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HomeMy WebLinkAbout1983 01-27 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 JANUARY 27, 1983 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to order by Chairman George Lucht at 7:34 p.m. ROLL CALL G Ciairman George Lucht, Commissioners Molly Malecki, Nancy Manson, Lowell Ainas and Donald Versteeg. Also present were Director of Planning and Inspections Ronald Warren, Assistant City Engineer James Grube_and Planning Assistant Gary Shallcross APPROVAL OF MINUTES January 13, 1983 Mot n by Commissioner Malecki sewn ed by Commissioner Manson to approve the minutes of the January 13, 1983 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Ainas and Versteeg. The motion passed. APPLICATION NO. 83002 (Gary Uhde/Marcon, Inc.) F61 lowing the Chairman's explanation, the Secretary introduced the first item of business, a request for a variance from Section 34-140 - 2 1 (2) to allow continuation for two years of a freestanding real estate sign for the Island Ponds townhouse project at 69th Avenue North and Unity Avenue North. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for application No. 83002 attached) . Commissioner Manson asked whether an additional two year period would be granted under the ordinance if the sign had been taken down once the project was halted and then resumed three years later. The Secretary answered that that situation had never arisen. The Secretary stated that the Ponds could be looked at as one development or that the resumption of the project constitutes a new development. The Secretary pointed out that the City has considered the project as a single development over the years and that the failure to complete the project is not because of a redesign in the project, but because of economic conditions beyond the control of the developer. Commissioner Ainas asked whether anyone had explored the possibility of erecting a sign in Brooklyn Park at the north end of the develop- ment. The Secretary answered that such a sign would have to be approved by Brooklyn Park rather than Brooklyn _Center and added that he was not sure whether Mr. Uhde had researched that possibility. Chairman Lucht then called on the applicant to speak. Mr.' Uhde pointed out simply that there was no available land for the sign in Brooklyn Park, since the area was occupied by other uses. Chairman Lucht asked how many units were planned in Phase 5 of the Ponds. Mr. Uhde responded that there were 72 townhouse lots in Plat 5 . The Secretary explained that Mr. Uhde is subcontracting out the actual construction of the units and that the bond for site improvements is still being held from Mr. Dietrich, the original developer of the project. The Secretary stated that Mr. Uhde feels that the sign is 1-27-83 -1 necessary for the completion of the project. Commissioner Malecki asked whether the existing sign had generated many calls since the project was discontinued. Another representa- tive of ,Marcon, ' Inc. stated that the original sign was erected by Francis Homes and that the phone number of the sign was no longer in service. He stated that he did not know, therefore, how many calls might have been generated by the sign. Commissioner Versteeg asked whether the applicant wished to erect a new sign or to change the existing sign. Mr. Uhde responded that the existing sign would be changed by altering prices available and the phone number to contact. Mr. Uhde added that when the project is complete, he has promised the Ponds Townhouse Association that he would erect a permanent identification sign for the development. PUBLIC HEARING Chairman Lucht then opened the meeting for a public hearing. He asked whether anyone present wished to speak on the application. Hearing no one, he 'called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Malecki seconded by Commissioner Manson to close the public hearing. The motion passed. Commissioner Malecki asked whether an ordinance amendment would be in order. The Secretary answered that while the staff considered such an amendment, it was not a strong recommendation to change the ordinance. He stated that he felt the situation was fairly unique and that it could be handled through the variance procedure. The Planning Assistant pointed out that one of the concerns was over the office buildings which have recently been built and which are not close to 90% occupied. Chairman Lucht answered that the office buildings have far more visibility than the townhouse project in question._ The Planning Assistant agreed and also noted that the townhouse project was unique in the fact that it had to be taken over by anew developer. The Secretary noted the office buildings may have temporary real estate signs and reiterated his recommend- ation to treat the application as a variance and not an occasion for an ordinance change: Commissioner Ainas suggested that a variance could be granted for the two years requested, by the appli- cant and that the Planning Commission could direct staff to study the matter in the near future. He stated that if there was a need to change the ordinance, that would probably be done within the two years allowed under the variance. Chairman Lucht then asked whether the Commission would like to make` the approval more flexible, related to 90% sellout of the units or to stick with the two year limit. Commissioner Ainas recommended that the variance -extand until 90% of the units were sold. The Secretary recommended that the Commission essentially start the clock and allow two years or 90% of the sale of units, whichever comes first. Commissioner Malecki agreed, stating that the applicant -can return to the Commission within two years if there is a further need. