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HomeMy WebLinkAbout1989 08-17 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION AUGUST 17, 1989 CITY HALL CALL TO ORDER =e Panning Commission met in regular session and was called to order by Chairperson Molly Malecki at 7:32 p.m. ROLL CALL Chairperson Molly Malecki, Commissioners Ella Sander, Wallace Bernards, Lowell Ainas, Bertil Johnson, Kristen Mann, and James McCloskey. Also present were City Manager Gerald Splinter, Director of Planning and Inspection Ronald Warren, EDA Coordinator Brad Hoffman, City Engineer Mark Maloney and Recording Secretary Mary Lou Larsen. APPROVAL OF MINUTES - July 27, 1989 Commissioner Sander noted that the minutes should be corrected on page 4 to read that she did not vote on Application No. 89020. Motion by Commissioner Sander seconded by Coommissioner Ainas to approve the minutes of the July 27, 1989 Planning Commission meeting as corrected. Voting in favor: Chairperson Malecki, Commissioners Ella Sander, Lowell Ainas, Kristen Mann and James McCloskey. Voting against: none. Not voting: Commissioners Bernards and Johnson as they did not attend that meeting. I BROOKLYN CENTER HOUSING STUDY old lowing the Chairman's explanation, the Secretary introduced the first item of business, the Brooklyn Center Housing Study. He stated that Lee Maxfield, of Maxfield Research Group, the consultant selected by the City to do the Housing Study is present to explain the study done by his firm. He stated that EDA Coordinator Brad Hoffman, members of the City Council, the Housing Commission and Neighborhood Advisory Groups are present to discuss the Housing Study which had been previously mailed to them. He explained that a recommendation is not expected from the Commission at this evening's meeting, but rather to discuss the study and Brooklyn Center's housing needs. EDA Coordinator Brad Hoffman introduced Lee Maxfield, of Maxfield Research Group, and explained the background for the study. He stated it was time to look at Brooklyn Center's housing needs and to find out where Brooklyn Center is in the housing market with current trends. He explained they had interviewed a number of consultants and selected Maxfield Research Group to do a true market study to find out what Brooklyn Center's housing needs and problems are. Mr. Lee Maxfield gave a presentation on the Brooklyn Center Housing Study. He stated this study had been recommended by the Year 2000 Committee to review the housing needs for Brooklyn Center. He stated that Brooklyn Center is an older, fully developed community with many homes in the 30 to 40 year old range, some of which are now in need of some repair. He explained some of the "baby boomers" who bought homes in Brooklyn Center have now moved to the outer suburbs to more expensive or new homes and people living in the inner city are now moving to Brooklyn Center into homes in the $60,000 to $70,000 range or into the apartment buildings. 8-17-89 -1- In looking at the rental market, Mr. Maxfield stated that some of the apartment complexes are experiencing tenant/landlord problems. He stated that in his research and in talking with property managers, he found that there is no screening of the types of tenants moving into the complex. He explained that perhaps proper management training and tenant screening education may alleviate these kinds of problems amd that this might be an area in which the City could participate. In talking with social service groups, he stated that people are moving to Brooklyn Center because they believe it is a safer, cleaner community in which to live. Mr. Maxfield stated that Brooklyn Center has many good marketing strengths to attract the appropriate tenants and homeowners such as being a gateway to the City of Minneapolis, good access to the freeway systems, transportation close to employment, office development, parks, shopping centers and Brooklyn Center is in a strategic geographic location for affordable housing. He then pointed out various areas for development projects that could attract people to live in Brooklyn Center, one being the Lynbrook Bowl area, and another, Lyndale Avenue area with a possible river park. He stated that the southeast neighborhood could use some dressing up as these homes are more difficult to sell and construction of a smaller senior apartment complex to accommodate the elderly in that area might be one way to accomplish that. Also, he stated, good zoning enforcement and maintenance of the City to eliminate junk cars, etc. from neighborhoods, keeping the parks clean, working with churches, schools, social services, and law enforcement are all ways to make the City a better place in which to live. The Brooklyn Boulevard area was briefly discussed with Mr. Maxfield stating that this area should be used for higher intensity commercial uses rather than single- family residential. Mr. Maxfield then asked if anyone present had questions. Commissioner Sander asked how he felt about having four school districts in the community. Mr. Maxfield answered that one district would be better in terms of community spirit, however, this is not looked on as a problem in that all of the school districts are perceived as good school districts. Commissioner McCloskey asked how the Section 8 Program affects the community. Mr. Maxfield stated that 30% of Brooklyn Center's apartment residents are on the Section 8 Program and if these apartments are well managed and well maintained there should be no problems. Commissioner McCloskey asked how screening can be encouraged if there is a vacant unit and owner cannot make payments if all units are not filled. Mr. Maxfield stated there are services to provide tenant screening and management training. He stated that