears to have merit beyond only the interests of the particular property owner if it can be concluded that this will lead to additional jobs in the community, a substantial upgrading in the site and the upgrading of the physical character of Brooklyn Boulevard as well. SITE AND BUILDING PLAN PROPOSAL The proposed plan calls for an approximate 9,800 s. f. addition to the south side of the existing Brookdale Chrysler Plymouth building. It is a two story addition with about 4,900 s. f. per floor. The ground floor level will include access from the existing showroom to a customer lounge, vending, restroom and cashier area. A service write-up area would be served by two overhead doors leading into the area from the east side, exiting via two overhead doors on the west side of the building. A third overhead door on both east and west sides of the building would access lube- bays or a car preparation area. The second floor of the proposed expansion would include an upper lobby, office space and parts and file storage. 8-26-93 4 PLANNING COMMISSION APPLICATION NO. 93011 ACCESS/PARKING Access to the entire expanded site would be limited to two accesses along Brooklyn Boulevard as well as three existing accesses off 62nd Avenue North. The northerly access on Brooklyn Boulevard would remain in the same location as it currently exists. The existing south access would be closed and a new one opened further to the south to serve the proposed addition. Forty- four new parking spaces would be provided along the south property line, the south side of the building addition and along the Brooklyn Boulevard greenstrip. The building addition would require 38 additional parking spaces based on 1,320 s. f. of additional retail type space on the lower level (5.5 spaces per thousand equals seven spaces), two service bays (three per bay equals six), and 4,916 s. f. of second story office and storage (one per 200 s. L of gross floor area equals 25). It should be noted, if the entire lower level were considered retail and the entire upper level office space, 52 parking spaces would be required. The combined site is over five acres and numerous parking spaces exist on the site. An evaluation of parking should be done to assure enough available parking for employees, customers, and vehicles being serviced with adequate access to these parking spaces. The remainder of parking spaces on the site can be used for display or storage of inventory (new and used cars). Adequately sized driveways service the proposed new parking spaces (24-26' wide). They propose a new driveway, only 20 feet wide, around the southwest corner of the existing building leading to the service area. This encroaches into a required 35' buffer set-back area. They propose to offset this encroachment with additional landscaping and a six foot high masonry wall. We would recommend an eight foot high masonry wall, consistent with DSU's recommendations and the existing ordinance if this intrusion is allowed as part of the PUD plan. DRAINAGE/GRADING/UTILITIES This aspect of the proposal is being reviewed by the City Engineer and further analysis will be forthcoming. It is my understanding that this proposal will be required to be reviewed by the Shingle Creek Watershed Management Commission. Compliance with their recommendations would be required. LANDS CAPING/SCREENING The applicant has submitted a landscape plan indicating a variety of plantings including shade trees, decorative trees, coniferous trees, shrubs and flowers. Most of the landscaping is proposed in the area to the west of the proposed addition and along an area to the southwest of the existing building where a new six foot high masonry wall is anticipated. They are also proposing a combination berm with 15 Colorado Blue Spruce trees and a keystone wall that will be between three to five feet in height along the west property line for screening purposes. This is in lieu of the required 8' wall and a 35' greenstrip. No landscaping is indicated along the Brooklyn Boulevard greenstrip, however, they have indicated they will comply with the Brooklyn Boulevard Streetscape Amenity Study currently being conducted. The Brooklyn Boulevard greenstrip scales only 10'. A 15' greenstrip is required in this zoning district. It should be noted that it appears that a 10' greenstrip has been provided and is existing along Brooklyn Boulevard on the remainder of the site as well as along 62nd Avenue North. A 10' greenstrip will have to be acknowledged as part of the PUD process. 