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HomeMy WebLinkAbout1991 09-26 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 STUDY SESSION SEPTEMBER 26, 1991 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to order by Chairperson Molly Malecki at 7:32 p.m. ROLL CALL Chairperson Molly Malecki, Commissioners Wallace Bernards, Lowell Ainas, Ella Sander, Kristen Mann and Mark Holmes. Also present were Director of Planning and Inspections Ronald Warren and Planner Gary Shallcross. Chairperson Malecki noted that Commissioner Johnson would be late to the meeting. APPROVAL OF MINUTES - SEPTEMBER 12 , 1991 Motion by Commissioner Ainas seconded by Commissioner Mann to approve the minutes of the September 12, 1991 Planning Commission meeting as submitted. Voting in favor: Chairperson Malecki, Commissioners Bernards, Ainas, Mann and Holmes. Voting against: none. Not voting: Commissioner Sander. The motion passed. APPLICATION NO. 91018 (PDO FOOD STORES, INC) . Following the Chairperson's explanation, the Secretary introduced the first item of business, a resolution recommending denial of the proposed PDQ gasoline station/convenience store/car wash on the grounds that the standards for a special use permit have not been met. The Secretary reviewed with the Commission the consideration of the matter , that occurred at the September 12, 1991 meeting. The Secretary then reviewed the contents of the draft resolution. The Secretary concluded by noting that the public hearing was closed at the last meeting, but notices have been sent to property owners and the applicant that the resolution would be considered at this evening's meeting. Commissioner Holmes asked whether it was possible to validate some of the points in the draft resolution. The Secretary stated that those points were gleaned from the discussion at the last meeting and that they represent the concerns of the neighborhood and of the Planning Commission regarding the proposal. He stated that the applicant has failed to show that these concerns are not real and therefore, they are legitimately part of the resolution. The Planner also noted that the motion directing the staff to prepare the resolution from the previous meeting specifically indicated that standards (a) and (b) had not been met and that those standards are reflected in some of the points of the resolution. Commissioner Bernards asked whether safety is referred to in any of the points. The Secretary answered that point (1) regarding traffic congestion certainly implied a safety concern. Chairperson Malecki noted that the resolution indicates that not all plans for this parcel would be rejected, just the one that has been submitted to date. 9/26/91 1 Chairperson Malecki asked the applicant whether they had anything new to add. Mr. Jim Merila, an engineer representing PDQ stated that they had nothing to add, that they did not agree with the resolution but would not contest it at this point. Chairperson Malecki noted that the public hearing was closed, but acknowledged a question from Mr. Rod Snyder of 6408 Willow Lane. Mr. Snyder stated that he appreciated the resolution and the staff input into the Commission's deliberations. He stated that he would feel more comfortable with point number (4) if it made reference to distance between the proposed service station site and the residential area along Willow Lane as compared to the distance from Superamerica to that residential area. He stated that the land would eventually be developed and that some sort of commercial use will come close to residential property. Chairperson Malecki noted that the public hearing had been closed and asked the Commission for a motion on the draft resolution. ACTION ADOPTING PLANNING COMMISSION RESOLUTION NO. 91-5 REGARDING RECOMMENDED DISPOSITION OF APPLICATION NO. 91018 SUBMITTED BY PDO FOOD STORES, INC. Member Ella Sander introduced the following resolution and moved its adoption: RESOLUTION REGARDING RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION 91018 SUBMITTED BY PDO FOOD STORES, INC The motion for the foregoing resolution was duly seconded by member Lowell Ainas and upon vote being taken thereon, the following voted in favor thereof: Chairperson Malecki, Commissioners Sander, Bernards, Ainas, Mann and Holmes. The following voted against the same: none, whereupon said resolution was declared duly passed and adopted. OTHER BUSINESS A) Ordinance Amendment on Detached Car Washes The Secretary then introduced the next item of business, a draft ordinance amendment to allow detached car washes at service station sites. He reviewed the direction by the Planning Commission to prepare the ordinance amendment and also reviewed the ordinance language. The Secretary added that this section of the ordinance also has to do with outside display at service stations and stated that the Planning Commission may wish to discuss that aspect of the ordinance as well. He noted some concerns with outside display such as height of display and whether it should be restricted to a certain portion of the building. He noted that the ordinance limits display to the area within four feet of the building. Commissioner Ainas pointed out that there are four communities in the Twin Cities area which actually require a detached car wash and that a variance is needed in those communities in order to attach the car wash. 9/26/91 2 Commissioner Sander stated that the Superamerica station at 66th and Highway 252 has become very messy in that there are