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HomeMy WebLinkAbout1988 08-11 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 11, 1988 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairman George Lucht at 7:35 p.m. ROLL CALL Chairman George Lucht, Commissioners Molly Malecki, Wallace Bernards and Mike Nelson. Also present were Director of Planning Inspection Ronald Warren, City Engineer Bo Spurrier and Recording Secretary Mary Lou Larsen. Chairman Lucht explained Commissioners Lowell Ainas and Bertil Johnson were unable to attend the meeting and were excused. APPROVAL OF MINUTES - July 14 and July 28, 1988 Motion by Commissioner Nelson seconded by Commissioner Bernards to approve the minutes of the July 14, 1988 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Bernards and Nelson. Voting against: none. Not voting: Commissioner Malecki as she did not attend that meeting. The motion passed. Motion by Commissioner Nelson seconded by Commissioner Malecki to approve the minutes of the July 28, 1988 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Malecki and Nelson. Voting against: none. Not voting: Commissioner Bernards as he did not attend that meeting. The motion passed. DISCUSSION ITEMS The Secretary explained that he would introduce the second discussion first as the realtor interested in the discussion item regarding the southwest quadrant of 194 and Brooklyn Boulevard was not yet present. b) Industrial Park Uses, Special Uses The Secretary introduced the second discussion item regarding uses in the Industrial Park zoning district. He stated this matter had been discussed previously and that the City Council had expressed concern over development at the corner of Shingle Creek Parkway and Freeway Boulevard as the owners of the property had indicated proposals for a fast food restaurant, budget motel and a small office building. He explained that these developments did not fit the Master Plan for that area. He stated the most recent plan for that area was for a large corporate office center although formal plans had never been submitted. He noted a variance for an area identification sign along with a proposal for an office tower had been submitted as the original proposal, but apparently that, development has been abandoned. He explained that the concern was over the potential use of the corner for uses acknowledged by the Zoning Ordinance, but considered inappropriate at that location in the Industrial Park. The Secretary explained that Al Beisner of Richardson and Sons would be handling the development of this area. He noted that staff is not particularly opposed to fast food restaurants and budget hotels, but believe they are inappropriate uses at the northwest corner of Shingle Creek Parkway and Freeway Boulevard. 8-11-88 -1- i f The Secretary reviewed some of the surrounding properties and explained there is excess property on the Budgetel site that was originally proposed for a restaurant and there is a possibility of extending James Circle to open up development in that area. He stated that Embers restaurants owns a parcel on James Circle that was intended also for a restaurant which was never built and an original agreement with Budgetel was that if Embers did not build a restaurant, Budgetel would be able to do so. He asked the Commission for discussion and direction for staff to possibly include a City initiated rezoning of the area from I-1 to C2 to allow all of the general commerce uses and to remove special use permits to eliminate fast food restaurants and transcient lodging in the I-1 zone. He stated that staff has no problem with a major hotel/restaurant/nightclub development. Further discussion ensued regarding possible rezoning of the Earle Brown Farm from I-1 to C2. The Secretary stated that the Comprehensive Plan was amended to allow mixed uses in the Earle Farm area. Commissioner Nelson stated that rezoning the property to C2 would not prevent the development of any proposed uses in the area south of Freeway Boulevard. Chairman Lucht responded that most areas are already developed. Commissioner Bernards asked if there is any vacant property back of the LaCasita Restaurant. The Secretary responded that LaCasita owns all of that property. Commissioner Bernards also asked if this means that a rezoning would reduce I-1 and increase C2 uses according to supply and demand. The Secretary answered that it might and pointed out that much of the recent development in the I-1 zone was of the C-2 type. He stated that it was not intended to create the Holiday Inn as a nonconforming use and suggested that if the area is left I-1 that a new zoning classification be established so that it does not become a nonconforming use. Commissioner Malecki inquired about the 5 acre site requirement. The Secretary stated that he was not recommending this be adopted at this time. Chairman Lucht then polled the Commissioners for their opinions regarding the proposed rezoning designation. It was the consensus of the Commission to recommend that rezoning of the property located south of Freeway Boulevard and east of Shingle Creek to C2; to limit the uses allowed by special use permit in the I-1 zone; and to consider a new use classification for a hotel containing dining facilities, meeting rooms and conference facilities as a use allowed as a special use in the I-1 zoning district. c) Earle Brown Farm Preview The Secretary stated EDA Coordinator Brad Hoffman was unable to attend this evening's meeting as planned. He reviewed transparencies of the potential layouts of the farm and explained a bed and breakfast lodging is proposed and the possibility of a 2 or 3 level parking ramp to be built at a later time are being comprehended. Chairman Lucht asked if there is parking available at the Ryan office property and at the office tower. The Secretary answered in the affirmative. He stated that the refurbishing will be slow because of the cost and hope to get the developers to share in that cost. 8-11-88 -2- 1 a) Southwest Quadrant of 194 and Brooklyn Boulevard The Secretary reviewed a memo and transparency of the R5 zoned property located at the southwest quadrant of 194 and Brooklyn Boulevard. He pointed out access and soil problems with the property. He stated that the City is not interested in acquiring properties south of this parcel. Commissioner Nelson asked if the reason for not looking at all of Brooklyn Boulevard at this time is to prevent creating more nonconforming uses. The Secretary answered in the affirmative. Chairman Lucht asked what the Council's rationale was for rejecting the zoning recommended at the time of the Foundation Stone Ministries proposal. The Secretary stated that the Council felt some of the uses that would be allowed with a Cl zoning would not be appropriate and that there might be more control of the church development with a special use permit. He pointed out that he was not certain that these were the reasons, but that was his best recollection. The City Engineer explained that the development of the site is limited due to the soil problem. He stated he agrees with the Secretary that acquiring more property to gain better access to the property is a way for developers to better utilize the j property. J Commissioners Bernards stated that neighbors on 65th Avenue North would object to access from that street. Commissioner Malecki stated that none of the neighbors would want an access from their street. Chairman Lucht asked if there is a possibility of widening 65th Avenue. The City Engineer stated it would be extremely difficult to widen 65th Avenue. Chairman Lucht then recognized Dan Hunt of Coldwell Banker. Mr. Hunt explained he j has a client who is interested in building an apartment building on the site. He stated he feels it would take an intense development to make it economically feasible to acquire more property to the south of the site. He noted that Brooklyn Center has a gap in housing and has very little vacant land for development. He noted that the condominium market is no longer desirable, but that an apartment development would be feasible using a right in/right out access. Chairman Lucht polled the Commissioners for their opinion as to a desirable rezoning. It was the consensus of the Commission that the staff be directed to ' initiate a C1 rezoning of the parcel and parcels to the south that are in the R5 zone with the exception of the parcel at 4010 65th Avenue North. This rezoning is i consistent with the Comprehensive Plan. The Commission also noted that a C1A zoning of the property might be appropriate provided a proper development plan was put forth. Commissioner Malecki stated she would like a clarification of the Council's concern 1 for this property. She also stated she felt the neighbors should be involved as soon as possible. The City Engineer stated there should be feedback from the neighborhood regarding a proposed access from 65th Avenue North. Commissioner Nelson requested the staff to look at what a plan for a C1A use would be like knowing the impact of the setback from the R1 zone to the south and west. 8-11-88 -3- The Secretary stated the area abutting the residential area could be used for parking. He referred to the Brooklyn Crossing office complex at County Road 10 and Brooklyn Boulevard which abuts residental property as an example of R1 and C1A abutment. ADJOURNMENT Motion by Commissioner Nelson seconded by Commissioner Bernards to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 8:58 p.m. Chairman 8-11-88 -4-