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HomeMy WebLinkAbout1981 03-12 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 MARCH 12, 1981 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairman William Hawes at 7:36 p.m. ROLL CALL Chairman William Hawes, Commissioners Molly Malecki, George Lucht, and Lowell Ainas. Also present were Director of Planning and In- spections Ronald Warren, Assistant City Engineer James Grube and Planning Assistant Gary Shallcross. The Secretary noted that Commissioner Simmons had called earlier to say that she would be unable to attend this evening's meeting. APPROVAL OF MINUTES - February 26 , 1981 Motion by Commissioner Lucht seconded by Commissioner Ainas to approve the minutes of the February 26 , 1981 meeting as submitted. Voting in favor: Chairman Hawes , Commissioners Lucht and Ainas. Voting against: none. Not voting: Commissioner Malecki. The motion passed. APPLICATION NO. 81018 (Church of the Nazarene) Following the Chairman' s explanation, the Secretary introduced the first item of business , a request for site and building plan and special use permit approval for a 3, 750 sq. ft. addition to the Church of the Nazarene at 501-73rd Avenue North. The Secretary reviewed the contents of the staff report (See Planning Commission Information Sheet for Application No. 81018 attached) . The Secre- tary noted that the Japanese Yews scheduled for the landscape plan are located on the north side of the building and will not be sub- jected to too much sunlight. He also pointed out that the fence along the south property line belongs to the apartment complex to the south (Evergreen Park Apartments) and that it will not be the responsibility of the Church to repair certain breaks in the fence. He added that a compliance order requiring the fence to be repaired has been sent to the apartment owner as part of the rental licensing process. Commissioner Manson arrived at 7:46 p.m. Chairman Hawes asked whether the driveway along the east side of the property would be too close to the intersection of 73rd Avenue North and Highway 252 once the highway is widened. The Secretary answered that plans for the highway widening are not firm at pre- sent and that it could be some time before the final roadway align- ment is known. He suggested changing the location of the entrance as necessary at the time of roadway construction. Chairman Hawes asked whether there was any overflow parking from the church on 73rd Avenue North. The Secretary responded that he was 'not aware of any parking problems of this nature. Chairman Hawes asked whether the proposed handicapped ramp would make the church accessible to persons using the handicapped parking stalls. 3-12-81 -1- The Secretary explained that no handicapped parking stalls are required under the Building Code, but that a' separate ramp for such a stall or stalls could be required if the Planning Commis- sion felt it was necessary. PUBLIC HEARING Chairman Hawes opened the meeting for a public hearing. Pastor Ringhiser of the Church of the Nazarene addressed the Commission regarding the requested fencing along the west side of the parking lot. He stated that he would prefer to plant shrubbery to the west of the parking lot as a means of screening rather than to erect a fence. He asked whether such screening is required. Chairman Hawes responded in the affirmative. Pastor Ringhiser explained that one dwelling to the west has a wood fence which screens their view from the church lot and that the parsonage has no need for screening. Chairman Hawes answered that the Zoning Ordinance does not differentiate between the parsonage and a typical residence. Commissioner Lucht stated that he would recommend shrubbery as a screening device. He suggested that Honeysuckle would be appropriate. Chairman Hawes asked whether there would be added parking demand with the new addition. Pastor Ringhiser answered that the new fellowship hall would not likely be used during church services which would add to the total parking demand. Chairman Hawes asked whether the church would provide a handicapped parking stall. Pastor Ringhiser answered that the church is considering that possibility since there is one handicapped member-of the congre- gation. Mrs. Delores Rumpca of 407-73rd Avenue North, the residence to the east of the church, asked whether additional shrubbery would be planted along the common property line between the church and her residence. Chairman Hawes noted that no additional planting was scheduled for that location. The Secretary explained that the Zoning Ordinance does not require any screening specifically be- tween churches and residences, only the screening of parking areas. He stated that it would be up •to..the church to provide any addi- tional shrubbery in that location. In answer to a question from Commissioner