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HomeMy WebLinkAbout1982 05-27 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 MAY 27, 1982 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to -order by Chairman George Lucht at 7:33 p.m. ROLL CALL Chairman George Lucht, Commissioners Molly Malecki, Nancy Manson, Lowell Ainas, Carl Sandstrom and Donald Versteeg. Also present were Director of Planning and Inspection Ronald Warren and Planning Assistant Gary Shallcross. APPROVAL OF MINUTES April 29 , 1982 Motion by Commissioner Ainas seconded by Commissioner Malecki to approve the minutes of the April 29, 1982 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Ainas, Sandstrom and Versteeg. Voting against: none. The motion passed.- APPLICATION NO. 82022 (Brook Park Baptist Church) Following the Chairman's explanation, the Secretary introduced the first item of business, a request for site plan approval to provide screening of the parking lot at 4801-63rd Avenue North. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 82022 attached) . Commissioner Simmons arrived at 7:39 p.m. Commissioner Simmons asked whether the shrubbery on the far side of the parking lot would not block out the view of the resident at 4811-63rd Avenue North as much as the shrubbery immediately along his property line. The Secretary explained that the house sits up at a higher elevation than the parking lot and that shrubbery closer to the house would have greater screening impact than on the far side of the parking lot. Chairman Lucht asked whether the applicant had anything to add to the Secretary's report. Mr. Dave Woodworth, representing Brook Park Baptist Church, stated that he felt the report was adequate. Mr. Heinz Richter, of 6220 Perry Avenue North, immediately south of the parsonage, explained that his living room faces to the east and that the shrubbery would tend to block out his view. He stated that he preferred the shrubbery to a 6 ' high fence, however. Mr. David Hreha, of 4811-63rd Avenue North, explained to the Commission that _ his view to the east of 400 to 500 yards of green space is therapuetic. He stated that no screening existed in the past and questioned why any should be required now. He added that he considered the proposed vegetation to be the lesser of two evils, rather than a 6' high fence. The Secretary explained that the church was built prior to the current Zoning Ordinance and that the ordinance provisions are applied when improvements are made to property. He explained that the ordinance requires a 6' high opaque fence or Council approved substitute. He noted that a church use is less intense than a commercial use with a 5-27-82 -1 comparably sized parking lot and suggested that the City Council could approve a screening device somewhat less than the 6 ' in height that the ordinance normally calls for. Mr. Hreha commended the church for considering his feelings when developing a screening plan. Commissioner Sandstrom asked whether any variance could be allowed in consideration of a neighbor's opposition to screening. The Secretary advised against acting on the basis of one owner. He explained that a new owner may have entirely different feelings about the screening issue. He suggested that the ordinance be adhered to and that reasonable screening be required. Commissioner Simmons stated that people seemed to be reasonably 'satisfied with the screening plan, that it is not perfect, but that it is acceptable to the various parties concerned. Mr. Bill Wigdahl, a member of Brook Park Baptist Church, who designed the parking lot plan, explained that there were evergreens about 7' high at the northeast corner of the parsonage property which provided effective screening of the lot for the parsonage. , Mr. Richter stated that he mainly objected to the idea of a fence. He stated that it would box in his house and make it very unattractive compared to the nice view that he has to the east at present. Chairman Lucht stated that a neighbor who wished to maintain visibility beyond the hedgerow would be allowed to maintain it at a lower height if that was acceptable to the church. The Secretary agreed with this suggestion and pointed out that there is a noticeable grade differential between the houses to the west and the level of the parking lot so that headlights should not really `be a problem without the full 6 ' high screening. Mr. Hreha agreed that the shrubbery would be an improve- ment to the property and acknowledged that the church could do what it wished with its own property. He stated that he simply did not want his yard to have the appearance of a fortress with a massive wall of shrubs around it. Commissioner Versteeg noted that the parking lot is a new improvement and oddly enough, there is more objection to the screening than to the lot itself. He recommended that the compromise of the shrubbery be accepted. Mr. Richter pointed out that his own residence and Mr. Hreha's are about the only ones that are affected by the screening plan. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 82022 (Brook Park Ba tist Church) Motion by Commissioner Sandstrom seconded by Commissioner Malecki to recommend approval of Application No. 82022, subject to the following conditions: 1. Grading, drainage, utility and berming plans are subject to review and approval by the City; Engineer, prior to the issuance of permits. 2. 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. 3. Any outside trash disposal facilities shall be appropriately screened from view. 4. B612 curb and gutter shall be provided around all parking and driving areas. Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Simmons, Ainas, Sandstrom and Versteeg. Voting against: none. The motion passed unanimously. The Secretary stated that there was no other business to be handled at the Planning Commission meeting and asked the Commissioners whether they had any concerns. Commissioner Malecki stated that there are real estate signs at 63rd and France advertising homes for sale down the street and that E they were up constantly. The Secretary explained that real estate signs no larger than 10 sq. ft. are allowed on the property itself and that off-site signs, advertising an open house, are allowed to be up only during the hours of the open house and should be taken down at other times. In answer to a question from Commissioner Ainas regarding signery for the vacuum cleaner repair home occupation on Brooklyn Boulevard, the Secretary explained that home occupations are allowed one A sq. ft. sign on their premises. He noted that .the residence has some decorative treatment in the lawn and on the house itself and that there is a large sign on a truck which is generally parked in the front yard. The Secretary explained that these types of signs are not regulated by the Sign Ordinance and conceded that the property owner has used every loophole in the ordinance to maximize his signery. Chairman Lucht suggested that it might be good for the Planning Commission to review the Sign Ordinance to be aware of its pro- vision. He stated that the Chamber of Commerce appears to be interested in making more revisions to 'the Sign Ordinance. Chairman Lucht stated that he supported the City' s Sign Ordinance. The Secretary explained to the Planning Commission that the City Council reviewed certain aspects of the Sign Ordinance the previous summer and that a memo was prepared comparing Brooklyn Center with other surrounding communities. He stated that Brooklyn Center's ordinance is really not very restrictive compared to other communities, especially in the area of wall signs. He stated that no other community allows 30% of the wall area to be used for signery. He acknowledged, however, that Brooklyn Center is , restrictive on bill- boards in that they are simply prohibited. Commissioner Sandstrom asked whether variances were typically granted for the standard signs used by national franchises. The Secretary answered that very few such variances have ever been granted and that most businesses, whether they are local or part of a national franchise, conform to the City's Sign Ordinance. In answer to another question from Commissioner Sandstrom regarding leasing signs, the Secretary explained that the Sign Ordinance was revised fairly recently to allow larger signs advertising space for lease in com- mercial and industrial buildings based on the size of the building and its distance from public right-of-way. ADJOURNMENT Motion by Commissioner Manson seconded by Commissioner Malecki to adjourn the meeting of the Planning Co ission. The motio passed unanimously. The Planning Commission journed at :15 5-27-82 -3- Cha an