stronger neighborhood group involvement, having residents rather than the City make decisions could improve the environment. Chairperson Malecki asked if anyone else wished to speak. Brad Hoffman explained entry level buyers are offset by migration from rural areas. Mr. Maxfield suggested that newer apartments and homes attract more people as they would rather buy new housing than renovate older homes. He stated that housing with moderate rent is needed for the elderly. Mr. Maxfield stated that in 10 yrs. time many of the multi-family complexes will need help with repairs such as residing, reroof, and structural alterations. He stated some apartment buildings have social problems due to change in tenants and have gained a reputation in the City. 8-17-89 -2- tl r City Manager Gerald Splinter explained that there are a lot of fronts to be addressed and suggested the Commission read the study again. He stated a good analysis and community input is needed to market our city. A resident of the southeast neighborhood asked how anyone in that area can afford to sell their homes and move into senior apartments because the senior apartments are not affordable. She stated most residents can live in their own homes more economically. Mr. Maxfield stated that some seniors are not ready for apartment living, while others feel the additional $300 per month spent is more valuable as there are services provided for them such as meals, security and medical attention. He stated Brooklyn Center does not have enough vacant land available for more apartments. City Manager Gerald Splinter suggested converting some existing apartment buildings into condominimums for senior citizens, but cautioned that by the time they are converted the building market may shift. He asked what is going to happen further down the line. Councilmember Phil Cohen explained that the Brookwood condominium building newly constructed in 1983 did not sell and was converted back into apartments. He stated that possibly there is now a need for smaller for sale housing units for seniors. Mr. Maxfield stated that condos are coming back, but are not a good investment now. He stated newer condos may sell better 3 years from now as the market should be better. Mr. Maxfield again stated training of people to upgrade older homes, tenant screening, property management with handbooks and special training sessions is the best possible solution. A resident of the southeast neighborhood stated homeowners might be more willing to sell if more affordable rental units are offered. Another southeast neighborhood resident asked where condominium buildings could be built as there is no vacant land available. Phil Cohen suggested rehabilitation may create more housing and there is more of an opportunity now. He stated that the majority of housing is already built and we have to maintain what we have. He went on to say that Brooklyn Center has easy access to downtown which is a good attraction for home buyers and that we should enforce our zoning codes more strongly and clean up neighborhoods. A resident of the central neighborhood noted problems with single-family homes being rented to a number of people, many cars and people coming and going. She suggested meetings for residents to talk about problems. Mr. Splinter stated that some judges don't want to bother with housing problems. He stated, however, that the City has had more recent success by concentrating on problem areas with the Health, Planning and Inspection, and Police Departments and the EDA Coordinator. He explained that the City now has a new Housing Inspector that will give the City a better opportunity to enforce the housing codes. A resident stated that the housing study done by the Maxfield Research Group is excellent, but we still have to have stronger enforcement of housing maintenance codes to bring run-down homes and apartments into compliance. A resident of the southeast neighborhood asked about a particular apartment building in the Brookdale area that has had problems. The resident asked if that complex could be converted for seniors. Mr. Maxfield stated that some buildings are tax shelters rather than people shelters and may be too expensive to renovate and may never be attractive. He explained sometimes it is more affordable to tear down the old and build new apartments. 8-17-89 -3- Another resident asked if property could be condemned by the City. Brad Hoffman answered that it could be done, but with a lot of public expenditure. A resident inquired how much is spent for police enforcement and stated that cost may be eliminated with the condemnation. Mr. Maxfield stated that owners should be encouraged to spend more dollars on renovation. Chairperson Malecki stated priorities should be set for the future. The Secretary recommended that the Commission read the housing study again and to keep in mind that some recommendations are not consistent with the Comprehensive Plan. He stated there is a need to reconcile the differences and that perhaps there is a need for neighborhood meetings. It is also important, he noted, to establish a set of priorities to meet the various recommendations in the study. RECESS The Planning Commission recessed at 8:55 p.m. and resumed at 9:09 p.m. APPLICATION NOS. 89021 AND 89022 (R. L. Brookdale Motors) The Secretary introduced the next item of business, a request for site and building plan and special use permit approval to construct a 14,565 sq. ft. addition to the Honda building at Brookdale Pontiac-Honda at 6801 Brooklyn Boulevard and a second request for a special use permit for accessory off-site parking. The Secretary reviewed the contents of the staff reports (see Planning Commission Information Sheets for Application Nos. 89021 and 89022 