8-26-93 5 PLANNING COMMISSION APPLICATION NO. 93011 BUILDING The building elevations indicate the exterior of the addition to be a rock-faced block with stucco fascia to match the existing building exterior. I assume this would be carried around the rest of the building. Only the east and south elevations are shown with the plans. The west elevation should also be provided. LIGHTING/TRASH New lights are proposed along the south greenstrip at two locations. These lights would have two heads. Two lights are proposed for south of the new southerly access and two more lights to match existing lights are proposed north of the new access. These are 1000 watt metal halide lights. No height of these lights has been provided. Two wall mounted 400 watt lights are to be located at the southwest corner of the existing building. A trash enclosure is not yet indicated on the plan. The plans are not totally complete but are certainly sufficient to begin the PUD process. Further discussion and consideration of the entire site is in order. If this proposal is to be accomplished the applicant will also need to replat the property to combine the two parcels into one. PROCEDURE This PUD/C2 proposal, as previously mentioned, is a rezoning with a specific development plan. As such, it must go through the normal rezoning process. This means that following the Planningi Commission's public hearing the rezoning proposal and the site and building plan should be referred to the appropriate neighborhood advisory group for review and comment. In this case it should be referred to the West Central Neighborhood Advisory Group. We will attempt to schedule a meeting of that neighborhood advisory group within the next 30 days for that purpose. Persons receiving notice of the Planning Commission's public hearing (property owners within 350' of the property) and anyone else who desires to be notified would be informed of the date, time, etc. of the meeting. Members of the West Central Neighborhood Advisory Group have been invited to attend the Planning Commission meeting for background information. The Commission should discuss the proposal, open the public hearing and then table the application and refer it to the West Central Neighborhood Advisory Group for additional review and comment. The Commission may wish to comment on the plans, discuss the fate of the existing property in the area if the proposal goes forward and to give direction regarding establishing a public hearing on a possible Comprehensive Plan amendment. 8-26-93 6 E ! a �_ _. _t f j1SE t�v �it 7ri !>t"sib S H m CL cr LU cr S � W «• cc Ilk y{I Ij{ f i o c I o \ \ f i I 3 i I f ut - I q if t I it ZI fit ollib la° Jig 'i2 f 67 31 1 0 CL CC P ul ig 4 cr .00) .ry .L Ak rj2i ii •1 The Planning Commission recessed at 8:10 p.m. and resumed their meeting at 8:20 p.m. rAAPPLICATION NO. 93011 (BROOKDALE CHRYSLER PLYMOUTH rperson Sander introduced the second item of business, a request to rezone the kdale Chrysler Plymouth property at 6121 Brooklyn Boulevard and the property immediately to the south at 6107 Brooklyn Boulevard to PUD/C2 and to approve a planned unit development proposal for an expansion of the car dealership. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 93011, attached). The Secretary reviewed the location of the site by showing an overhead transparency as well as pointing out neighboring properties that would be affected. He shared copies of the detailed report with members of the public in the audience and explained the need for re- zoning for expansion to take place. He also pointed out a letter from Mr. Bill Bartram, owner of Brookdale Chrysler Plymouth, reviewed a list of guidelines required in rezoning, and read detailed responses of staff and the applicant to these guidelines. Commissioner Holmes asked if the C-1 site to the south is currently a business. The Secretary answered that it is currently a single family residence and a potential concern. Commissioner Hilstrom expressed concern about the proposed wall to the west of the site and maintenance of the strip of property outside the wall. She also asked about the height of lighting in back of the building that could affect the row of residences along 61st Avenue. The Secretary then reviewed and answered questions on access and parking, drainage/grading/utilities, landscaping/screening, the building itself, lighting/trash, and explained the procedure for reviewing this application, which includes notifying the West Central Neighborhood Advisory Group for review and comment. Commissioner Mickelson was pointed out as the liaison from the Planning Commission to th'e neighborhood advisory group. Commissioner Willson commented he liked the format of staff and applicant responding to requirements as listed in the report. Commissioner Johnson said it should be noted that what kept portions of the area along Brooklyn Boulevard from developing were deed restrictions and restrictive covenants preventing commercial use of this property. The Secretary commented the purpose of this item being on this evening's agenda is mostly to take public testimony and take a first look at the plans. He continued since there are some variations to the Ordinance proposed in the plan, what would the applicant offer if a planned unit development proposal was being pursued. He mentioned that perhaps other properties should be included in any