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HomeMy WebLinkAbout1981 02-26 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 FEBRUARY 26, 1981 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to order by Chairman William Hawes at 7 : 37 p.m. ROLL CALL Chairman Hawes, Commissioners Richard Theis , Nancy Manson, George Lucht and Lowell Ainas. Also present were Director of Planning and Inspections Ronald Warren, Assistant City Engineer James Grube, and Planning Assistant Gary Shallcross. Chairman Hawes introduced and welcomed Mr. Lowell Ainas, the newly appointed Planning Com- missioner. It was also acknowledged that Commissioner Malecki and Commissioner Simmons had indicated they would be unable to attend the evening' s meeting and were, therefore, excused. APPROVAL OF MINUTES - February 12 , 1981 Motion by Commissioner Lucht seconded by Commissioner Theis to approve the minutes of the February 12 , 1981 meeting as submitted. Voting in favor: Chairman Hawes, Commissioners Theis and Lucht. Voting against: none. Not voting: Commissioners Manson and Ainas as they were not at that meeting. The motion passed. APPLICATION NO. 81016 (Merila & Associates) Following the Chairman' s explanation, the Secretary introduced the first item of business, a request for preliminary R.L.S. approval to combine into a single tract of land the property presently oc- cupied by the Brooklyn Center Library at 5601 Brooklyn Boulevard, and the two single family residences at 5607 and 5625 Brooklyn Boulevard. He reviewed the contents of the staff report (See Planning Commission Information Sheet for Application No. 81016 attached) . The Secretary noted during his presentation that the size of the tract to be created by the new R.L.S. would be adequate to provide parking for a medical use in the existing library building. Chairman Hawes asked whether the parking area for the Library build- ing' would be increased before a different use occupied the building. The Secretary answered that the parking area would be increased be- fore a change in use, but not before a change in ownership. Com- missioner Lucht asked whether a site plan would be required at the time of the change in use. The Secretary stated that a site plan would be required for parking lot expansion and any building mod- ification. In answer to a question from Chairman Hawes, the Secretary explained that the Lawyers Addition plat filed the previous year had created a metes and bounds description for the library property. He stated that this situation was accepted by the City Council because of assurances made by Mr. Newstrum that the library property would be platted at the time he obtained title to the property which would be when the County Library moved into its new facility on Shingle Creek Parkway. Chairman Hawes called on the applicant to speak. Mr. Roger Newstrum of B.C.I.P. stated that his firm is complying with the assurances 2-26-81 -1- that he has given City Council over the past five years regarding platting of the library property. He stated that the County's plans are to vacate the library in August and added that the two houses on the properties to the north of the library would probably be moved sometime in the spring if possible. He stated that no modification of the building would be attempted until August and that site improvements may be left to a subsequent purchaser. The Secretary asked whether there was any problem with the condition requiring the removal of the two houses prior to final plat approval. Mr. Newstrum stated there was no real problem with that condition since the houses would probably be moved off in the spring and the property could not be sold until August anyway. PUBLIC HEARING Chairman Hawes opened the meeting for a public hearing and asked for other comments. There being no one present to comment on the_ appli- cation, the Chairman called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Theis seconded by Commissioner Manson to close the public hearing. The motion passed unanimously. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 81016 (Merila and Associates) Motion by Commissioner Manson seconded by Commissioner Lucht, to recommend approval of Application No. 81016, a request for pre- liminary R.L.S. approval to combine into a single- tract of land, the property presently occupied by the Brooklyn Center Library and two single family residences to the north, subject to the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is .subject to the provisions of Chapter 15 of the City ordinances. 