attached) . He noted there is a public hearing required and the proper notices have been sent. Chairperson Malecki asked if there were any questions regarding the application. Commissioner Johnson asked for clarification of revocation of special use permits. The Secretary answered the special use permit could be revoked if the conditions of the application are not met. He noted, however, that with the building addition made, it would not be wise to revoke the special use permit involving the use of the off-site lot. Commissioner Bernards asked if the use of the southeast entrance should be in the conditions of approval. The Secretary stated he has had no comment from the Police Department or Director of Public Works. He noted as long as it is serves as an entrance only there is no problem, but if it becomes an exit, the entrance would have to be signed. Commissioner McCloskey asked for clarification of inventory. The Secretary responded that cars will be stored both at the remote lot located at 4215 69th Avenue North and on the principal site of Brookdale Pontiac-Honda. He explained that a car dealership such as this one, is required to have enough parking to meet their parking requirement. Any parking spaces left over can be used for inventory parking. Chairperson Malecki stated there should be a sign for customer parking and enforcement of parking. The Secretary stated the City has no requirements for inventory parking at auto dealerships, but there is concern that the site will be jammed with inventory cars and no place provided for customer parking. He added it is almost impossible to enforce, but a tag could be issued if there is no customer parking on site. He explained that cars from Brookdale Pontiac-Honda's lot in Brooklyn Park will go into the remote lot located at 4215 69th Avenue North. He stated a commitment is needed from the owner that inventory will decrease for this plan to be successful. 8-17-89 -4- Chairperson Malecki stated enforcement will be necessary. Commissioner Sander stated even if the special use permit is revoked, the building is still there with the inventory problem. Chairperson Malecki inquired about the exterior of the building. The Secretary answered that the proposal is for a flat concrete block painted to match the south building. He noted the staff has recommended the use of a decorative concrete block. Chairperson Malecki asked if the applicant wished to speak. Dan Luther, General Manager of Brookdale Pontiac-Honda, introduced himself and his architect, John Baker of Baker Associates. He stated he was not aware there had been an entrance sign at 4215 69th Avenue North nor a previous requirement that this be used only as an entrance as he has been with Brookdale-Pontiac since 1985. He added that if the entrance sign is a condition of approval he will install and enforce such a sign. Commissioner McCloskey stated he is not confident that the inventory will decrease even with the added remote facility. Mr. Luther stated the demand for service is there whether the cars are sold or not. He explained that they must provide more service to his customers and that it is in his interest to reduce his inventory. Commissioner Bernards asked if it isn't more practical to have a lower inventory. Mr. Luther stated the consumer likes many choices, but from a dealer's standpoint it is more practical to have a lower inventory. Commissioner Bernards asked Mr. Luther if he knows how much inventory is located in Brooklyn Park. Mr. Luther stated he didn't know for certain, but that this inventory was being reduced. He added that even with his proposed off-site lot in Brooklyn Center, he may still need additional storage space such as that in Brooklyn Park until the inventory can be reduced to an acceptable level. Regarding concerns and comments made about landscaping at the remote site, Mr. Luther stated his firm takes pride in the landscaping at the Brooklyn Boulevard site and plans to landscape the remote facility as well. Commissioner McCloskey asked where the excess inventory will go if the remote facility fills. Mr. Luther stated he would have to secure an area somewhere if this were to happen, although he believed the inventory would be reduced and the likelihood of a problem happening was very remote. Mr. Luther also stated he is concerned about customer parking, but there are not a lot of customers at one time. He added he is prepared to stripe customer parking. Commissioner Bernards asked the architect about the design of the building. John Baker, architect, stated they plan to improve the looks of the showroom and be compatible with the existing building. He then showed the Commission a design plan of the building. Commissioner McCloskey stated he is not opposed to requiring decorative block and asked the difference in cost. Mr. Baker answered it is 5 to 10 cents per block for the decorative block and that they were willing to put up decorative block. Chairperson Malecki asked Mr. Luther how long his firm intended to use the remote lot. Mr. Luther responded that he plans to use it permanently as they have a purchase agreement, however, contaminated soil has been found with the removal of gas tanks and will have to be removed. He noted that the final purchase would be held until this is accomplished. He noted the recommended condition requiring 8-17-89 -5- proof of ownership before the issuing of building permits. He inquired if this condition could be waived if they were willing to sign agreements to the effect that Brookdale Pontiac would acquire the property. The Secretary commented-that-the importance of this condition is that the off-site parking lot be bound permanently to the principal site (Brookdale Pontiac) and that such restriction could only be