rezoning and repeated the concern of the corner property and what it could be used for since it is less than one acre. 8-26-93 4 Commissioner Holmes questioned if there were plans for further development along that section of Brooklyn Boulevard to which the Secretary responded there were not. He also asked if there were existing covenants that would prevent this proposed plan. The Secretary explained covenants do not pre-empt the ability of the City to zone property. He noted the covenants referred to were private covenants and were left to the parties concerned for enforcement. Commissioner Holmes also expressed concern that many landscaping requirements are not met with this proposal. The Secretary explained there is some flexibility allowed in the PUD process. Commissioner Willson suggested, since there are so many issues involved in this proposal, that meetings be combined with the Neighborhood Advisory and discussions regarding amending the Comprehensive Plan and replatting the property. The Secretary agreed combining would take place wherever possible to expedite the matter. Mr. Dave Phillips appeared on behalf of Brookdale Chrysler Plymouth to answer any questions and apologized for the fact that Mr. Bill Bartram could not be in attendance. He explained that Mr. Bartram was in Detroit. In response to questions from Commissioner Hilstrom, Mr. Phillips explained the nature of the proposed building addition in regards to handicap accessibility as well as explaining part of the new addition includes a play room so parents can bring children along while their car is being serviced. Mr. Phillips clarified how a part of the new addition would be for quick service and possible oil change/lube and light maintenance, and how since the existing write-up area is inadequate, all cars in for service write-ups would be directed to the new addition and then moved via the driveway at the back of the building. Commissioner Holmes questioned whether Mr.Bartram is considering further expansion and looking at acquiring additional property. Mr. Phillips responded that this is being considered,but is difficult because of multiple owners, and unless all of them wanted to sell, purchasing one or two lots would not be enough property to make an addition. PUBLIC HEARING (APPLICATION NO. 93011) Chairperson Sanders opened the meeting for the purpose of a public hearing on request for rezoning of the Brookdale Chrysler Plymouth property at 6121 Brooklyn Boulevard and the property immediately to the south at 6107 Brooklyn Boulevard to PUD/C2 and to approve a planned unit development proposal for an expansion of the car dealership at 9:52 p.m. She inquired if there was anyone present who wished to address the Commission, and several City residents appeared with comments as follow: 8-26-93 5 Mr. Pernell Reitan of 6049 Ewing Avenue N.commented that Brookdale Chrysler Plymouth has always been a nuisance and would become an even greater one with the addition. He expressed that allowing the addition would be making one more mistake on top of others that have been made. Commissioner Mickelson asked who had been notified of this proposed change and the Secretary responded all residents within 350 feet from any point of the property. Mr. Jerry Tacheny of 3606 61st Avenue N., a resident of that property for 36 years, thanked the Commission for giving property owners a chance to give their opinion. He said when Jim Christy was the owner there was a promotion every Saturday and very late night hours. He said he could read in his kitchen,bedroom and living room without any lights on because of the lights from the dealership. When there had been a problem in the past with lights it took two years for it to be fixed. He expressed concern about the narrow driveway at the back of the building and hopes that the buffer area of grass behind the wall is maintained. He explained in the past there was an agreement with Brookdale Chrysler Plymouth to maintain the buffer "in a park-like manner" which had not been done under former ownership but which has improved since Bill Bartram has been the owner. Mr. Jim Bucsko of 3600 61st Avenue N. questioned what type of traffic would be using the driveway at the back of the new addition. Mr. Phillips explained that traffic would be heaviest in the morning between 7:00 a.m. and 10:00 a.m.while the business is accepting cars . for service write-ups. Mr. Bucsko explained he had been living there for 21 years and to say something positive, the situation has improved under new ownership. He expressed concern about how complaints had been handled in the past. He then asked what took place at the neighborhood meetings. The Secretary explained the neighborhood meeting would be another chance for residents to express their feelings and introduced Ms. Pat Weitzel who sits on the West Central Neighborhood Advisory committee. He said this meeting will take place in the next 30 days and anyone who is interested can attend. Commissioner Hilstrom asked that everyone on the Planning Commission be notified of the meeting. Commissioner Mickelson commented on how cases like this are poor business practice and said at lease the situation has been better recently with Bill Bartram as owner. Mr. Doug Vang of 6101 Brooklyn Boulevard, the corner lot adjacent to the proposed addition site, stepped forward to explain he had bought his house three years ago not knowing that something like this would happen. He expressed concern if the dealership expands too close to his property there might be too much light and noise. 