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 83002 (Gary Uhde/Marcon, Inc'.) Motion by Commissioner Manson seconded by Commissioner Ainas _to recommend approval of Application No. 83002, to allow the continuation 1-27-83 -2- of the freestanding real estate sign at 69th and Unity Avenues North for a 'period of up to two years or until 90% of the remain- ing units are sold, whichever comes first. The action also acknowl- edges that the standards for a sign variance are met. Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Ainas and Versteeg. Voting against: none. The motion passed. APPLICATION NO 83003 (City of Brooklyn Center ) , APPLICATION NO. 83005 (Brooklyn Center Housing and Redevelopment Authority) and APPLICATION NO. 83004 (Blumentals Architecture) The Secretary then intro uce t e next three it of business together: a rezoning request by the City of Brooklyn Center to rezone from R3 to R6 two parcels of land proposed in the preliminary plat for the Brookwood Addition at the southeast corner of I-94 and Highway 100; a request for preliminary plat approval to subdivide into three parcels - and dedication of right-of-way for North Lilac Drive the same land; and a request for site and building plan approval for a three part development, including a 65 unit elderly rental building, a 73 unit elderly condominium building, and a 32 unit con- dominium townhouse project on the same land as the previous two appli- cations. The Secretary reviewed the contents of the three staff reports consecutively (see Planning Commission Information Sheets' _ for Application Nos. 83003, 83005 and 83004 attached) . The Secretary stated that a similar project would require that land be rezoned somewhere in the City to R6. The Secretary also .explained, during his review of the preliminary plat, the condominium form of ownership for Lots 2 and 3 in the Brookwood Addition. He explained that most owner-occupied townhouse developments have a separate lot and block for each townhouse unit. He stated that in this case, people would own the inner space of units, but would not own the outside walls themselves. These outer structures and land area would all be owned by the condominium association. He stated that the association documents would be similar to those for a townhouse association. In reviewing the site plan, the Secretary added that the landscape plan has been revised to provide sufficient six inch diameter trees for each aspect of the development. He also explained . that the building setbacks for the two larger buildings are equal to twice the height of the building in order to meet the Zoning Ordi- nance and to protect -the single family neighborhood as much as possible. He also briefly pointed out that the parking lots would be screened by berming and plantings shown on the grading and land- scape plans. Chairman Lucht asked whether the Commission had any questions of the Secretary.' Hearing none, he called on the applicant to speak. Dr. Duane Orn, President of Community Emergency Assistance Program (CEAP) , briefly reviewed some of the initial history of the project. He explained that a presentation by Rothchild Finance Corporation had been made to the Chamber of Commerce and to CEAP regarding an elderly housing concept in 1980. He explained that both the Chamber and CEAP felt that the project was too large for them to pursue alone. Each organization, however, passed a resolution to pursue the idea. He explained that a committee was formed to explore possi- bilities for an elderly housing project. He reviewed the list of committee members and concluded by stating that Mr. Phil Cohen, former Mayor of Brooklyn Center, had been named the Chairman of the Steering Committee to select a consultant to work with on a possible 1-27-83 -3 HUD "202" elderly housing project. He then introduced''Phil Cohen to explain the development of the project concept. Mr. Phil Cohen then addressed the Planning Commission and reviewed in further detail the history of the project. He explained that the initial idea for the project was for a subsidized housing project for elderly residents. He stated that under the federal program, Brooklyn Center would not be able to screen applicants in favor of Brooklyn Center residents. Mr. Cohen explained that the concept of the project