released by the City and only on the basis that some other parking area has been found. He pointed out that if the owner of the off-site lot, other than Brookdale Pontiac, is willing to execute and file such an agreement in a manner satisfactory to the City Attorney, then actual ownership by Brookdale Pontiac of the off-site lot might not be necessary. He added, however, it will be absolutely necessary to address this condition in a satisfactory manner before any permit for the building addition can be issued. It is essential that the off-site inventory lot be bound together with the principal site permanently. Commissioner McCloskey asked if the contaminated soil will be removed in time. Mr. Luther answered that he has to have the remote lot before building the addition, therefore, the soil has to be removed in time. PUBLIC HEARING h irperson Malecki then opened the meeting for a public hearing and asked if anyone present wished to speak regarding the application. Lyle Blaido, of 4100 69th Avenue North, stated the fence around the North Star Dodge site is not an attractive fence. He added that if the inventory lot is approved it will add more traffic on 69th and it will be even more difficult for him to get out of his driveway. He pointed out that traffic in this area is a real concern. Mrs. John Guest, of 4208 69th Avenue North, stated that with the traffic from 69th and Brooklyn Boulevard she can hardly get out of her driveway. She added that soil dug up from the tank removal is blowing all over from 4215 69th Avenue North. Mr. John Guest, of 4208 69th Avenue North, stated he is opposed to lights from car dealerships shining into his living room and bedroom. He added there are too many car dealerships in the residential area and when he moved there it was a nice quiet neighborhood. He stated that cars add pollution and the car inventory at the remote lot at 4215 69th Avenue North will grow. He asked what is the City going to do when there is too much pollution at this intersection. He added that the intersection of 69th and Brooklyn Boulevard is already known as one of the most polluted intersections in the State. He stated he cannot open his windows now because of gasoline odors from existing gas stations and fumes from cars in the area. He pointed out that the situation is getting worse and the proposed use of 4215 69th Avenue North for more car parking will only add to congestion and pollution in the area. Chairperson Malecki asked Mr. Luther if customers will be taken to the remote lot to look at cars. Mr. Luther stated this may happen, but no sales will be conducted there. Chairperson Malecki asked how the customer will get to the remote lot. Mr. Luther responded either by car or walk. The Secretary stated that it is recommended that there can be no sales or showing of vehicles on the remote lot, inventory parking only. Mr. Luther responded there will be no employee parking and he has no problem keeping the customers from coming to the lot if that is a condition of approval. Commissioner Sander stated she believes there will be sales on the remote lot and wondered how can the City police that. She expressed serious doubts as to how this whole proposal will work. Mr. Luther stated he will work with his employees to bring the cars to the customer if it is a requirement and assured the Commission that there would be no problems. 8-17-89 -6- Mr. Blaido stated if customers unfamiliar with the area drive cars out of the remote lot onto 69th Avenue North there could be a serious accident. Mr. Guest stated cars are being roadtested in the lot across the street from him. Mr. Luther stated he would not be roadtesting any cars in that lot. Mrs. Guest stated she had to go around the block to get into her driveway because of traffic congestion. The Secretary stated the traffic is not just generated by businesses on Brooklyn Boulevard, but by rush hour traffic as well. He added that the use proposed is less of a traffic generator than most commercial uses. Chairperson Malecki asked if there were any other questions. Mr. Blaido suggested that perhaps there is a better use of the property and that the City should consider rezoning the property. He added the remote lot will not hold Brookdale Pontiac- Honda's inventory as that inventory will increase. The Secretary explained that a rezoning, or downzoning, will not affect traffic on 69th and Brooklyn Boulevard which, in most cases, is associated with rush hours. He noted that a reconsideration of the zoning of the property in the area might well indicate that the residential property should be rezoned. CLOSE PUBLIC HEARING Mowing further discussion, Chairperson Malecki called for a motion to close the public hearing. Motion by Commissioner Ainas seconded by Commissioner Johnson to close the public hearing. Voting in favor: Chairperson Malecki, Commissioners Sander, Bernards, Ainas, Johnson, Mann and McCloskey. The motion passed. The Secretary stated Brookdale. Pontiac-Honda will have to continue an off-site lot on the proposed site or find a different location as long as the addition is built. Chairperson Malecki then polled the Commissioners for their opinions. Commissioner McCloskey suggested the applicant look for a different remote lot as the one proposed will not meet their needs when the inventory increases. He noted he was opposed to the application. Commissioner Ainas stated if the inventory expands the applicant will have to find additional space elsewhere. Commissioner McCloskey stated the contaminated soil will have to be removed before the addition is built. Commissioner Sander stated enforcement of sales and customer parking on the remote lot will be difficult to handle. Commissioner Ainas stated the two properties will be legally