8-26-93 6 Commissioner Hilstrom asked Mr. Vang if the owner of Brookdale Chrysler Plymouth had approached him about selling his property. Mr. Vang said he had not. Chairperson Sander asked Mr. Vang if he would consider selling. Mr. Vang said he did not know. She then asked the representative of the applicant, Mr. Phillips, if the car dealership had considered buying property all the way to the corner. Mr. Phillips explained the difficulty of buying land in small pieces because it is never known if what you acquire will be useful. He continued that if a mutually beneficial arrangement could be made for all parties, it was probably a possibility, but the dealership wants to apply no pressure. He stated in this case each property owner would have to request rezoning of his own property. Mr. Phillips explained the expense of trying to acquire additional land in portions and that Mr. Bartram will already have invested $25-30,000 in this current proposal before it even goes to City Council. He further explained how the house that is owned by Mr. Bar ram cannot even be used currently for anything to do with the business, so he has been renting it out. Commissioner Holmes commented this change would certainly seem to lower W. Vang's property value. The Secretary responded, however, that is not necessarily true since the property is zoned C-1, and a single family use of the property can continue. He mentioned the City's ability to use its condemnation rights if it were to the benefit of the public and concluded the Commission and Council need to realize how many things are affected by this proposal and be careful to consider them all before making any decision. ACTION REGARDING APPLICATION NO 93011 (RROOKDALE CHRYSLER PLYMOUTHI There was a motion by Commissioner Mickelson and seconded by Commissioner Reem to table further consideration of Application No. 93011 submitted by Brookdale Chrysler Plymouth and refer the matter to the West Central Neighborhood Advisory for their review and comment and L!fontinu e the public hearing. The motion passed unanimously. DISCUSSION ITEMS Commissioner Reem brought up the topic of the proposed Park and Ride and questioned why it had not been brought before the Planning Commission. The Secretary explained the matter had been before the City Council because a public hearing was required to acquire land. He noted that it was his understanding the development of the plans for a Park and Ride would be brought before the Planning Commission at a later date. The Secretary told the Commission its next meeting is in 3 weeks on September 16th. Commissioner Reem said she will be out of town September 16th. 8-26-93 7 WEST CENTRAL NEIGHBORHOOD ADVISORY GROUP MEETING THURSDAY, SEPTEMBER 30, 1993 BROOKLYN CENTER CITY HALL Residents: Joseph Clark, 6043 Ewing Avenue N., Ray and Nora Koenig, 3807 Janet Lane, Pernell Reitan, 6049 Ewing Avenue N., Jerry Techeny, 3606 61st Avenue N., Jim Bucsko, 3600 61st Avenue N., Doua and Lee Vang, 6101 Brooklyn Boulevard Neighborhood Advisory Group: Patricia Weitzel, Mary Jo Danielson, and Bob Mickelson (Planning Commission Liaison) Staff. Ronald Warren Planning Commission Members: Bob Mickelson, Tim Willson, Diane Reem, Mark Holmes, and Bertil Johnson From Brookdale Chrysler Plymouth: Owner Bill Bartram, Architect Dave Phillips Recording Secretary: Kathy Stratton The meeting was called to order by Mr. Ron Warren at 7:37 p.m. He explained the format of the meeting would be quite informal and the purpose was to explain Application Number 93011 submitted by Brookdale Chrysler Plymouth, then open the meeting for discussion and solicit a recommendation from the Neighborhood Advisory Group. Mr. Warren explained the desire of Brookdale Chrysler Plymouth to combine its property with the property to the south (6107 Brooklyn Boulevard), demolish the existing single family home and expand the dealership. He said the expansion would include a two story building addition attached to the south side of the existing dealership building to provide for customer repair write-up space, car preparation or oil change stalls, customer lounge, restrooms, general office space and records and parts storage. He explained for this to occur the property would have to be rezoned to C-2 and cleared of the existing house and garage. Mr. Warren showed overhead transparencies with a map of the area, a site plan, floor plan, and landscaping details. Mr. Warren gave a brief history of the property including when and why it was zoned C-1. He also said the most recent study done on Brooklyn Boulevard questioned whether the City's ordinances are somehow causing an impediment to development. He indicated the Study found the car dealerships are viable uses of land; and the City should allow them to expand if it is feasible. 