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HomeMy WebLinkAbout1983 10-20 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 OCTOBER 20, 1983 CITY HALL CALL TO ORDER The anning Commission met in regular session and was called to order by Chairman George Lucht at 7:51 p.m. ROLL CALL Chairman George Lucht, Commissioners Mary Simmons, Nancy Manson and Carl Sandstrom. Also present were Director of Planning and Inspection Ronald Warren, Assistant City Engineer James Grube, and Planning Assistant Gary Shallcross. Chairman Lucht ex- plained that Commissioners Malecki , Ainas and Versteeg had all called to say they would be unable to attend the evening's meeting and were excused. APPROVAL OF MINUTES - SEPTEMBER 15, 1983 Motion by Commissioner Sandstrom seconded by Commissioner Simmons to approve the minutes of the September 15, 1983 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Simmons, and Sandstrom. Not voting: { Commissioner Manson. The motion passed. APPLICATION NO. 53053 (Bradley Kmetz) Following the Chairman's explanation, the Secretary introduced the first item of business, a request for a variance .from the Subdivision Ordinance to allow sub- division of property by a metes and bounds description. The Secretary reviewed the contents of the staff report (See Planning Commission Information Sheet for Appli- cation No. 83053 attached). Chairman Lucht asked the applicant whether he had anything to add. Mr. Kmetz stated that he had nothing to add. PUBLIC HEARING (Application No. 83053) Chairman Lucht then opened the meeting for a public hearing and asked whether any- one present wished to speak on the application. Hearing none, he called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Sandstrom seconded by Commissioner Manson to close the public hearing. The motion passed. Commissioner Manson asked whether all the parties involved were in favor of the k proposed subdivision. The Secretary responded in the affirmative and stated that there was agreement between the parties for the transfer of land. t Mr. Gene Loftus of 6300 Perry Avenue North stated that he would like to -see a time limit placed on the final transfer of land. He stated that the transfer had been in process for about three y ears and that he was getting impatient. The Secretary explained that the Planning Commission Application would go to the City Council on November 7. The Secretary asked Mr. Loftus what deadline he would sug- gest for completion of the subdivision. Mr. Loftus suggested that the matter` be completed by January 1 , 1934. The Secretary explained that if the subdivision were not completed by an agreed upon date, the City would have to pursue the removal of the garage as a zoning violation. The Secretary asked the applicant 10-20-83 -1- 4 s what his intent was regarding filing the proposed metes and bounds subdivision. Mr. Kmetz answered that the previous owner must pay for the exchange of land since he was the one who erected the garage improperly. Commissioner Sandstrom stated that he doubted the subdivision could be properly completed by January 1 , 1984. Commissioner Simmons expressed concern that Mr. Kmetz had been caught in a pr2dicawent because of the actions of the previous owner. There followed a lengthy discussion regarding the appropriate time when the new subdivision should be completed. Commissioner Simmons recommended a deadline of June 1 , 1984. Mr. Loftus said that such a deadline was acceptable to him. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 83053 (Bradley Kmetz) Motion by Commissioner Simmons -seconded by Commissioner Manson to recommend approval of Application No. 83053, subject to the new metes and bounds subdivision being filed at the County no later than June 1 , 1984. Voting in favor: Chairman Lucht, Commissioners Simmons, Manson and Sandstrom. Voting against: none. The motion passed. APPLICATION NOS. 83051 and 83052 (Normandale Tennis Clubs, Inc. ) The Secretary then introduced the next item of-business, a request for site and building plan and special use permit approval to construct a racket and swim club on 7.4 acres of land at the southeast corner of Lakebreeze and Azelia Avenues. He also introduced a request for preliminary plat approval to combine into a single parcel of land three, lots and two sections of right-of-way comprising the 7.4 acres at the southeast corner of Lakebreeze and Axelia Avenues. The Secretary reviewed the contents of the staff reports (See Planning Commission Information Sheets for Application Nos. 83051 and 83052 attached). Commissioner Simmons stated that the idea of a parking ramp so close to residential property was hard for her to accept. The Secretary explained that the parking ramp would be a one level parking ramp that was roughly on grade with the level of Lake- breeze and Azelia Avenues. He stated that screening of such a ramp would be very similar to screening a regular parking lot. The Secretary recommended that the Commission