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HomeMy WebLinkAbout1996 11-26 Min MINUTES OF THE PROCEEDINGS OF THE NORTHWEST NEIGHBORHOOD ADVISORY GROUP OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA NOVEMBER 26, 1996 CALL TO ORDER AND ATTENDANCE Representing the City of Brooklyn Center, Planning Commissioner Mark Holmes, liaison to the Northwest Group, convened the meeting at 7:35 p.m. in the Council Chambers of City Hall. Other City representatives in attendance included: Planning Commission Chair Tim Willson, Commissioners Dianne Reem and Brian Walker, Mr. Greg McGeary, member of the Northwest Neighborhood Advisory Group, and Recording Secretary Arlene Bergfalk. Messrs. Ted Terp, John Baker, and Tim O'Doughtery, representing Brookdale Mitsubishi, were in attendance. Approximately 35 Brooklyn Center residents also attended. Commissioner Holmes stated the purpose of the meeting is to informally review Planning Commission Application No. 96017, submitted by Brookdale Mitsubishi. The Planning Commission, through the Neighborhood meeting, gathers information to assist in making its recommendation to the City Council on this application, but the Council ultimately.takes final approval/disapproval action on the Application. This Application was considered by the Planning Commission at a meeting/public hearing on October 17, 1996. At that meeting, the Commission tabled action on the Application, continued the public hearing, and referred the matter to the Northwest Neighborhood Advisory Group for its review and comment. The Commission will re-open the public hearing, consider and take action on a recommendation to the City Council regarding this Application at its December 12, 1996 meeting. A meeting of the Northwest Neighborhood Advisory Group was previously held on November 7, 1996 to consider this Application. BROOKDALE MITSUBISHI PRESENTATION Using overhead transparencies, Mr. John Baker, Baker Associates, Inc., architect for the proposed development,presented an overview of the location and site and building plans for an automobile dealership to be located on a 7.9 acre site at 7223, 7227, 7231, and 7235 Brooklyn Boulevard. He described the active and functional parts of the business and noted the 4 separate parcels will be replatted into one development parcel. Mr. Baker presented and described a modified site plan dated November 20, 1996. Revisions to the original plan include reconfiguration of parking to eliminate 35 spaces on the south side of the development bordering Shingle Creek. This reconfiguration allowed 11-26-96 1 the architect to redesign and enlarge the buffer zone between the dealership and the Creek Villa neighborhood directly adjacent to the property on the south side. A diagrammatic site section of the re-designed buffer zone was presented and described. The plan reduces paved surface and includes construction of an earthen berm and transplantation of tall pine trees. This modified plan is designed to address the concerns expressed by residents at previous public and private meetings regarding noise, lighting and visual pollution from the business. Messrs. Baker and Terp outlined the advantages of developing this property under the City's Planned Unit Development process which includes a development agreement with the City which will outline the specific requirements for the project. The developers distributed the revised site plan, the redesigned buffer site section, and a memorandum dated November 20, 1996 regarding the two water quality basins proposed for the site. COMMENTS FROM THE PUBLIC Commissioner Holmes requested testimony from the public. Responses to questions and concerns were made by applicant's representatives and City representatives. Mr. P. Holbo, 7106 Perry Place North, reviewed his discussions with Messrs. Baker and Terp and with the engineer and hydrologist associated with the Shingle Creek Watershed Management Commission. Mr. Holbo attended the November 14 Watershed meeting when this application was considered and he indicated a number of concerns remain including the flood way and flood plain on the site. Installation of a skimming device rather than a Weir valve will be required as well as an operation and maintenance plan. Mr. Holbo stated he intends to follow-up on the overall plans for the drainage ponds. He commented on the proposed berm noting that depending upon the composition of the berm and the type of plantings, drainage problems may result. Mr. Holbo stated the Creek Villa residents should consider what it would take to satisfy them,what trade-offs they would be willing to accept, and to conduct negotiations in an objective and professional manner. Mr.. Baker acknowledged the Watershed Commission's recommendations and stated the Commission has approved the plan. According to Mr. Baker, additional information from the proper authorities is necessary regarding rules and regulations for private cleanup