9-30-93 1 A member of the audience asked where driveways would be, what time of day traffic in the back of the building would stop, and what time parts were delivered. Mr. Bill Bartram explained how the traffic would flow and what times it would be heaviest, and said parts are now delivered between 2:00 a.m. and 5:00 a.m. He showed the part of the building they are delivered to now and explained that would not change. He also said operating hours are currently 6:30 a.m. to 2:00 a.m. and he has not had any complaints with noise. He asked the two closest neighbors if they are having any problems with noise or if they hear the parts being delivered. They said "no." Mr. Bartram explained the speaker system is not used after 9:00 p.m., and 90% of all activity at the dealership occurs before 9:00 P.M. Mr. Bartram showed a proposed plan for screening on portions of the southwest side of the addition. An audience member asked what would be between the proposed parking lot and the corner lot directly to the south. Mr. Bartram said there were no screening plans for that property line as of yet because it is zoned C-1 and the City does not require screening between two commercial properties. Mr. Warren pointed out the property to the south has a house on it and is being used as a residential property. He said perhaps the dealership should consider putting some type of screening there. Mr. Bartram explained he is currently talking with the homeowners individually about the possibility of acquiring their property as well. Commissioner Willson asked if Mr. Bartram was not able to acquire the corner lot would he consider putting some type of screening there? Mr. Bartram responded that would be reasonable. There was discussion about the narrowness of the driveway to the rear of the addition, how it would mostly be used by dealership employees, and how signage could be placed to discourage general public from using that part of the site. Ms. Pat Weitzel asked what the purpose of the tall wall in the north part of the parking lot was. Mr. Bartram explained he never knew for sure and that Mr. Christy had it built without it being in the plans. Commissioner Bertil Johnson commented it was installed to keep lights from shining into properties to the west. Ms. Mary Jo Danielson asked about lights in the new parking lot and what time the cashier shift ends. 9-30-93 2 Bill Bartram explained lights on the southwest wall would be mounted low and facing toward the building so as to only illuminate the driveway. He said light poles for the parking lot at the south were the type with high cut off so there would be no spill-over, and the cashier is on duty until 2:00 a.m. but parks in the north lot. Commissioner Holmes asked about the purchase of the Jeep/Eagle dealership and wondered if the plans of Brookdale Chrysler Plymouth were to stay in its present location or to move. Mr. Bartram explained he is simply way too short of space. He said the purchase of the Jeep/Eagle dealership was originally with the possibility of moving, but that site had inadequate parking, so they moved all the operations to the current site, which has made it even more crowded. He said if he cannot expand the current site he will have to move, but if he can expand, he plans on staying a long time, especially since the cost of expansion will be great. An audience member asked if the City of Brooklyn Center might start buying individual properties on Brooklyn Boulevard so they can be developed. Ron Warren explained there is currently a task force working on what should be done as far as enhancements to Brooklyn Boulevard. He stated that there have been a number of studies involving Brooklyn Boulevard since the mid-1960's. He said for the most part the studies have indicated the need to pursue general commercial, or C-2 zoned land uses in these general areas along Brooklyn Boulevard - by Brookdale; at 63rd Avenue North; and in the area between the Freeway and approximately 70th Avenue North. In-fill development between the commercial nodes was to be multiple family and service office. By about 1980, when the City was mandated to upgrade its Comprehensive Plan, the City was realizing that there was too much multiple family apartments and determined that service office uses and mid-density residential (townhouses) were better in-fill and buffer uses along Brooklyn Boulevard. More recent studies show that there is an over-supply and less demand for service office uses in the entire metro area and with respect