set the amount of parking that it felt was necessary for the proposed use and stipulate a condition that the parking ramp would be installed under the terms of a written agreement if parking problems arose. Commissioner Simmons stated that if she were a neighbor she would feel nervous about a parking ramp being built across the street. Chairman Lucht stated that the option to a parking ramp was to blacktop more land area. Commissioner Simmons responded that there was also the option of taking out some of the tennis courts. The Planning Assistant explained that the proposed parking lot would be fairly similar to the parking ramp at the Brookdale Towers Office Building in that it would be fairly close to the grade of the surrounding street. The Secretary further ex- plained that there would be no roof over the parking ramp, that it would simply be a structure placed over the sunken parking lot that cars could park on and would be roughly at the level of Azelia and Lakebreeze Avenues. Chairman Lucnt stated that he felt a parking ramp was a better use of space and added that he felt that there would be no problem screening such a ramp. Commissioner Simmons accepted this ex- planation as correcting her understanding of the ramp. Chairman Lucht then called on the applicant to speak. Mr. Allen Kimpell of H. W. Fridlund Architects, representing Normandale Tennis Clubs, Inc. showed the Commis lion a drawing of the site and how a parking ramp would relate to the site and to surrounding grades. He -compared the number of stalls proposed for this racket and swim club with other establishments built and run by Normandale Clubs, Inc. He stated that the owner was as concerned about parking problems as the City, if not more so. 10-20-83 -2- Commissioner Simmons asked how the parking ramp would be screened. Mr. Kimpell answered that the screening could be installed at grade because the parking ramp would not be much above the level of Azelia Avenue. He added that the parking proposed for the site should be adequate. He added that there had been no parking F problems at the other club sites run by the Normandale Tennis Clubs, Inc. Commissioner Sandstrom noted that the Northwest Club in St. Louis Park has 312 parking spaces. Mr. Kimpell acknowledged this, but pointed out that the Northwest Club has more courts than are being proposed in this case. He stated that a better comparison would be with the Burnsville facility which has a similar ratio of parking per court and has had no parking problems. Commissioner Simmons asked whether other areas of the club besides racket ball and tennis are growing in use. Mr. Kimpell responded in the affirmative, but noted that it would be impossible to expand the proposed building to accommodate more of these uses in the future. In response to a question from Commissioner Manson regarding the jogging track, Mr. Kimpell stated that it is a larger running track and there will be a larger pool at this facility. He stated that the larger sized facilities were in response to the desires of club members and would not necessarily mean more people using the facilities. He stated that it was very difficult to calculate parking for building such as the one proposed. He stated that Normandale Tennis Clubs have found that it is easiest to relate parking demand to the number of courts. He concluded by saying that the applicant wishes the Planning Commission to take action on the matter at this evening's meeting because of the need for soil preparation at the site. Chairman Lucht clarified that the preliminary plat could not be acted on at this meeting. Commissioner Manson asked Mr. Kimpell if he understood the requirement for under- ground irrigation in all landscaped areas. Mr. Kimpell responded in the affirma- tive and stated that underground irrigation has been installed at all the other clubs. In response to a question from Chairman Lucht regarding the placement of a fence along the west side of the property south of Azelia Avenue, Mr. Kimpell stated that the applicant would install a fence if that is what the residents prefer.. Commissioner Sandstrom asked whether the applicant would be willing to build a parking ramp if it became necessary. Mr. Kimpell responded in the affirmative. Chairman Lucht noted that if the need for a ramp arises, business will probably be good enough to afford the additional investment. Chairman Lucht stated that his experience at similar clubs has been that more and more people are using the amenities�� in addition to the courts. He stated that, during the times he has been to the Northwest Racket and Swim Club, the lot has generally been full . Mr. Kimpell pointed out that the Northwest Club has recently had an addition and now has additional parking also. PUBLIC HEARING (Application No. 83051) Chairman Lucht then opened the meeting for a public hearing and asked whether anyone present wished to speak on the application. Mr. Darrell Wilson of 4100 Lakeside Avenue