Lucht, Mrs. Rumpca stated that there was no problem with automobile lights shining into bedrooms at present, but that there may be after the fellowship hall addition is built. After further discussion of this question, the Chairman stated that the question of further shrubbery between the church and the residence to the east would be something for the concerned parties to work out among themselves and need not be a matter of concern for the City. CLOSE PUBLIC HEARING Chairman Hawes asked whether there was anyone else present to comment on the application. Seeing none, he called for a motion to close the public hearing. Motion by Commissioner Malecki seconded by Commissioner Ainas to close the public hearing. The motion passed unanimously. Commissioner Lucht recommended that the plan be modified to in- dicate Honeysuckle planted every four feet along the west side of the parking lot. 3-12-81 In answer to a question from Chairman Hawes , the Secretary stated' that he felt the stucco exterior -of the proposed addition is con- sistent with the existing building. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 81018 (Church of the Nazarene) Motion by Commissioner Lucht seconded by Commissioner Manson to recommend approval of Application No. 81018, a request for site and building plan and special use permit approval to construct a 3, 750 sq. ft. addition to the Church of the Nazarene at 501-73rd Avenue North, subject to the following conditions : 1. Building plans are subject to review and approval by the Building Official prior to the issuance of permits. 2. The special use permit as amended is issued to the applicant as operator of the facility and is nontransferable. 3. The permit is subject to all applicable codes, ordinances, regulations and violation thereof shall be grounds for revocation. 4. Plan approval is exclusive of all signery which is subject to the provisions of the Sign Ordinance. 5. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted to assure completion of approved site improvements . 6. Any outside trash disposal facilities or rooftop mechanical equipment shall be appropriately screened from view. 7. The site and building plans shall be modified prior to the issuance of permits to indicate installation of a handicapped ramp at the entrance of the church and also to indicate Honeysuckle plants every four feet on center around the west edge of the parking lot to provide ordinance required screening. Voting in favor: Chairman Hawes, Commissioners Malecki, Manson, Lucht and Ainas. Voting against: none. The motion passed. DISCUSSION ITEM a. Draft Ordinance Amendment The Secretary briefly introduced the draft ordinance amendment to the Planning Commission and noted that any amendment to allow the assembly of electric vehicles in the I-1 zone should also apply to the I-2 zone. He stated that since the last meeting, Mr. Newstrum, representing Classic Electric Car Corporation, has contacted him with a request to allow the manufacturing of fiberglass bodies in the Industrial Park. Mr. Roger Newstrum, of Brooklyn Center Industrial Park and Classic Electric Car Corporation, stated that his company's concern was over 3-12-81 -3- the definitions of major automobile components. He stated that he had no opposition to prohibitions- against repairing the cars at Spec. 8. He wondered, however, what was meant by "major auto- mobile component" . He cited as an example a company in California which makes the bodies and the chassis of recreational vehicles, buys other parts from other manufacturers, and assembles the ve- hicles at its own plant. The Chairman said that one of the concerns of the Planning Com- mission is to avoid having heavy industrial type uses and their related problems in the Industrial Park. Mr. Newstrum answered that it would be impossible to detect from the outside what activ- ities are going on inside the industrial buildings in the Ind- ustrial Park. He noted that no outside storage is permitted in the I-1 zone. The Secretary stressed that many of the matters raised were dis- cussed at the January 29 , 1981 meeting. He stated that the minutes of that meeting reflect that no manufacturing of major components was contemplated by the Planning Commission in its finding that assembly of electric vehicles would be permissible in the I-1 zone. He stated that the new request represents a change in the overall use to be permitted which should not be considered minor. Mr. Newstrum countered that the Pearl Bath Company located in the Industrial Park is also a fiberglassing operation, making bathtubs and shower stalls. The Secretary answered that the original posi- tion of the City was that manufacturing of automobiles is not a permitted use in either the I-1 or the I-2 zone. -- He again stressed that the manufacture of auto bodies was not acknowledged in the finding. He