to Brooklyn Boulevard auto dealership uses are viable uses and should be allowed and encouraged to expand when possible rather than be squeezed out because of zoning. He noted that there will be a need to consolidate parcels along Brooklyn Boulevard for redevelopment and the City may have to consider acquiring some to accomplish this. Commissioner Mickelson said he is also on the task force for Brooklyn Boulevard enhancements and at their meetings so far there has been representation from all the car dealerships, which shows favorably on their commitment level. A member of the audience said he remembered the focus from meetings in the 60's was not to make a"Lake Street" out of Brooklyn Boulevard. He said it has happened and he wished the City would have stuck to its intentions earlier as now it is too late. Mr. Bartram said that the Brookdale Chrysler Plymouth was a car dealership even in the 60's. 9-30-93 3 Ms. Weitzel asked the two residents on 61st Avenue if they had any problems with the proposal from Brookdale Chrysler Plymouth. One resident said he was concerned that the value of his property not go down, and wanted to be informed about what was going on, which seemed to be happening. The resident said it seems the new development with Brookdale Chrysler Plymouth is being handled professionally. Another resident said what he didn't like was when the Ewing Square apartments went in and he had not received any notice. Mr. Warren explained the area was zoned R-4 which permitted that type of housing and no formal notification was required. An audience member explained there had been a problem with lights several years ago when the Brookdale Chrysler Plymouth was owned by Jim Christy that took weeks to resolve. He stated his main concern the light problem wouldn't happen again. He also mentioned the existing buffer wall had not been maintained in the agreed upon "park-like" fashion, and there had been kids having parties back there. Mr. Dave Phillips explained technology has advanced so that lights now available are sophisticated in their ability to shine only where needed. He said you can literally see a line where the light stops. He also said any kind of trees can be placed by the new wall that will prevent foot traffic through the area. The audience thanked Mr. Bartram for having been much more reasonable than the previous operator was about maintaining the buffer area outside the wall and his willingness to accommodate their wishes. Mr. Bartram explained it's difficult for a business to buy properties one at a time since a whole acre and 150 feet of frontage are needed to change residential areas into commercial. He said one property owner may want to sell, but unless all his neighbors want to as well, nothing can be accomplished. He said dilapidated looking houses hurt the property values of everybody in the City including businesses. Mr. Vang asked if lights would reflect off the building into his home, which is the corner lot. Mr. Phillips answered the building would be made:of a rock-cut block that is non-reflective and there are no windows on the south side of the proposed addition. Mr. Warren repeated that there is a possibility of some screening between these two properties, and if Brookdale Chrysler was going add such screening to their proposal they should do so before the next Planning Commission meeting. Mary Jo Danielson said she thought Brookdale Chrysler Plymouth appears to be very conscientious and considerate toward the neighbors directly adjacent to the proposed addition, and since it is unsightly to see an unoccupied home, she recommended the Planning Commission should give a favorable recommendation to grant a change in zoning of 6107 Brooklyn Boulevard to acommodate the dealership's expansion. 9-30-93 4 Pat Weitzel said she concurred. Commissioner Mickelson asked the residents if they were comfortable with the proposal. The general consensus of those in attendance was favorable to the proposal. Mr. Warren commented the City wants to meet the concerns of everybody involved, if possible, and it seems as if conflicts are being addressed and solved. He said if there were any other problems, they should be raised at this time since plans become more and more firm as they proceed. He explained the public hearing for this application will be continued at the Planning Commission meeting on October 28th and will go to the City Council after that for final review. He explained the applicant needs to apply for re-platting and the City needs to consider an amendment to its comprehensive plan. Commissioner Mickelson said if any further concerns surface between this evening and the next meeting, residents can feel free to contact him or Ron Warren or Mr. Bartram. There was a motion made by Commissioner Mickelson and seconded by both Mary Jo Danielson and Pat Weitzel to recommend the Planning Commission approve Application 93011 by Brookdale Chrysler Plymouth. The motion passed