Loading...
HomeMy WebLinkAbout1983 06-16 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 JUNE 16, 1983 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairman Pro tem Nancy Manson at 7:33 p.m. ROLL CALL Chairman Pro tem Manson, Commissioners Molly Malecki , Mary Simmons , Lowell Ainas and Donald Versteeg. Also present were Director of Planning and Inspection Ronald Uarren, Assistant City Engineer James Grube and Planning. Assistant Gary Shallcross. (It should be noted- that Chairman Lucht stated at•the May 26, 1983 meeting that he would be unable to attend the June 16 meeting). APPROVAL OF MINUTES - May 26, 1983 Motion by Commissioner Versteeg seconded by Commissioner Simmons to approve the minutes of the flay 2.6, 1983 Planning Commission meeting as submitted. Voting in favor: Chairman Pro tem Manson, Commissioners Malecki , Simmons and Versteeg. Voting against: none. Not voting: Commissioner Ainas. . The motion passed. Commissioner Sandstrom arrived at 7:35 p.m. APPLICATION NO. 83022 (Ground Round) ' Following the Chairman's explanation, the Secretary introduced the first item of business, a request for site and building plan approval to construct a small addition to the southwest corner of the Ground Pound Restaurant at 2545 County Road• 10. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 83022 attached) . Chairman Pro tem Manson asked the applicant whether he had anything to add. Mr. Richard Polk of Hammill and McKinney Architects , representing Howard Johnson's, the owner of the Ground Round, stated that he was concerned that the additional seating required by the liquor ordinance would crowd the exitways required. He explained that remodeling would involve moving the stage in the dining room from the center of the room to the east side. He showed the Planning Commission a new seating plan with 141 seats, rather than the 131 proposed. He acknowledged that the emphasis of the remodeling is on the liquor traffic rather than the dining, but, he added, that most of the seats in the lounge were capable of being used for dining seats: He explained that Howard Johnson's wants to develop a new image for their restaurant to lighten up the interiors by adding more windows and making the interior space less crowded. Regarding the relocation of the stage, Commissioner Simmons asked whether there would not be a visibility problem in the dining room with the one group of seats elevated above the rest. Mr. Polk answered that the stage would also be elevated by 8 to make it more visible from the back of the room. He explained that, in the lounge, there would be tables 42" high with bar stools for seating and there would also be tables 30" high with regular seats. He explained that food was served in the lounge. The Secretary explained that the Police Department had counted 144 seats in the dining room the -previous week and had discussed the liquor ordinance requirements with the manager, who said he was willing to add six additional seats. Mr. Polk stated that he was sure it would be physically possible to put 150 seats in •the dining room area, but expressed concern that there would not be enough aisle space. The Secretary answered that without 150 seats in the dining room, the liquor license could be jeopardized. 6-16-83 -1- There followed a brief duscussion as to how to meet -the 150 seat goal. Commis- sioner Sandstrom asked whether the food-to-liquor ratio would not be jeopardized by the lounge addition. Mr. Polk pointed out that food is served in both the lounge and the dining room. Chairman Pro -tem Manson stated that she felt that the City should stick with its ordinance and require the 150 dining seats'. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 83022 (Ground Round) Motion by Commissioner Ainas seconded by Commissioner Sandstrom to recommend approval of Application No. 83022, subject to the following conditions : 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. Seating in the dining room shall be no less than 150 and the seating capacity in the lounge shall not exceed* 87. 3. The addition shall be equipped with an automatic fire extinguishing system to meet NFPA standards and connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. Voting in favor: * Chairman Pro tem Manson, Commissioners Malecki , Simmons, Ainas, .Sandstrom and Versteeg. ' Voting .against: none., The motion passed .unanimously. APPLICATION NO. 83023 (Maranatha Nursing Home) The Secretary then introduced the next item of business, a request for site and building plan and special use permit to construct two new additions to the nursing home at 5401-69th Avenue North. . The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 83023 attached) Chairman Pro tem Manson asked the applicant whether he had anything to add. Mr. George Wahl representing Maranatha Nursing Home, stated that he did not think that the Board of Directors would object to putting smoke detectors in the in- dividual patient rooms. He stated that he did not realize that the rooms were not so equipped at. this time and stated that he would bring it up to the Board the following week. PUBLIC HEARING Chairman Pro tem Manson then opened the meeting for a public hearing on Appli- cation No. 83023. She asked whether anyone present wished to speak to the application.- Hearing none, she called for a motion to close _the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Malecki seconded by Commissioner Simmons to close the public hearing.' The motion passed unanimously. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 83023 (Maranatha Nursing Home) Motion by Commissioner Sandstrom seconded by Commissioner Malecki to recommend approval of Application No. 83023, subject to the following conditions: 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. All sleeping rooms shall be equipped with smoke detectors connected to a central monitoring system in accordance with Chapter 5 of the City Ordinances prior to the issuance of building permits. The newly constructed storage, garage and office space shall be equipped with smoke detectors 6-16-83 -2- connected to a central monitoring device prior to,occupancy. .Voting in favor: Chairman Pro tem Manson, Commissioners Malecki , Simmons, Ainas, Sandstrom and Versteeg. Voting against: none. The motion passed. APPLICATION-NO. 83024 and 83025 (DeVries Builders, Inc. The Secretary then introduced the next two items of business , a request for site and building plan and preliminary plat approval for the Earle Brown Farm Estates 5th Addition on Xerxes Place, south of Freeway BouTevard. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application Nos.. 83024 and 83025 attached) . Chairman Pro tem Manson asked the applicant whether he had anything further to add. Mr. DeVries stated that he had nothing to add- to the report. PUBLIC HEARING (Application No. 83025) Chairman Pro tem Manson then opened the meeting for a public hearing on Appli- cation No. 83025 and asked whether anyone present wished to speak regarding the preliminary plat. Hearing none, she called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Malecki seconded by Commissioner Simmons to close the public hearing. The -motion passed unanimously. The Secretary recommended that Condition No. 6 under Application No. 83024 in the Information Sheet be stricken and that the last sentence of Condition No. .7 be stricken also. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 83024 (DeVries Builders, Inc. ) Motion by Commissioner Ainas seconded by Commissioner Sandstrom to recommend approval of Application No. 83024, subject to the following conditions: 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 and utility plans. are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted to assure completion of the approved site improve- ments for the 5th Addition prior to the issuance of building permits. 4. Any outside trash disposal facilities shall be appropriately screened from view. 5. All common parking and driving areas shall be surrounded by B612 curb and gutter as shown on the approved drainage and grading plans. 6. The developer shall take adequate measures to control dust and debris during construction. - 7. The Fifth Addition of the Earle Brown Farm Estates shall be included in the single Homeowners' Association for the entire development. 6-16-83 -3- Voting in favor: Chairman Pro tem Manson, Commissioners Malecki , Simmons, Ainas, Sandstrom and Versteeg: Voting against: none. The motion passed. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 83025 (DeVries Builders , Inc. ) Motion by Commissioner Malecki seconded by Commissioner Ainas to recommend approval of Application No. 83025, 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 Fifth Addition shall be governed by the same Homeowners' Association and bylaws as in effect for the previous phase of the Earle Brown Farm Estates. Homeowners' Association agreements and bylaws are subject to review by the City Attorney prior to final plat approval . Voting in favor: Chairman Pro tem Manson, Commissioners Malecki , Simmons , Ainas , Sandstrom and Versteeg. Voting against: none. The motion passed. Mr. John DeVries, of DeVries Builders, Inc. , thanked the Planning Commission for the pleasant experience that he had dealing with the City during the Earle Brown Farm Estates project. DISCUSSION ITEMS a) ORDINANCE AMENDMENT REGARDING TRUCK RENTAL AND LEASING The Secretary asked whether there were any comments on the proposed ordinance amendment. Commissioner Sandstrom asked whether there. would be any limitations on the truck rental and leasing. The Secretary answered that the general standards for a' special use permit would apply to truck rental and leasing. He explained that truck rental and leasing would be a special use within the C2 zoning district, the general commerce district. Re stated that.regarding outdoor display of vehicles, truck rental and leasing would be subject to the same conditions as car dealers. The Secretary also explained to the Commission that amendments to the Zoning Ordi- nance do require the formal review by the Planning Commission. Commissioner Ainas asked whether neighborhood advisory groups ever had to be consulted. The Secretary answered in the negative. ACTION RECOMMENDING ADOPTION OF ORDINANCE AMENDMENT TO ALLOW TRUCK RENTAL AND LEASING IN THE C2 ZONE Motion by Commissioner Malecki seconded by Commissioner Ainas to recommend adoption of an ordinance amendment to allow truck rental and leasing as a special use within the C2 zoning district. Voting in favor: Chairman Pro tem Manson, Commissioners Malecki , Simmons, Ainas, Sandstrom and Versteeg. Voting against: none. The motion passed unanimously. b) BROOKLYN BOULEVARD PLANNING Commissioner Sandstrom asked whether the access problems to the site at the south- west corner of I-94 and Brooklyn Boulevard could be solved. The Secretary suggested that the median in Brooklyn Boulevard be extended to prevent left turns in and out of the site. Commissioner Simmons stated that she had been past the site recently and noted that left turns were possible with the present location in the median in Brooklyn Boulevard. She asked whether this would be a City project to extend the median. The Secretary answered that it would probably be made a requirement of the applicant to obtain the special use permit to extend the median. He stated that this extension could be required as a condition of- the special use permit. 