3. The two single-family residences and all accessory structures, fences or walls not a part of the library building property shall be removed prior to final plat approval. Voting in favor: Chairman Hawes, Commissioners Theis, Manson, Lucht and Ainas. Voting against: none. The motion passed. APPLICATION NO. 81017 (C & G Transcontinental Developers) The Secretary introduced the next item of business, a request for site and building plan approval to construct two five-story office buildings and a one-story office building on the property at the northeast corner of County Road 10 and Brooklyn Boulevard. The Secretary reviewed the contents of the staff report concerning the application (See Planning Commission Information Sheet for Appli- cation No. 81017 attached� .i, The Secretary added that he disagreed with the substance of the Sevised landscape plan because of its reliance on existing elm trees for screening along the north property line. 2-26--81 -2 In answer to a question from Chairman Hawes, the Secretary stated that the opaque fencing along the north property line would be com*- patible with what has been installed by the F & M Bank to the east. Chairman Hawes asked how much parking would be installed with Phase I of the project. The Secretary answered, that, unless a parking problem arose, the number of stalls wouJA be left to the judgment of the developer. Chairman Hawes asked whether the landscaping along the north property line would be installed at the time of the first phase. The Secretary answered that at a minimum,the opaque fence along the north property line would be required along with the development of the first phase. He added that the developer would also be required to have a viable turf cover along with first phase of development. In answer to another question from Chairman Hawes regarding pedes- trian traffic, the Secretary pointed out that there would be only one opening in the fence along the north property line, near the joint property line shared with the F & M Bank. He stated that pedestrians would be able to use the sidewalk along Brooklyn Boulevard and County Road 10 to reach destinations in Brookdale. He added that the sidewalk system within the site is adequate to enable persons working at the site to walk to Brooklyn Boulevard or to Brookdale. Commissioner Ainas asked whether there could be a problem of autos parking on Zenith Avenue North and cutting through the opening in the fence to get to the smaller office building and whether streets should be signed to prohibit this kind of parking. The Secretary answered that signs to restrict parking to local residents would be unenforceable. He added that there are some existing on street parking restrictions and that a problem of this nature is not anticipated. In answer to a question from Commissioner Manson, the Secretary ex- plained that the smaller office building at the east end of the site could gain access through the existing opening in Northway Drive serving F & M Bank's west parking lot. He suggested that the Plan- ning Commission might recommend against allowing a third curb opening for the office complex. Chairman Hawes stated that F & M might object to people parking in their west lot and going into the smaller office building. The Secretary answered that a joint parking agree- ment could be arranged between the two properties allowing shared parking between the sites. He added that the F & M Bank has no need, under the present ordinance requirements, for the extra parking lot at the west end of its property. Chairman Hawes called on the applicant to speak. Mr. Jeff Anderson, the project architect, stated that they feel a separate access to the small office building is needed because it may be sold separately at some time in the future. He stated that he has had only one contact with the F & M Bank regarding the possibility of sharing the opening to their west parking lot and that the attitude of the bank at that time was positive. 2-26-81 -3- Chairman Hawes inquired as to what improvements would be made during the initial phase of the project. Mr. Anderson explained that both of the southerly curb openings into Northway Drive `would be made at the time of the first phase and that bituminous roadways leading to the westerly portion of the site would be installed. He stated that the parking stalls to the west, south and east of Building A would be installed with the initial phase and that other areas would be deferred until later phases. The Secretary stated that a viable turf would need to be established to control dust. He also recom- mended that deferral of permanent site improvements be limited to a specific period of time. Chairman Hawes noted the need for additional plantings along the north property line in lieu of the likely demise of the Elms. Mr. Anderson agreed to the previous recommendation of'the staff that large evergreen trees be planted every 50 feet along the north greenstrip. Commissioner Lucht noted that the plan called for approximately 60 Japanese Yews in parking lot island through- out the site. He stated that because of these plantings' suscep- tibility to sunlight, they would likely die within a couple years. He suggested that upright or semiupright Junipers be used in the same location with a much greater survival rate and similar aesthe- tic benefits. Regarding the shared access with F & M Bank, the Secretary com- mented that such an arrangement would be encouraged strongly, but that a separate. access would not be ruled out if the office build- ing at the east end of the site were placed on a separate parcel. He noted that a subdivision would be required to create a new parcel at that location and consideration of a separate access could be pursued at that time. Chairman Hawes stated his agreement with this position. Commissioner Ainas asked where the trash containers would be lo- cated and