unanimously. The meeting was adjourned at 9:31 p.m. i 9-30-93 5 Member introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. RESOLUTION RECOMMENDING AMENDMENT OF CITY COUNCIL RESOLUTION NO. 82-255 (COMPREHENSIVE PLAN) RELATIVE TO LAND LOCATED ALONG BROOKLYN BOULEVARD WHEREAS, the City Council on December 20, 1982, approved Resolution No. 82-255, adopting the updated Brooklyn Center Comprehensive Plan; and WHEREAS, the plan's Land Use Plan at page 98 (table 14 and figure 15) designates area no. 28 as an area for service/office or mid-density residential land use; and WHEREAS, a proposal for a planned unit development with a C2 (commerce) underlying zoning designation has been submitted under Planning Commission Application No. 93011 comprehending a proposed expansion and redevelopment of the Brookdale Chrysler Plymouth site and the lot to the south at 6107 Brooklyn Boulevard; and WHEREAS, the City's Planned Unit Development Ordinance (Section 35-355) requires that planned unit developments may only contain uses consistent with the City's • Comprehensive Plan; and WHEREAS, the Planning Commission desires to consider a Comprehensive Plan Amendment which would create consistency between the goals and policies of the Plan and the proposed redevelopment; and WHEREAS, pursuant to Section 35-202 of the City Ordinances the Planning Commission has held a duly called public hearing on a draft Comprehensive Plan amendment at its October 28, 1993, meeting and has taken testimony relevant to the draft amendment; and WHEREAS, the Commission has considered the draft amendment in light of the Comprehensive Plan, the Planned Unit Development Ordinance, the need for flexibility in bringing about redevelopment of the Brooklyn Boulevard area and two studies conducted within the past two and one-half years favoring such redevelopment. NOW, THEREFORE, BE IT RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council, pursuant to Chapter 35-202 of the City Ordinances, that City Council Resolution No. 82-255 (Comprehensive Plan) be amended to designate area no. 28 listed on table 14 and figure 15 of the Land Use Plan at page 98 as "commercial retail", based upon the following findings: 1. The Brooklyn Boulevard Redevelopment Study conducted by Dahlgren, Shardlow and Uban, Inc. (DSU) for the City of Brooklyn Center in March, 1993 encourages making all aspects of the Brookdale Chrysler Planning Commission Resolution No. Plymouth dealership conforming and to provide for the expansion needs of individual businesses along Brooklyn Boulevard. 2. The Maxfield Commercial and Industrial Study which was prepared for the City in June of 1991 acknowledges the viability of the Brooklyn Boulevard car dealerships and recommends that expansions be allowed. 3. The likelihood of serviceloffice redevelopment is this area of Brooklyn Boulevard being undertaken in the immediate future is remote given existing and future market considerations. 4. A planned unit development designation will give the City and private property owners and developers the flexibility to approach the redevelopment needs in this area of the City in a manner that will enhance the neighborhood, the individual properties and the City as a whole. BE IT FURTHER RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council that the Brooklyn Center Comprehensive Plan be revised as follows: number 18 of table 14 on page 98 of the Comprehensive Plan regarding the Land Use Plan shall be amended from its current "service/office/mid-density residential" designation to "commercial retail". Date Chairperson ATTEST: Secretary The motion for the adoption of the foregoing resolution was duly seconded by Commissioner and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. Member introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. RESOLUTION REGARDING RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 93011 SUBMITTED BY BROOKDALE CHRYSLER PLYMOUTH WHEREAS, Planning Commission No. 93011 submitted by Brookdale Chrysler Plymouth proposes rezoning from C2 (commerce) and C1 (service/office) to PUD/C2 (Planned Unit Development/commerce)of the properties addressed as 6121 Brooklyn Boulevard and 6107 Brooklyn Boulevard; and WHEREAS, the proposal comprehends the combining of these two said properties, the demolition of a single family home on one of the properties and expansion of the Brookdale Chrysler Plymouth dealership all as a part of this application; and WHEREAS, the Planning Commission held a duly called public hearing on August 26, 1993, when a staff report and public testimony regarding the rezoning and site and building plans were received; and • WHEREAS, the West Central Neighborhood Advisory Group met to consider this matter on September 30, 1993, at the City Hall and unanimously recommended approval of this planned unit development proposal; and WHEREAS, the Planning Commission resumed consideration of this matter on October 28, 1993, received a