6-16-83 -4- The Secretary stated that the major question for the Planning Commission to consider is whether offices should be allowed interchangeably with mid-density residential .along Brooklyn Boulevard. The Secretary stated that he preferred to amend the Comprehensive Plan to allow flexibility between C1 and R3-type uses in various locations along the Boulevard. He stressed, however, that major commercial retail areas should be isolated and not-allowed to proliferate along the Boulevard. Com- missioner Simmons asked' how the Commission could control the type of office develop- ment that would go into an area otherwise designated for mid-density residential on the Boulevard. The Secretary stated that the R5 zoning district allows a. lot of flexibility to have either low-rise apartments, townhouses, or offices by a special use permit. He explained that the Comprehensive Plan recommends mid-density residential at the southwest corner of I-94 and Brooklyn Boulevard. The Secretary stated that he preferred to have the flexibility to go with either an office use or mid-density residential in this location. The Secretary also pointed out that wholesale land conversions .of existing develop- ment along the Boulevard were not likely to take place while vacant C1 land exists in the City. The Secretary noted that single-family homes can be expanded if the property is zoned residential , but cannot if the property is zoned commercial . He noted, therefore, a residential zoning along the Boulevard which might allow com- . mercial uses by a special use permit would be the easiest way to preserve single- family homes until wholesale redevelopment should occur. He suggested also that the homes along Brooklyn Boulevard might be converted to rental use by expansion with accessory apartments. Commissioner Simmons stated that' she favored flexibility on Brooklyn Boulevard, but she did not think that accessory apartments would be a .positive change for the houses along Brooklyn Boulevard. She asked the Secretary whether he was asking for the flexibility to make decisions on a case-by-case basis. The Secretary answered in the affirmative'to some extent. He stated that R3, R5 and C1 type uses seemed fairly interchangeable to him, but that commercial retail uses should be isolated at specific intersections. Commissioner Ainas stated that he wished to add to his comment that he had sent to the Planning Commission at the last meeting although he was not present. He explained that he did not prefer C2 type commercial to be expanded along the Boulevard, but that office and mid-density residential should be allowed. He stated that he did not think the ultimate use of land along Brooklyn Boulevard should be R1. He stated that the City should consider traffic access along the Boulevard in its redevelopment plan. Commissioner Ainas stated that he did not think a developer would hesitate to buy four residential lots to put an office building on even though the cost of the land might run as high as $250,000. He stated that he felt the staff should be given flexibility in dealing with developers proposing change along the Boulevard. He also stated that he felt the pocket of land at the southwest corner of I-94 and Brooklyn Boulevard should be commercial because of the traffic in that area. In response to a question from Chairman Pro tem Manson regarding an amendment to the Comprehensive Plan, the Secretary explained that a public hearing would have to be held by the Planning Commission, that a draft of the plan amendment would have to be sent to the City Council 10 days prior to the Planning Commission hearing and sent to the Metropolitan Council after Planning Commission. action. The Secretary stated that the staff could begin drafting such a change if the Planning Commission has no problem with it. Commissioner Simmons stated that it should be worded so that not just any type of change can be sought from the original Plan recommendations. The Secretary explained -that the Zoning Ordinance is written so that offices are a special use permit in the R5 zoning district, but that retail uses are not. 1n answer to another question from Chairman Pro _tem Manson regarding land for an office development, the Secretary explained that C1 uses on major thoroughfares must have at least 150 ft. of width and one acre of land which would certainly 6-16-83 -5- require more than one residential lot. Commissioner. Sandstrom stated that it appeared the residents living along Brooklyn Boulevard are stuck with houses that are not good for residential and yet cannot be converted by themselves to com- mercial uses. The Secretary stated that such residences have been stuck for some time. He stated that residents along Brooklyn Boulevard often think that they have a small gold mine in their property, but this is not really the case. He acknowledge that it is not desirable for single-family use. The Secretary stated that similar types of redevelopment problems have been -addressed in other communities'where major thoroughfares have widened over time to the point where a residential use is no longer viable. ADJOURNMENT Following a brief review of upcoming business items, there was a motion by Commis- sioner Sandstrom seconded by Commissioner Versteeg to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 8:57 p.m. IV Chairman 6-16-83 -6-