displays all over the site. The Secretary stated that it could be an enforcement problem as opposed to a problem with the ordinance. Commissioner Sander stated that she did not feel display should be allowed at the pump islands. The Secretary pointed out that existing service stations would probably be grandfathered in their right to continue such displays. There followed further discussion of display at service stations. In answer to a question from Commissioner Holmes, the Secretary stated that there could be a separate enclosed area such as a masonry enclosure for tires that would be allowed to store either new or used merchandise. He stated that the City could approve another material for such an enclosure as long it was "compatible" with the principal building. ACTION RECOMMENDING ORDINANCE AMENDMENT TO ALLOW DETACHED CAR WASHES AT SERVICE STATION SITES Motion by Commissioner Ainas seconded by Commissioner Mann to recommend adoption of an ordinance amendment to allow detached car washes at service station sites. Voting in favor: Chairperson Malecki, Commissioners Sander, Bernards, Ainas, Mann and Holmes. Voting against: none. The motion passed. DISCUSSION ITEMS Al MAX FIELD RESEARCH COMMERCIAW INDUSTRIAL STUDY The Secretary noted that the Commission had received material on the Maxfield Research Study on Commercial and Industrial markets in Brooklyn Center and also some staff comments on that study. He noted that the study recommends some changes in land use that are not entirely consistent with the City's Comprehensive Plan and that some decision would have to be made on how to reconcile these two documents. The Secretary noted that there would be a joint meeting with the City Council possibly on October 17, 1991 and that tonight's discussion items and the recent sign ordinance amendment would be discussed at that meeting. Commissioner Johnson arrives at 8: 11 p.m. B) MAJOR THOROUGHFARE SETBACKS The Secretary then discussed with the Commission the ordinance requirement for a 50' setback from major thoroughfares. He noted that Mr. Dave Nelson who was present at the meeting was working on a redevelopment of the northwest corner of 69th and Brooklyn Boulevard. He pointed out that there is need for additional right-of-way in that area and this right-of-way acquisition would push the development further to the north. He noted that there are single family homes to the north and west of the site. He stated that some reduction of the setback from 69th and from Brooklyn Boulevard would allow the station to be set back further from the single family area. 9/26/91 3 The Secretary went on to note that the Comprehensive Plan recommends land use conversion to commercial retail in some areas of Brooklyn Boulevard and that, in other areas between those nodes, office and mid- density residential is recommended. He noted that the Comprehensive Plan recommends that, as single family homes are eliminated, the commercial development should extend back to the next street. The Secretary asked whether it was desirable to keep deep setbacks along Brooklyn Boulevard or whether it would be appropriate to abandon such a deep setback with the shallow lots that front on Brooklyn Boulevard. He asked generally whether the City still needed a major thoroughfare setback in commercial and industrial areas. The Secretary went on to state that the City can look at some reduction in setbacks under a Planned Unit Development (PUD) , but that not all development and redevelopment is going to be a PUD. The Secretary added that if buildings are moved closer to Brooklyn Boulevard, it may have some impact on the movement of traffic along Brooklyn Boulevard and the feeling of openness as one travels along that thoroughfare. He stated that he did not believe it would not be appropriate to grant a variance for the development at 69th and Brooklyn Boulevard without looking up and down the entire boulevard. Chairperson Malecki then invited Mr. Dave Nelson to speak. Mr. Nelson stated that if the City was going to have redevelopment of Brooklyn Boulevard with the shallow lots along it, that it would have to look at its ordinances and possibly revise them. Commissioner Bernards asked how shallow these lots area Mr. Nelson stated that they are often between 100' - 125 ' deep. He pointed out that with a 50 ' setback to the building, there is nothing left on the lot to provide a buffer adjacent to the residential to the rear. He advocated putting the building forward toward the street and putting the parking and buffer behind the building adjacent to the residential area. Chairperson Malecki asked how far TCF was from Xerxes. The Secretary stated that he did not think it was 50' back from the right-of-way line and pointed out that Xerxes is a major thoroughfare in that location. The Planner then discussed with the Commission some of the issues that go into the discussion of setbacks and development along Brooklyn Boulevard. He noted that the existing Comprehensive Plan recommends that redevelopment take up at least an entire block back to the next street from Brooklyn Boulevard to allow for larger developments. He stated that what may be considered with the reduction in the setback is an abandonment of that policy and looking at redevelopment only of the tier of lots adjacent to Brooklyn Boulevard. He stated that most commercial retail development is set further back in the lot with the parking out in front so that customers come to the front door. He stated that this type of development would probably continue even if the setback for commercial uses was reduced. The Planner also noted that the Maxfield Study indicates that Brooklyn Center is somewhat in competition with Brooklyn Park for development along Brooklyn Boulevard. He has pointed out that Brooklyn Center is at a disadvantage since the land in Brooklyn Center is occupied by single family homes whereas the land in Brooklyn Park for the most part is vacant and therefore, cheaper to acquire and develop. 