how frequently it would be picked up. Mr. Anderson answered that the trash containers would likely be placed outside of the building within brick enclosures at the ends of the building furthest from public right-of-way. He also mentioned the possibility . of placing them in the parking lot. He stated that trash would be picked up perhaps every day, or as often as is necessary. Commis- sioner Theis reacted negatively to the idea of placing the trash containers in the parking lot, noting that buffering would be re- duced in that situation. Chairman Hawes asked whether a roof would be placed over the trash enclosures . Mr. Anderson responded that such a feature would be considered. The Planning Assistant inquired regarding the size and potential noise level of the mechanical units of the mechanical units to be placed on the ground level. Mr. Anderson explained that 'the, mech- anical units would be enclosed within brick walls , the same as the trash containers, and expressed doubt that noise would be a problem. He added that he would check into the decibel ratings of the mech- anical units to be installed. The Secretary then introduped Mr. Gary Hennes, from the Brooklyn_ Center Chamber of Commerce, who wished to bring to the Commission's attention some of the access questions surrounding the project. Mr. Hennes stated his support for the office tower project, but _added his concern regarding left turns into Westbrook Mall and the 2-26-81 -4- office building at the southeast corner of Brooklyn Boulevard and County Road 10. He pointed out that no left turns can be made because there are no median openings in County Road 10 that line up with openings on the south side of County Road 10. He noted that the two U-turn openings in the County Road 10 median which presently exist will be closed at the time the opening is made at Northway Drive to allow left turns off eastbound CountyrRoad 10 . Mr. Hennes com- mented that a group of area businesses liar contracted with Short Elliott and Hendrickson to further study the traffic between 56th and County Road 10 and between Xerxes and Brooklyn Boulevard around the block on which Westbrook Mall is located. The Secretary commented that Resolution 80-243 is a good statement of what the City' s position is regarding access in this area. Mr. Hennes noted that there are low traffic counts on the private streets serving the commercial developments between Xerxes and Brooklyn Boulevard, but added that those private streets do have value for access purposes. Commissioner Lucht noted that Brookdale has accesses off County Road 10 and recommended that the City re- quest a median break in County Road 10 giving access to the private street. The Secretary acknowledged that the County may not be totally consistent in denying access to private property at other developments, notably Southdale. He added that he felt some solution to the access problem in the area could be reached and that the affected businesses seem to be pursuing it in a proper manner. Chairman Hawes suggested that perhaps a full intersection at North- way Drive and County Road 10 would be an appropriate solution. The Secretary stated there would be little benefit to making the median cut a full intersection at Northway Drive, other than to allow a left turn onto County Road 10 from Northway Drive. He stated that the proposal for a limited median opening is much better than the existing situation which would allow no access to the site for eastbound County Road 10 traffic other than to go to Xerxes Avenue North and then to Northway Drive. Mr. Hennes agreed, noting that timing problems would arise if another signal were installed at Northway Drive. Chairman Hawes asked whether there was any other comment regarding the application. The Secretary stated that staff had received one inquiry regarding the setback of the smaller building at the east end of the site. He stated that the current configuration of the parcel allows the north property line to be considered an interior sideyard property line and that the 15' setback for the smaller office building is appropriate under the Zoning Ordinance. There followed a discussion regarding the addition of two conditions to the recommendation for approval regarding landscaping and joint access with the F & M Bank. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 81017 (C & G Transcontinental Developers) Motion by Commissioner Lucht seconded by Commissioner Manson to recommend approval of Application No. 81017, site and building approval to construct an office complex at the northeast corner of County Road 10 and Brooklyn Boulevard, subject to the following conditions: 2-26-81 -5- 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 to assure completion of approved site improvements. 4. Any outside trash disposal facilities or mechanical equipment shall be appropriately screened from view. 5. The buildings are 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 driving and parking areas. 9. Plan approval acknowledges possible deferral of permanent improvements at appropriate locations on the site for up to three years from the issuance of building permits for phase one of the project. 