was to move elderly residents of Brooklyn Center into the housing project and allow them to sell their homes to younger families. Mr. Cohen explained that the concept of the project evolved from a subsidized rental project to one which would involve condominium ownership of at least some of the units. He stated that informational meetings were held with the neighborhood and that Brutger Corporation was selected as the project developer in the summer of 1981. Mr. Cohen explained that a market study was done to see what the demand was for rental and condominium units in the area and to see what types of things prople desired in the pro- ject (such as garden; plots, etc.) . The market study was submitted to the City Council if March of 1982 and the process of land acquisition was begun. Mr. Cohen then explained that the City Council made application for $8,000,000 in low interest mortgage money from the Minnesota Housing Finance Agency and received the money. Mr. Cohen noted that there would be a good economic stimulus from the project both from the new building and from renovation of existing housing as new people move in. Mr. Cohen then explained that further informational meet- ings had been held with the people in the neighborhood` and that the design of the project had been developed with the comments of people in the neighborhood in mind. He then reviewed some of the articles in the local press about the project. He stated that he felt people had been sounded out for their receptivity to the project and for their possible demand for units that would be built. He stated that he felt this was a good example of the public and private sector working together to meet people's needs. Mr. Cohen also pointed out that the development is unique from the standpoint of the amount of control that the City has over the design and execution of the project. He concluded by noting that the traffic impact as a result of the proposed elderly 'development would be less than if the land were developed under its existing zoning. PUBLIC HEARING Chairman Luc t then opened the meeting for a public hearing. 'Mr. Jim Demaree of 6114 Girard Avenue North, stated that he felt the concept was good and that good planning had gone into the project. He stated that he felt the project would be good for the neighborhood and good for the City. Chairman Lucht then asked if anyone else wished to comment on the project. The Secretary reminded those present that there would be 'a neighborhood meeting on February 9, 1983 at the Earle Brown Elementary School at 7: 30 p.m. Commissioner Manson asked whether there would be a restriction on who could move into the project. Mr. Brad Hoffman, Administrative Assistant to the City Manager, explained that restricting people on the basis of origin was not legal. He explained, however, that the project would provide certain financial., incentives to local residents, which would not be available to non-Brooklyn Center residents.- He explained that there would be 2.5 million dollars in 1-27-83 -4 mortgage money available to elderly residents moving into the project to finance the sale of their homes if those homes are in Brooklyn Center. He added that he has a list of some 200 names who are interested in the project. Chairman Lucht again asked whether anyone present wished to comment on the application. Hearing none, he called for a motion to table the three applications and continue the public hearing on the plat and the rezoning until the March 3, 1983 Planning Commission meeting. ACTION TABLING APPLICATION NO. 83003 (City of Brooklyn Center) Motion by Commissioner Manson seconded by Commissioner -Ma ec i to table Application No. 83003, continue the public hearing, and refer the application to the Southeast Neighborhood Advisory Group for review and comment and to direct staff to prepare a Comprehensive Plan amendment. Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Ainas and Versteeg. Voting against: none. The motion passed. ACTION TABLING APPLICATION NO. 83005 (Brooklyn Center Housing and Redevelopment Authority) Motion by Comn-d si.oner Malecki seconded by Commissioner Versteeg to table Application No. 83005 and continue the public hearing until March 3, -1983. Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Ainas and Versteeg. Voting against: none. The motion passed. ACTION TABLING APPLICATION NO. 83004 (Blumentals Architecture) Motion by Commissioner Versteeg seconded by Commissioner Ainas to table Application No. 83004 until the March 31 1983 Planning Commis- sion meeting, Voting in favor: Chairman Lucht, Commissioners Malecki, Manson, Ainas and Versteeg. Voting against: none. The motion passed. Following the tabling of all three applications, the Secretary told those present that the plans for development would be available for interested persons to look at after the meeting. ADJOURNMENT Motion Sy—Commissioner Manson seconded by Commissioner Versteeg to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 9:1 p.m. Chairman 1-27-83 -5-