9/26/91 4 He concluded by saying that it might be appropriate for the City to concentrate on an area that has the highest potential for redevelopment and to assist in acquiring and redeveloping that area as something of a demonstration as to how redevelopment could occur along Brooklyn Boulevard. In response to a question from Commissioner Holmes regarding house conversions, the Secretary acknowledged that there had been a couple house conversions along Brooklyn Boulevard, but that he did not recommend them nor are they recommended by the Comprehensive Plan. Commissioner Johnson noted the area around 61st Avenue North and the difficulties of getting access onto Brooklyn Boulevard. He stated that it is good to have access off a side street rather than Brooklyn Boulevard. C) ORDINANCE PROHIBITING ABUTMENT OF CERTAIN USES WITH R1, R2 AND R3 ZONING DISTRICTS The Secretary then brought up the subject of the conflict in certain circumstances with the provision which restricts certain uses from being adjacent to R1, R2 and R3 zoned property. He noted that at the northwest corner of 69th and Brooklyn Boulevard, there is a gas station that has a minor abutment with R1 property to the northwest. He stated that those who want to redevelop the property cannot do anything with it related to a service station as long as the ordinance prohibits such an abutment. He asked whether there might be things that can be done to mitigate that abutment as opposed to ruling it out altogether. Commissioner Johnson asked whether the provision prohibits the abutment with duplexes and apartments. The Secretary explained that the abutment restriction pertains to R1, R2 and R3 districts (single family', two family and townhouse) . He noted that for a standard retail use adjacent to a single family district, there is a 35' buffer required. He added, however, that certain uses are simply not allowed to abut at all. The Planner noted that this evening's hearing was instructive as to people's attitudes about how far they would like to be from service stations. The Secretary agreed, but added that there a number of non-conforming situations around the city that were built before that ordinance went into effect. Commissioner Sander stated that gas stations have changed alot since that ordinance came into affect. They are much bigger now and provide more diversity of services than those of that time. Chairperson Malecki stated that size is also a consideration. She stated that she did not have a problem with the gas station at 63rd and Brooklyn Boulevard, but would have a problem with a PDQ type station. The Planner pointed out that just such a redevelopment was desired for that property, but that it could not take place as long as the ordinance prohibited a service station from abutting residential. Chairperson Malecki recommended keeping the abutment restriction. 9/26/91 5 The discussion returned to Brooklyn Boulevard briefly. Commissioner Sander stated that she felt it was necessary to go back two tiers of lots to get a decent development along Brooklyn Boulevard. Commissioner Johnson asked whether if it were possible to have different rules in different areas. The Secretary stated that he felt that residential needs a greater setback than commercial for a major thoroughfare. He added that there may be a need for a C3 zoning district to allow certain very intense types of commercial uses. Commissioner Johnson asked whether it was possible to vary the rules within a certain zone. The Secretary stated that it was possible with a PUD, but that certain findings would have to be made and that mitigative measures would have to be employed. The Planner noted that the status quo in residential development is actually to put the house as close to the street as possible in order to maximized the rear yard, whereas in commercial development the trend is to put the building as far back in order to provide parking in front and bring customers to the front door. The Secretary acknowledged this and stated that the idea of reducing commercial major thoroughfare setbacks may be fighting the tide. Commissioner Johnson asked whether the rules have not changed over the years pertaining to commercial development. The Secretary answered that they have changed significantly from the 1966 Comprehensive Plan but not that much since the 1980 Comprehensive Plan, although there have been some changes related to development along major thoroughfares. In response for a question from Chairperson Malecki, Mr. Dave Nelson stated that it was not economically feasible to spend as much money as people want for their single family homes in order to buy the land for office development. He stated that the money would never be recovered with the rents that are currently being paid for office space. ' The Planner noted that redeveloping a commercial site is probably even more expensive. ADJOURNMENT Motion by Commissioner Bernards to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 9:25 p.m. Chairperson 9/26/91 6