of Shingle Creek in the area. Mr. R. Duffy, 7215 Perry Court East, stated he has attended 3 meetings on this issue and supports Brookdale Mitsubishi's right to conduct a business. However, he pointed out that currently Brooklyn Park intends to tear down properties (apartment buildings) which were originally considered desirable tax revenue producing properties and now are not working properly. Mr. Duffy stated Brooklyn Boulevard has 8 car dealerships already and that is enough! He suggested the City pursue increasing tax revenues with an attractive, functional and permanent business such as a nice restaurant that would be more satisfactory to residents. Residents do not want Brooklyn Boulevard to become another Lake Street and do 11-26-96 2 not want car dealer after car dealer on the Boulevard. Mr. Duffy inquired why development of the site is urgent and what would happen if the Mitsubishi business fails. Mr. Terp stated that data indicates that in general car dealerships are consistent businesses; however, should the business fail, the PUD process would begin again for a new development on the site. Mr. T. Willson, Chair of the Planning Commission, read, for the record, a letter dated 11-21- 96 regarding Application No. 96017, received by the Commission members from Mr. W. Sampson, 7208 Perry Court West. Ms. E. Potter, 4308 Wingard Place, questioned what the City's long range plans for the City are in terms of development, how adding car dealerships improves the City's image, is this the highest best use of the site, does it contribute to refurbishing/improving Brooklyn Boulevard. She suggested the City/residents study all aspects of its future with input from all segments that comprise the City to develop a vision/plan and not allow business to develop the City on a piece-meal basis. Ms. Potter expressed concern regarding existing traffic problems on Brooklyn Boulevard. Mr. T. Willson explained that during the coming year, the Planning Commission will begin . a review/update of the City's Comprehensive Plan to consider the questions posed by Ms. Potter and he encouraged residents to participate in this update process by attending the public hearings to be scheduled during 1997. He pointed out the City does not allow spot zoning, that legal time frames are imposed upon the City for action on applications that legitimately come before it for development, and the City does not generally pursue developers for properties available for development. Messrs. Baker and Teip reviewed data regarding traffic counts generated by car dealerships vs. restaurants, and described how a 3-4 story office building or high-rise constructed on the site would impact the area. Data show that restaurants generate considerably more traffic than auto businesses based on the number of breakfast, lunch and dinner patrons required to sustain a successful restaurant business. In addition, it was pointed out that the sales and service of Mitsubishi vehicles comprise a relatively small part of the overall industry as compared to Ford or Chevrolet sales and service. Ms. M. Erickson, 7208 Perry Court East, expressed concern regarding potential increased water run-off from the site, how the berm would impact the Creek and her residence, and the current status of Shingle Creek. She commented on the unfavorable aesthetics of car dealerships located one after another and how such "rows" create safety and traffic hazards on Brooklyn Boulevard. 11-26-96 3 Mr. J. Moeller, 5001 Wingard Place, said the Creek Villa neighborhood does not consider the existing Toyota dealership an acceptable neighbor and noted that the current and potential increased use of residential streets,specifically in the Creek Villa neighborhood, for test driving has not yet been addressed. Mr. Terp explained that although he is not involved in the Toyota dealership he intends to speak to the general manager and owner to suggest removal of pagers that face the south to eliminate the noise pollution and that all the adjacent auto dealerships erect signs indicating that test driving is not allowed on Creek Villa neighborhood streets. He pointed out that any violations of the development agreement under the PUD would be addressed by the City and emphasized that as general manager of the Mitsubishi franchise, he is interested in win-win solutions to the concerns expressed by the adjacent residential neighborhood. Ms. J. Walaszek, 7219 Perry Court East, acknowledged that the changes proposed by the dealership indicate their efforts to be a good neighbor. She reiterated previous concerns regarding traffic and problems associated with both left and right turns on Brooklyn Boulevard. Mr. G. Iverson, 7218 Perry Court East, stated he could hear the 3.a.m. trash removal from the previous Red Lobster restaurant, indicated the berm is a good idea,appreciated the 24 hour security provided in the Mitsubishi proposal, and expressed the fact that the