staff report, a draft Comprehensive Plan amendment, revised development plans, and took further testimony during a continued public hearing; and WHEREAS, the Commission considered the rezoning and the site and building plan request in light of all testimony received, the guidelines for evaluating rezonings contained in Section 35-208 of the City's Zoning Ordinance and in light of the provisions of the Planned Unit Development Ordinance contained in Section 35-355, and in light of the comments relative to this property in the City's Comprehensive Plan; and WHEREAS, the Planning Commission has recommended to the City Council through the adoption of an advisory resolution that the City's Comprehensive Plan be amended to create consistency between the Plan and the proposed planned unit development concept presented by Brookdale Chrysler Plymouth. NOW, THEREFORE, BE IT RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council that Application No. 93011 submitted by Brookdale Chrysler Plymouth be approved in light of the following considerations: Planning Commission Resolution No. 1. The rezoning will allow for appropriate redevelopment along Brooklyn Boulevard which is consistent with the needs and redevelopment policies of the City. 2. The rezoning will allow for the development plan involving the expansion of the Brookdale Chrysler Plymouth dealership which can be considered compatible with surrounding land uses. 3. The development of the property in question will, for the most part, conform with City Ordinance standards. Variation from the buffer and setback requirements where the use abuts with single family residential uses is acceptable given the landscaping and screening plan submitted. 4. The property at 6107 Brooklyn Boulevard cannot be developed by itself under the current Cl zoning designation given the requirements for a minimum one acre parcel for service/office development on a major thoroughfare and must be combined with other parcels for redevelopment. Furthermore, the likelihood of service/office redevelopment in this area being undertaken in the immediate future is remote given existing and future market considerations. • 5. The rezoning of the land and the accompanying development plans allow for expansion of an existing viable business along Brooklyn Boulevard consistent with recommendations contained in two recent studies for the City of Brooklyn Center. 6. Rezoning is consistent with the amended recommendations contained in the City's Comprehensive Plan. 7. The rezoning proposal demonstrates merit beyond the interest of the owner of the land in that it will provide a substantial upgrading of the site and upgrading of the physical character of Brooklyn Boulevard which is seen as a benefit to the Community. BE IT FURTHER RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council that approval of Application No. 93011 be subject to the following conditions and considerations: 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 are subject to review and approval by the City Engineer, prior to the issuance of permits. Planning Commission Resolution No. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop 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 all signery which is subject to Chapter 34 of the City Ordinances. 8. B612 curb and gutter shall be provided around all parking and driving areas in the new addition area. 9. The applicant shall submit and as-built survey of the property, • improvements and utility service lines prior to release of the performance guarantee. 10. The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits. 11. The applicant is subject to the requirements and regulations of the Shingle Creek Watershed Management Commission with respect to this site. A storm drainage system shall be approved by the Shingle Creek Watershed Management Commission prior to the issuance of permits. 12. The applicant shall provide an updated landscaping plan within 12 months from the date of approval of this application consistent with the landscape recommendations which are forthcoming from the Brooklyn Boulevard Enhancements Task Force. 13. The plans shall be modified to provide screening along the south portion of the property where it abuts with 6101 Brooklyn Boulevard. 14. The applicant shall enter into a development agreement with the City, to be reviewed and approved by the City Attorney and executed prior to the issuance of any permits to include provisions relating to the above stated conditions. Planning Commission Resolution No. 15. Building permits for this project shall not be issued until the plat comprehended under Planning Commission No. 93014 has been given final approval by the City Council and filed with Hennepin County. Date Chairperson ATTEST: Secretary The motion for the adoption of the foregoing resolution was duly seconded by Commission and upon vote being taken thereon,the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. • • s