asked how late the club would stay open. Mr. Kimpell explained that there would be no lights for the tennis courts and that they would shut down at sundown during the summer. Regarding the Indiana access at Highway 100, Mr. Wilson noted that there were plans at one time to connect Lakeside with Lakebreeze and eliminate the Indiana access. The Secretary answered that there are no plans by the MN/DOT to do away with signals at Indiana Avenue and close this intersection. He stated that residents in Robbinsdale are dependent on the signal at Indiana to get out onto Highway 100. Mr. Wilson pointed out that Robbinsdale has been expanding in the area south of Ryan Creek and that a bridge could be built to connect the area north of Ryan Creek with France Avenue. The Assistant City Engineer stated that he had sent a copy of the proposed plans to the MN/DOT, but that no comments have yet been received. Mr. Wilson stated that he had no opposition to the proposed use, that he thought it was great. The Secretary stated that staff have been concerned about the effect of this development on any possible plans to link 10-20-83 -3- Lakeside with Lakebreeze Avenue, but he added that the understanding of staff is that the Highway Department has no plans to remove the Indiana/Highway 100 intersection. , Mr. Ulysses Boyd of 4807 Azelia Avenue North asked whether the main traffic to the club would be down Lakebreeze Avenue. The Secretary responded in the affirma- tive. Mr. Boyd expressed a concern that there might not be enough parking for the club if people stick around after playing tennis. Mr. Kimpell answered that the amount of parking proposed is similar to the amount per court installed at other clubs. He stated there have been no parking problems at these other clubs, but that the applicant would put in a parking ramp if a parking problem arose. Mr. Boyd asked whether the no-parking signs on Azelia would remain after the club was in business. Chairman Lucht responded in the affirmative. Mr. Boyd asked whether the trees would be inside or outside the fence along Azelia. Mr. Kimpell explained that there would be no fence along Azelia, but that the screening would be ac- complished with landscaping. W. Boyd asked what the hours of operation would be. Mr. Marvin Wolfenson of Normandale Tennis Clubs, Inc. stated the hours would be from 7:00 a.m. to midnight. Mr. Boyd asked whether the parking ramp would have a cover. Mr.. Kimpell stated there would be no cover to the ramp and that the ramp would only be installed if there were a parking problem. Mr. Kevin Boyd of 4819 Azelia Avenue North asked to be shown where the entrance to the parking lot would be. Mr. Kimpell pointed it out on the overhead transparency. Mr. Kevin Boyd explained that there was a storm sewer problem in that area, that a few years ago, water would pond around one of the catch basins in Lakebreeze Avenue. The Assistant City Engineer stated that he had not been aware of the previous drainage problem, since it probably existed before he came to the City. He ex- plained that the tennis club would only be allowed to drain a small amount of water into the City storm sewer in Lakebreeze Avenue. Mr. Darrell Wilson asked where the drainage would go if not into the storm sewer. Mr. Alan Kimpell explained that he had talked to people at MN/DOT and that they have stated they would let the drainage go into the Highway 100 right-of-way and on into Robbinsdale. Mr. Kevin Boyd stated that the sound from the blowers at the Minneapolis Tennis Club is fairly loud and expressed concern that there would be a noise problem at this club also. Mr. Kimpell explained that the blowers at the Minneapolis Tennis Club are older units that are louder and that the ones employed here would be quieter. Mr. Kevin Boyd wondered how many people would be coming to the site if there were a tennis tournament. Mr. Wolfenson answered that tournaments do generate additional parking, but, he added, that he has never experienced a parking problem at his other sites as a result of a tournament. He stated that, if necessary, he would borrow parking from neighboring sites at appropriate times. In answer to a question from Mr. Kevin Boyd regarding rearranging the site to put the building on the west side of the property, Mr. Wolfenson stated that he did not think it would be beneficial to the neighborhood for the building to be close to Azelia Avenue. He also stated that, from a marketing standpoint, he would prefer if the building were closer to Highway 100. Mr. Kevin Boyd also expressed concern about young children in the neighborhood and wondered whether any additional warning signs would be put up as a result of this establishment coming in. The Assistant City Engineer answered that the posting of the street with any warning signs would come as a result of a review by the Traffic Advisory Committee. He stated that he would prefer not to require such signery as a condition of this particular