revised . proposal has elements he likes. He stated he would not want to see a high-rise built on that property. Mr. P. Goldstein, 7212 Perry Court East, inquired whether the development agreement could stipulate operating/service hours of the business. Mr. T. Willson responded that such a stipulation would be too narrow. Mr. Terp stated the sales department will be open daily from 9 a.m. to 9 p.m., service hours are 7 a.m. to 6 p.m., Friday closing is at 5 p.m., and the entire business will be closed on Sundays. Given the relatively small number of Mitsubishi sales as discussed earlier, extended service hours to midnight or 1 p.m. are not anticipated at this time; however that possibility remains open. Ms. L. Iverson, 7218 Perry Court East, described how the proposed berm would affect the location of her home and explained the need for careful and thoughtful landscaping of the berm will be necessary. Mr. Baker stated a revised landscape plan will be prepared to meet the point system requirements used by the City for consideration at the December 12 Planning Commission meeting. It will included staggered plantings of various heights. In response to a question 11-26-96 4 regarding maintenance of the berm, it was pointed out that the development agreement will state that landscaping installed must be maintained and irrigated. Mr. N. Forystek, 7112 Quail Circle East, spoke on behalf of Ms. G. Forystek of the same address, and Ms. J. Ames, 7110 Quail Circle East, and requested the Planning Commission to consider continuing concerns including: Increased traffic flow into the Creek Villa neighborhood, both left and right turn lane problems on Brooklyn Boulevard, and the adverse effect on property values caused by the dubious aesthetics of car dealerships. He inquired about the color of the proposed buildings. Mr. T. Willson stated that when Brooklyn Boulevard is improved in the future, businesses on the Boulevard will be required to conform to the "common look" developed under that program. Mr. Baker said the building will be constructed of glass and rock textured concrete blocks painted a cream color. Ms. A. Williams, 7217 Perry Court West, preferred a well-kept car dealership rather than a sports bar on the property. Ms. R. Andrescik Goldstein, 7212 Perry Court East, stated she would have no problem with a sports bar on the site since in her experience such establishments are relatively subdued during evening hours. Mr. Terp reviewed the common interests of the benefits of improved safety, protection and vandalism deterrents that will result for the entire area including businesses and residents. The resident at 7230 Perry Court East stated that an additional car dealership adjacent to the Creek Villa neighborhood would significantly diminish the overall quality of life on a daily basis given the noise and light pollution that currently exists and will intensify. Ms. C. Schirmers, 7201 Perry Court East, reiterated concerns regarding the image of Brooklyn Center and the Brookdale shopping center and how this dilemma reflects on other City businesses. She supported a comprehensive study of the future of the City before adding another car dealership to the Brooklyn Boulevard "strip." Ms. K. Niewind, 7207 Perry Court East, inquired about the extent of the City's control over the subject property. The ownership and sale of the property was a private transaction, therefore the City had no control; however, it's development is regulated by the City's ordinances. 11-26-96 5 Mr. K. Wutschke, 7226 Perry Court East, stated that additional traffic should not be totally attributed to car dealerships, but is mainly caused by substantial urban growth and sprawl. CONCLUSION On behalf of the Northwest Neighborhood Advisory Group, Mr. McGeary stated the issues have been articulated clearly, discussed thoroughly, addressed by the Applicant with the residents in mind, and it appears that all parties have been treated fairly. He complimented the residents for their enthusiastic and thoughtful participation and the Applicant's flexibility and efforts to negotiate a mutually satisfactory development project. Mr. McGeary indicated that it appears the development agreement provides sufficient protection to the City and the residents to ensure that the provisions of the agreement will be completed by the Applicant. Mr. McGeary declined to make any positive or negative recommendation from the Northwest Neighborhood Advisory Group to the Planning Commission on the Application and passed the information presented at this meeting to the Commission for its consideration. It was noted that the revisions to the original plan described and distributed at this meeting must be formally presented to the Planning Commission for review at its December 12, 1996 meeting. ADJOURNMENT The meeting adjourned at 9:15 p.m. Chair Recorded and transcribed by: Arlene H. Bergfalk Timesaver Off Site Secretarial 11-26-96 6