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HomeMy WebLinkAbout1990 10-18 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 OCTOBER 18, 1990 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairman Pro tem Lowell Ainas at 7:31 p.m. ROLL CALL Chairman Pro tem Lowell Ainas, Commissioners Ella Sander, Kristen Mann, and Mark Holmes. Also present were Director of Planning and Inspection Ronald Warren and Planner Gary Shallcross. It was noted that Chairperson Molly Malecki and Commissioners Wallace Bernards and Bertil Johnson were excused. APPROVAL OF MINUTES - SEPTEMBER 27, 1990 Motion by Commissioner Mann seconded by Commissioner Sander to approve the minutes of the September 27, 1990 Planning Commission meeting as submitted. Voting in favor: Chairman Pro tem Lowell Ainas, Commissioners Sander, Mann and Holmes. Voting against: none. The motion passed. APPLICATION NO. 90026 (Edina Realty/Blumentals Architecture) Following the Chairman Pro tem's explanation, the Secretary introduced the first item of business, a request to rezone from R5 to C1 a 1. 1 acre parcel of land at 7100 Brooklyn Boulevard which is presently the site of the Edina Realty building. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 90026 attached) . The Secretary explained during his presentation that the application is technically only for the developed parcel, but that staff would recommend expanding the rezoning to include the vacant parcel zoned R5 to the east. He stated that the owner of that parcel, though not present, has indicated to staff that he concurs with the rezoning to C1. He explained that if it were not rezoned to C1, a multiple family development could be built on the vacant parcel. The Secretary also explained that the site in question was formerly occupied by the old City Hall years ago and, therefore, has an office use as a preceding use on the property. He stated that there had been public meetings in the past in which the neighbors and the City itself expressed a preference for office use on the property even though it was zoned R5. Commissioner Sander asked what was the size of the vacant parcel to the east. Mr. Janis Blumentals, representing the applicant, stated that it was approximately 25, 000 sq. ft. In answer to another question from Commissioner Sander, the Secretary noted that the vacant parcel to the east is landlocked, but that a covenant exists 10-18-90 1 which allows access to that parcel across the developed parcel at 7100 Brooklyn Boulevard. He stated that another office building was approved for the vacant parcel, but has not been pursued to this point. Commissioner Sander asked why the property was not rezoned to C1 when the office development was proposed. The Secretary answered that it was not necessary to rezone the property, but that a special use permit was pursued instead. The Planner explained that the property was probably zoned R5 in 1968 when apartment development was popular. He stated that, as apartment development declined and office development increased during the 1970 's, an ordinance amendment was passed to allow office uses by special use permit in the R5 zone. He stated that it was then easier for developers to seek a special use permit for an office development than to go through the rezoning process. The Secretary added that the old RB zone which existed in the Zoning Ordinance prior to 1968 also allowed both multiple family development and limited commercial development. Commissioner Holmes asked if the reason for the rezoning was really for a bank. The Secretary answered that the firm that wishes to go into the building calls itself a bank. He stated that a finance office would be allowed in the R5 zone, but not a bank. He also noted that a bank use requires parking based on the retail parking formula. He added that the proposed bank tenant would have tellers. Mr. Janis Blumentals explained that Edina Realty is owned by Metropolitan Federal Bank and that it is a corporate policy to move a small branch bank facility into the real estate offices of Edina Realty to provide one stop shopping. He stated that there was no intent for a driveup facility and pointed out that Metropolitan Federal is presently located in K Mart. The Planner asked Mr. Blumentals to clarify whether Metropolitan Federal would be open to the public. Mr. Blumentals responded in the affirmative. The Secretary commented that if the bank were not open to the public, it could be considered to be an accessory use to the real estate office and would not require rezoning. He stated that the rezoning opens up the property to a broader range of service/office uses. Chairman Pro tern Ainas asked how many square feet the office building was. Mr. Blumentals responded that it was approximately 10, 000 sq. ft. (the Planner noted that the gross floor area is closer to 14, 000 sq. ft. ) . Chairman Pro tem Ainas asked for the size of the bank facility. Mr. Blumentals responded that it would only be about 400 sq. ft. There followed a brief discussion regarding signery for the bank. The Secretary explained that wall signery is limited to building identification signery and does not allow for tenant identification signery. Commissioner Sander stated that the applicant would still need a site plan approval for the additional parking. The Secretary 10-18-90 2 agreed and noted that the applicants are working with the church to possibly expand parking into an unused portion of their off-site parking lot. He added that the Edina Realty building could expand its site and take land from the vacant parcel to the east to provide more parking. He stated that he recommended combining whatever land was needed for the additional parking through a plat and that that land also be rezoned to Cl. He added that the City did not want to allow shortcutting through the Edina Realty site and through the church's off-site parking lot to avoid