10 . The southerly access- to the site from Northway Drive shall be signed and utilized as an exit only. 11. The possibility of joint access to Building C and the west parking lot of the F & M Bank will be pursued prior to construction of Building C. 12. The landscape plan shall be revised prior to con- sideration by the City Council to indicate large evergreen trees at 50 ' intervals along the north greenstrip. The existing Elms will not be credited toward the fulfillment of the landscape plan. Voting in favor: Chairman Hawes , Commissioners Theis, Manson, Lucht and Ainas. Voting against: none. The motion passed. RECESS The Planning Commission recessed at 9 :21 p.m. and resumed at 9 :46 p.m. DISCUSSION ITEMS 1981 Street Projects The Assistant City Engineer reviewed with the Planning Commission the contents of a memo from Sy Knapp, Director of Public Works to Gerald Splinter, City Manager, regarding 1981 street projects (see memo dated January 22, 1981 attached) . Chairman Hawes asked at what point a st.r @Vt may become controlled by the County or the State. The Assistant City Engineer explained that such designations depend on traffic volume, function, location, and the number of miles of state aid streets already in a community. He stated that Shingle Creek Parkway is a local street at present, but could be turned over to the County in exchange for 69th Avenue North east of Shingle Creek Parkway. He stated that this trade - would not take place until the easterly portion of 69th Avenue North were upgraded. The Secretary added that County roads gener- ally start and terminate at State highways or County roads. The Assistant City Engineer briefly reviewed the improvements to be made on Xerxes Avenue between County Road 10 and Highway 100 and on 63rd Avenue North between Brooklyn Drive and Beard Avenue. Chairman Hawes asked whether there would be access to local busi- nesses along Xerxes Avenue North and 55th and 56th Avenues during the construction period. The Assistant City Engineer stated that this access would be assured and that construction would take a little over two months. There was a brief discussion regarding the development of the Shingle Creek trailway. The Assistant City Engineer explained that the trail would consist of a bituminous pathway through the brush in Palmer Lake Park and that a number of possibilities exist for extending the pathway through Brookdale, including: use of an internal sidewalk system; extension of Shingle Creek Parkway; or a "tunnel of love" route under the parking lot. He explained that the extension of Shingle Creek Parkway into the Brookdale lot would disturb the parking patterns at the east end of the Brookdale parking lot. There was a brief discussion regarding the provision of water and sewer service to a single residence at the west end of 51st Avenue North, just south of Twin Lake. Commissioner Theis stated that the project appeared to benefit basically one property at a con- siderable expense to the general public. The Assistant City Engi- neer acknowledged that the bulk of the cost would be borne by the Public Utilities Fund, but added that Federal and State requirements for providing water and sewer to all residential development would be met. The Planning Assistant pointed out that the Planning De- partment had received inquiries regarding potential development of the area and that perhaps the cost of the project could be assessed over a larger number of properties. The Commission next discussed the extension of Freeway Boulevard through the R-3 zoned property at Xerxes and Shingle Creek Parkway. Commissioner Theis pointed out that such a project would lend it- self to the rezoning of the property between the new Freeway Boule- vard and Shingle Creek Parkway to commercial use. The Secretary stated that he had discussed possible uses of that property with the owner and had pointed out that the City Council direction at the last rezoning hearing on that property was for a townhouse development to get underway prior to rezoning property for a 2-26-81 -7- possible office development later. The Planning Assistant noted that the tract of land carved out by that street project would be more susceptible to request for an industrial zoning, which the owner of the property has sought in the past;. The Secretary acknowledged this, but added that the land to the west would be better preserved for residential development. Commissioner Theis stated that in his opinion the street project would probably be good for the neighborhood. DRAFT ORDINANCE AMENDMENT Following the discussion regarding street projects, the 'Secretary briefly introduced to the Planning Commission, a draft ordinance amendment providing for the manufacture of electric vehicles in the I-1 zone. He asked the Commission to give the matter thought so that action _might be taken at the following Planning Commission meeting. Commissioner Theis expressed some hesitance about using the word "vehicles" as opposed to strictly . automobiles. The Secre- tary acknowledged that the word vehicles would comprehend golf carts, etc. ADJOURNMENT Motion by Commissioner Lucht seconded by Commissioner Ainas to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 10 :41 p.m. Chairman 2-26-81 -8-