bound together and if they run out of space, they will have to go elsewhere. He added that it was his opinion that there is no legal reason to deny the application. Commissioner Johnson stated he is concerned about the trees, fence and building appearance of the American Bakery site. He suggested the owner should work with the neighbors to get these problems resolved. Chairperson Malecki stated the staff report recommends waiving the landscape requirement. She asked if the Commissioners would like the need for additional landscaping to be added as one of the conditions of approval. Commissioner Mann stated, in her opinion, she did not see any legal grounds to deny the applications. Commissioner Bernards stated a condition should be added to provide maximum landscaping. Commissioner Sander stated a condition should be included to prohibit customers from coming to the remote lot to view cars and also a condition binding the two properties together. 8-17-89 -7- ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 89021 (R. L. Brookdale Motors) RRIon by Comm-oneril'nas seconded by Commisfo-n-er--Bernars to recommend approval of Application No. 89021 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, utility and berming plans 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 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. 9. The applicant shall submit an as-built survey of the property, improvements and utility service lines serving the proposed addition, prior to release of the performance guarantee. 10. The property owner shall enter in an Easement and Agreement for Maintenance and Inspection of Utility and Storm Drain Systems prior to the issuance of permits. 11. Customer parking, as indicated on the approved site plan, shall be signed and all parking spaces shall be striped prior to release of the performance guarantee. 12. The applicant shall submit proof of ownership of the site at 4215 69th Avenue North prior to the issuance of permits for the addition. The applicant shall also execute a restrictive covenant binding use of the remote site to the car dealership on the principal site. Said covenant to be approved by the City Attorney, executed and filed prior to the issuance of permits. 13. Approval of Application No. 89021 for the building addition is subject to approval of Application No. 89022 for off-site accessory parking at 4215 69th Avenue North. 8-17-89 -8- 14. On-site fire hydrants shall be provided near the northerly access off Brooklyn Boulevard and immediately west of the proposed addition in accordance with the recommendations of the Fire Chief. 15. The plans shall be revised, prior to the issuance of permits, to indicate the following: a) Additional plantings to bring total landscaping on the site up to a point value of 339 points based on the City's Landscape Point System. b) Existing and proposed site lighting shall be indicated with light intensity measurements. c) Outside trash disposal areas, if any, shall be indicated and screening provided. d) Building materials shall be revised to a decorative concrete block painted to match the existing Honda sales building. 16. The special use permit is granted only for the specific use proposed by the applicant. The use may not be altered or expanded in any way without first securing an amendment to this special use permit. 17. The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation. Voting in favor: Chairperson Malecki, Commissioners Bernards, Ainas, Johnson, and Mann. Voting against: Commissioners Sander and McCloskey. The motion passed. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 89022 (R. L. Brookdale Motors) Motion by Commissioner Ainas seconded by Commissioner Bernards to recommend approval of Application No. 89022 subject to the following conditions: 1. The special use permit is subject to all applicable codes, ordinances, and regulations. Any violation thereof may be grounds for revocation. 2. The special use permit is issued to Brookdale Pontiac-Honda for use as an off-site inventory vehicle storage lot. No sales, showing or servicing of vehicles is permitted on the off-site lot at 4215 69th Avenue North. 3. The applicant shall legally encumber the use of the site at 4215 69th Avenue North for the sole purpose of providing inventory vehicle parking accessory to the principal car dealership use at 6801 Brooklyn Boulevard. Said encumbrance shall be reviewed and approved by the City Attorney, shall be executed and filed prior to issuance of the special use permit and prior to issuance of building permits for expansion at the principal site. 4. All vehicle storage at 4215 69th Avenue North shall be screened from public view by an opaque fence not less than 6' in height. 8-17-89 -9- 5. The applicant shall enter into a performance agreement with a supporting financial guarantee (in an amount to be determined by the City Manager) to assure completion of the fencing improvements prior to the issuance of the special use permit. 6. Special use permit approval for off-site accessory parking specifically waives the requirement that such parking not be located across a major thoroughfare on the grounds that the nature of the off-site use should not generate pedestrian traffic between the remote site and the principal site. 7. The applicant shall modify the landscape plan to provide the maximum possible landscape treatment on the site. Voting in favor: Chairperson Malecki, Commissioners Bernards, Ainas, Johnson and Mann. Voting against: Commissioners Sander and McCloskey. The motion passed. The Secretary stated that the August 31 Planning Commission has been cancelled. ADJOURNMENT Motion by Commissioner Sander to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 11:17 P.M. Chairperson 8-17-89 -10-