the signal at Noble and Brooklyn Boulevard. Mr. Blumentals stated that they were negotiating with the church, but that it was more difficult than negotiating with an individual and that he hoped a site plan would be available for the Commission's review when the rezoning comes back for final consideration. Commissioner Sander stated that she thought that Edina Realty had approximately 80 agents .office in the existing building. She stated that the site is already short on parking spaces in practical terms and that more parking is needed even without the bank. There followed a brief discussion of parking problems in the area and the formulas for office, medical and bank uses. Commissioner Holmes inquired as to the provision for handicapped parking. The Secretary stated that handicapped parking stalls were already provided and no new ones would probably be needed because of the additional stalls. PUBLIC HEARING (Application No 90026) Chairman Pro tem Ainas then opened the meeting for a public hearing on Application No. 90026 and asked whether anyone present wished to comment regarding the proposal. No one spoke. Commissioner Holmes stated that his main concern with the proposal was the need for additional parking. Commissioner Sander asked whether it was necessary to send this application to a neighborhood advisory group in light of the fact that they were notified and yet no one has shown up to comment on the application. The Secretary stated that he still recommended that the standard procedure be followed and that the rezoning be referred to a neighborhood advisory group. He stated that people may simply support the office development and oppose multiple family and, therefore, have no objection to the rezoning; or there may be other reasons why no one showed up at the public hearing. ACTION TABLING APPLICATION NO 90026 (Edina Realty/Blumentals Architecture) Motion by Commissioner Sander seconded by Commissioner. Mann to table Application No. 90026 and refer the matter to the Northwest Neighborhood Advisory Group for review and comment. Voting in 10-18-90 3 favor: Chairman Pro tem Ainas, Commissioners Sander, Mann and Holmes. Voting against: none. The motion passed. APPLICATION NO. 90027 (Johnson Controls, Inc. ) The Secretary then introduced the next item of business, a request for site and building plan approval to construct a 6, 660 sq. ft. addition to the existing 10,000 sq. ft. Johnson Controls building located at 1601 67th Avenue North. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 90027 attached) . Commissioner Holmes asked whether no site lighting is required in the Zoning Ordinance. The Secretary explained that the Zoning Ordinance sets limits on light intensity for site lighting adjacent to residential and commercial uses. He stated that it also prohibits glare from being perceptible beyond the property line. He added, however, that there is no minimum requirement for site lighting. Chairman Pro tem Ainas asked the applicant whether he had anything to add. Mr. Mike Dorso responded in the negative. Chairman Pro tem Ainas asked whether they wished to get the foundation of the addition in before the frost. Mr. Dorso responded in the affirmative and noted that a contractor has been selected and a local architect has been hired to get the necessary approvals in a timely manner. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 90027 (Johnson Controls, Inc. Motion by Commissioner Mann seconded by Commissioner Sander to recommend approval of Application No. 90027 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 10-18-90 4 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 property owner shall enter in an Easement and Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems prior to the issuance of permits. Voting in favor: Chairman Pro tem Ainas, Commissioners Sander, Mann and Holmes. Voting against: none. The motion passed. OTHER BUSINESS The Secretary then reminded the Planning Commission that the variance application (Planning Commission Application No. 90023) submitted by Alan Chazin had been tabled in August and the time for action under the ordinance had arrived. He stated that there had been discussions amongst the staff and with the applicant and that they have not come to any, conclusion on how to proceed. He stated that he had received a letter from Mr. Sellergren, an attorney representing the applicant, asking that the application be tabled. He asked the Commission to acknowledge the letter and take an action tabling Application No. 90023 . ACTION TABLING APPLICATION NO. 90023 AT THE APPLICANT'S REQUEST Motion by Commissioner Sander seconded by Commissioner Mann to table Application No. 90023 at the applicant's request. Voting in favor: Chairman Pro tem Ainas, Commissioners Sander, Mann and Holmes. Voting against: none. The motion passed. DISCUSSION Commissioner Mann asked how many C1 uses existed on R5 parcels at present and whether it was not appropriate to rezone those parcels to C1. The Secretary answered that most of the office uses on R5 property were located in the neighborhood of 70th and Brooklyn Boulevard. Chairman Pro tem Ainas recommended that the City deal with such rezoning applications as the need arises. The Secretary related the history of the parcel at the southwest corner of Brooklyn Boulevard and I-94, that it was formerly zoned R5 and that an office development and a church development were proposed on the property and that eventually it was rezoned to C1 to preclude multiple family development. There followed a brief discussion of office uses in the R5 zone. There was also a brief discussion of the acquisition of land at 69th and Brooklyn Boulevard for the 69th Avenue widening project. 10-18-90 5 ADJOURNMENT Motion by Commissioner Mann seconded by Commissioner Holmes to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 8:49 p.m. Chairman Pro tem 10-18-90 6