asked how many more changes there would be if this change were granted. Mr. Newstrum stated that there is little else to manufacture in producing an electric automobile. Commissioner Lucht asked whether machine shops are permitted in the Industrial Park. The Secretary answered that manufacture of fabricated metal products and other light manufacturing is per- mitted. Commissioner Lucht stated that he did not appreciate the procedure of approving a use on the grounds that certain components would not be manufactured, and then allowing the manufacture of those components later. Mr. Newstrum stated that the problem may be one of the scale of the operation. He stated that the process of making fiberglass auto bodies is not really different than the process of making fiberglass bathtubs. He stated that while scale is a factor to be considered in selected permitted uses, it is difficult to measure the precise impact that a change in scale will have. The Secretary stated that his basic concern is that the definition of assembly of electric vehicles not be construed as auto manufac- turing generally, as opposed to simply the assembly of component parts. Chairman Hawes asked whether electric vehicles such as golf carts would be comprehended under the proposed ordinance amendment. The Secretary responded in the affirmative. Chairman Hawes stated that he had no real objection to the fiber glassing operation. Mr. Newstrum pointed out that B.C.I,.P. also has an interest in keeping a Ford plant type operation out of the Industrial Park, since it would diminish other property values - 3-12-81 -4- 4_ which B.C.I.P. has attempted to build up. Chairman Hawes asked whether there would be a showroom. Mr. Newstrum answered that the cars would be available for viewing, but the sale of electric vehicles would be entirely different than the typical auto sales business. In response to a question from Chairman Hawes regarding repair and maintenance, a representative of Classic Electric Car Corporation stated that the fiberglass bodies could be repaired by any body shop and would not have to come back to the manufacturer for repair. He also stated that the power unit and motor can be ser- viced by any forklift dealership. The Planning Assistant asked whether such service was actually under contract by Classic Electric Car. The representative answered in the affirmative. Commissioner Malecki asked how much space would be involved. Mr. Newstrum answered that 25,000 to 30 ,000 sq. ft. of space is pre- sently being used in Spec. 8. Commissioner Malecki stated she had little concern regarding the fiberglass operation as long as there is no outside storage. In answer to questions from Chairman Hawes, a representative of Classic Electric Car Corporation stated that the fiberglass material is received in liquid form in large drums and is put into molds. He stated that there are some chem- icals in the operation, but that fire, sprinkling of the manufac- turing area should provide adequate fire protection. Commissioner Manson expressed concern regarding the change into automobile manufacturing. She stated she was not sure where to draw the line to prevent a full scale automobile manufacturing plant. She stated, however, that what had been mentioned is not objectionable to her. The Secretary noted that a proposed body shop in Spec. 8 was turned down because of abutment of R-3 zoned .land across Shingle Creek Parkway. The Planning Commission dis- cussed the abutment question and whether the manufacturing aspect should be separated as a special use within the I-1 zone. Commissioner Ainas stated that he had no objection to the proposal as 'long as the operation complies with Section 35-413 of the Zoning Ordinance. He stated that the proposed ordinance amendment is too restrictive in his opinion. He stated that he did not want to see body repair or sheet metal work within the Industrial Park; that painting would be acceptable as long as it is subject to 35-413; and that maintenance does not appear to be a nuisance activity. Chairman Hawes suggested that the amendment go back to the staff for rewording in light of the Planning Commission discussion. Com- missioner Ainas and Commissioner Lucht both expressed concern that the ordinance revision be clearly written and clarify the meaning of certain terms. Commissioner Manson suggested that the ordi- nance amendment restrict the size of the motor vehicle to exclude anything larger than automobiles. Commissioner Malecki recommended simply that the amendment be as explicit as possible to avoid rely- ing on unwritten assumptions in the future. ADJOUP.NMENT Following a brief discussion of upcoming business items. there was a motion by Commissioner Lucht, seconded by Commissioner Manson, to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 9 : 31 p.m. Ch Airman 3-12-81 -5- ...._ 1 1