application. He also recommended that residents in the neighborhood contact the Traffic Advisory Committee if they have concerns about the level of traffic in the area. . There followed a lengthy discussion among the Planning Commission regarding the parking requirement to be applied to the proposed use. Commissioner Manson stated that she didn't think it would be necessary to amend the ordinance, but use the 10-20-83 -4- section which gives the Council the right to make a determination as to what is the proper amount of parking. She stated that she did not feel 240 parking spaces was adequate. The Secretary explained that the ordinance requires the City Council to choose one of the formulas already in the ordinance, the formula for the use most similar to the proposed use. He explained that the Council could not simply pick a number out of the air. He stated that an ordinance change would be necessary unless the Council decides that 440 parking spaces should be required. Chairman Lucht pointed to the example of the Northwest Racket and Swim Club in St. Louis Park and stated that he felt that the formula used in St. Louis Park seemed to have worked over the years. The Secretary explained that most parking formulas in the Zoning Ordinance are based on building area. He recommended that the Commission, if it accepted the St. Louis Park formula, add something for the outside tennis courts as well . Commissioner Simmons asked whether the ramp would be required immediately or whether it would be acknowledged as a proof-of-parking. The Secretary stated that staff would recommend that it be considered a proof-of-parking, but that the Com- mission should decide that question before making its recommendation. The Secretary also pointed out that the applicant could .be required to put in only a partial ramp now or in the future. He also pointed out the possibility that the applicant could abandon the concept of a parking ramp and choose instead to acquire additional land for parking if it were necessary. Commissioner Sandstrom stated that a longer running track does not necessarily bring in more people. He stated that the parking issue should be resolved immediately rather than leaving open future problems. Chairman Lucht stated that it was necessary to revise the ordinance in case another tennis club should come into the City. Commissioner Sandstrom asked how the City could be sure of any particular formula. The Secretary answered that it was necessary to decide on an estimated parking need for a given use. He stated that these formulas are usually designed to meet something less than the maximum possible use. The Secretary also pointed out that parking requirements serve as a density control . Commissioner Simmons stated that the Commission seems to agree on the general number of parking stalls that are needed for the proposed use, but it remains to put the compromise -number into ordinance form. Chairman Lucht suggested that the Commission direct staff to prepare an ordinance amendment for action at the next Planning Com- mission meeting. By consensus , it was agreed that the formula should be: 20 spaces for the first 1,000 sq. ft. of gross floor area, plus one space for each 300 sq. ft. above 1,000 sq. ft. , plus two spaces per outside court. Chairman Lucht raised the issue of the required 8' high opaque fence along the westerly side of the site south of Azelia. He asked Mr. Wilson what he would favor for a screening device: a fence or landscaping. Mr. Wilson stated that he would favor landscaping himself, but that he was not certain whether the neighbor immediate- ly to the west would also favor landscaping. Chairman Lucht, Commissioners Manson and Sandstrom stated that they preferred landscaping also. Commissioner Simmons stated that she preferred a fence. Chairman Lucht-noted that there were evergreens existing in that area at present and that the plan calls for more evergreens and honeysuckle. ACTION RECOMMENDING CONTINUATION OF PUBLIC HEARING (Application No. 83051) Motion by Commissioner Simmons seconded by Commissioner Manson to continue the Public hearing on Application No. 83051 until the November 10, 1983 Planning Com- mission meeting. The motion passed unanimously. ACTION TAKING APPLICATION NO. 83051 (Normandale Tennis Clubs, Inc. ) Motion by Commissioner Sandstrom seconded by Commissioner Manson to table Appli- cation No. 83051 and to direct the applicant to prepare plans showing a parking ramp and directing staff to obtain a response from the MN/DOT regarding the 10-20-83 -5- proposed use and to prepare an ordinance amendment requiring parking for the racket and' swim club by the November 10, 1983 Planning Commission meeting. Voting in favor: Chairman Lucht, Commissioners Simmons, Manson and 'Sandstrom. Voting against: none*. The motion passed. ADJOURNMENT Motion by Commissioner Manson seconded by Commissioner Simmons to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 10:14 p.m. • Chai an